Additionally, with regard to Affordable Housing the City has significant financial resources available to facilitate redevelopment. The City dedicates 20 percent of residual property tax increment revenues to affordable housing and has obtained voter authorization to issue $50,000,000 in general obligation bonds to support affordable housing.
Table 6-5 includes multiple projects constructed in Emeryville in mixed use zones on sites larger than an acre. These sites result in residential densities of between 47 percent of base density (Parcel C), and 246 percent of base density (Sherwin-Williams Building B1), with an average density of 167 percent over base. Parcel C is an outlier, as it is the only project under 100 percent of base, and it is housing developed as a wrap for a commercial use and parking structure to maximize utility of the site. All of these projects include reserved affordable, Below Market Rate (BMR) units, as identified in the table.
Redevelopment of previously developed sites is commonplace in Emeryville. Table 6-5 describes the former uses of each site. Infill development is encouraged in Emeryville.
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Table 6-5: Representative Projects
Project Name Project Location Status GP /
Zone Acreage Dwelling Units
Allowed Density
(units per acre)
Base/Bonus
Actual Project
Density
(units per acre)
Allowed FAR
Base/
Bonus
Actual
Project
FAR
Below Market Rate (BMR) Units
Very Project Description and Prior Uses
Low Low Moderate Total BMR
The Intersection
Mixed-Use Project
(Maz Site)
3800 San Pablo
Avenue
Certificate of Occupancy
issued
09/21/2021
MURS 1.1 105 50 / 100 95 1.5 / 3.0 2.24 0 11 0 11
Reuse of an existing 25,000 square foot building
for commercial uses and a new 105-unit rental
apartment building and parking structure on the
existing surface parking lot. Prior uses included
commercial showroom, storage, minor office use
and a surface parking lot.
Sherwin-Williams
Building B1 1450 Sherwin Avenue
Building Permit issued
May 6, 2020; currently under
construction.
Estimated completion: mid
May 2022
MUR 0.52 64 50 / 100 123 1.5 / 3.0 3.42 2 4 5 11
New construction: residential with ground floor
retail. Part of the larger Sherwin-Williams
Redevelopment project. Former use: paint
factory.
Sherwin-Williams
Building B2 1450 Sherwin Avenue
Building Permit issued
April 2, 2020; currently
under construction.
Estimated completion: mid
May 2022
MUR 1.48 130 50 / 100 88 1.5 / 3.0 2.79 8 8 6 22
New construction: residential with ground floor
retail. Part of the larger Sherwin-Williams
Redevelopment project. Former use: paint
factory.
Estrella Vista 3706 San Pablo
AvenueAdeline Street
Constructed and fully
occupied in 202017 MURS 1.13 87 50 / 100 77 1.5 / 3.0 - 70 16 0 86 87 rental apartments (studios, one-, two-, threeand four-bedroom units), ranging in size from 569 square feet to 1,572 square feet. Reserved as
affordable for 20-60 percent AMI, plus an on-site
manager unit. Former use: blighted commercial
buildings that had to be demolished for public
safety.
Parcel C (w/
groundfloor retail) 5900 Shellmound Planning Approval Granted May 28, 2015 MUR / PUD-2 1.65 66 85 / 170 40 - 1.4 0 3 4 7 FAR lower because garages don’t count towards
FAR. Garage and ground floor commercial primary
uses of building. Parking garage wrapped with
residential units. The site was previously used as a
parking lot.
Emme 6350 Christie Avenue CO issued 12/14/2016 MUR / PUD-2 1.2 190 85 / 170 158 3.0 / 6.0 3.41 29 0 0 29 A new residential building. Phase one of the
Marketplace Redevelopment Project Planned Unit
Development (PUD). The site was previously used
as a parking lot.
Source: City of Emeryville 2022
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Table 6-6 contains all of the projects during the 5th Housing Element Cycle through 2021 that contribute to the City’s RHNA that are on sites of less than 0.5 acres. These 11 projects include:
• Three projects on sites of between 0.25 – 0.5 acres. These three projects are located in the RMH or MURS zone and have densities of dwelling units per acre between 142 percent - 474 percent over maximum base density. The first two projects (Baker Metal and 65th Street Multi-Unit Residential Project) demonstrate that the development bonus system, unique to the City of Emeryville, is effective in obtaining densities over the maximum base. The third project (Nellie Hannon Gateway) was the first project in Emeryville approved using SB 35, resulting in 90 new units, 89 of which are affordable. These projects demonstrate not only the feasibility of developing sites of less than half an acre, but that projects between 0.25 – 0.5 acres can generate a high number of units when using the City’s development bonus system or SB 35. • The remaining eight projects are all in the RM zone, and all of the projects are on lots less than
0.25 acres. Only one of the sites did not maximize the number of units permitted under base zoning, Of note, two of these projects (Additional Unit at 1017 47th Street and Additional Unit at 5534 Beaudry Street) were single-unit buildings, turned in to duplexes. Not conveyed on this chart is that both properties also added two ADUs, effectively turning a single-unit property into a four-unit property. These projects demonstrate the robust opportunities available in Emeryville to add additional units to sites of under 0.25 acres.
Table 6-7 contains all of the projects during the 5th Housing Element Cycle through 2021 that were not included in the 5th Cycle Site Inventory List. These seven projects demonstrate that there are many additional opportunities for residential development outside of those included in the Site Inventory List, and that with opportunities such as SB 35, these sites may contribute significantly to the City’s ability to provide affordable housing units. Aside from the one project in the MURS zone (Nellie Hannon Gateway) that used SB 35 to obtain 474 percent of base density, all of the projects are in the RM zone and include units at 100 percent of base density. Additionally, all of these projects are on sites of less than a halfacre, demonstrating that lot size is not an impediment to development in the City of Emeryville.
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Table 6-6: Projects on Less Than 0.5 Acres Under 5th Cycle RHNA Project Name Address/ APN(s) General Plan Land Use Zoning Acres Max. Base
Density
(Du/Ac)
Max. Units
at Base
Density
Existing Unit
to be
Demolished
Existing Units
to Remain
Approved
New Unit
Total
Units
MAX Base
FAR2
MAX Base
Height
(feet)
Percentage of Total
Units Compared to
Base
Baker Metal Live/ Work 1265 65th Street 049-1504-002 Medium High-Density Residential
Medium High-Density
Residential (RMH) 0.3 35 12 0 _ 17 17 1 30 142%
65th Street Multi-Unit
Residential Project 1225 65th Street 049-1504-008 Medium High Density Residential Medium High Density
Residential (RMH) 0.4 35 14 0 _ 24 24 1 30 171%
Nellie Hannon Gateway 3600, 3610, and 3620
San Pablo Avenue
049-0950-006-01,
049-0950-008-01,
049-0950-001
Mixed Use with
Residential
Mixed Use with
Residential South (MURS) 0.375 50 19 0 _ 90 90 1.5 40 474% Ocean Avenue
Townhomes 1276 Ocean Avenue 049-1469-012, 049-1469-013 Medium Density Residential Medium Density
Residential (RM) 0.2 20 4 0 0 5 5 0.5 30 125%
Two-Unit Development
Ocean Lofts 1258 Ocean Avenue 049-1469-006 Medium Density Residential Medium Density
Residential (RM) 0.13 20 3 0 0 2 2 0.5 30 67%
New Residential Unit 1056 45th Street 049-1174-019 Medium Density Residential
Medium Density
Residential (RM) 0.17 20 3 0 2 1 3 0.5 30 100%
Ocean View Replacing
Single with Triplex 1270 Ocean 049-1469-010 Medium Density Residential Medium Density
Residential (RM) 0.13 20 3 1 0 3 3 0.5 30 100%
1036 45th Street Second
Unit (not ADU) 1036 45th Street 049-1174-010 Medium Density Residential Medium Density
Residential (RM) 0.11 20 2 0 1 1 2 0.5 30 100%
Duplex Conversion 1291 55th Street 049-1184-014 Medium Density Residential
Medium Density
Residential (RM) 0.09 20 2 0 1 1 2 0.5 30 100%
Additional Unit 1017
47th Street 1017 47th Street 049-1174-055 Medium Density Residential Medium Density
Residential (RM) 0.12 20 2 0 1 1 2 0.5 30 100%
Additional Unit 5534
Beaudry Street 5534 Beaudry Street 049-1312-026 Medium Density Residential Medium Density
Residential (RM) 0.11 20 2 0 1 1 2 0.5 30 100%
Total 2.135 Total 66 1 Total 146 151 Average 140%
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Table 6-7: Projects That Count Towards 5th Cycle RHNA That Are Not On the 5th Cycle Site Inventory List Project Name Address/ APN(s) General Plan Land Use Zoning Acres Max. Base
Density
(Du/Ac)
Max. Units
at Base
Density
Existing Unit
to be
Demolished
Existing
Units to
Remain
Approved
New Units
Total New
Units
MAX Base
FAR2
MAX Base
Height (feet)
Percentage of
Units Compared
to Base
Nellie Hannon Gateway 3600, 3610, and
3620 San Pablo Avenue
049-0950-006-01,
049-0950-008-01,
049-0950-001
Mixed Use with Residential Mixed Use with
Residential South (MURS) 0.375 50 19 0 _ 90 90 1.5 40 474% New Residential Unit 1056 45th Street 049-1174-019 Medium Density Residential Medium Density Residential (RM) 0.17 20 3 0 2 1 3 0.5 30 100%
Ocean View Replacing
Single with Triplex 1270 Ocean 049-1469-010 Medium Density Residential Medium Density Residential (RM) 0.13 20 3 1 0 3 2 0.5 30 100% 1036 45th Street
Second Unit (not ADU) 1036 45th Street 049-1174-010 Medium Density Residential Medium Density Residential (RM) 0.11 20 2 0 1 1 2 0.5 30 100% Duplex Conversion 1291 55th Street 049-1184-014 Medium Density Residential Medium Density Residential (RM) 0.09 20 2 0 1 1 2 0.5 30 100%
Additional Unit 1017
47th Street 1017 47th Street 049-1174-055 Medium Density Residential Medium Density Residential (RM) 0.12 20 2 0 1 1 2 0.5 30 100% Additional Unit 5534
Beaudry Street 5534 Beaudry Street 049-1312-026 Medium Density Residential Medium Density Residential (RM) 0.11 20 2 0 1 1 2 0.5 30 100% Total 1.11 Total 33 1 Total 98 103 Average 153%
Average Lot Size 0.16
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6.6 Financial and Administrative Resources
6.6.1 EMERYVILLE’S PROGRAMS AND FINANCING
6.6.1.1 Homeless Prevention & Mitigation Programs
In 2018, Emeryville adopted a Homelessness Strategy which is designed to address the problems of homelessness in Emeryville and to work with existing funders, providers, and neighboring jurisdictions to provide a coordinated response to homelessness. The Homeless Strategy includes a list of action items for the following objectives:
• Prevent at-risk persons from becoming homeless or returning to homelessness • Remove barriers to accessing homeless services
• Collaborate across sectors and systems
• Provide housing services
• Ensure safe living conditions for individuals experiencing homelessness as well as individuals residing in surrounding areas
In support of the objectives above, the City provides financial assistance in support of the following programs:
• Rapid Re-Housing program provides time-limited rental assistance and case management services to assist those experiencing homelessness in securing an apartment. • Emerging Needs Fund covers immediate needs of people at risk or experiencing homelessness and addresses public health issues and emergencies related to homelessness. • Street Outreach and Harm Reduction engages, build relationships, and coordinate services for those experiencing homelessness.
• Winter Shelter Services at the Society of St. Vincent de Paul dedicates up to 100 beds for those experiencing homelessness.
• North County Family Front Door administers the coordinated entry system for families experiencing a housing crisis.
As stated in Program BB, the City will continue to support the Homeless Prevention and Mitigation program to address displacement and housing stability issues for this special needs population.
6.6.1.2 Tenant Protections Policies and Programs
The goal of the Tenant Protection Policies and Programs is to ensure the rights and stability of tenants residing in Emeryville are protected. The City has adopted a series of policies to assist in preventing tenant displacement. The following administrative policies were adopted:
• Residential Landlord and Tenant Relations Ordinance to limit the reasons why landlords may terminate a tenancy in accordance with state laws, prohibits harassment of residential tenants, requires tenants be provided with notices of tenant rights under the ordinance, as well as a mandate that landlords use a form notice of termination of tenancy and provide a copy of the City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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completed notice and applicable rental agreement to the City. The Ordinance requires landlords that do a no fault termination to 1) provide the tenant with a right to return to and rent the unit when the landlord returns the unit to the rental market for substantially the same material terms as the prior rental agreement when it is placed back in service for residential rental purposes and 2) Provide the tenant with relocation assistance by the last day of tenancy for which the landlord has received rent. This ordinance is implemented by a non-profit organization that provide mediation services and educational workshops funded by the City. • Urgency Residential Eviction Moratorium Ordinance to create housing stability for impacted residents that are unable to pay rent or homeowners that are unable to pay Homeowner Association assessments, due to a loss of income during the COVID-19 State of Emergency. • Rental Repayment Plan Ordinance to support tenants by providing them up to 12 months to repay unpaid rent upon the expiration of Emeryville Eviction Moratorium before being eligible for eviction for non-payment of rent.
Additionally, the City provides financial support through the general fund and Community Development Block Grant (CDBG) program for the following Tenant Protection Programs:
• Housing related legal assistance for low income residents • Fair Housing and Tenant/Landlord counseling for low income residents • Emergency Rental Assistance for residents below 100% AMI that were unable to pay rent due to a loss of income during the COVID-19 State of Emergency As stated in Programs J, R, O, AA, CC, FF, and QQ, the City will continue to support the tenants of varying income categories preserve their housing and mitigate displacement.
6.6.1.3 Affordable Housing Bond Administration and Expenditure Plan On June 5, 2018, during a Special Election, over two-thirds of Emeryville voters approved Measure C.
Measure C allows the City to issue $50,000,000 in bonds to provide affordable housing. The plan governs the implementation of Measure C Bond funds, as well as the other Affordable Housing financial resources. The plan itemizes:
• Physical resources (four properties), including Housing Successor Assets and City-Owned Assets • Financial Resources, including Measure C Affordable Housing Bond Funds, Low- and ModerateIncome Housing Asset Funds (LMIHAF), Affordable Housing Fund, Affordable Housing Impact Fee, and Measure A1 (Alameda County). These total approximately $64,000,000 in financial resources.
The object and purpose of issuing the bonds is to finance the costs of providing and/or enhancing the acquisition or improvement of real property to provide affordable housing for extremely low-, very low-, low-, and middle-income individuals and families, including vulnerable populations, such as veterans, seniors, local artists, the disabled, current, or former foster youth, victims of abuse, people experiencing homelessness and individuals suffering from mental health or substance abuse illnesses. Projects to be financed through Measure C may include:
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• The acquisition or improvement of real property to produce new affordable housing projects. • The rehabilitation of existing multifamily projects that are affordable to extremely low-, very low-, low-, and moderate-income families and individuals. • Acquisition of additional affordability commitments in new, privately developed mixed-income projects for veterans, seniors, the disabled, current or former foster youth, victims of abuse, people experiencing homelessness, and individuals suffering from mental health or substance abuse illnesses.
• Help low- and middle-income households, including local artists, purchase homes and stay in the community with first-time homeowner loans.
• Prevent displacement of vulnerable populations in Emeryville, including extremely low-, very low-, low-, and moderate-income households, veterans, seniors, and people with disabilities. • Provide permanent supportive housing for people experiencing homelessness.
The plan allocates resources between two initiatives: Preservation and Production. The Preservation Initiative includes five programs: Retention of BMR Homebuyer Units, Homebuyer Assistance, Foreclosure Prevention, Rental Preservation, and Special Needs Housing. The Production Initiative includes two programs: Rental Development and Housing Opportunities.
The retention of BMR Homebuyer Units aims to preserve the affordability restriction on 4 BMR homeownership units for households at low to moderate incomes. As of 2021, 4 moderate units have been purchased. The Homebuyer Assistance Program assists low to moderate-income first-time homebuyers purchase a home through a loan. The foreclosure prevention programs assist low to moderate income Emeryville homeowners and prevents foreclosure through a one-time mortgage loan.
Through the Rental Preservation program, rental rehabilitation loans are provided to owners to make needed improvements to the condition of low-cost rental housing units occupied by very low-income tenants or disabled tenants. Lastly, the Special Needs Housing Opportunities program aims to incentivize the creation of additional BMR units at existing Rental Development that are very low, low and moderate income for a 15-year term.
The plan also establishes performance measures for each of its affordable housing programs, and outlines accountability measures as required for the Measure C bond funds. The various preservation and production programs financed through Measure C will be incorporated into Programs G, H, I, J, K, M, and Y.
6.6.1.4 Below-Market Rate Ownership Program
Below-Market Rate (BMR) units are homes whose values are legally restricted to keep their prices affordable for households at or below certain designated income levels. Newly created BMR homes are sold to qualifying households by the developers of the project using a lottery system. Once the initial owners are ready to sell, and with each subsequent resale, the homes must be sold for an affordable price to a qualifying buyer. When an owner wants to sell their BMR, the City determines a maximum sale price, ensures the unit is in good condition, verifies eligibility of the buyer, and facilitates certain aspects of the transfer. There are currently 186 BMR units within the City’s portfolio that are monitored City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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annually for ownership compliance and on average 7 BMR units are resold to income eligible households on an annual basis.
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 to Affirmatively Further Fair Housing (Program PP.)
6.6.1.5 First-Time Homebuyer Loan Program
The First-Time Homebuyer (FTHB) Loan Program provides down payment assistance to households at or below moderate income that are purchasing a market-rate or co-op home in Emeryville, in the form of a low-interest, deferred-payment loan.
Key program details include the following:
• The loan interest rate is 75 percent of the first mortgage interest rate, or 5 percent, whichever is less.
• The borrower must make at least a 3-percent down payment and occupy the unit as a primary residence during the duration of the loan term.
The maximum loan amount from the City is the least of the following:
• 150 percent of buyer’s down payment
• 20 percent of sale price in contract
• 20 percent of maximum price from the then-current housing affordability table on the City’s website
• The buyer’s income must be at or below 120 percent of the AMI based on household size. To view the current income limits, which the City updates annually. • The loan is due upon sale or transfer, when the unit ceases to be owner-occupied, or in 30 years, whichever comes first.
In recent years, the City has experience a substantial decrease in the number of applications for the FTHB program. The City will be considering a variety of program modifications (Program M), in the near future, to increase utilization of the program. As outlined in Program M, the City will support the Alameda County (AC) Boost Down Payment through assisting the County in marketing the program to Emeryville residents looking to purchase a home. The City will also support the County in advertising the availability of the Mortgage Credit Certificates. Overall, the City will evaluate making additional modifications to its FTHB programs be easing the borrower requirements and/or increasing the loan amount for potential homebuyers in looking to purchase in a Low-resource Area.
