Additionally, Programs B and LL will help to
facilitate additional housing units in the RM zone
by permitting up to four units by-right and
removing base FAR and density maximums.
There have been six examples of this type of
development in the RM zone during the 5th
Housing Element Cycle (as of April 2022),
resulting in 11 new housing units:
• 1270 Ocean Avenue (demolition of a
single-unit replaced by three units)
• 1017 47th Street (additional unit and two
ADUs on a property with one existing
unit)
• 5534 Beaudry Street (additional unit and
two ADUs on a property with one existing
unit)
• 1036 45th Street (additional unit on a
property with two existing units)
• 5874 Beaudry Street (additional unit on a
property with two existing units)
• 1291 55th Street (additional unit on a
property with one existing unit)
All of these developments have occurred on
parcels smaller than a quarter of an acre. Per
Section 9-5.1206(b)(2) requires the City Council to
approve the demolition of residential structures
by making findings that include that "the
applicant will provide at least the same number
of dwelling units as the demolished structure,
either on-site or elsewhere within the City of
Emeryville." All demolitions approved during
the 5th Housing Cycle have resulted in housing
replaced on-site; with most projects resulting in a
net increase in units. More information is
provided below in the Representative Projects
Section.
6.2.3 ADDING UNITS IN MIXED USE
ZONES
In addition to sites in the RM zone, there is
precedent for small sites in Mixed Use Zones to
be developed that have not been identified in the
Site Inventory List. 3600 San Pablo is a site of less
than a half-acre that was approved under SB 35
162 | HOUSING RESOURCES
5874 Beaudry, located in the RM zone added an additional unit to their property.
in MURS zone for 90 residential units, 89 of
which are affordable. As of April 2022 plans were
under Building permit review. More information
is provided below in the Representative Projects
Section.
6.2.4 UNIQUE OPPORTUNITIES TO
INCREASE AFFORDABLE
HOUSING.
One approach to creating affordable housing is to
convert existing market-rate units to deedrestricted affordable housing. In limited quantities, HCD may allow a jurisdiction to
include this type of conversion as another nonsite-specific approach with anticipated units counted towards a jurisdiction’s lower-income
10 California Department of Conservation, 2021, “Tsunami Educational Materials and FAQ,” 11 State of California, 2009, Tsunami Inundation Map for Emergency Planning, Map name Quadrangle, County name County; produced by California Emergency Management Agency, California Geological Survey, and University of Southern California – Tsunami Research Center; dated date on the map, mapped at 1:24,000 scale RHNA. While Emeryville is not counting any
units towards its 2023-2031 RHNA for converting
existing housing as affordable, it’s important to
note that this technique continues to be a
successful method for the City to facilitate
affordable housing. For example, as part of the
EmeryStation Overland project, 10 units will be
converted from market rate to affordable. The
developer is proposing to create these affordable
units as a way to obtain development bonus
points to increase the height of the proposed
structure, using the City’s existing development
bonus system. The developer is earning a portion
of the bonus points that are required to increase
the height of the project by preserving 10 existing
live/work units in a building adjacent to the
proposed project as affordable (three very lowincome and seven low-income units). 10 Existing Live/Work units at 6221 Hollis Street, will be converted into deed restricted affordable housing units as a Community Benefit under the Development Bonus System as part of the entitlements for an adjacent R&D project with the same owner.
6.3 Environmental
Considerations
6.3.1 TOXIC CLEANUP
As noted in Section 4, Constraints, the City has
implemented and will continue to implement a
Brownfield Program to use grant funds to clean
up City-owned land and to distribute assessment
and clean-up loans to private property owners.
This program has been instrumental in
expediting the cleanup of many sites. (Program
S.)
6.3.2 HAZARDS
The City’s 2019-2024 Local Hazard Mitigation
Plan Update identifies and evaluates potential
natural and human-made hazards that may affect
the city and presents mitigation strategies that
the City can take to address these hazards. The
sites in the Housing Element land inventory were
screened for potential hazards, including
tsunamis, liquefication, sea-level rise (SLR),
landslides, and floods (see Table 6-4).
6.3.2.1 Tsunamis
A tsunami is a wave or series of waves activated
by an earthquake, landslide, and volcanic
eruption.10 As shown in Table 6-4, sites 2, 3, 4, 7,
8, 12, 13, 14, 18 and19 are located in a tsunami
zone;11 however, they are not considered
undevelopable. Tsunamis are rare and the City
does not have regulations specific to building
within a tsunami zone. The City’s 2019-2024
HOUSING RESOURCES | 163
Local Hazard Mitigation Plan Update describes
the actions the City may take to mitigate risk
associated with tsunamis, including placing
evacuation route signs on streets and enhancing
emergency response and recovery capacity.