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6.6.1.6 Housing Rehabilitation Program
This program offers grants and loans to lower-income homeowners for home repairs, accessibility improvements, exterior painting and cleanup, and building code compliance improvements. The program is funded through Community Development Block Grant (CDBG) funds and general fund for the following programs:
• Accessibility Grant – Offers eligible accessibility modification to residences occupied by disabled low-income tenants, as well as to disabled low-income homeowners. • Minor Home Repair Program – A grant available to low-income, single-family, owner-occupied residences. Eligible repairs include, but are not limited to, leaky faucets, faulty outlets, installation of a water heater, and deadbolt locks.
• Owner-Occupied Housing Rehabilitation Loan Program – Intended to bring homes occupied by low-income households into compliance with the City’s Building Code through low-interest loans and technical assistance.
As stated in Programs X and Y, the City will continue to support the Housing Rehabilitation Program to preserve and improve the city’s existing housing stock.
6.6.2 REGIONAL PROGRAMS AND FINANCING
6.6.2.1 Alameda County Mortgage Credit Certificates
The Alameda County Department of Housing and Community Development administers the Mortgage Credit Certificate (MCC) Program for Alameda County, including Emeryville, which provides a tax credit to subsidize mortgage interest rates for low- and moderate-income first-time homebuyers. As stated in Program M the City will work with Alameda County to advertise the availability of the MCC Program to prospective homebuyers in Emeryville.
6.6.2.2 Alameda County Down Payment Assistance Program
Alameda County is currently offering a Down Payment Assistance Program called AC Boost. AC Boost provides financial assistance to middle-income working households to purchase a home in Alameda County. The program offers loans of up to $150,000 to first-time homebuyers who live in, work in, or have been displaced from Alameda County. Limited preference is given to first responders and educators (including public school employees and childcare providers). (Program M)
6.6.2.3 Measure A1
In June 2016, the Alameda County Board of Supervisors placed a General Obligation Bond on the ballot to increase affordable housing countywide. In November 2016, 73 percent of voters supported Measure A1. Measure A1 generates $580,000,000 for a range of affordable housing projects and programs in Alameda County. Of this amount, $225,000,000 is designated for “Base City Allocations” based on city population. The City of Emeryville’s Base City Allocation is approximately $2,500,000. Funding can be used to assist qualifying households with home purchases, homeowner rehabilitation, development of new ownership and rental projects, and the preservation of affordable housing. (Programs G, H, X, Y, A, I, M, and P)
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6.6.2.4 Renew AC
Alameda County is currently offering housing rehabilitation loan program for homeowners residing in Alameda County, who have a household income of less than 80% AMI, that need to make renovations necessary to grow, stay and thrive in their homes. Renew AC provides 1% interest loan from $15,000 to $150,000 to qualified homeowners in which payment is deferred until the home is sold. (Program X)
6.6.2.5 AC Secure
AC Housing Secure is a tenant assistance and legal service program designed to prevent the displacement of the most vulnerable community members throughout Alameda County. The program offers up to 12 months of past due rent and 3 months of future rent to households below 80% AMI and provides free legal services to low income tenants and homeowners disproportionately impacted by the region’s housing affordability crisis and the COVID-19 pandemic. (Program QQ)
6.6.2.6 Alameda County Affordable Housing Portal
The Alameda Affordable Housing Portal aims to become a “one-stop-shop” for affordable housing. The portal provides tools for developers to simplify the marketing, leasing and management of their affordable housing units, as well as provides those seeking affordable housing opportunities in Alameda County the ability to search the platform to identify properties with available affordable units and submit a common short form application to make the experience of applying for housing easier. The City will continue to collaborate with Alameda County on the Alameda Affordable Housing Portal and 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. (Program RR.)
6.6.2.7 Priority Development Area Designation
In 2008, ABAG approved Emeryville’s application for PDA designation in conjunction with the FOCUS program to advance the region’s Smart Growth Strategy/Regional Livability Footprint. PDAs are areas that are already developed, near existing transit service, and planned for additional jobs and housing.
The Emeryville PDA includes much of the city, with the exception of the existing lower-density neighborhoods and the area west of Interstate 80. Local governments with PDAs are eligible for technical assistance, planning grants, and capital funding. As stated in Program W the City will encourage new housing within the PDA and maximize PDA-linked resources.
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6.6.3 STATE AND FEDERAL FINANCING SOURCES
State and federal financing sources are available to assist in the development of affordable housing; however, the demand for funds often greatly outweighs the available supply. HUD oversees many programs, including CDBG, the HOME Investment Partnership Program, Section 811 housing for disabled persons, Section 202 senior housing, Housing Opportunities for People with AIDS (HOPWA), and the McKinney Homeless Assistance Act’s Supportive Housing Program and Shelter Plus Care Program. The Alameda County Housing and Community Development Department serves as the conduit for the CDBG, HOME, and McKinney programs on behalf of the City of Emeryville. Emeryville has a successful history of assisting in the development of affordable housing by leveraging available federal funds.
Low-Income Housing Tax Credits (LIHTC) are a major source of affordable housing equity funding.
Federal tax credits are allocated through the State of California’s Tax Credit Allocation Committee, and state housing tax credits are allocated through the California Debt Limit Allocation Committee (CDLAC). (Program L)
CalHFA administers a number of affordable housing programs, including multifamily acquisition and rehabilitation funding, single-family development funding, tax-exempt and mortgage revenue bonds, and assistance programs. CalHFA also provides a number of loan products for first-time homebuyers with favorable interest rates and terms.
Also see descriptions of the funding sources that can potentially be used to preserve affordable housing in the subsection of chapter 3 called Affordable Units at Risk of Conversion to Market Rate.
Table 6-8 lists a sample of available funding programs and the types of activities the program funds are targeted towards. In most cases, other entities, including for-profit and nonprofit developers, apply for funds or other program benefits. In general, local jurisdictions must rely on the private sector to develop new affordable units. However, when local jurisdictions have the resources to support these efforts through a public-private partnership, more impact can be made. Emeryville has a strong track record of forming public-private partnerships and supporting affordable housing through the dedication of land or low-interest loans to assist with development.
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Table 6-8: Funding Programs to Support Housing Activities Representative Projects Home
Purchase
Homeowner
Rehabilitation
Acquisition for
Affordable
Housing
New Ownership
Housing
Development
New Rental
Housing
Development
Preservation of
Affordable
Housing
Rental Assistance
/ Operating
Assistance
Homelessness
Affordable Housing and
Sustainable Communities
(AHSC)
Yes Yes Yes Yes
Alameda County Measure
A-1 Housing Bond Yes Yes Yes Yes Yes
CalHOME Yes Yes
California Emergency
Solutions and Housing
(CESH)
Yes
Community Development
Block Grant (CDBG) Yes Yes Yes
Farmworker Housing Grant
Program (FWHG) Yes Yes Yes
Golden State Acquisition
Fund (GSAF) Yes
HOME American Rescue
Plan Program (HOME-ARP) Yes Yes Yes Yes
HOME Investment
Partnership Program Yes Yes Yes Yes Yes Yes Yes
Homekey Yes Yes Yes Yes
Housing Choice Voucher
(HCV) Yes
Infill Infrastructure Grant
Program (IIG) Yes Yes
Lead Based Paint & Lead
Hazard Control (LBPLHC) Yes Yes
Low Income Housing Tax
Credits (LIHTC) Yes Yes
Multifamily Housing
Program (MHP) Yes Yes
National Housing Trust Fund Yes Yes
No Place Like Home Yes Yes
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Home
Purchase
Homeowner
Rehabilitation
Acquisition for
Affordable
Housing
New Ownership
Housing
Development
New Rental
Housing
Development
Preservation of
Affordable
Housing
Rental Assistance
/ Operating
Assistance
Homelessness
Permanent Local Housing
Allocation (PLHA) Yes Yes Yes Yes Yes
Project Based Vouchers
(PBV) Yes Yes Yes
Veterans Housing and
Homelessness Prevention
Program (VHHP)
Yes Yes Yes
Source: City of Emeryville 2022
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6.6.4 NON-GOVERNMENTAL RESOURCES
6.6.4.1 Developers
The City of Emeryville has worked with both private for-profit and nonprofit developers to produce affordable housing. Developers provide expertise in housing design, finance, site development, marketing, and operations to ensure that high-quality housing is produced and maintained in the city.
6.6.4.2 Lenders
The Community Reinvestment Act requires private-sector banks to invest in local projects by providing favorable lending terms or programs geared toward investing in traditionally underserved communities.
Some banks have established community lending divisions that maintain strong relationships with the affordable housing industry in the Bay Area. The Federal Home Loan Bank’s Affordable Housing Program (AHP) provides grants and loans to subsidize affordability in rental and ownership housing developments. Nonprofit lenders, such as the Northern California Community Loan Fund, Local Initiatives Support Coalition (LISC), and California Community Reinvestment Corporation also provide funding for affordable housing development. Partial funding may also be provided by philanthropic organizations and individuals in the community.
6.6.4.3 Advocacy Organizations
Many non-governmental resources are organizations dedicated to supporting and promoting affordable housing in the Bay Area and throughout the state. The Non-Profit Housing Association of Northern California (NPH) is a nonprofit advocacy group that provides professional training, networking opportunities, and resources for housing policy analysts, advocates, and activists. NPH was founded in 1979 with a mission of highlighting the successes of the nonprofit housing sector in developing affordable housing and to help guide affordable housing policy solutions. NPH’s membership includes individuals, local governments, affordable housing development corporations, leading financial institutions, environmental nonprofits, faith-based organizations, and community development corporations.
The East Bay Housing Organization (EBHO) is an affordable housing advocacy coalition that works with communities in Alameda and Contra Costa Counties to preserve, protect, and expand affordable housing opportunities through education and advocacy. EBHO’s membership is made up of over 140 organizations and individuals, including nonprofit housing developers, development consultants, fair housing agencies, tenant organizations, faith-based groups, housing counseling agencies, architects, homeless and tenant advocates and service providers, neighborhood organizations, municipal housing staff, financial institutions, and elected officials.
Housing California is a statewide nonprofit affordable housing advocacy organization dedicated to promoting the housing needs of Californians by increasing the supply and variety of homes being built.
Housing California runs the nation’s largest annual statewide housing conference and monitors and sponsors statewide housing-related legislation.
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The California Housing Consortium was founded in 1997 as an umbrella organization for nonprofit and for-profit developers, lenders, representatives from state and local government agencies, housing professionals and specialists, investors, property managers and owners, residents, and business leaders to address a broad range of housing and economic development community needs. Other organizations, such as the League of California Cities, are also dedicated to a wide range of statewide issues that affect housing, community development, and green building.
6.7 Opportunities for Energy Conservation
Maximizing energy efficiency and incorporating green building features into new and existing buildings can help reduce housing costs for homeowners and renters. Reduced dependence on automobiles and improved walkability reduces greenhouse gas emissions and improves community health. The City promotes energy and resource efficiency by providing education and referrals to resources and financing programs at City Hall and on the City’s website, encouraging transit use and facilitating compact mixed-use development through land use policies and development standards, and implementing green building standards through the California Green Building Code.
As shown in Program T, the City adopted a residential all-electric reach code for new construction that applies to residential buildings and residential occupancies in mixed-use construction. In addition, the City adopted a requirement that residential up to 10 stories install solar panels on the entire “solar zone,” as defined in Title 24 (the state code requires identifying the solar zone up to 10 stories but only requires installation up to three stories). No specific requirements for existing buildings or appliance types were made. All-electric construction has been shown to be cost-effective, and in most residential scenarios, it is less expensive to construct than mixed-fuel. City staff have not received negative comments from developers or found any data suggesting that there is any delay associated with allelectric construction.
The City participates and publicizes energy programs provided by regional agencies on an ongoing basis that include energy-efficiency services (free or low-cost assistance and equipment), purchasing assistance and group buying discounts on solar panels, electric vehicles and chargers, and rebates on equipment from PG&E, EBCE, and other agencies. The City’s website includes links to the following programs and informational resources:
• Bay Area Energy Upgrade: Energy Upgrade California rebate program for Bay Area homeowners interested in energy efficiency
• PG&E Rebates for Residents: Rebates for residents making energy upgrades for their homes • PG&E Rebates for Businesses: Rebates for commercial businesses making energy upgrades • CYES: California Youth Energy Services is a program run by the Rising Sun Energy Center to hire young adults, ages 15 to 22, to do energy assessments and residential efficiency installs for seven weeks each summer
• Home Energy Analyzer: Free and confidential online tool to analyze your home energy use and fix energy leaks
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• Home Score: California Department of Energy scoring tool for homeowners and buyers to assess their home’s energy efficiency.
• Energy Star Portfolio Manager: Online tool to track your energy and water consumption for public and commercial buildings
• Emeryville Energy Efficiency (E3): Free-of-charge energy audit program for commercial businesses through the City of Emeryville and ABM Building Solutions • City of Emeryville Strategic Energy Plan (SEP): Strategic path to achieving City energy-reduction goals.
• Energy Upgrade CA: List of energy and water-efficient products and appliances from Energy Upgrade CA
• Assembly Bill 802: California’s AB 802 authorizes public gas/electric utilities to provide financial incentives, rebates, and technical assistance for efficiency retrofits in existing buildings. • Benchmarking: Fact sheet on benchmarking; saving money and energy • Benchmarking Building Performance: Report on the benefits of benchmarking building performance
• CA Solar Statistics: Learn about solar energy capture and usage in California • CA Zero Net Energy (ZNE) Homes: Learn about ZNE residential progress and goals in California • Institute of Market Transformation: Resources on energy efficiency in buildings • Regional Organizations: Get involved in any number of these regional Bay Area organizations The City’s Climate Action Plan (adopted in 2016) and Sustainability Element (adopted in 2009) establish specific targets and implementation measures for efficiency improvements. The Pedestrian and Bicycle Plan (adopted in 2012) specifies improvements to further encourage a reduced reliance on personal automobiles. The Climate Action Plan 2.0 Implementation Plan includes mitigation actions in Transportation, Buildings, Energy, Consumption and Solid Waste, Water Use, Urban Space, and Local Government Operations. The objectives of those mitigation measures include:
• Transportation
o Create vibrant neighborhoods where residents can easily walk to their basic daily needs. o Reduce the total vehicle miles traveled on local roads by 30 percent. o Reduce the carbon intensity of vehicles by 30 percent. • Buildings
o Reduce the total energy use of buildings built in 2016 or before by 15 percent. o Achieve zero net carbon emissions for 50 percent of new construction. • Energy
o Increase local renewable energy capacity in Emeryville by 30 percent. o Develop or support green jobs training program around increasing local renewable energy capacity and energy efficiency.
• Consumption and Solid Waste
o Reduce food scraps sent to landfills.
o Achieve zero waste to landfills.
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o Reduce consumption-related emissions by encouraging sustainable consumption and minimization of the carbon intensity of business supply chains. • Water Use
o Reduce water use in the community by 30 percent.
• Urban Space
o Expand the urban forest with a minimum canopy cover of 50 percent in the Triangle and Doyle medium-density residential neighborhoods and 25 percent in other city areas. o Expand access to healthy and local food.
As stated in Program U the City will continue to require that developers complete GreenPoint Rated or LEED checklists as part of submittals to the Community Development Department and include the checklists in all requests for proposals for City-sponsored developments (Program U). The City will continue to make green building and energy conservation program and funding materials available at City Hall and on the City’s website (Program V).
In addition, the City will continue to collaborate with other jurisdictions in the Bay Area to reduce greenhouse gas emissions through greater jobs/housing connectivity by promoting development within the Emeryville PDA (Program W) and work with local partners to complete and implement strategies identified in the Emeryville-Berkeley-Oakland-Transit Study (EBOTS).
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7. Achievement of 2015–2023 Housing Element Goals
This chapter summarizes the City’s achievements in implementing the goals, policies, and programs from the 2015–2023 Housing Element. The City made significant progress in addressing housing needs through the development of new units, including units affordable to lower-income and special needs households. A complete review of the City’s progress in implementing 2015–2023 policies and programs is provided as Table A-1 in Appendix A.
7.1 Effectiveness of Programs for Special Housing Needs Special needs populations include farmworkers, large families, female-headed single parent households, people experiencing homelessness, persons with disabilities, seniors, households with extremely low incomes. As shown in greater detail in Appendix A, the City made a diligent, consistent effort to achieve its housing goals that address special housing needs through the implementation of policies and programs from the 2015–2023 Housing Element. Following is a summary of the effectiveness of programs for special housing needs:
• Estrella Vista, a 100% affordable housing project was entitled, constructed, and leased for occupancy during the Cycle 5 planning period. Of the 87 affordable units, five units were setaside as HOPWA units, six units were set-aside for Developmentally Disabled Households, 26 units were set-aside for extremely low-income households, and 30 units were designed to accommodate large families (i.e. 3-4 bedroom units).
• 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 lowincome seniors and transitional aged youth. • Nellie Hannon Gateway, a 90-unit affordable housing project, with 25 percent of units set-aside as permanent supportive housing for formerly homeless individuals received entitlements 2021.The City adopted the Affordable Housing Administration and Expenditure Plan in February 2021 which outlines approximately $64 Million to support the production and preservation of affordable housing units, of which 22 percent (131 units) of the projected units assisted, will be targeted to assist special needs households
• 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.
7.2 Key Accomplishments
Following is a summary of key accomplishments under each 2015–2023 goal. See Table A-1 in Appendix A for more details.
Goal H-1. Preserve and improve existing neighborhoods and housing stock. • Promoted the Housing Rehabilitation Program.
• Partnered with Alameda County on Healthy Homes workshops.
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• Offered education on the Earthquake Brace and Bolt program. • Approved the replacement of two residential structures that were demolished in 2015 as well as two in 2017.
• Prevented foreclosure of affordable ownership unit and provided information for owners at risk of foreclosure.
Goal H-2. Encourage housing development affordable to lower income households. • Affordable Housing Administration and Expenditure Plan adopted February 2021. • $1,286,558 in affordable housing impact fees collected over five years. • Eight residential projects received local density bonus points and one residential project received a state density bonus. As of December 2021, 291 affordable units are completed or under construction, and an additional 93 units have been approved. • Nellie Hannon Gateway, located at 3600 San Pablo Avenue, the first project in Emeryville to be processed under SB 35, is a 90-unit affordable housing project. • An Affordable Housing Covenant was negotiated at EMME, for the creation of 29 very-low income housing units within a mixed income development. Continued to offer first-time homebuyer loan program. No loans were issued; pending program revisions to adapt to market conditions.
• Supported the Alameda County Affordable Housing Bond in 2016 and a local bond in 2018.
Goal H-3. Promote the development of affordable housing for persons with special needs. • Encouraged affordable units for residents with HIV/AIDS and residents with disabilities. • Completed a study about incentivizing supportive housing development within mixed-income projects and master-leasing programs.
• Participated in homelessness prevention regional coordinating programs. • Worked with community organizations to open a temporary emergency shelter in response to COVID-19.
• Entered into an agreement related to the development of an intergenerational development for seniors and transitional-aged youth with 68 below market rate units at 4300 San Pablo Avenue. • Provided a development loan to a non-profit developer to acquire a site to develop 68 affordable housing units with 25 percent of the units set-aside as permanent supportive housing for formerly homeless individuals.
Goal H-4. Provide a wide variety of housing types appropriate for households at all socioeconomic levels and with a variety of lifestyles and preferences. • Increasing the mix of unit sizes, including adopting the Family Friendly Guidelines to encourage the development of larger units.
• Projects developed in the planning period included mixed-use, ADUs, and multifamily. • BMR ownership opportunities and first-time homebuyer loans marketed to teachers, City employees and artists.
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• Revised FTHB loan document templates to ensure compatibility with the terms of the Artists’ Co-op building.
• Live/work units marketed to artists and craftspeople (Parc on Powell and 3900 Adeline).
Goal H-5. Promote equal opportunity in housing.
• Worked with ECHO Housing (Eden Council for Hope and Opportunity) to provide Tenant/Landlord and Fair Housing Counseling and to administer the City’s Just Cause Eviction Ordinance.
• Referred cases to EBCLC (East Bay Community Law Center) and HERA (Housing and Economic Rights Advocates).
• Renter's rights information published in each City Activity Guide. • Information on services available at City Hall, City website and E-news. • New housing notification email system implemented.
• City’s Access Improvement Program funded accessibility improvements for residents with disabilities and/or developmental disabilities
Goal H-6. Improve the balance in housing tenure and unit sizes to specifically address the need for family- friendly housing and increase owner occupancy. • Implemented the family-friendly residential amendment to the City Design Guidelines that was adopted in 2015.
• Promoted Mortgage Credit Certificate program to BMR buyers. • Collaborated with Homeowners Associations (HOAs) to verify owner occupancy for participants in the City’s First-Time Homebuyer Loan and BMR programs. • Adopted a HOA foreclosure moratorium, effective from March to September 2020. • Made the First-Time Homebuyer Loan Program available to low- and moderate-income households throughout the planning period. No loans were issued between 2015 and 2020; one loan was issued in 2021.
• Prevented foreclosure of affordable ownership unit and provided information for owners at risk of foreclosure.
Goal H-7. Promote environmental responsibility and long-term sustainability in residential development through the remediation of brownfields and promotion of “green” and “healthy” development.
• Partnered with local transit agencies to ensure transit access for Emeryville residents. • Provided information on a wide range of sustainability programs through its website. • Offered low-interest loans or grants to remediate housing development sites. • Marketed $1.9 million Revolving Loan Fund (RLF) to potential developers of City-owned sites. • Vegetative stormwater treatment and water-efficient landscaping required in new projects.
Windows and doors required to be tested for water intrusion and replaced if they fail the test.
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• Received a Cap-and-Trade grant to help fund development at 3706 San Pablo Avenue in Emeryville's Priority Development Area. Remediation of this site funded by a 2012 US EPA Cleanup grant.
• Required developers to complete the LEED or GreenPoint Rated checklist.
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8. Goals, Policies, and Programs
This chapter presents the City of Emeryville’s (City’s) housing goals, policies, and programs for the 2023 to 2031 planning period. Goals establish the ideal future and purpose, policies are statements to guide decision making regarding housing issues, and programs are actions that the City will take to implement the policies to achieve the goals. The department(s) primarily responsible for program implementation, relevant review authority, time frame, and funding source are identified for each program.
Timeline references relate to action items for that program and are defined as Annually (once a year), Short Term (0-2 years), Mid Term (2-5 years), Long Term (5-8 years), and On-going (throughout the 6th Cycle). Performance Metrics identified will be used to assist the City in evaluating and reporting on our performance, to ensure we are achieving our goals.
8.1 Goals and Policies
8.1.1 GOAL H-1. NEW HOUSING DEVELOPMENT: FACILITATE THE
CONSTRUCTION OF A WIDE VARIETY OF HOUSING TYPES, FOR VARIOUS INCOME
LEVELS, IN A MANNER THAT PROMOTES ENVIRONMENTAL RESPONSIBILITY AND LONG-TERM SUSTAINABILITY.
Policy H-1-1. Provide monetary and regulatory incentives for residential projects constructed specifically for lower- and moderate-income households.
Policy H-1-2. Investigate innovative and creative housing options that provide greater flexibility in development and/or use, facilitate affordability, and meet the housing needs of all residents in the City.
Policy H-1-3. Encourage the remediation of former industrial sites to create safe sites for housing development.
Policy H-1-4. Encourage housing development that provides clean indoor air, maximizes energy and water efficiency, uses high-quality, eco-friendly building materials and aligns with regional greenhouse gas reduction strategies.
8.1.2 GOAL H-2. PRESERVATION: CONSERVE AND IMPROVE THE CONDITION OF
THE EXISTING HOUSING STOCK TO ENHANCE THE LIVABILITY OF NEIGHBORHOOD(S) FOR ALL RESIDENTS.
Policy H-2-1. Facilitate the rehabilitation of the City’s existing housing stock to correct housing deficiencies, increase the useful life, and increase accessibility for all residents.
Policy H-2-2. Support energy-conserving programs in the rehabilitation of affordable housing to reduce household energy costs, improve air quality, and mitigate potential impacts of climate change in the region.
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Policy H-2-3. Preserve “at-risk” affordable rental units through monitoring, working with nonprofits, and exploring available funding sources to preserve affordability.
Policy H-2-4. Promote homeownership opportunities and support current homeowners in retaining their homeownership status.
8.1.3 GOAL H-3. HOUSING NEEDS: ENSURE HOUSING IS ACCESSIBLE AND
AFFORDABLE TO VERY-LOW, LOW, AND MODERATE INCOME RESIDENTS, WITH A PRIORITY FOR THOSE WITH SPECIAL NEEDS.
Policy H-3-1. Utilize available federal, state, and local financing sources and subsidies to assist in making housing more affordable to very low-, low-, and moderate-income households.
Policy H-3-2. Support and promote the development of housing that is accessible to special needs residents, including seniors, disabled households, large families, the homeless, and transitional foster youth, through measures such as transitional supportive housing, ensuring reasonable accommodation, and the provision of emergency shelters.
8.1.4 GOAL H-4. FAIR HOUSING: ENSURE COMMUNITY MEMBERS HAVE
EQUITABLE ACCESS TO SAFE, SANITARY AND AFFORDABLE HOUSING AS PROTECTED UNDER STATE AND FEDERAL FAIR HOUSING LAWS.
Policy H-4-1. The City shall take meaningful action toward the goal of eliminating housing discrimination and provide current and future residents fair access to housing opportunities
Policy H-4-2. Facilitate transparent decision-making processes through public engagement and participation, supported by the development of clear and inclusive outreach materials, and the expanded and innovative use of a variety of public engagement tools.
Policy H-4-3. The City shall examine options to strengthen eviction prevention and tenant displacement measures.
Policy H-4-4. The City shall support collaborative efforts to connect low-income residents with financial empowerment resources, homeownership programs, small business assistance, living wage jobs, affordable childcare, and workforce training resources and services.
Policy H-4-5. The City shall promote mixed income neighborhoods with an equitable distribution of housing types for people of all incomes throughout the City by encouraging new affordable housing in high-resource areas.
Policy H-4-6. Maintain and enhance the quality of life within neighborhoods, including those identified as low-resource and/or disadvantaged, by providing adequate maintenance to streets, sidewalks, parks and other community facilities.
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8.1.5 GOAL H-5. ADDRESS CONSTRAINTS: REDUCE OR REMOVE GOVERNMENTAL
AND NONGOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, WHERE FEASIBLE.
Policy H-5-1. Monitor Title 9 of the Municipal Code and other regulations to ensure that the City's policies and guidelines do not inappropriately constrain housing development and affordability.
Policy H-5-2. Monitor State and federal housing-related legislation, and update City plans, ordinances, and processes as appropriate to remove or reduce governmental constraints.
Policy H-5-3. Monitor non-governmental constraints, such as interest rates, construction costs, and others through consultation with developers, lenders and other entities directly involved in the provision of housing. Should non-governmental constraints be identified that are related to City policies, the City may modify its policies and procedures if City actions would help to reduce those constraints.
8.2 Programs
A. HOUSING DEVELOPMENT REGULATORY PROGRAMS. IN AN EFFORT TO ENSURE THE CONSTRUCTION OF HOUSING
AFFORDABLE AT VARIOUS INCOME LEVELS, ESPECIALLY HOUSING UNITS FOR VERY LOW TO MODERATE-INCOME
LEVEL HOUSEHOLDS, THE CITY WILL IMPLEMENT THE FOLLOWING HOUSING DEVELOPMENT REGULATORY PROGRAMS DURING THE PLANNING PERIOD.
1. Affordable Housing Program. The City will continue work collaboratively to ensure all residential housing projects subject to the requirements of the Affordable Housing Program (Article 4, Chapter 5, Title 9) are implemented. The City will evaluate the feasibility of the following potential modifications:
• Increase the number of new affordable ownership residential units created by amending Section 9-5.402 to reduce the number of new ownership residential projects required to comply with the ordinance below the current regulation requirement of 10 units.
• Incorporate an inclusionary housing requirement into the Affordable Housing Program by amending Section 9-5.406 and 9-5.407 to eliminate the reference to the impact fees so that all residential rental projects must include a percentage of affordable units, as authorized under Assembly Bill (AB) 1505. • Increase the number of affordable rental residential units created for extremely low and developmentally disabled by amend Section 9-5.407 to increase the percentage of required affordable housing units above the current regulation requirement of 12 percent for very low and low-income households • Increase the creation of affordable rental residential units for extremely low- and very low-income affordable units for people living with physical and/or developmental disabilities by amending Section 9-5.407 to add an option for City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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developers to choose to produce a smaller percentage of affordable units, than required, if the affordable units are targeted to these special needs populations.
2. Development Bonus Programs. The City will continue to offer developers the opportunity to utilize the City’s Development Bonus Program (Section 9.4.204) or the State Density Bonus Program (Article 5, Chapter 5, Title 9), for those seeking to increase the number of dwelling units allowed at the project site in exchange for providing additional affordable housing units, above and beyond what is required under the Affordable Housing Program. The City will analyze what the new percentage of affordable housing units shall be for Community Benefit points in context of the changes being made to the Affordable Housing Program.
Implements Policies: H-1-1, H-1-2, H-3-2, H-5-2
Responsible department/review authority: Planning, Community Development Department, Planning Commission, City Council
Timeframe: Evaluate and adopt amendment of Affordable Housing Program (Short Term); Evaluate and adopt amendment to Development Bonus Program (Short Term); Continue to implement all Housing Development Regulatory Programs (Ongoing) Funding source: General Fund
Quantified Objective: Facilitate the construction of 710 new homes for lower-income households (225 for extremely low, 226 for very-low, and 259 for low).
Performance Metric(s): # of affordable homeownership units entitled; % of affordable units in Mixed Income Projects that are entitled; # of units entitled for Extremely Low, Very Low and/or Disabled Households
B. STREAMLINING PLANNING PROCESSES. THE CITY WILL ENACT THE FOLLOWING STREAMLINED PROCESSES TO ACCELERATE THE PRODUCTION OF HOUSING:
1. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The City will establish a written policy or procedure and other guidance, as appropriate, to ensure that eligible multifamily projects with an affordable component are provided streamlined review as outlined in Government Code, Section 65913.4 (SB 35).
2. Streamlined Process to Convert Single-Unit Homes to Two-Unit Homes: The City will seek opportunities to streamline the permitting process of converting single unit homes to twounit homes, including the possibility of waiving the requirement for Planning Commission approval for projects that will exceed base FAR. (See also Program LL.)
3. Appeal Hearing Modification: The City will investigate the ability to eliminate the need for a Public Meeting to determine if the case warrants an Appeal Hearing. The elimination of this Public Meeting will accelerate the time for a project to be approved.
Implements Policies: H-1-2, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
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Timeframe: Investigate and Draft new policies (Short Term); Adopt (Short Term); Implementation (Ongoing)
Funding source: General Fund
C. OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS: THE CITY INITIATED CREATING OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS UNDER THE SB2 GRANT IN JUNE 2020. THE PLANNING REGULATIONS WILL BE
UPDATED TO ENSURE THAT ELIGIBLE MULTIFAMILY PROJECTS ARE ONLY SUBJECT TO OBJECTIVE DESIGN STANDARDS CONSISTENT WITH RELEVANT PROVISIONS OF THE HOUSING ACCOUNTABILITY ACT, SB 35, AND SB 330. STATE LAW DEFINES OBJECTIVE DESIGN STANDARDS AS THOSE THAT “INVOLVE NO PERSONAL OR
SUBJECTIVE JUDGEMENT BY A PUBLIC OFFICIAL AND ARE UNIFORMLY VERIFIABLE BY REFERENCE TO AN EXTERNAL
AND UNIFORM BENCHMARK OR CRITERION AVAILABLE AND KNOWABLE BY BOTH THE DEVELOPMENT APPLICANT AND PUBLIC OFFICIAL PRIOR TO SUBMITTAL. ADDITIONALLY, THE CITY IS REVIEWING THE DESIGN REGULATIONS
AND GUIDELINES FOR MULTIFAMILY AND RESIDENTIAL MIXED USE SET FORTH IN THE PLANNING REGULATIONS, DESIGN GUIDELINES AND SIX AREA PLANS. THE EFFORT WILL IDENTIFY UNIQUE GUIDELINES SPECIFIC TO
DISTRICTS TO RETAIN, KEY DESIGN PRINCIPLES THAT COULD HAVE CITYWIDE APPLICABILITY, AND REDUNDANT OR OBSOLETE GUIDELINES THAT SHOULD BE REMOVED.
Implements Policies: H-1-2, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Time frame: Create and Adopt (Short Term (early 2023)); Implement (On-going) Funding source: SB 2, General Fund
D. ACCESSORY DWELLING UNITS (ADUS). THE CITY WILL CONTINUE TO IMPLEMENT ARTICLE 14, CHAPTER 5, TITLE 9 (ACCESSORY DWELLING UNITS) OF THE PLANNING REGULATIONS, IN AN EFFORT TO SUPPORT THE DEVELOPMENT OF ADUS THROUGH A MINISTERIAL APPROVAL PROCESS IN CONFORMANCE WITH STATE LAW.
ADDITIONALLY, TO PROMOTE AND INCENTIVIZE THE DEVELOPMENT OF ADUS, INCLUDING JUNIOR ACCESSORY DWELLING UNITS (JADUS), THE CITY WILL DEVELOP ADU GUIDANCE MATERIALS, CREATE A FREQUENTLYASKED-QUESTIONS WEBPAGE ON THE CITY’S WEBSITE, RESEARCH, AND ESTABLISH AS APPROPRIATE, INITIATIVES SUCH AS DEVELOPING A LOAN PROGRAM FOR HOMEOWNERS TO CONSTRUCT ADUS AFFORDABLE TO LOWERINCOME HOUSEHOLDS, AND SCHEDULE CALLS ANNUALLY WITH PROPERTY OWNERS TO DISCUSS CAPACITY FOR ADUS IN MULTI-UNIT DEVELOPMENTS. THE CITY WILL HOST AN ANNUAL “ADU OPEN HOUSE” FOR OWNERS OF
SINGLE-FAMILY AND/OR MULTIFAMILY PROPERTIES WHO ARE INTERESTED IN ADDING AN ADU/JADU TO THEIR PROPERTY. THE CITY WILL INVITE REPRESENTATIVES FROM FINANCIAL INSTITUTIONS AND PROPERTY OWNERS WHO HAVE PREVIOUSLY ADDED ADUS/JADUS TO THEIR PROPERTIES.
Implements Policies: H-1-1, H-1-2, H-4-2
Responsible department/review authority: Community Development Department, City Council
Timeframe: Develop ADU Guidance (Short Term); Develop Financing Tool (Mid Term); Implement (On-going); Update website (Annually)
Funding source: General Fund, TBD
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Quantified Objective: Construction of 30 ADUs or JADUS throughout the Planning period. Prevent displacement of 8 households by providing additional housing mobility options within existing neighborhoods.
Performance Metric(s): # of Building Permits Issued; # of ADU/JADUs rented at a rental rate affordable for low-income households
Geographic Targeting: The City will target efforts in reaching out to multifamily property owners in moderate-resource areas as well as single-family property owners in lowresource areas that are in close proximity to transit, job centers and neighborhoodserving retail. There are currently very few single-family homes in the City’s moderateresource area, therefore geographic targeting focuses primarily on multifamily properties in the City’s moderate-resource area and the single-family property owners in low-resource areas that are in close proximity to transit, job centers and neighborhood-serving retail.
E. ADAPTIVE RE-USE. THE CITY WILL EXAMINE OPPORTUNITIES TO ALLOW FOR THE ADAPTIVE REUSE/CONVERSION
OR REPLACEMENT OF VACANT OR UNDERPERFORMING COMMERCIAL SPACES AND PARKING STRUCTURES TO RESIDENTIAL UNITS. THE CITY WILL ANALYZE THE FEASIBILITY OF AN ADAPTIVE REUSE ORDINANCE THAT WOULD TARGET THE CONVERSION OF SELECT TYPES EXISTING STRUCTURES AND OF SPACES THAT MAY INCLUDE GROUNDFLOOR RETAIL IN AN EXISTING MIXED-USE STRUCTURE, PART OR ALL OF AN OFFICE BUILDING OR PARKING STRUCTURE. THE ORDINANCE WOULD SPECIFY THE HEIGHT, BULK, AND/OR FOOTPRINT REQUIREMENTS FOR THE RESIDENTIAL USES AND ANY ASSOCIATED NEW DEVELOPMENT. THE CITY WILL EXAMINE REQUIRING THE “FUTURE PROOFING OF PARKING STRUCTURES” FOR ALL NEW PARKING STRUCTURES. THIS MEANS THAT THE DESIGN
INCORPORATES FEATURES THAT PROVIDE GREATER FLEXIBILITY AND EASIER ADAPTABILITY IN CASE THE STRUCTURE WILL BE CONVERTED (IN WHOLE OR IN PART) TO RESIDENTIAL AND/OR OTHER USES IN THE FUTURE.
RESEARCH THE CREATION OF A FINANCIAL INCENTIVE PROGRAM TO SUPPORT THIS PROGRAM.
Implements Policies: H-1-1, H-1-2, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Study Conversion Opportunities and Prospective Regulations (Short Term); Adopt (Mid Term); Develop Financing Tool (Long Term)
Funding source: General Fund, TBD
Quantified Objective: Re-use of two underperforming commercial spaces or parking structures to facilitate place-based revitalization. Permitting of two “Future Proof” parking structures.
Performance Metric(s): # of Properties converted to residential; # of adaptable parking structures permitted.
Geographic Targeting: North Hollis (moderate-resource area) and Park Avenue (lowresource area) are targeted for adaptive re-use because there are appropriate structures for adaptive re-use. Moderate-resource areas and large shopping centers in both the moderate- and low-resource areas of the city will be targeted for “Future City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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Proof” parking structures due to the ability to increase residential density and the close proximity to services and commercial uses.