6.3.2.2 Liquefication
Liquefication is a phenomenon in which the
strength and stiffness of a soil is reduced by
earthquake shaking or other rapid loading.12 It is
loose, water-saturated sediments that lose
durability and fail during strong ground
shaking.13 As shown in Table 6-4, all sites in the
land inventory are in a liquefication zone;
however, they are not considered undevelopable.
The entire City of Emeryville lies within a
liquefication hazard zone.14 The City does not
have regulations specific to building within a
liquefaction zone. The City’s 2019-2024 Local
Hazard Mitigation Plan Update identifies the
steps the City may take to mitigate risk associated
with liquefication, including edge containment
structures (e.g., berms, dikes, retaining walls,
etc.), driving piles, removal or treatment of
liquefiable soils, or modifications of site
geometry.
12 Local Hazard Mitigation Plan Update, 2019, “Earthquakes.” 13 California Department of Conservation, 2021, “Tsunami Educational Materials and FAQ.” 14 Local Hazard Mitigation Plan Update, 2019, “Earthquakes.” 15 United States Geological Survey,2022, “What is a landslide and what causes one?” 16 California Department of Conservation, 2021, “DOC Maps: California Geological Survey,” California Landslide Inventory. 17 Susceptibility to Deep-Seated Landslides in California Alternate titles California Geological Survey Map Sheet 58 Publication date2011-05-0100:00:00 Revision date2018-09-2400:00:0 18 Susceptibility to Deep-Seated Landslides in California Alternate titles California Geological Survey Map Sheet 58 Publication date2011-05-0100:00:00 Revision date2018-09-2400:00:0 19 California Department of Water Resources 2002, “Best available Maps.”
6.3.2.3 Sea-Level Rise
The Bay Area Sea-Level Rise Analysis and
Mapping Project published the 2017 report,
Adapting to Rising Tides, which provides SLR
inundation maps indicating the depth of
inundation or flooding over land and water
features. Several scenarios are provided with
varying ranges of SLR depth and severity of
potential storm surges. In the map characterized
in the report as the most likely scenario for the
year 2050, low-lying areas are shown with 12
inches of SLR, relative to levels in the year 2000.
None of these inundation areas intersect with
sites in the inventory. The City’s 2019-2024 Local
Hazard Mitigation Plan Update describes steps
the City may take to mitigate risks associated
with SLR, such as restoring and building up
wetlands along areas of risk of inundation
propagated by SLR.
6.3.2.4 Landslides
Landslides are the movement of a mass of rock,
debris, or earth down a slope15 and are induced
by strong earthquakes and heavy rain.16 As
shown in Table 6-4, according to the California
Geological Survey Map, sites 5 and 10 are
susceptible to deep-seated landslides. The
California Geological Survey Map relies on
regional estimates of rock strength and steepness
of slopes since weak rocks and steep slopes are
most likely to generate landslides17. The map
identifies site 5 and 10 as a class 7 susceptibility
on a scale from 0 to 10, low to high18. However,
like the rest of Emeryville, sites 5 and 7 are
relatively flat. According to the City’s 2019-2024
Local Hazard Mitigation Plan Update,
Emeryville is not susceptible to earthquaketriggered landslides.
6.3.2.5 Floods
Floodplains are any land area subject to
inundation by floodwaters of any source. The
map used to screen the sites for flood hazards is
the Best Available Map (BAM) developed by the
Department of Water Resources (DWR). It
displays potential exposure to flooding for three
different storm events: one with storm flows that
have a 1- percent chance of being equaled or
exceeded in any year (100-year), one with storm
flows that have a 0.5- percent chance of being
equaled or exceeded in any year (200-year), and
one with storms flows that have a 0.2-percent
chance of being equaled or exceeded in any year
(500-year).19 According to the BAM, no sites were
identified to be in either a DWR 100-year Flood
Zone, Federal Emergency Management Agency
(FEMA) 100-year Flood Zone, or a FEMA 500-
year Flood Zone.
164 | HOUSING RESOURCES
6.4 Facilities and
Infrastructure
Public facilities and infrastructure have a direct
influence on a city’s ability to accommodate
residential growth. All sites in the inventory have
access to facilities and infrastructure, including
dry utilities. As described in greater detail in the
Constraints section, sewer and water capacity are
sufficient to serve the sites in the site inventory.