F. IMPACT FEE. THE COLLECTION OF IMPACT FEES IS INTENDED TO OFFSET THE FINANCIAL IMPACT A NEW DEVELOPMENT PLACES ON A CITY FOR PROVIDING THE NEW DEVELOPMENT WITH PUBLIC SERVICES. IN AN EFFORT TO ENSURE SMALLER PROJECTS (2-4 UNITS) ARE NOT FINANCIALLY CONSTRAINED FOR DEVELOPMENT, THE CITY
WILL EVALUATE WAIVING THE AFFORDABLE HOUSING IMPACT FEE FOR PROJECTS CONSISTENT WITH BY RIGHT, OBJECTIVE STANDARDS AND/OR 2-4 UNIT PROJECTS IN THE RM ZONE (EVALUATION MUST INCLUDE POTENTIAL DISPLACEMENT OF EXISTING RESIDENTS AND NATURALLY OCCURRING AFFORDABLE HOUSING). ADDITIONALLY, TO COMPLY WITH ASSEMBLY BILL (AB) 602, THE CITY WILL IMPLEMENT FOLLOWING ACTIONS:
1. The City will evaluate how it collects impact fees for new housing and modify its practices as needed to ensure that smaller, more affordable units are not unfairly penalized with higher costs, and that impact fees do not inadvertently incentivize larger, more expensive projects.
2. The City will continue to post its written fee schedule on the City’s website as well as the impact fees associated with a specific project in order to ensure compliance with the Assembly Bill (AB) 602 transparency requirements.
Implements Policies: H-1-2, H-5-2, H-4-2
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Establish procedure (Short Term); Identify fees in coordination with the annual update to the City’s master fee schedule (Annually); Update Website with Project related Impact Fees (Monthly).
Funding source: General Fund
Performance Metric(s): Amount of Affordable Housing Impact Fees Collected G. CITY-SPONSORED DEVELOPMENT FUND. THE CITY WILL PROVIDE ADDITIONAL FINANCING (APPROXIMATELY $41.1 MILLION) IN THE FORM OF LOW-INTEREST LOANS TO SUPPORT THE CONSTRUCTION OF APPROXIMATELY 314 RENTAL UNITS AFFORDABLE TO VERY LOW- TO MODERATE-INCOME HOUSEHOLDS ON SITES 7, 10 AND 6 ON THE SITES INVENTORY LIST. NINETY-SEVEN (97) OF THE 314 AFFORDABLE UNITS WILL BE SET-ASIDE FOR SPECIAL NEEDS POPULATIONS (I.E. HOMELESS, SENIORS, TRANSITIONAL AGED YOUTH, AND EXTREMELY LOWINCOME HOUSEHOLDS). FUNDING FOR THIS PROGRAM IS OUTLINED IN THE HOUSING BOND ADMINISTRATION AND EXPENDITURE PLAN. ADDITIONAL DETAILS REGARDING EACH CITY SITE IS BELOW.
1. 3600 San Pablo Avenue (a.k.a. Nellie Hannon Gateway). New construction of 89 affordable housing units that will serve extremely low- to low-income households and one (1) manager’s unit. Twenty-two (22) units will be set-aside as permanent supportive housing units for formerly homeless individuals. Ground level retail space will house the Emeryville Citizen Assistance Program (ECAP), a not for profit organization, which addresses food insecurity for those in need in Emeryville and the surrounding communities. This site has received a City loan, its entitlements in 2021, and has secured necessary financing to begin construction in early 2023. This site is located along the San Pablo Avenue corridor in a Lowresource Area as defined by TCAC (Figure 5-1). (Land Inventory Site 6).
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2. 4300 San Pablo Ave. New construction of 68 affordable housing units that will serve extremely low- and very low-income seniors and transitional aged youth and one (1) manager’s unit. This site is currently owned by the City and a Lease Disposition and Development Agreement was executed in October 2022 with an affordable housing developer selected through a competitive RFQ/P process.. A preliminary application under the streamlined review process was started in June 2022 and entitlements are anticipated by the end of 2022, with construction commencing before the end of 2024. This site is located along the San Pablo Avenue corridor in a Low-resource Area as defined by TCAC (Figure 5-1). (Land Inventory Site 10)
3. 5890, 5900, and 6150 Christie (a.k.a. Christie Sites). New construction of high-density affordable housing units that will serve very low- to moderate-income households. This is a City (Housing Successor)-owned housing asset site and an RFQ/P for redevelopment of the site into a mixed-use project was released in July 2022, while some preliminary environmental work at the site began in early 2022. Developer selection will occur in November 2022. This site is adjacent to the Emeryville Public Market and in a Moderateresource area as defined by TCAC (Figure 5-1). (Land Inventory Site 14)
4. Adeline Sites. New construction of one to four affordable housing units that will serve verylow-income individuals with special needs. This is a City (Housing Successor)-owned housing asset site that is partially located in the City of Oakland and thus not included in the Site Inventory List. A RFQ/P for redevelopment of the site was released in August 2022. Due to the size of the parcels, it is anticipated that only a 1-4 unit dwelling is possible on this site.
This site is located in a Low-resource area as defined by TCAC (Figure 5-1).
Implements Policies: H-1-1, H-3-2, H-4-2
Responsible department/review authority: Community Development Department, Housing Committee, City Council
Timeframe: Developer Solicitations on Adeline Sites and Christie Sites (Short Term); Issue Bond (Short Term and Long Term)
Funding Source: Measure C Affordable Housing Bond funds, Low-and Moderate-Income Housing Asset, Affordable Housing Fund or “boomerang” funds, Affordable Housing Impact Fee, and Alameda County Measure A1
Quantified Objectives: New Construction of 314 units (188 very low income, 80 low income and 50 Moderate-income households), with at least 97 units of the 314 units will be set-aside for various special needs populations.
Performance Metric(s): Amount of Development Loans Closed; # of Housing Units Constructed; Amount of Funds Expended
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H. DEVELOPMENT OPPORTUNITIES FUND. THE CITY WILL MAKE AVAILABLE FUNDING TO PERMIT STRATEGIC ACQUISITION OR DEVELOPMENT, OF PROPERTIES FOR VERY LOW TO MODERATE-INCOME HOUSEHOLDS. FUNDING CAN BE USED FOR ACQUISITION AND PRE-DEVELOPMENT RELATED EXPENSES. IT IS ESTIMATED THAT 62 AFFORDABLE UNITS WILL BE DEVELOPED AND THAT AT LEAST THREE (3) OF THE UNITS WILL BE SET-ASIDE FOR SPECIAL NEEDS HOUSEHOLDS. FUNDING FOR THIS PROGRAM IS OUTLINED IN THE HOUSING BOND ADMINISTRATION AND EXPENDITURE PLAN, ADOPTED ON MARCH 2, 2021. THIS PROGRAM WILL REMAIN OPERATIONAL UNTIL THE FUNDING (APPROXIMATELY $8.3 MILLION) IS DEPLETED OR REPROGRAMED TO SUPPORT ANOTHER HOUSING PROGRAM.
Implements Policies: H-1-1
Responsible department/review authority: Community Development, Housing Committee, City Council
Timeframe: Draft and Adopt Program Regulations (Short Term); Issue Bond (Short Term, Mid Term and Long Term); Launch Program (Short Term); Update Website and Marketing Materials (Annually)
Funding Source: Measure C Affordable Housing Bond funds.
Quantified Objectives: New Construction or Rehabilitation of 62 units (20 Very Lowincome 21 Low income and 21 Moderate income), with at least three (3) of the 62 units being set-aside for the special needs population.
Performance Metric(s): Amount of Funds Expended; # of Housing Sites Acquired Geographic Targeting: Commercial properties with residential development potential along San Pablo corridor, where services, access to transit and neighborhood-serving retail are abundant. Condominium units in moderate-resource areas that can be acquired for affordable homeownership opportunities to expand housing mobility and provide affordable housing opportunities in higher resource areas.
I. PRESERVATION OF BMR OWNERSHIP PORTFOLIO. THE CITY CURRENTLY HAS 186 BMR OWNERSHIP UNITS IN ITS PORTFOLIO. TO ENSURE THE RETENTION OF THESE AFFORDABLE HOMEOWNERSHIP UNITS, THE CITY WILL IMPLEMENT THE FOLLOWING ACTIONS:
Community Development staff will continue to manage the portfolio to ensure that each unit continues to be occupied by the homeowner, and that each unit resold is marketed in compliance with the restrictions in the Resale Restriction Agreement and is sold to an income eligible homebuyer that will execute a Resale Restriction Agreement and reside in the home as their principle place of residence. If the City determines that any BMR Ownership unit is at risk of losing its affordability restriction, by the owner being unable to sell the property during the allotted marketing period or the homeowner being at risk of foreclosure, the City may acquire the unit through a right of first refusal. BMR Ownership units acquired by the City will be resold at an affordable sales price to an income eligible homebuyer and require the new homebuyer to execute a Resale Restriction Agreement for a 45-year term. Funding for this program is outlined in the Housing Bond Administration and Expenditure Plan, adopted on March 2, 2021. The City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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program will be operational until the funding ($1.5 Million) is depleted or reprogrammed to support another housing program.
Implements Policies: H-2-3, H-2-4
Responsible department/review authority: Community Development Department, City Council
Timeframe: Issue Bonds (Short Term and Long Term); Homeowner Compliance Monitoring (Annually); Program Implementation (Ongoing) Funding Source: Measure C Affordable Housing Bond funds and Affordable Housing Fund
Quantified Objective: Preserve the City’s portfolio of 186 units in the BMR ownership program.
Performance Metric(s): # of BMR Units Acquired by City; % of Units in Compliance with Annual Monitoring; Amount of Funds Expended
J. HOMEOWNER RETENTION PROGRAM. THE CITY WILL CONTINUE TO IMPLEMENT THE CITY'S FORECLOSURE
PREVENTION AND PREDATORY LENDING PREVENTION STRATEGY BY IMPLEMENTING THE FOLLOWING EXISTING AND NEW STRATEGIES TO RETAIN EXISTING HOMEOWNERS:
1. Foreclosure Prevention Fund. Make financial assistance available to homeowners with income below 120 percent Area Median Income (AMI) to prevent displacement from foreclosure. Funding from the City will be provided in the form of a deferred loan to cover delinquent Homeowners Association (HOA) dues and mortgage payments. Funding shall assist approximately 15 low to moderate-income households. Funding for this program is outlined in the Housing Bond Administration and Expenditure Plan, adopted on March 2, 2021. The program will remain operational until the funding ($150,000) is depleted or reprogrammed.
2. Emergency Mortgage Assistance Program. The City will support the Alameda County Housing and Community Development Department (ACHCD) Emergency Mortgage Assistance Program, which will provide debt defense, loan restructuring legal services and financial assistance to address homeowners under 100 percent AMI that are delinquent on their mortgages and facing foreclosure utilizing CDBG funds. The City will monitor the progress of this program through the City’s participation in the Alameda County Urban County Technical Advisory Committee and assist the AC in marketing the program to homeowners in Emeryville.
3. The City will evaluate the need for emergency ordinances to prevent foreclosure and displacement, as emergencies arise. In 2020, the City adopted an HOA foreclosure moratorium, which was in response to the COVID-19 pandemic to prevent HOAs from foreclosing on homeowners for their inability to pay HOA dues due to COVID-19. If another State or Countywide Emergency issue arises that impacts the economic stability of homeowners, the City will evaluate the need for a similar action or support County-wide efforts to ensure homeowners are not displaced.
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4. The City will continue to work with Condominium HOAs by providing them with education on new housing laws, ensuring they receive information to share with their residents on minor repair, accessibility improvement, and foreclosure prevention programs. By creating an open line of communication with the HOAs, the City has also been able to coordinate with them on reporting potential BMR owner occupancy violations.
Implements Policies: H-2-3, H-2-4, H-4-2
Responsible department/review authority: Community Development Department, Housing Committee, City Council
Timeframe: Draft and Adopt Program Guidelines (Short Term); Issue Bond (Short Term); Launch Program (Short Term); Support ACHCD Program (Ongoing); Educate HOAs (Ongoing); Evaluate Need for Emergency Ordinance (As Needed) Funding Source: Measure C Affordable Housing Bond funds and CDBG Quantified Objective: Assist 15 households (eight (8) low and seven (7) moderate households) to prevent displacement from foreclosure.
Performance Metric(s): # of Homeowners assisted to prevent foreclosure; Amount of Funds Expended
Geographic Targeting: Promote programs in areas with high rates of homeowner overpayment to reduce displacement risk. Focus on condominium developments in moderate-resource areas and single-family neighborhoods in low-resource areas.
K. SPECIAL NEEDS HOUSING INCENTIVE PROGRAM. THE CITY WILL PROVIDE A FINANCIAL INCENTIVE FOR THE RESTRICTION OF ADDITIONAL BELOW MARKET RATE UNITS FOR THE SPECIAL NEEDS POPULATION (I.E.
DISABLED, TRANSITIONAL AGED YOUTH, AND HOMELESS) AT EXISTING OR NEW RENTAL DEVELOPMENTS.
APPROXIMATELY 15 SPECIAL NEEDS UNITS WILL BE DESIGNATED. FUNDING FOR THIS PROGRAM IS OUTLINED IN THE HOUSING BOND ADMINISTRATION AND EXPENDITURE PLAN, ADOPTED ON MARCH 2, 2021. THIS PROGRAM WILL BE OPERATIONAL UNTIL THE FUNDING (APPROXIMATELY $4 MILLION) IS DEPLETED OR REPROGRAMMED TO SUPPORT ANOTHER HOUSING PROGRAM.
Implements Policies: H-1-1; H-3-2, H-4-2
Responsible department/review authority: Community Development Department, Housing Committee, City Council
Timeframe: Draft and Adopt Program Guidelines (Short Term); Issue Bonds (Short Term, Long Term); Launch Program (Mid Term)
Funding Source: Measure C Affordable Housing Bond funds Quantified Objective: Construction or acquisition of 15 units Below Market Rate units (four (4) extremely low-, four (4) very low-, and seven (7) low-income households) for special needs groups.
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Performance Metric(s): # of Deed Restricted Special Needs Units; Amount of Funds Expended.
Geographic Targeting: Moderate-resource area, particularly the Powell-Christie core and North Bayfront Areas to promote new affordable housing opportunities where services, access to transit and neighborhood-serving retail are abundant.
L. NEW FUNDING OPPORTUNITIES. THE CITY WILL 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-, VERY LOW-, AND EXTREMELY LOW-INCOME HOUSEHOLDS, WHENEVER POSSIBLE.
ADDITIONALLY, THE CITY WILL CONTINUE TO ANALYZE THE BENEFIT OF JOINING A JOINT POWERS AGREEMENT (JPA), TO ALLOW THE ISSUANCE OF BONDS IN EMERYVILLE TO SUPPORT MIDDLE-INCOME HOUSING
OPPORTUNITIES AS OFFERED BY THE CALIFORNIA COMMUNITY HOUSING AGENCY (CALCHA), THE CALIFORNIA
STATEWIDE COMMUNITIES DEVELOPMENT AUTHORITY (CSCDA) OR ANY OTHER ENTITY, THAT IS CREATED OVER THE PLANNING PERIOD.
Implements Policies: H-1-1; H-3-2
Responsible department/review authority: Community Development Department, City Council
Timeframe: Developer Notification of Financial Resources (Ongoing); Analyze Middle Income Housing Bond Opportunity (Short Term)
Funding source: General fund
Performance Metric(s): Amount of Local, State and Federal Funds Leveraged Quantified Objective: Eight applications for various funding sources to support the creation of new affordable opportunities and lessen the displacement risk for lowincome households.
Geographic Targeting: Moderate-resource area, particularly the Powell-Christie core and low-resource area, particularly the San Pablo corridor, where services, access to transit and neighborhood-serving retail are abundant to support the creation of new affordable opportunities and lessen the displacement risk for low-income households.
M. HOMEBUYER ASSISTANCE PROGRAMS. FOR MANY HOUSEHOLDS, DOWN PAYMENT ASSISTANCE PROGRAMS HELP TO MAKE HOME BUYING MORE AFFORDABLE AND CAN REDUCE THE RACIAL WEALTH DIVIDE. IN AN EFFORT TO
INCREASE HOMEOWNERSHIP OPPORTUNITIES FOR LOW- AND MODERATE-INCOME HOUSEHOLDS, THE CITY WILL IMPLEMENT THE FOLLOWING:
1. FTHB Down-Payment Assistance Program. The City will make available down payment and closing cost assistance funding for first-time, low and moderate income homebuyers to purchase a home in Emeryville. Funding will be provided in the form of a deferred loan and will require the homebuyer to maintain the property as their principal place of residency for 45 years. The City will update existing program guidelines, to address issues of low program use due to high cost of housing within the city, which made housing costs (such as mortgage payments) unattainable despite payment assistance being offered during the previous planning period. Approximately 26 households will be assisted through this program.
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Funding for this program is outlined in the Housing Bond Administration and Expenditure Plan, adopted on March 2, 2021. The program will be operational until the funding (approximately $1.7 Million) is depleted.
2. AC Boost Down-Payment Assistance. The City will continue to support the AC Boost down payment assistance loan program. The program provides loans up to $210,000 (depending on buyer income and need) in the form an interest free deferred 30-year loan. The City will monitor the progress of this program through the City’s participation in the Alameda County Urban County Technical Advisory Committee and assist the AC in marketing the program to those looking to purchase a home in Emeryville.
3. Mortgage Credit Certificates. The City will continue to work with the ACHCD to advertise the availability of Mortgage Credit Certificates (MCC) to increase the financial feasibility of homeownership for Emeryville households. The MCC program provides income eligible FirstTime homebuyer with an opportunity to reduce the amount of Federal Income tax otherwise due by an amount equal to 20 percent of the mortgage interest payments as a dollar for dollar credit on their annual taxes. The remaining 80 percent can be taken as the usual allowable deduction of the itemized return. The result increases the household's overall income and ability to qualify for a mortgage loan. Funding to support this program is currently not available through the California Debt Limit Allocation Committee (CDLAC), however when funding becomes available the City will continue to support this program.
To increase rates of homeownership in low-resource areas, as defined by TCAC, the City will evaluate making additional modifications to the FTHB programs by easing the borrower requirements and/or increasing the loan amount of down payment assistance for those looking to purchase in a Low-resource Area.
Implements Policies: H-2-4, H-3-1, H-4-2
Responsible department/review authority: Community Development Department, Housing Committee, City Council
Timeframe: Evaluate FTHB Guidelines (Short Term); Issue Bond (Short Term, Long Term) Launch FTHB Program (Short Term); Support ACHCD Programs (Ongoing); Update Website with Program Information (Annually)
Funding Source: Measure C Affordable Housing Bond funds, Affordable Housing Fund and A-1 Funds
Quantified Objective: Assist 13 low-income households and 13 moderate income households through the FTHB Down-Payment Assistance Program.
Performance Metric(s): # of Homebuyers Assisted; Amount of Funds Expended Geographic Targeting: Promote in areas with high rates of renters and areas where services, access to transit and neighborhood-serving retail are abundant, within condominium developments in moderate-resource areas and single-family neighborhoods in low-resource areas. To increase rates of homeownership in low- City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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resource areas, the City will evaluate making additional modifications to the FTHB programs by easing the borrower requirements and/or increasing the loan amount of down payment assistance for those looking to purchase in a Low-resource Area.
N. AFFORDABLE HOUSING WATER/SEWER PRIORITY PROGRAMS. TO COMPLY WITH SENATE BILL (SB) 1087, THE
CITY WILL IMMEDIATELY FORWARD ITS ADOPTED HOUSING ELEMENT TO EAST BAY MUNICIPAL UTILITIES
DISTRICT (EBMUD) SO THEY CAN GRANT PRIORITY FOR WATER AND SEWER SERVICE ALLOCATIONS TO PROPOSED DEVELOPMENTS THAT INCLUDE UNITS AFFORDABLE TO LOWER-INCOME HOUSEHOLDS. THE CITY’S PUBLIC
WORKS DEPARTMENT WILL CONTINUE TO GRANT PRIORITY TO NEW AFFORDABLE HOUSING FOR HOOKUPS TO CONNECT TO THE CITY’S CONVEYANCE SYSTEMS TO PROVIDE ACCESS TO SERVICE FROM EBMUD.
Implements Policies: H-1-1
Responsible department/review authority: Community Development and Public Works Departments
Timeframe: Submit Housing Element (Short Term); Priority Hookups - Ongoing Funding source: General Fund
O. HOUSING & SERVICES FOR PERSONS WITH DISABILITIES. THE CITY WILL PARTNER WITH NONPROFIT HOUSING DEVELOPERS AND SERVICE PROVIDERS TO IMPROVE LIVABILITY IN EMERYVILLE FOR PEOPLE WITH DISABILITIES.
THE CITY WILL COLLABORATE WITH RELEVANT PARTIES TO DEVELOP HOUSING FOR PERSONS WITH DISABILITIES ON CITY-CONTROLLED SITES. THE CITY WILL COLLABORATE WITH RELEVANT PARTIES TO EXPAND THE AVAILABILITY OF SUPPORT SERVICES FOR EMERYVILLE RESIDENTS WITH DISABILITIES. THIS CAN INCLUDE ONE OR MORE OF THE FOLLOWING APPROACHES:
1. Providing incentives to developers that commit to providing supportive services for affordable housing in Low and Moderate-resource areas as defined by TCAC.
2. Prioritizing mixed-use projects that will include non-residential space for essential or supportive services in Low and Moderate-resource areas as defined by TCAC.
3. Seeking partnerships that provide in-home support services for persons with disabilities.
4. Implementing a master leasing program in partnership with a non-profit that would serve as a master tenant who would then sublease apartments at affordable rents to target populations and provide supportive services to those tenants, in new and/or existing developments.
5. Supporting service providers that provide in-home care services in private residences throughout the city.
6. Prioritizing the construction of care facilities that serve people with severe disabilities.
7. Encouraging the inclusion of Shelter-Plus-Care units (rent-assisted units for dually diagnosed people with mental illness, substance abuse, and/or AIDS-related illnesses) in residential projects located in Moderate-resource areas as defined by TCAC. As identified in the Assessment of Fair Housing, provide housing that is exclusive to persons with disabilities (including persons with mental illness, substance abuse, and/or AIDS-related illnesses) to reduce heightened competition for limited affordable housing units with appropriate accessible design.
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8. Continue to provide individuals with disabilities “reasonable accommodation” in land use, zoning and building regulations, as required per Ordinance and evaluate and adjust the ordinance as needed to ensure its effectiveness. This ordinance seeks to provide equal opportunity in the development and use of housing for people with disabilities through flexibility in regulations and the waiver of certain requirements in order to eliminate barriers to fulfilling this objective.
Implements Policies: H-1-1, H-1-2, H-3-2
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Time frame: Develop Incentives (Mid Term); Develop Master Lease Program (MidTerm); Engage Partnership (On-going); Encourage, support and prioritize (Ongoing); Evaluate effectiveness of Reasonable Accommodation Ordinance (Bi-Annually) Funding source: General fund
Quantified Objective: Create one partnership with an in-home support services provider to reduce displacement risk for individuals with disabilities. Create 5 shelter-plus-care units within residential projects to promote integrated living situations.
Performance Metric(s): # of housing units set-aside for persons with disabilities; # of non-residential spaces created for essential or supportive services; # of Homeowner Accessibility Improvements Made
Geographic Targeting: Moderate-resource area, particularly the Powell-Christie core where services, access to transit and neighborhood-serving retail are abundant. Market the availability of information and resources (including partnerships with in-home support services providers) in areas with high rates of disabilities, such as the San Pablo corridor.
P. LIVE/WORK UNITS. ASSESS EXISTING LIVE/WORK REGULATIONS TO SEE IF ANY MODIFICATION NEEDS TO BE
MADE TO ENCOURAGE DEVELOPMENT OF LIVE/WORK UNITS IN AN EFFORT TO DIVERSIFY THE CITY'S HOUSING TYPES. ENCOURAGE THE DEVELOPMENT OR CONVERSION OF AFFORDABLE LIVE/WORKSPACE UNITS, AND ENSURE
OWNERS OF EXISTING LIVE/WORK UNITS ARE AWARE OF THE HOMEBUYER ASSISTANCE PROGRAM AVAILABLE
FOR THEIR UNIT WHEN MARKETING THEIR UNIT FOR RESALE, IN AN EFFORT TO EXPAND AFFORDABLE HOMEOWNERSHIP OPTIONS.
Implements Policies: H-1-2, H-3-1, H-4-2, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Time frame: Assess Regulations (Mid Term); Adopt Regulations (Mid Term); Market (Ongoing)
Funding source: General fund.
Performance Metric(s): # of Live/Work Units created
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Q. HOUSING FOR ARTISTS/CRAFT-PERSONS. THE CITY IS DESIGNATED ART-DISTRICT WITHIN THE STATE AND VIEW THE ARTISTS THAT RESIDE IN EMERYVILLE AS A COMMUNITY BENEFIT TO THE CITY. TO ENSURE THAT ARTISTS CONTINUE TO THRIVE AND WORK IN EMERYVILLE, THE CITY WILL:
1. Engage with Artists/Craft-persons residing in Emeryville and organizations that support the Arts to assess the housing needs of the artistic community and how the City can address these needs programmatically.
2. Conduct targeted marketing for artist/craft-persons when BMR units and Live/Work units become available.
Implements Policies: H-3-1, H-4-2
Responsible department/review authority: Community Development Department Timeframe: Engage (Mid Term); Targeted Marketing (Ongoing) Funding source: General Fund
Performance Metric(s): # of Artists surveyed
R. FAMILY FRIENDLY HOUSING. PROMOTE HOUSING DESIGNS AND UNIT MIX TO ATTRACT MULTIGENERATIONAL
HOUSEHOLDS BY ENCOURAGING DEVELOPERS TO INCLUDE HOUSING FEATURES AND MORE BEDROOMS (INCLUDING FOUR-BEDROOM UNITS), AS WELL AS OTHER ON-SITE AMENITIES, SUCH AS USABLE OUTDOOR OPEN
SPACE FOR MULTIGENERATIONAL USE, AND MULTIPURPOSE ROOMS THAT CAN BE USED FOR AFTER-SCHOOL HOMEWORK CLUBS, COMPUTER, ART, OR OTHER RESIDENT ACTIVITIES. AS IDENTIFIED IN THE HOUSING NEEDS ASSESSMENT, BETWEEN 2010 AND 2019, THE NUMBER OF UNITS OCCUPIED BY HOUSEHOLDS WITH FOUR OR MORE PERSONS DECREASED, WHILE HOUSEHOLDS WITH THREE OR FEWER PERSONS PER UNIT INCREASED. TO
ADDRESS POTENTIAL DISPLACEMENT OF HOUSEHOLDS WITH FOUR OR MORE PERSONS, THE CITY WILL RESEARCH OPTIONS TO EXPAND REGULATORY INCENTIVES TO ENCOURAGE THE DEVELOPMENT OF LARGER UNITS. THIS MAY
INCLUDE REVIEWING THE COMMUNITY BENEFITS PROGRAM TO PROVIDE ADDITIONAL INCENTIVES FOR
INCLUDING FAMILY-FRIENDLY UNITS THAT ARE AT LEAST FOUR BEDROOMS AND/OR REVIEWING THE AFFORDABLE
HOUSING PROGRAM TO INCLUDE AN OPTION TO PROVIDE A PERCENTAGE OF AFFORDABLE FAMILY-FRIENDLY UNITS (THREE OR MORE BEDROOMS).
Implements Policies: H-1-1, H-3-2
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Time frame: Develop Regulatory Incentive (Mid-Term); Implement Family Friendly Design Guidelines (Ongoing)
Funding source: General fund
Performance Metric(s): # of 2-, 3-, and 4-bedroom units entitled; # of family friendly designated units
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S. BROWNFIELD REMEDIATION LOANS. 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 ON BROWNFIELDS. THE CITY WILL CONTINUE TO WORK WITH DEVELOPERS TO SEEK OUTSIDE
FUNDING OPPORTUNITIES FOR SITE REMEDIATION AND OFFER TECHNICAL ASSISTANCE WITH FUNDING APPLICATIONS. REMEDIATE POLLUTED SITES TO REVITALIZE NEIGHBORHOODS.
Implements Policies: H-1-1, H-1-3
Responsible department/review authority: Community Development Department, City Council
Timeframe: Implementation (Ongoing), Update website (Annually) Funding source: General fund, US Environmental Protection Agency (EPA) Performance Metric(s): Amount of Loans Issued
T. RENEWABLE ENERGY AND REACH CODES. THE CITY WILL CONTINUE TO IMPLEMENT THE ALL-ELECTRIC REACH
CODE FOR NEW RESIDENTIAL BUILDING CONSTRUCTION AND RESIDENTIAL OCCUPANCIES IN MIXED-USE
CONSTRUCTION, AND STRIVE TO MAXIMIZE OPPORTUNITIES FOR RENEWABLE ENERGY, WHICH IMPROVES INDOOR AND OUTDOOR AIR QUALITY, AS WELL AS SUPPORTS CLIMATE CHANGE MITIGATION AND RESILIENCY EFFORTS.
ALL-ELECTRIC CONSTRUCTION HAS PROVED COST-EFFECTIVE AND IN MOST RESIDENTIAL DEVELOPMENT SCENARIOS, IT IS CHEAPER TO CONSTRUCT ALL-ELECTRIC BUILDINGS THAN MIXED-FUEL.
Implements Policies: H-1-4
Responsible department/review authority: Community Development Department Time frame: Implementation (Ongoing)
Funding source: General fund
Performance Metric(s): # of All electric housing units built U. GREENPOINT/LEED REQUIREMENTS. CONTINUE TO INCORPORATE SITE-APPROPRIATE STANDARDS DESCRIBED BY
BUILD-IT-GREEN GREENPOINT RATING SYSTEM AND/OR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN (LEEDTM), AND BAYFRIENDLY LANDSCAPE SCORECARD INTO ALL NEW CONSTRUCTION AND REHABILITATION PROJECTS.
Implements Policies: H-1-4
Responsible department/review authority: Community Development Department, Planning Commission
Time frame: Implementation (Ongoing)
Funding source: General fund
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V. ENERGY PROGRAMS. THE CITY WILL CONTINUE TO PARTICIPATE IN AND PUBLICIZE ENERGY PROGRAMS PROVIDED
BY REGIONAL AGENCIES ON AN ONGOING BASIS, FOR EXAMPLE PROGRAMS MAY INCLUDE ENERGY-EFFICIENCY
SERVICES (FREE OR LOW-COST ASSISTANCE AND EQUIPMENT), PURCHASING ASSISTANCE AND GROUP BUYING
DISCOUNTS ON SOLAR PANELS, ELECTRIC VEHICLES AND CHARGERS, AND REBATES ON EQUIPMENT FROM PACIFIC GAS AND ELECTRIC COMPANY (PG&E), EAST BAY COMMUNITY ENERGY (EBCE), AND OTHER AGENCIES.
Implements Policies: H-2-2, H-4-2
Responsible department/review authority: Community Development Department, Public Works
Time frame: Implement (Ongoing); Update Website Information (Annually) Funding source: General fund
Performance Metric(s): # of Residential Units assisted; # of Improvements made W. PRIORITY DEVELOPMENT AREA. 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. USE THESE RESOURCES TO THE EXTENT FEASIBLE AND APPROPRIATE. TO ENCOURAGE A
REDUCED RELIANCE ON PERSONAL AUTOMOBILES, THE CITY WILL CONTINUE TO IMPLEMENT THE PEDESTRIAN AND BICYCLE PLAN (ADOPTED IN 2012) WHICH WILL BE REPLACED BY THE ACTIVE TRANSPORTATION PLAN (ATP) (PROGRAM II) IN 2023 AND COLLABORATE WITH LOCAL PARTNERS TO COMPLETE AND IMPLEMENT STRATEGIES IDENTIFIED IN THE EMERYVILLE-BERKELEY-OAKLAND-TRANSIT STUDY (EBOTS).
Implements Policies: H-1-4; H-4-6
Responsible department/review authority: Community Development Department Timeframe: Implement (Ongoing); Review funding sources (Annually) Funding source: General fund
Quantified Objective: Apply for four Metropolitan Transportation Commission (MTC) PDA grant funding programs (Grants, Technical Assistance Grants and/or Staffing Assistance) to fund projects that promote place-based revitalization and improve accessibility for residents.
Performance Metric(s): # of Pedestrian and Bicycle Improvement projects implemented in a Priority Development Area; # of Housing Projects approved in a Priority Development Area
Geographic Targeting: Promote place-based revitalization and improve accessibility for residents within the Priority Development Area (PDA).
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X. HOMEOWNER REHABILITATION AND REPAIR PROGRAMS. IN AN EFFORT TO FACILITATE THE HABITABILITY OF HOMEOWNER’S HOMES IN EMERYVILLE, ESPECIALLY THOSE OWNED BY LOW-INCOME HOUSEHOLDS, THE CITY
WILL ENGAGE IN THE FOLLOWING EFFORTS TO EDUCATE HOMEOWNERS AND MAKE AVAILABLE FINANCIAL RESOURCES TO AID IN THE REPAIR OR REHABILITATION OF THEIR HOME.
1. RTEBN (Rebuilding Together East Bay-North) Minor Home Repair Program provides life safety and accessibility repairs to low-income seniors and disabled homeowners at no cost.
Funding is provided by the City on an annual basis.
2. Renew Alameda County is a Countywide Measure A1 funded program that offers 1 percent interest rate loans from $15,000 to $150,000 to improve the health, safety and quality of a low-income homeowners home.
3. Alameda County Healthy Homes Department offers lead hazard repair grants, minor home repairs grants, and accessibility installation grants for lower-income households throughout Alameda County.
4. The City will analyze opportunities to create rehabilitation programs to address all housing units in need of repair in low-resource areas, as defined by TCAC (Figure 5-1) to improve the overall conditions of that area.
5. The City will create and distribute surveys to Condominium developments with Homeowners Associations to ascertain the housing conditions and rehabilitation or accessibility needs for existing homeowners and properties.
6. The City will add home maintenance education resources to its website.
Implements Policies: H-1-1, H-2-1, H-4-2
Responsible department/review authority: Community Development Department, City Council
Timeframe: Implement existing programs (Ongoing); Survey HOAs (Short Term); Develop new financial incentive (Mid Term); Update Website and Marketing materials (Annually)
Funding source: General fund, Alameda County Measure A1, CDBG Quantified Objectives: Provide minor rehabilitation to 32 low-income homeowner units. Provide major rehabilitation to five (5) low-income homeowner units.
Performance Metric(s): # of Minor Home Improvements projects funded through Local Assistance; # of homeowner improvement permits pulled; # of low-income homeowners assisted
Geographic Targeting: Single-family homes in the low-resource area, particularly in the Triangle neighborhood and condominiums in the moderate-resource area to prevent displacement.
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Y. RENTAL PRESERVATION PROGRAM. THE CITY WILL PROVIDE LOW INTEREST RATE LOANS TO EXISTING RENTAL
PROPERTY OWNERS TO IMPROVE THE HABITABLE CONDITION(S) OF THEIR RENTAL UNITS OCCUPIED BY VERY LOW, LOW AND MODERATE-INCOME TENANTS. APPROXIMATELY 160 EXISTING RENTAL UNITS WILL BE ASSISTED.
FUNDING FOR THIS PROGRAM IS OUTLINED IN THE HOUSING BOND ADMINISTRATION AND EXPENDITURE PLAN, ADOPTED ON MARCH 2, 2021. THE PROGRAM WILL BE OPERATIONAL UNTIL THE FUNDING ($4 MILLION) IS DEPLETED OR REPROGRAMMED TO SUPPORT ANOTHER HOUSING PROGRAM. FUNDING WILL BE TARGETED TO
OLDER RENTAL PROPERTIES IN NEED OF CAPITAL IMPROVEMENTS TO SUSTAIN AFFORDABLE HOUSING OPPORTUNITIES FOR EXISTING RESIDENTS.
Implements Policies: H-1-1, H-2-1, H-4-2
Responsible department/review authority: Community Development Department, Housing Committee, City Council
Timeframe: Draft and Adopt Program Guidelines (Short Term); Issue Bond (Short Term, Mid Term, and Long Term); Launch Program (Short Term), Update Website and Program Materials (Annually)
Funding Source: Measure C Affordable Housing Bond funds.
Quantified Objective: Rehabilitation of 160 rental units (70 Very-Low Income, 50 Low Income, 40 Moderate Income) with at least 15 units reserved specifically for units occupied by special needs tenants.
Performance Metric(s): # of rental units renovated; # of special need units assisted; Amount of Funds Expended
Geographic Targeting: Single-family homes in the low-resource area, particularly in the Triangle neighborhood and condominiums in the moderate-resource area to prevent displacement.
Z. ENERGY CONSERVATION REMODELS. CONTINUE TO OFFER THE ENERGY EFFICIENT EMERYVILLE (E3) PROGRAM TO OFFER NO-COST ENERGY AUDITS AND ASSISTANCE TO SMALL AND MEDIUM BUSINESSES. DISSEMINATE
INFORMATION ON RETROFIT ASSISTANCE PROGRAMS AND SOLAR ENERGY REBATES WITH THE INTENT OF ENCOURAGING ENERGY CONSERVATION MEASURES AND USE OF GREEN BUILDING MATERIALS.