As an older city, Emeryville has had a water
supply system in place for many years. The
former industrial users demanded large
quantities of water to serve their businesses, so
the system was built to accommodate large
capacities. The system is regularly maintained
and upgraded to serve densification. Currently,
the water supply system has capacity for growth.
Where there is insufficient localized capacity to
serve proposed development, upgrades or
installations are required as conditions of project
approval.
See the Constraints section for information on
infrastructure, including water supply,
wastewater treatment, and dry utilities. The
Assessment of Fair Housing section has details
on the sites’ locations as related to the fair
housing factors, including proximity to facilities,
including schools, parks, grocery stores, and
public transit.
6.5 Representative Projects
As a small urban community, the City of
Emeryville is uniquely skilled in the review and
facilitation of nonvacant and small sites because
nearly all development in the City takes place on
nonvacant and small sites. The City’s General
Plan and Planning Regulations are designed with
redevelopment in mind generally, and
particularly dense, urban redevelopment. This is
reflected by high development intensity limits
(including density, height and Floor Area Ratio)
and no parking requirements. Coupled with
these regulations, the City’s permitting process
for development is streamlined and minimizes
the number of public meetings required to issue
development permits. Emeryville does not have
a separate design review board, no historic
districts, and no special commissions/committees
with land use or development approval
authority. The City staff that process
development entitlements and building permits
all possess extraordinary experience in
redevelopment of urban areas, which further
facilitates the redevelopment
process. Combining these factors reduces the
risk and costs associated with predevelopment,
which makes redevelopment in Emeryville more
feasible than in area communities that do not
have these characteristics (holding all other
factors constant).
Table 6-4: Potential Hazards by Site
Site
Number
In
Tsunami
Zone
In
Liquefacti
on Zone
In SLR
Zone
In Landslide
Hazard
Zone
In DWR 100-
Year Flood
Zone
In FEMA 100-
Year Flood
Zone
In FEMA 500-
Year Flood
Zone
1 No Yes No No No No No
2 Yes Yes No No No No No
3 Yes Yes No No No No No
4 Yes Yes No No No No No
5 No Yes No No No No No
6 No Yes No No No No No
7 Yes Yes No Yes (zone 7) No No No
8 No Yes No No No No No
9 No Yes No No No No No
10 No Yes No No No No No
11 No Yes No No No No No
12 Yes Yes No Yes (zone 7) No No No
13 Yes Yes No No No No No
14 Yes Yes No No No No No
15 No Yes No No No No No
16 No Yes No No No No No
17 No Yes No No No No No
18 Yes Yes No No No No No
19 Yes Yes No No No No No
Sources: See footnotes and associated narrative above Table 6-4.
HOUSING RESOURCES | 165
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.
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 MultiUnit 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 half-acre,
demonstrating that lot size is not an impediment
to development in the City of Emeryville.
The Watermark by the Bay provides 93 Assisted Living and 44 Memory Care rental units for Seniors.
166 | HOUSING RESOURCES
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HOUSING RESOURCES | 167
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 SherwinWilliams 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 SherwinWilliams Redevelopment project. Former use: paint factory.
Estrella Vista 3706 San Pablo
Avenue
Constructed and fully
occupied in 2020 MURS 1.13 87 50 / 100 77 1.5 / 3.0 - 70 16 0 86 87 rental apartments (studios, one-, two-,
three- and 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
168 | HOUSING RESOURCES
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%
HOUSING RESOURCES | 169
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
170 | HOUSING RESOURCES
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HOUSING RESOURCES | 171
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 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.
172 | HOUSING RESOURCES
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, Lowand Moderate-Income 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:
• 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 moderateincome 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 moderateincome 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.
HOUSING RESOURCES | 173
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 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 owneroccupied, 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 Lowresource Area.
6.6.1.6 Housing Rehabilitation Program
This program offers grants and loans to lowerincome 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.
174 | HOUSING RESOURCES
• 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 firsttime 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 middleincome 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)
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
HOUSING RESOURCES | 175
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.
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, singlefamily 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.
Below Market Rate Homeownership Program Flyer
176 | HOUSING RESOURCES
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
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
HOUSING RESOURCES | 177
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, faithbased 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.
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
178 | HOUSING RESOURCES
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 all-electric
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
• 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): Freeof-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.
HOUSING RESOURCES | 179
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.
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 mediumdensity 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).
The Avenue 64 Apartments at 6399 Christie Avenue include ground floor uses and are adjacent to both local and Transbay bus lines.
180 | HOUSING RESOURCES
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ACHIEVEMENT OF 2015-2023 HOUSING ELEMENT GOALS | 181
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. 3706 San Pablo Avenue, a 100% affordable family housing development that was entitled, constructed and leased during the Cycle 5 Housing Element.