Implements Policies: H-2-1, H-2-2, H-4-2
Responsible department/review authority: Public Works
Timeframe: Implement (Ongoing); Update Website and Marketing Materials (Annually) Funding Source: General Fund
AA.CONVERSION OF AT-RISK BMR RENTAL UNITS. THE CITY MAINTAINS A DIRECTORY OF ALL BELOW MARKET RATE UNITS IN EMERYVILLE AND WHEN THE REGULATORY RESTRICTIONS EXPIRE. THE CITY WILL CONTINUE TO
MONITOR THIS DIRECTORY AND WILL WORK PROACTIVELY TO RETAIN EXISTING SUBSIDIZED AFFORDABLE RENTAL HOUSING UNITS THAT ARE AT RISK OF CONVERTING TO MARKET RATE. AS OF 2021, TWO PROPERTIES HAVE ASSISTED UNITS THAT ARE AT RISK OF CONVERTING TO MARKET RATE IN THE 10-YEAR PERIOD FROM 2021 TO 2029: OCEAN AVENUE COURT (6 VERY-LOW-INCOME UNITS WILL EXPIRE IN JUNE 2026) AND BAKERY LOFTS I AND II (8 MODERATE-INCOME UNITS WILL EXPIRE IN JUNE 2028). OCEAN AVENUE COURT IS OWNED BY THE City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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HOUSING AUTHORITY OF ALAMEDA COUNTY, SO THERE IS A LOW RISK OF LOSING THE AFFORDABLE UNITS.
BAKERY LOFT I AND II IS PRIVATELY OWNED AND POSES A GREATER RISK TO CONVERSION TO MARKET RATE. THE
FOLLOWING PROPOSED ACTIONS WILL ASSIST THE CITY IN DETERMINING THE ABILITY TO PRESERVE THE BMR
RENTAL UNITS AT RISK AND ENSURE THAT RESPECTIVE BMR TENANTS ARE ADEQUATELY NOTIFIED IF THE CITY IS UNABLE TO PRESERVE THE BMR UNITS.
1. The City will annually submit a “Risk Assessment” report provided by the California Housing Partnership Corporation (CHPC). Projects determined high risk are those most likely to decline continued federal assistance because they currently have rents below market rate(s) and are owned by profit-motivated entities.
2. The City will reassess the differential between the moderate-income rents required at Bakery Loft I and II and the then-current the United States Department of Housing and Urban Development (HUD) fair market rents and the average market-rate rents from a survey of available rental listings. With that information, if another party has not stepped forward to preserve the affordability of the eight Bakery Loft I and II units, the City will be able to determine the necessity and priority for sponsoring a program to preserve them.
3. The City will work with potential purchasers to preserve the 8 units BMR units at Bakery Lofts or in a new development by finding an interested non-profit entity interested in developing housing with subsidized affordable housing units. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested non-profit entity, if necessary, to protect the affordability of the rental units.
4. The City will request that the property owners provide evidence that they have complied with state and federal regulations regarding notice to tenants and other procedural matters related to conversion, and the City will contact HUD, if necessary, to verify compliance with notice requirements. The City will use California Department of Housing and Community Development (HCD) resources listed on the HCD website, as well as other resources, to locate potential funding sources as needed for the preservation of affordable housing.
Should the units convert to market-rate, the City will work with the Housing Authority of Alameda County to ensure that low-income tenants displaced as a result of a conversion receive priority for federal housing vouchers.
5. As needed, the City will ensure tenants are adequately notified throughout the preservation/acquisition process as to the status of their housing units, impacts of the ownership change or preservation process on occupancy and rents, their rights and responsibilities as tenants, and who to contact with questions or concerns. The City will work with the responsible entity (whether the existing property owner, the Housing Authority, or a new non-profit entity) to distribute information and conduct tenant meetings, as needed, to keep residents informed of the preservation process, tenant options, and what to expect once the process has been completed.
Implements Policies: H-2-3
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Responsible department/review authority: Community Development Department, City Council
Timeframe: Update BMR Asset Management Directory (Quarterly); Prepare “Risk Assessment” reports (Annually); Outreach to Bakery Lofts Owner (Short Term); Assessment of Bakery Lofts Rents and Need for the City to Sponsor BMR Units (Mid Term); Provide BMR Technical Assistance to Potential Purchasers of Bakery Lofts (As Needed); Ensure Bakery Loft tenants receive education of housing rights and preservation/acquisition status (As Needed).
Funding source: General fund
Quantified Objective: Preserve a total of 14 units (6 very low-income units at Ocean Avenue Court and 8 moderate-income units Bakery Lofts I and II) to prevent displacement.
Performance Metric(s): # of units preserved; # of existing residents retained BB. HOUSING AND SUPPORTIVE SERVICES FOR HOMELESS AND FORMERLY HOMELESS. IN 2015, THE CITY ADOPTED A HOMELESS STRATEGY AND UPDATED THIS STRATEGY IN 2018 TO SOLIDIFY THE ACTIONS AND STRATEGIES THE
CITY WAS GOING TO UNDERTAKE TO ADDRESS THE NEEDS OF PEOPLE EXPERIENCING HOMELESSNESS AND PREVENT THOSE CURRENTLY HOUSED FROM BECOMING HOMELESS. DURING THE CYCLE 6 PLANNING PERIOD, THE CITY WILL CONTINUE TO IMPLEMENT THE FOLLOWING ACTIONS:
1. Provide funding to support a homeless shelter and service providers to provide housing, meals, outreach, and other support services to individuals experiencing homelessness who reside or have resided in Emeryville.
2. Seek innovative partnerships to provide services and emergency shelter to persons experiencing homelessness, similar to the private-nonprofit-public partnership that allowed the City to use the former City Recreation Center as a temporary shelter for families prior to the site’s redevelopment.
3. Encourage developers to set-aside units affordable for the unsheltered population and those with extremely low income. The City will continue to facilitate the redevelopment of Site 6 on the Site Inventory List, to create 23 permanent supportive housing units for formerly homeless individuals, and Site 10 on the Site Inventory List, to create 13 units for Transitional Aged Youth.
4. Support the countywide efforts to prevent and end homelessness through the Alameda County-wide Homeless Plan. The City will monitor the Alameda County Homeless Plan’s progress through City participation in collaborative groups, including working committees, the Alameda County Urban County Technical Advisory Committee, and the Alameda County HOME Consortium Technical Advisory Committee, and will continue to evaluate actions proposed in the County's Homeless Plan that can address providing additional shelter/safe spaces for the Emeryville’s unsheltered population.
5. Seek partnerships with homeless service providers to provide shelter and services to Emeryville residents experiencing homelessness.
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Implements Policies: H-1-2, H-3-2, H-4-4
Responsible department/review authority: Community Development Department, City Council
Timeframe: Provide Financial Support (Annually); Seek Additional Partnerships (Ongoing); Encourage Development of Units for the unsheltered Population (Ongoing); Support Alameda County Homeless Plan (Ongoing);
Funding Source: General Fund, Low Moderate-Income Housing Fund, Measure C Quantified Objective: Develop permanent supportive housing units for extremely lowincome households: 23 units for formerly homeless individuals and 13 units for transitional-aged youth.
Performance Metric(s): # of Permanent Supportive Housing Units Created; Amount of Funds Committed to addressing Homelessness in Emeryville CC. SECTION 8 RENTAL ASSISTANCE. THE HOUSING AUTHORITY OF ALAMEDA COUNTY ADMINISTERS THE SECTION 8 RENTAL ASSISTANCE PROGRAM ON BEHALF OF THE CITY. THERE ARE 153 VOUCHERS CURRENTLY IN USE IN THE CITY OF EMERYVILLE. BASED ON FUTURE CONGRESSIONAL APPROPRIATIONS, THE COUNTY HOUSING
AUTHORITY WILL APPLY FOR ADDITIONAL FUNDING THAT WILL ENABLE THE HOUSING AUTHORITY TO
ADMINISTER ADDITIONAL VOUCHERS FOR FAMILIES, SENIORS, AND DISABLED PERSONS OVER THE HOUSING ELEMENT PLANNING PERIOD. THE CITY WILL CONTINUE THE FOLLOWING:
1. Provide referral services and information to the City’s residents on housing choice voucher programs, ensuring that all information offered digitally and physically is provided in multiple languages.
2. Coordinate with community-based organizations that serve Emeryville’s special-needs populations to reach households that would qualify for housing choice voucher programs.
3. Work with the Housing Authority increase voucher acceptance in areas of higher income to increase opportunities for housing mobility, as identified in the Assessment of Fair Housing.
4. Partner with the Housing Authority to provide biannual training to landlords regarding fairhousing requirements, including the requirement that they accept vouchers, and educate property owners in moderate-resource Areas, as defined by TCAC higher-income neighborhoods about the benefits of voucher holding-tenants, encouraging them to market available units at their rental properties to voucher holders.
5. Assess the feasibility of a landlord incentive program for landlords that choose to accept voucher holding tenants. The landlord incentive program could be focused on Low-resource Areas, as defined by TCAC, or neighborhoods that experience higher rates of rental increases.
Implements Policies: H-3-1, H-4-1, H-4-2
Responsible department/review authority: Community Development Department, City Council
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Time frame: Provide Referral Services (Ongoing); Work with HACA (Ongoing); Landlord Training (Bi-Annually); Assess feasibility of Landlord Incentive Program (Mid Term); Funding source: General Fund
Quantified Objective: Preserve the existing 153 Section 8 vouchers in use in Emeryville.
Performance Metric(s): # of Section 8 Vouchers utilized in Emeryville; # of BMR properties with Section 8 tenants
DD.FAIR HOUSING COUNSELING. CONTINUE TO CONTRACT WITH A HUD-APPROVED FAIR HOUSING COUNSELING
ORGANIZATION ON AN ANNUAL BASIS TO PROVIDE FAIR HOUSING COUNSELING SERVICES, PUBLIC EDUCATION, AND LEGAL REFERRALS FOR EMERYVILLE TENANTS AND LANDLORDS. CREATE TARGETED MARKETING PROGRAM TO REACH NEIGHBORHOODS LOW-RESOURCE AREAS, AS DEFINED BY TCAC (FIGURE 5-1). UTILIZE COMMUNITYBASED PARTNERS TO REACH VULNERABLE HOUSEHOLDS IN THE IDENTIFIED NEIGHBORHOODS.
Implements Policies: H-4-1, H-4-2
Responsible department/review authority: Community Development Department Time frame: Contract/Engage with Service Provider(s) (Annually); Implement (Ongoing); Update Website and Marketing Materials (Annually)
Funding source: CDBG, General Funds
Quantified Objective: Counsel 50 residents annually on Fair Housing concerns Performance Metric(s): # of people counseled; # of fair housing complaints EE. RESIDENT ENGAGEMENT. THE CITY WILL EVALUATE ITS CURRENT COMMITTEES AND COMMISSION MEMBERSHIP
TO DETERMINE IF THE MEMBERSHIP IS REFLECTIVE OF THE SOCIO-ECONOMIC AND RACIAL MIX OF EMERYVILLE OR IF THERE ARE ANY MISSING VOICES. IF IT IS DETERMINED, THERE ARE MISSING VOICES, THE CITY WILL ENHANCE
ITS OUTREACH EFFORTS TO ENCOURAGE RESIDENTS FROM ALL SOCIO-ECONOMIC GROUPS AND RACIAL BACKGROUNDS TO SERVE ON COMMITTEES AND COMMISSIONS WHEN POSITION BECOME AVAILABLE. THE CITY
WILL INVESTIGATE THE RESTRUCTURING OF THE HOUSING COMMITTEE TO ENSURE THAT THE COMMITTEE HAS AT
LEAST ONE MEMBER THAT RESIDES IN A BMR UNIT, AT LEAST ONE MEMBER THAT IS A TENANT, AND AT LEAST ONE MEMBER THAT IS A HOMEOWNER.
Implements Policies: H-4-2
Responsible department/review authority: Community Development Department, Clerk, City Council
Timeframe: Expand Marketing efforts for Committee/Commission Membership (Ongoing); Evaluate Demographics of Committee Membership (Short Term); Housing Committee Member Restructure (Mid Term)
Funding Source: General Fund
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FF. ACCESS TO INFORMATION. PUBLIC OUTREACH IS A KEY COMPONENT TO DEVELOPING A COMPREHENSIVE AND INCLUSIVE HOUSING MARKET IN THE CITY. IT IS CRITICAL TO ENGAGE RESIDENTS AND STAKEHOLDERS FROM ALL SECTORS OF THE COMMUNITY IN ORDER TO EDUCATE AND PROVIDE AN INCLUSIVE COMMUNITY. THE CITY WILL
ENGAGE THE FOLLOWING STRATEGIES TO ENSURE ALL MEMBERS OF THE COMMUNITY RECEIVE HAVE ACCESS TO HOUSING RELATED INFORMATION AND INCOME-RESTRICTED RESOURCES:
1. Ensure that up-to-date public information materials are available physically at the City and digitally through the website, Newsflash, and social media.
2. Ensure that all public information materials are available in multiple languages and meet Americans with Disabilities Act (ADA) accessibility standards.
3. Identify areas most vulnerable to displacement, beginning with areas with a higher concentration of poverty as identified in the Assessment of Fair Housing to target marketing efforts and use social media, community-based partners, and other methods to connect with households in the identified neighborhoods.
4. Utilize the Housing Portal Mail serve as mechanism to perform outreach to service providers, existing residents, prospective residents looking to relocate to Emeryville and property owners. Information on available housing opportunities, housing programs and resources, incentives and programs for low-income residents, and fair housing education.
Information will be sent out at least monthly to the mailing list, which currently has over 7,000 registered individuals. Incentives and programs for low-income residents may include low-cost childcare opportunities for working families, job-readiness training, low cost and free transportation programs, utility assistance, and food insecurity programs.
5. Develop a targeted marketing plan to promote local resources and programs for persons with disabilities, including educational materials on reasonable accommodation, housing rights, and access to legal aid. Identify community-based partners to support dissemination of program materials.
6. Establish a communication channel with the teachers and parents of children that participate in programs as Emeryville Center of Community Life (ECCL), Emeryville Child Development Center (ECDC) and Emery Unified School District (EUSD) on all affordable housing opportunities in Emeryville.
Implements Policies: H-4-2
Responsible department/review authority: Community Development Department, City Council
Timeframe: Send out information via Housing Portal (Monthly); Update Website (Quarterly); Create Multi-lingual Marketing Materials (Short Term); Create Targeted Marketing Plans for Disabled and those vulnerable to displacement (Short Term); Establish Communication Channel with Parents (Short Term); Funding Source: General Fund
Quantified Objective: Add 200 new subscribers to the Housing Portal annually; Send out 12 outreach messages annually through the Housing Portal City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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Performance Metric(s): # of subscribers to the Housing Portal; # of outreach messages; # of new subscribers
GG.ECONOMIC MOBILITY. THE CITY WILL DEVELOP STRATEGIES TO ADDRESS INCOME EARNING POTENTIAL OF VERY LOW-INCOME RESIDENTS BY EXPANDING LOW-BARRIER, LOW-SKILL JOB OPPORTUNITIES WITHIN THE CITY, BY:
1. Meeting with at least two community-based partners on an annual basis to expand job opportunities in Emeryville and to seek partnerships to provide job readiness training, such as job training, resume and interview assistance to Emeryville residents in an effort to increase the household income of very low-income households.
2. Working with local employers to identify entry level positions with good pay that can be advertised to the Below Market Rate tenants in Emeryville.
3. Coordinate with job readiness service providers to market trainings and job opening announcements to BMR tenants and property managers of buildings with BMR units a minimum of six times per year.
Implements Policies: H-4-2, H-4-4
Responsible department/review authority: Community Development Department Timeframe: Engage Community Based Partners (Annually); Market Entry Level Positions (Ongoing)
Funding Source: General Fund
Quantified Objective: Annual meeting with at least two partners. Coordinate with job readiness service providers to ensure information is marketed at least six times per year to BMR tenants. Help connect ten residents annually with job-training programs or job opportunities.
Performance Metric(s): # of entry level positions marketed; # of job readiness engagements created
Geographic Targeting: The City will coordinate with employers in moderate resource areas to identify entry level employment opportunities to be marketed to very-low income residents residing in low resource areas. Additionally, the City will coordinate with job readiness service providers to market their services in low resource areas.
HH.SCHOOLS AND CHILD CARE CENTERS. THE CITY WILL MEET WITH THE EMERY UNIFIED SCHOOL DISTRICT (EUSD) ANNUALLY TO DETERMINE WHAT, IF ANY OUTSIDE FACTORS IMPEDE SCHOOL PERFORMANCE THAT CAN
BE ALLEVIATED, SUCH AS STABLE HOUSING OPPORTUNITIES, AFFORDABLE CHILDCARE OPPORTUNITIES FOR WORKING PARENT(S), AND MORE. IF SUCH NEEDS ARE IDENTIFIED, THE CITY WILL PURSUE SOLUTIONS, WHICH MAY INCLUDE:
1. Review the Planning Regulations to ease the process for entitling a Childcare/Day Care Center and ensuring that childcare facilities are permitted near schools and employment centers. Recommended modifications include moving the Childcare/Day Care Center use City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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classification to a Minor CUP for all locations, adding the same use classification to the RM district and eliminating the need for Planning Commission review.
2. Coordination with Emery Unified School District (EUSD) and those that participate in Community Service programs at Emeryville Center of Community Life (ECCL) on identifying affordable childcare and after-school opportunities for low income, working parents.
3. The City will partner with the EUSD and homeless service providers to support at-risk families with information regarding local resources, fair housing education, access to legal aid, and potential housing opportunities.
Implements Policies: H-4-2, H-H-4-4, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Engage and Partner with Education and Community Based Partners (Annually); Review Planning Regulations (Short Term)
Funding Source: General Fund
Quantified Objective: Annual after-school provider training, in conjunction with EUSD, to ensure at-risk families participating in the Expanded Learning Opportunities Programs are emotionally and physically supported. Two staff members (minimum) trained annually through a partnership with the City and EUSD within the After School Education and Safety Program to expand learning opportunities for students to alleviate educational disparities and facilitate place-based revitalization.
II. TRANSPORTATIONPERFORMANCE METRIC(S): # OF COORDINATION EFFORTS WITH EUSD TRANSPORTATION.
THE CITY WILL IMPROVE THE SAFE, EQUITABLE ACCESS TO TRANSPORTATION THAT DOES NOT REQUIRE PERSONAL VEHICLE OWNERSHIP FOR EMERYVILLE RESIDENTS, BY IMPLEMENTING AND SUPPORTING THE FOLLOWING:
1. Adopt the Active Transportation Plan (ATP), the successor to the City's current Pedestrian and Bicycle Plan (adopted in 2012) and work with the Cities of Berkeley and Oakland to implement strategies to improve multimodal transportation access for all Emeryville residents. The City's efforts will directly support persons with disabilities, seniors and those living in low-resource Areas, as defined by TCAC.
2. Continue to support Emery Go-Round as they investigate making improvements to their coaches which will increase speed of boarding and alighting, improve riding comfort and increase capacity. Emery Go-Round is also exploring adding a fourth shuttle route within the City of Emeryville, which will expand service.
3. The City of Emeryville will implement the 40th Street Concept Plan to create bus-only lanes (one by converting the westbound mixed-flow lane to bus-only), a two-way bikeway on the north side of the street, bicycle-pedestrian intersection improvements, bus stop improvements including passenger boarding areas, and streetscaping with opportunities for green infrastructure (natural storm water treatment) and public art, which will connect and serve the San Pablo Avenue corridor.
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Implements Policies: H-H-4-4, H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Adopt ATP (Short Term); Implement 40th Street Projects (Mid Term) Funding Source: General Fund
Quantified Objective: To promote place-based revitalization and improve accessibility for residents: Fully fund and implement The Emeryville Loop and the 40th Street Multi-Modal Project. Build 0.6 miles of shared-use paths (Class I). Build 3.6 miles of separated bikeways (Class IV). Study 4.5 miles of proposed bikeways. Build one mile of new sidewalks.
Performance Metric(s): # of transportation improvement projects in Low-resource Areas JJ. SITE INVENTORY. THE CITY WILL MAINTAIN AN INVENTORY OF SITES AVAILABLE AND APPROPRIATE FOR RESIDENTIAL DEVELOPMENT FOR HOUSEHOLDS OF ALL INCOME LEVELS. THIS PROGRAM WILL IMPLEMENT A LAND
MONITORING PROGRAM TO ENSURE THAT THE CITY HAS ENOUGH LAND TO MEET ITS RHNA THROUGHOUT THE PLANNING PERIOD AND COMPLY WITH NO NET LOSS REQUIREMENTS (GOVERNMENT CODE SECTION 65863).
TO ENSURE THE CITY MAINTAINS ADEQUATE SITES TO MEET THE RHNA, THE CITY WILL IMPLEMENT THE FOLLOWING:
1. Update the site inventory list on an annual basis and post it on the City's website.
2. Evaluate residential development proposals for consistency with goals and policies of the 2023-2031 Housing Element and the Sites Inventory List calculations. If there is a reduction in project density from what is shown in the Site Inventory List, the City will make written findings that the remaining sites identified are adequate to accommodate the RHNA by income level. If a proposed reduction of residential density will result in the Sites Inventory List failing to accommodate the RHNA by income level, the City will identify and make available additional adequate sites to accommodate its share of housing need by income level within 180 days of approving the reduced-density project.
Implements Policies: H-1-2
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Update Site Inventory List (Annually); Evaluate Residential Development Proposals for Consistency with Housing Element Goals and Policies and Site Inventory Calculations (Ongoing); Identify Additional Adequate Sites to Accommodate RHNA per Income Level (As Needed)
Funding Source: General Fund
Performance Metric(s): # of units and affordability level applied for entitlement; # of units and affordability level entitled; # of units and affordability level permitted; # of units and affordability level completed
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KK. RESIDENTIAL USE BY RIGHT. TO COMPLY WITH ASSEMBLY BILL (AB) 1397, THE EIGHT 2023-2031 HOUSING ELEMENT SITES LISTED IN TABLE 8-1 SHALL BE ALLOWED TO BE DEVELOPED FOR RESIDENTIAL USE BY-RIGHT, IN ACCORDANCE WITH GOVERNMENT CODE SECTION 65583.2(C). THIS BY-RIGHT (WITHOUT DISCRETIONARY REVIEW) REQUIREMENT IS ONLY FOR HOUSING DEVELOPMENTS IN WHICH AT LEAST 20 PERCENT OF THE UNITS ARE AFFORDABLE TO LOWER-INCOME HOUSEHOLDS. WHILE ALL OF THESE SITES ARE EITHER ZONED MUR OR
RMH, WHICH ALREADY PERMITS MULTIFAMILY USES BY-RIGHT, THIS PROGRAM WILL ENSURE THAT THESE SITES WILL CONTINUE TO COMPLY WITH ASSEMBLY BILL (AB) 1397. THE APPLICATION OF THE REQUIREMENT SHOULD NOT BE USED TO FURTHER CONSTRAIN THE DEVELOPMENT OF HOUSING.
Table 8-1: Assessors Parcels Numbers Subject to AB 1397 SITE NUMBER ASSESSOR’S PARCEL NUMBERS
5 049-1504-8
7 049-1494-004-08, 049-1494-003-02
8 049-0618-021, 049-0618-024-02, 049-0618-033, 049-0618-022, 049 -618-019 9 049-1026-022, 049-1026-023, 049-1026-024, 049-1026-026-2 10 049-1079-17-1, 049-1079-14-1
11 049-619-2, 049-619-5, 049-619-6
12 049-1515-1-6, 049-1515-10-11, 049-1515-12-4, 049-1515-7-7, 049-1515-11-14, 049-1515-9, 049-1515-8-1, 049-1515-11-7, 049-1515-1-2, 049-1515-11-13, 049-1515-12-5 14 049-1493-3, 049-1493-4, 049-1493-5
Implements Policies: H-5-1, H-5-2
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Time frame: Implementation (Ongoing)
Funding source: General Fund
Performance Metric(s): # of units complied with AB1397
LL. PLANNING REGULATION AMENDMENTS: THE CITY WILL IMPLEMENT THE FOLLOWING PLANNING REGULATION
AMENDMENTS TO ALLEVIATE CONSTRAINTS TO THE PRODUCTION OF HOUSING, INCLUDING THE PRODUCTION OF HOUSING FOR SPECIAL NEEDS POPULATIONS. THE OUTCOME OF PROGRAM C. OBJECTIVE DESIGN AND
DEVELOPMENT STANDARDS WILL SUPPORT THE OBJECTIVES IN THIS PROGRAM BY PROVIDING OBJECTIVE STANDARDS THAT ADDRESS THE POTENTIAL FOR SUBJECTIVITY IN THE CITY’S APPROVAL PROCESSES.
1. Employee Housing. Planning Regulations will be updated to comply with Health and Safety Code Section 17021.5, which requires the City to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Health and Safety Code Section 17021.5). The City will establish a definition of employee housing and ensure permitting requirements are compliant with Health and Safety Code Section 17021.5.
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.
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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.
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 adopt a group residential preservation ordinance to maintain existing housing available to extremely lowincome households and make any necessary updates to the Planning Regulations.
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 remove the CUP on emergency shelters in the MUR and INL zones, subject only to a by right process and consider allowing them with a CUP in the P zone. A Low Barrier Navigation Center is a type of emergency shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. In accordance with AB 101, the City will amend its Planning Regulations to allow Low Barrier Navigation Centers by right in all zones that allow mixeduses and all nonresidential zones allowing multifamily residential.
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.
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.
8. Conversion from Single-Family Home to Duplex. Within two years of Housing Element adoption, the City will examine 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. (See also Program B.)
Implements Policies: H-3-2; H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
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Timeframe: Timeframe: Short Term for all except Group Residential and Single-Room Occupancy (SRO), which is Mid Term
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: Community Development Department, Planning Commission, City Council
Timeframe: Monitor (Ongoing), Update Planning Regulations (As Needed) Funding source: General Fund
Performance Metric(s): # of changes to planning or zoning laws required by changes in federal or state law
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: Community Development Department Timeframe: Implement (As Needed)
Funding source: General Fund
Performance Metric(s): # of projects not constructed within 2 years 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.
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3. Continue to facilitate the redevelopment of Site 10 on the Site Inventory List, to create 54 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: Community Development Department, Community Services, City Council
Timeframe: Onboard a Senior Housing Counselor (Short Term); Evaluate Shared Housing Program (Short Term); Develop Site 10 (Mid Term); Implement Age Friendly Action Plan (Ongoing); Seek Affordable Senior Housing Opportunities (Ongoing) Funding source: General Fund
Quantified Objective: Construct 53 affordable housing units for lower income seniors (17 extremely low-income units, 17 very low-income units, and 34 low income units).
Performance Metric(s): Amount of Funding Secured to Support Senior Housing Counselor; # of Shared Housing Program Units
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. Propose an amendment to 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: Community Development Department, City Council
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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
Performance Metric(s): # of Marketing Plans Updated
QQ. TENANT PROTECTION MEASURES. THE CITY WILL CONTINUE TO IMPLEMENT THE FOLLOWING STRATEGIES TO MINIMIZE 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 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: Community Development Department, Planning Commission, City Council
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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
Quantified Objective: Ensure 100 Emeryville residents are housed through the Emeryville Live/Work/EUSD preference; Counsel 40 tenants annually on tenant/landlord concerns to prevent displacement; Educate 10 property owners/property managers on the Eviction/Harassment Ordinance through an annual training session.
Performance Metric(s): # of eviction filings; # of Tenants Counseled; # of BMR Property Management Trainings; # of BMR Applicants with Live/Work/School Preferences Geographic Targeting: Prioritize marketing the availability of new housing units in low resource areas to ensure low-income households are not displaced. Prioritize marketing the annual training of the Eviction/Harassment Ordinance to property owners in moderate resource areas as well as Eviction legal assistance in moderate resource areas to ensure low income residents are not displaced from areas of opportunity.
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: Community Development Department, City Council
Timeframe: Support Programs (Ongoing); Revise Regulatory Agreement (Short Term) Funding source: General Fund
Performance Metric(s): # of BMR Listings; # of BMR Applicants City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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SS. PROHOUSING DESIGNATION. THE CITY WILL SEEK A PROHOUSING 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 PROHOUSING 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: Community Development Department, Planning Commission, City Council
Timeframe: Implement required policies (Short Term)
Funding source: General Fund
Performance Metric(s): # of Incentives applied for with Designation; Amount of State Funding Awarded with Pro Housing Designation
TT. DEMOLITION PROGRAM. IN 2016 THE CITY AMENDED THE PLANNING REGULATIONS TO REQUIRE THE PRESERVATION OF SIGNIFICANT AND RESIDENTIAL STRUCTURES. THE PURPOSE OF THESE REGULATIONS IS TO
ENCOURAGE THE PRESERVATION AND REUSE OF SUCH STRUCTURES BECAUSE HOUSING STOCK IS AN IMPORTANT COMMUNITY RESOURCE. THE CITY WILL WORK TO CODIFY RELEVANT PORTIONS OF SB 330
RELATED TO THE DEMOLITION AND REPLACEMENT OF UNITS TO PREVENT THE LOSS OF NATURALLY OCCURRING AFFORDABLE UNITS AND THE DISPLACEMENT OF LOW-INCOME RESIDENTS; AND REVIEW THE MUNICIPAL CODE TO ENSURE CITY DEMOLITION REQUIREMENTS ARE CONSISTENT WITH STATE LAW.
Implements Policies: H-3-2; H-5-1
Responsible department/review authority: Community Development Department, Planning Commission, City Council
Timeframe: Implement Demolition Regulations (Ongoing); Codify Demolition component of SB 330 (Short Term)
Funding source: General Fund
Performance Metric(s): # of demolished housing units; # of demolished housing units previously occupied by low-income households; # of replacement units created 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: Community Development Department, Planning Commission, City Council
Timeframe: Mid Term
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Funding source: General Fund
Performance Metric(s): # of Projects implementing Universal Design
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).
APPENDICES
Appendix A
Review of Previous Programs
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Review of Previous Programs 263
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 Housing Notification System making it
more accessible to residents.
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
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 singlefamily 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
Community Development Department inspected over
500 single-family and multifamily homes in 2021 and
estimated that 2% or 11 residences were identified to
need maintenance or repairs. The Triangle
neighborhood had the highest number and percentage
of minor, low repair or maintenance issues including the most number of roof issues. Less than one percent of
homes in Emeryville are in need of replacement due to
age and condition. Property owner decides timing for
repair permit necessity.
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.
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Program Progress Continue/Modify/Remove
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
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
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 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.
Modify and continue under Program “AA”
Conversion of At-Risk BMR Rental Units.
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Program Progress Continue/Modify/Remove
and operate at-risk properties, and provide
tenants with education regarding their rights and
conversion procedures.
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 preapplication 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
Program (formerly known as the Affordable
Housing Set-Aside Ordinance) to require the
inclusion of below-market-rate units in
residential projects.
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. 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.
Modify and continue this under Program
“A” Housing Development Regulatory
Programs.
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Program Progress Continue/Modify/Remove
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 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.
Modify and continue this under Program “G”
City-sponsored Development Fund.
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Program Progress Continue/Modify/Remove
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
moderate-income 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
homeownership opportunities for 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. 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 lower-income households would be
Modify and continue this under Program
“M” Homebuyer Assistance Programs.
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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 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.
Modify and continue this under Program “L”
New Funding Opportunities
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
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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
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.
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 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.
Modify and continue this under Program “O”
Housing for Persons with Disabilities.
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
Modify and continue this under Program
“OO” Housing for Seniors.
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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.
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.
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 research
the potential in Emeryville for incentivizing the
development of supportive housing within mixedModify and continue this under Program “O” Housing for Persons with Disabilities.
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income developments and for developing a master
leasing program. The City will continue to examine 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.
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
Modify and continue this under Program
“BB” Housing and Supportive Services for
Homeless and Formerly Homeless.
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housing through the 3600 San Pablo Avenue project,
which will create 25 permanent
supportive housing units for very low-income
households upon completion.
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,
meals, and other support services to homeless
individuals who reside or have resided in
Emeryville.
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
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.
Modify and continue this under Program
“BB” Housing and Supportive Services for
Homeless and Formerly Homeless.
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Program Progress Continue/Modify/Remove
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 Covid19 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 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.
Modify and continue this under Program
“HH” Schools and Child Care Centers.
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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 mixed-use project (Estrella Vista), and saw remediation efforts on one mixed-use project
(Sherwin-Williams) 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 Citizens’ Assistance Program, classified in the Emeryville Planning Regulations as a "Social Service
Facility").
Remove. It is not necessary to report on this
as a separate program, as Residential Mixeduse 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.
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.
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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 market-rate 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
affordable below-market-rate live/work units by
artists/craftspeople.
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 Williams on the marketing requirements for
their Below Market Rate units, which includes 4
live/work units.
Modify and continue this under Program “P”
Live/Work Units. Homebuyer Assistance
Programs.
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
Modify and continue under Program “Q”
Housing for Artists/Craft-persons.
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of 2021, staff were negotiating the terms of this
proposal.
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.
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.
Remove. Design standards are incorporated
within Program “C” Objective Design
Standards.
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 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
Modify and continue this under Program
“DD” Fair Housing Counseling.
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referrals for Emeryville low-income tenants and
landlords.
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.
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
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.
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-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.
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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
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.
The family-friendly residential amendment to the City
Design Guidelines was adopted on May 19, 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.
Modify and continue this under Program “R”
Family Friendly Housing.
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 family-friendly
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”
City-sponsored 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
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.
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information available on the City’s website, at City
Hall, and in other appropriate locations.
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.
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 marketrate 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
Modify and continue this under Program “J”
Foreclosure Prevention Programs.
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Program Progress Continue/Modify/Remove
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 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. Non-profit
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.
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Program Progress Continue/Modify/Remove
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 preconstruction meetings.
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 studied 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.
Continue under Program “S” Brownfield
Remediation Loans.
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 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.
Remove. All new construction and
rehabilitation projects are required to
incorporate Green Point or LEED standards.
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the checklist as a review criterion in the developer
selection process. 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” 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 H-1-4.
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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 H-1-4.
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- BerkeleyOakland Transit Study.
In 2016, the City provided a layover space for AC
Transit's 57 route extension to the Public Market 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,
Modify and continue this under Program
“II” Transportation.
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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 Sherwin-Williams 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.
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 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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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 microtransit 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.
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 scooter-share program and continues to
publicize
transit and microtransit opportunities.
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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.
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Appendix B
Outreach
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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. Highlights of the public input and the programs that address it is provided in subsection B.2. Additional details and program references are provided in subsequent subsections of this appendix. 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 June 1, 2022 Input received during Community Workshop #2 and Public Review Draft launch Planning Commission Meetings
October 28, 2021 Study Session: Housing Element overview/introduction May 26, 2022 Public Review Draft launch
TBD Hearing to recommend adoption
City Council Meetings
November 16, 2021 Study Session: Housing Element overview/introduction June 7, 2022 Public Review Draft launch
TBD Adoption Hearing
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.
B.3.1 DEMOGRAPHICS
B.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
B.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).
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
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B.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
B.3.2 HOUSING NEEDS
B.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.
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
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B.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
B.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)
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
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B.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
B.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.
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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
B.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.
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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
B.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.
3. Displacement Prevention: These actions are intended to prevent the displacement of existing residents from their homes and communities.
B.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 City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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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
B.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 City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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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
B.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.
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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
B.4.1 PRIOR TO THE PUBLIC REVIEW DRAFT
B.4.1.1 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. • 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
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• 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.
B.4.1.2 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).
B.4.1.3 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?
• 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.
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• 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.4.2 IN RESPONSE TO THE PUBLIC REVIEW DRAFT
B.4.2.1 Planning Commission
• A commissioner asked about outreach to property owners, what was that process? Does the City Council get involved? Staff answered by explaining that the process was that staff let them know what’s allowed and that the City supports residential development. Involving elected officials and appointees can provide conflict of interest if they need to vote so they do not usually get involved.
• A commissioner stated that City staff should tell property owners they have a responsibility to help with the affordability crisis.
• A commissioner asked about what the City is doing to promote renters services? Staff answered by explaining that the City has a robust email-based notification system (“housing portal”) with almost 7,000 recipients registered. It's a new system, and it's much more interactive and reduces duplicates. Staff plan to change some of the outreach: social media, multilingual, targeted outreach to special needs populations, partnerships with schools, fair housing agencies that the City works with. Messaging will include information not just for housing, but funneling opportunities and resources for utilities, transportation and services. (See Programs FF. Access to Information and RR. Affordable Housing Platforms.)
• A member of the public asked where people can apply for rental units with the new developments? Staff indicated that people can sign up for notifications if they click the link on the City’s website. Alameda County's website (Program RR) doesn't currently include rentals in Emeryville but will eventually. A Bay Area Housing Portal is also under development. • A commissioner noted that providing affordable ownership opportunities is important and spoke in favor of the variety of program approaches included to improve the BMR program. (See Programs I. Preservation of BMR Ownership Portfolio, AA. Conversion of At-Risk BMR Rental Units and PP. Affirmative Fair Housing Marketing Plan.) • A commissioner expressed appreciation for the housing portal as a one stop shop for all housing needs and noted that having residents able to live in the same place long term helps build community.
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• The Commission expressed appreciation that multiple programs in the draft Housing Element address the need for affordable ownership units, as well as for improved access to affordable housing information through coordinated online portals in Alameda County and the Bay Area.
B.4.2.2 Housing Committee
Comments from Housing Committee Members:
• Life Long at the senior center, we could have a clinic at the Senior Center for people who are at risk.
• Great document, comprehensive, and lots of critical thinking. • In the sites assessment does Site B have a deadline like the Christie properties? Staff response:
No, that's why other properties are prioritized.
• In the Housing Element, what is meant by “HOA support”? Staff response: in the ADU program (Program D) it means facilitating the conversion of underutilized community space to ADUs and in the Housing Rehabilitation program (Program X) it refers to the City asking HOAs if they have facility needs that they need support on and exploring ways to assist with those needs. • HOAs are facing deferred maintenance and the desire for improvements such as installing solar panels, but the problem is residents don't want their fees to go up. Having consultations with the City would be helpful. It could aid in safety and security to make sure that housing is in good shape.
• This is the most ambitious plan ever seen.
• There is concern that construction four-bedroom units is too costly and infeasible. Also concern new larger units wouldn’t go to families but for students instead.
B.4.2.3 City Council
Comments from City Council Members:
• Several Councilmembers voiced appreciation to all involved in the Housing Element and said it is robust and comprehensive with good information.
• Council members voiced support for programs, including restructuring the housing committee, applying for Prohousing designation, encouraging homes with four bedrooms. • Councilmembers suggested
o Encouraging public recreation sites as a part of new developments, particularly making use of rooftops.
o Exploring ways to speed up actual construction time.
o Prioritizing access to mass transit near affordable housing? o Alerted staff to a handful of needed technical clarifications which have since been addressed.
o Expressed appreciation for (Program E) adaptive reuse of parking structures o Suggested that Program F include ways to eliminate fees that are burdens to two-to-fourunit buildings and expressed concern for when they evict tenants and it’s sold as a condoized building because they potentially avoid paying into the affordable housing fund City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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or providing affordable units, while displacing residents of naturally occurring affordable housing. Suggested staff consider requiring deed restriction. o Asked if there is space for a senior health clinic at ECCL. o Supports administratively setting appeal hearings.
o Supports Prohouisng
o Strong interest from Council to create objective standards and conditions for demolition, including evidence of compliance with landlord tenant act.
B.5 Written Communication
B.5.1 PRIOR TO THE PUBLIC REVIEW DRAFT
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 losing 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”
YIMBY Law and Greenbelt Alliance sent a letter to the City on April 21, 2022, encouraging the City to ensure sites are zoned adequately and that constraints are alleviated so the City will be able to meet its 6th cycle RHNA.
B.5.2 IN RESPONSE TO THE PUBLIC REVIEW DRAFT
The following comments were received by email in June 2022:
• The environmental constraints section should address issues such as noise pollution. The environmental impact of air pollution and embedded carbon in concrete and glass should be considered. High-rise construction limits the type of materials used in construction. Additionally, high-rise construction can increase alienation, fire dangers, and earthquake for seniors. A cap City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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on height should be implemented and should not be determined by bonus points such as the maximum of 125% of zoned limit.
• The requirement of a second stairwell for purposes of egress reduces the usable floor plate for living space. The additional circulation forces many designers to arrange units along doubleloaded corridors with internal hallways. This layout reduces the ability to provide natural light for more than one or two bedrooms (access to light or a light well is required for a habitable bedroom). The requirement for a second stair is a key driver in the relative overproduction of studios and one-bedroom units compared to family-sized units. The City should study local building code amendments to allow up to six stories with single stairs with mitigations for fire, life and safety. These mitigations could include capping units at two to four per floor, fire-rated materials, pressurized stairwell, automatic sprinklers. Lastly, the City should commit to supporting state legislation to direct the California Building Standards Commission to study allowing single stair multifamily housing up to six stories with proper fire, life and safety mitigations.
The following comment was received by email in August 2022:
• Sites 11 and 12 are in existing use as shopping centers with grocery stores. These are some of the only places for Emeryville residents to buy groceries in the city. • Sites 11, 12, 16 and 17 are shopping centers in active use, therefore redevelopment in the next eight years is questionable.
The City received emails in October 2022 from a member of the public requesting clarification about the ABAG-MTC population projections that are cited in the Housing Element and their relation to the planning timeframes of Emeryville’s Housing Element and other General Plan Elements.
B.6 Summary of How Input is Incorporated
Highlights of public input and the programs that address it is provided herein. Additional details and program references are provided in subsequent subsections. • More opportunities for homeownership at all income levels are needed. Programs A, H, I, M, P, I, and J
• The City should make adjustments to the down payment assistance program to improve participation in the program. Programs M
• The City should ensure the BMR ownership program continues to be successful. Program I • We need to ensure that the voices of all members of the community, including those from underrepresented groups, are included in planning processes. Program EE • Residents should be educated and have a resource to assist them in addressing fair housing laws. Program DD
• All community members, especially those that are disadvantaged, should have equal access to programs and services. The City should be strategic about marketing programs and services.
Program FF
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• The City should protect vulnerable residents from displacement. Programs J, R, AA, FF and QQ • It’s important that people who need fair housing services are aware of their availability, particularly those in in neighborhoods with higher rates of poverty. Disability related fair housing violations has grown to be the most common type of fair housing complaint. The City should offer home maintenance and fair housing education trainings for property owners.
Programs X, DD and FF
• Persons with disabilities should be connected with educational materials on reasonable accommodation, housing rights, and access to legal aid. Program O • The City should facilitate the creation of BMR rental units in new rental developments and incentivize the creation of BMR rental units for special needs populations in new and existing developments. Programs A and K
• The City should maintain and enhance the quality of life within neighborhoods, including those identified as low-resource and/or disadvantaged, by providing adequate maintenance to streets, sidewalks, parks and other community facilities. In particular, improvements in pedestrian, bicycle and mass transit access along 40th Street is needed. Program II • Housing developments should incorporate usable outdoor open space for multigenerational use. Program R
• The City should continue to administer and promote the brownfields program, which provides low-interest loans and grants to remediate previously industrial or commercial sites and make them suitable for new uses, such as affordable housing. Program S • Some residents indicated they live in a multi-unit building where common spaces need maintenance or repairs and the City should work with HOAs to facilitate maintenance and repairs. Some renters are living in homes in need of repair and the City should work with property owners to facilitate maintenance and repairs. Programs X and Y • Homeless counts are undercounted by up to 40 percent due to a variety of factors such as the challenge of identifying unhoused individuals that live in vehicles or within nonresidential buildings/structures or those that are temporarily staying in a person’s home. The City should continue to support the City’s Homeless Strategy and the Alameda County-wide Homeless Plan.
Program BB
• Many low- and moderate-income homeowners struggle to make housing payments, maintain and improve their older homes. To assist these households, the City should strengthen its home repair programs, expand the City’s homebuyer assistance program and continue to implement the City’s Foreclosure and Predatory Lending Prevention Strategy to combat discriminatory and predatory lending practices Program J, M and X
• Survey 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. Programs G, H, K, Q, and R
• The type of housing that survey 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. Programs A, C, R, D, B, LL City of Emeryville 2023-2031 Housing Element Adoption Draft – December 2022HCD First Submittal Draft – Revised October 2022
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• Survey 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. Programs G, H, K, L, R, and OO This page intentionally left blank.
Appendix C
Glossary
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Appendix C
Glossary
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Appendix C: Glossary
This glossary is for ease of use of the Emeryville Housing Element only.
Abbreviations
AB Assembly Bill
ABAG Association of Bay Area Government
ACS American Community Survey
ADA Americans with Disability Act
ADU Accessory Dwelling Unit
AFFH Affirmatively Furthering Fair Housing
AHP Affordable Housing Program
AI Analysis of Impediment to Fair Housing
AMI Area Median Income
APN Assessors Parcel Number
BHCS Alameda County Behavioral Health Care Center
BMR Below Market Rate
CALEPA California Environmental Protection Agency
CC City Council
CDBG Community Development Block Grant
CDD Community Development Department
CDLAC California Debt Limit Allocation Committee
CEQA California Environmental Quality Act
CHAS California Housing Affordability Strategy
CHPC California Housing Partnership Corporation
CM City Manager
CoC Continuum of Care
County Alameda County
CTCAC California Tax Credit Allocation Committee
DAC Disadvantage Communities
DCC Development Coordinating Committee
DDS California Department of Development Services
DOF California Department of Finance
EBCLC East Bay Community Law Center
ELI Extremely Low Income
ECAP Emeryville Citizen Assistance Program
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ECCL Emeryville Center of Community Life
ECDC Emeryville Community Development Center
ECHO Eden Council for Hope and Opportunity
EDH Economic Development and Housing Division
ELI Extremely Low Income
EOCP East Oakland Community Project
EUSD Emeryville Unified School District
FEHA California Fair Employment and Housing Act
FHA Federal Housing Administration
GC Government Code
HACA Housing Authority of the County of Alameda
HC Housing Committee
HCD California Housing & Community Development
HCEB Housing Consortium of the East Bay
HERA Housing & Economic Rights Advocates
HMIS Housing Management Information System
HOME HOME Investment Partnership Program
HSC Health and Safety Code
HUD U.S. Department of Housing and Urban Development
JADA Junior Accessory Dwelling Unit
LW Live/Work
LDDA Lease Disposition and Development Agreement
LIHTC Low Income Housing Tax Credits
LMIHF Low Moderate-Income Housing Fund
MI Moderate Income
PC Planning Commission
PIT Point in Time
PW Public Works Department
RCEB Regional Center of the East Bay
R/ECAP Racially or Ethnically Concentrated Areas of Poverty RHNA Regional Housing Needs Allocation
SB Senate Bill
SDVP Society of Saint Vincent de Paul of Alameda County SRO Single Room Occupancy
SSI Supplemental Security Income
UBC Uniform Building Code
USDA United Stated Department of Agriculture
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VLI Very Low Income
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Definitions
Accessory Dwelling Unit: An accessory dwelling unit (also known assecond units or granny flats) is an attached or detached structure that provides independent living facilities for one or more persons and includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a single-family dwelling unit.
Age in Place: The ability to live in one’s own home and community safely, independently, and comfortably regardless of age, income or ability level.
Acreage: Gross acreage refersto the entire acreage of a site. Most communities calculate gross acreage to the centerline of proposed bounding streets and to the edge of the right-of-way of existing or dedicated streets. Net acreage refersto the portion of a site that can actually be built upon. Public or private road right-of-way, public open space, and flood ways are not included in the net acreage of a site.
Accessible Housing Unit: An accessible housing unit is designed and built to be usable to a person with physical disabilities.
Affirmatively Furthering Fair Housing (AFFH): This new legislation requires all housing elements due on or after January 1, 2021 contain an Assessment of Fair Housing to ensure that laws, policies, programs, and activities affirmatively further fair housing opportunities throughout the community for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability, and other characteristics protected by the California Fair Employment and Housing Act.
Affordable Housing Program (AHP): Originally adopted in 1990 as the Affordable Housing Set-Aside Program, to address a shortage of affordable housing to moderate, low, and very low-income households. This program was modified and renamed in 2014 AHP.
Affordable Unit: A dwelling unit within a housing development which will be reserved for, and restricted to, income qualified households at an affordable rent or is reserved for sale to an income qualified household at an affordable purchase price.
American Community Survey: The American Community Survey (ACS), part of the United States Census Bureau, collects sample population and housing data on an ongoing basis, January through December.
The Housing Element update usesthe five-year average ACS data from the 2015-2019 period.
Area Median Income: As used in State of California housing law with respect to income eligibility limits established by HUD. The Area Median Income referred to in this Housing Element is that of Oakland/Fremont Metropolitan Statistical Area.
At Risk: Deed-restricted affordable housing projects at risk of converting to market rate.
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Bay Area: The nine counties that order the San Francisco, San Pablo and Suisun Bay in Northern California: Alameda, Contra Costa, Marin, Napa, San Mateo, Santa Clara, Solano, Sonoma, and San Francisco.
CaliforniaDepartment of Housing and Community Development(HCD): The State agency that has principal responsibility for assessing, planning for, and assisting communitiesto meet the needs of lowandmoderate-income households. HCD is responsible for reviewing Housing Element’s and determining whether they comply with State housing statutes.
California Environmental Quality Act (CEQA): A State law requiring State and local agencies to regulate activities with consideration for environmental protection.
Census: The official decennial enumeration of the population conducted by the federal government.
City Council: The City Council serves as the elected legislative and policy-making body of the City of Emeryville, enacting all laws and directing any actions necessary to provide for the general welfare of the community through appropriate programs, services, and activities.
Community Development Block Grant (CDBG): This grant allots money to cities and counties for housing and community development activities, including public facilities and economic development.
Conditional Use Permit (CUP): Conditional Use Permits are required for uses which may be suitable only in specific locations in a zoning district, or which require special consideration in their design, operation or layout to ensure compatibility with surrounding uses.
Condominium: A condominium consists of an undivided interest in common in a portion of real property coupled with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof.
Condominium Conversion: The conversion of existing real estate and/or structures to separate, salable condominium units, regardless of present or prior use and whether substantial improvements have been made to such structures.
Density Bonus: An increase in the density (number of dwelling units allowed per acre or parcel), above that normally allowed by the applicable zoning district, in exchange for the provision of a stated percentage of affordable units.
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Development Fees: City imposed fees to partially cover the costs for processing and providing services and facilities; and fund capital improvements related to fire, police, parks, and libraries and correlate the increased demands on these services.
Development Coordinating Committee (DCC): This committee consists of a representative from relevant City Departments (Community Development, Public Works, Fire, Community Services, etc.) and other agencies involved with the physical development of the City. The DCC makes recommendations to the Community Development Director and/or Planning Commission.
Dissimilarity Index: A measure of residential segregation is the dissimilarity index, which is a commonly used measure of community-level segregation.
DwellingUnit: Any building or portion thereof which contains living facilities, including provisions for sleeping, eating, cooking and sanitation, for not more than one family.
Emergency Shelter: An establishment operated by an Emergency Shelter Provider that provides homeless people with immediate, short-term housing for no more than six months in a 12-month period, where no person is denied occupancy because of inability to pay.
Extremely Low Income: A household that earns less than 30 percent of the Oakland/Fremont Metropolitan Statistical area median income based on information provided by HCD/HUD.
Family: A group of persons who maintain a single common household, but who otherwise are not a Community Care Facility.
General Plan: A statement of policies, including text and diagrams setting forth objectives, principles, standards, and plan proposals, for the future physical development of the city or county (see Government Code Sections 65300 et seq.). California State law requires that a General Plan include elements dealing with seven subjects—circulation, conservation, housing, land use, noise, open space and safety—and specifies to various degreesthe information to be incorporated in each element.
Homeless: Persons and families who lack a fixed, regular, and adequate nighttime residence. Includes those staying in temporary or emergency shelters or who are accommodated with friends or others with the understanding that shelter is being provided as a lastresort. California Housing Element law requires all cities and counties to address the housing needs of the homeless.
Household: All persons living in a housing unit.
Housing Element: One of the seven State-mandated elements of a local general plan, it assessesthe existing and projected housing needs of all economic segments of the community, identifies potential sites City of Emeryville 2023-2031 Housing Element HCD First SubmittalAdoption Draft – Revised DecemOctober 2022
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adequate to provide the amount and kind of housing needed, and contains goals, policies, and implementation programsfor the preservation, improvement, and development of housing.
Infill Development: Development of land (usually individual lots or left-over properties) within areas that are already largely developed.
Infrastructure: Public services and facilities, such assewage-disposalsystems, water-supply systems, other utility systems, and roads.
Land Use Regulation: A term encompassing the regulation of land in general and often used to mean those regulationsincorporated in the General Plan, as distinct from zoning regulations (which are more specific).
Long Term: Actions to be completed within 7-8 years.
Lot or Parcel: A portion of land shown as a unit on a recorded subdivisionmap or an approved minor subdivision map, parcel map or otherwise existing as of record with the Alameda County Clerk-Recorder Office.
Low Income Household: A household earning less than 80 percent of the Oakland/Fremont Metropolitan Statistical area median income based on information provided by HCD/HUD.
Manufactured Housing/Mobile Home: A dwelling unit built in a factory in one or more sections, transported over the highways to a permanent occupancy site, and installed on the site either with or without a permanent foundation.
Mid Term: Actions to be completed between 3-6 years.
Mixed-use: The combination of various uses, such as office, retail and residential, in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design.
Moderate Income Household: A household earning 80% to 120% of the Oakland/Fremont Metropolitan area median income based on information provided by HCD/HUD.
Moderate Resource Area:
Multifamily Revenue Bond: Enables affordable housing developers to obtain below-market financing because interest income from the bonds is exempt from state and federal taxes.
Multifamily Residential: Five or more dwelling units on a single site, which may be in the same or separate buildings.
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Ordinance: A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowding: Household living in a dwelling unit where there are more than 1.01 persons per room, excluding kitchens, porches and hallways. Severe overcrowding is where there are more than 1.51 persons per room.
Overpayment: Housing overpayment occurs when a household spends more than 30 percent of its income on housing costs; severe overpayment refers to spending greater than 50 percent of income on housing.
Persons with Disability: A person with a long lasting physical, mental, or emotional condition that impairs their mobility, ability to work, or ability for self-care.
Planning Commission: The Emeryville Planning Commission conducts public hearings and makes decisions on applications for discretionary projects, considers appeals of decisions by the Community Development Director, and serves as the advisory body to the Emeryville City Council on planning issues.
Point in Time: A count of sheltered and unsheltered people experiencing homelessness that HUD requires each CoC nationwide to conduct in the last 10 days of January each year Poverty Level: As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder.
Reasonable Accommodation: The federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use a dwelling.
Regional Housing Needs Allocation (RNHA): A quantification by ABAG and HCD of existing and projected housing need -- the City’s fair share of the regional housing needs by household income group.
Rezoning: An amendment to the map and/or text of a zoning ordinance to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.
Shared Housing Program: A living arrangement in which two or more unrelated people share a house or apartment. A home share program provides a service that helps to match a person who has an extra room or separate unit available (provider) with a seeker, who is looking for a place to live.
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Short Term: Actions to be completed within 3 years.
Single-family Residential: A single dwelling unit on a building site.
Special Needs Population: Under Housing Element statutes, special needs populations include the elderly, persons with disabilities, female-headed households, large households, and the homeless.
Supportive Housing: Permanent affordable housing with no limit on length of stay that is linked to onor off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live, and where possible, work in the community.
Transitional Housing: A dwelling unit or group of dwelling units for residents in immediate need of temporary housing. Transitional housing is configured asrental housing but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined time, which shall be no less than six months.
U.S.Department of Housing andUrban Development(HUD): A cabinet-level department of the federal government that administers housing and community development programs.
Vacant: Lands or buildingsthat are not actively used for any purpose.
Very Low-Income Household: A household with an annual income usually no greater than 50 percent of the Oakland/Fremont Statistical area median income, based on the latest available eligibility limits established by HCD/HUD.
ZoningOrdinance: Regulations adopted by the City which govern the use and development of land within its boundaries and implements policies of the General Plan.
Zoning District: A designated section of a city or county for which prescribed land use requirements and building, and development standards are uniform.
Legislative References
Legislative # Year Adopted Legislative Name
AB 1397 2017 Local Planning: Housing Element: Inventory of Land for Residential Development AB 1763 2019 Planning and Zoning: Density Bonuses: Affordable Housing AB 686 2018 Housing Discrimination: Affirmatively Further Fair Housing AB 802 2015 Energy Efficiency
AB 2634 2006 Housing Element
SB 1087 2005 Housing Element: Services
SB 330 2019 Housing Crisis Act of 2019
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SB 375 2008 Transportation Planning: Travel Demand Models: Sustainable Communities Strategies:
Environmental Review
SB 470 2013 Community Development: Economic Opportunity SB 962 2005 Adult Residential Facility for Persons with Special Health Care Needs SB 2 2017 Building Homes and Jobs Act
SB 35 2017 Planning and Zoning: Affordable Housing: Streamlined Approval Process