7. 182 | 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 set-aside as HOPWA
units, six units were set-aside for
Developmentally Disabled Households, 26
units were set-aside for extremely lowincome 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 low-income 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.
• 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.
An Affordable Housing Covenant was negotiated at EMME, for the creation of 29 very-low income housing units within a mixed income development.
• 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
ACHIEVEMENT OF 2015-2023 HOUSING ELEMENT GOALS | 183
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 transitionalaged youth with 68 below market rate units at 4300 San Pablo Avenue.
• Provided a development loan to a nonprofit 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.
3900 Adeline includes 12 affordable live/work units marketed for rent to artists and craftspeople.
• BMR ownership opportunities and firsttime homebuyer loans marketed to teachers, City employees and artists.
• 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
184 | ACHIEVEMENT OF 2015-2023 HOUSING ELEMENT GOALS
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 moderateincome 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.
• 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.
GOALS, POLICIES, AND PROGRAMS | 185
8. Goals, Policies, and Programs
The purpose of this chapter is to present the City of Emeryville’s housing goals, policies, and programs for the 2023 to 2031 planning period to maintain, preserve, improve, and develop housing. 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.
8. Aerial view, over looking the northeast portion of the Marketplace Planned Unit Development (PUD), where EMME Apartments and Avalon Public Market Apartments surround Chrisite Park.
186 | 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
The State Density Bonus was utilized by the Developer to incorporate 8 Very Low Income housing units into the new construction of Bayview Apartments, a mixed income housing development.
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, ecofriendly building materials and aligns with regional greenhouse gas reduction strategies.
Goal H-2. Preservation: Conserve and
improve the condition of the existing
housing stock to enhance the livability of
neighborhood(s) for all residents.
These homes at 1264, 1262, and 1260 64th add color to the Doyle-Hollis neighborhood.
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.
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.
GOALS, POLICIES, AND PROGRAMS | 187
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.
Schematic of 4300 San Pablo Avenue, a 100% affordable
housing development for Seniors and Transitional Aged Youth.
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.
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.
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 nongovernmental 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.
188 | GOALS, POLICIES, AND PROGRAMS
8.2 Programs
Program
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 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.
Implementation 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.
The Emery is a mixed income and mixed use
development containing four housing structures with
500 housing units of which 85 units are restricted for
very low, low and moderate income households.
GOALS, POLICIES, AND PROGRAMS | 189
Program
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 two-unit 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.
Implementation Policies
H-1-2, H-5-1
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
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.
Implementation Policies
H-1-2, H-5-1
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Create and Adopt (Short Term (early 2023));
Implement (On-going)
Funding Source
SB 2, General Fund
190 | GOALS, POLICIES, AND PROGRAMS
Program
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 frequently-asked-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.
Implementation 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
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 neighborhood-serving retail. There
are currently very few single-family homes in the
City’s moderate-resource area, therefore geographic
targeting focuses primarily on multifamily properties
in the City’s moderate-resource area and the singlefamily property owners in low-resource areas that are in close proximity to transit, job centers and
neighborhood-serving retail.
The basement of this home at the corner of 55th Street
and Beaudry Street was the first ADU in Emeryville
when it was converted into a one bedroom unit in 2016.
GOALS, POLICIES, AND PROGRAMS | 191
Program
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 ground-floor 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.
Implementation 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 (low-resource 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 lowresource areas of the city will be targeted for “Future Proof” parking structures due to the ability to
increase residential density and the close proximity to services and commercial uses.
The warehouse at 1500 Park Avenue was originally built
in 1925 for a fruit-drying company. The building was
repurposed creating residential units and incorporated
into a larger project that included a parking garage and live/work units.
192 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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
GOALS, POLICIES, AND PROGRAMS | 193
Program
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 low-income 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 Low-resource Area as defined by TCAC (Figure 5-1). (Land Inventory Site 6).
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 very-low-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).
Implementation 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, Lowand 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
194 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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 Low-income 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.
GOALS, POLICIES, AND PROGRAMS | 195
Program
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 program will be operational until the funding ($1.5 Million) is depleted or reprogrammed to support another housing program.
Implementation 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
196 | GOALS, POLICIES, AND PROGRAMS
Program
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.
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.
Implementation 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.
Andante Condos, provided homeownership
opportunities to 125 households, including 25
homeowners with low and moderate incomes.
GOALS, POLICIES, AND PROGRAMS | 197
Program
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.
Implementation 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 Objectives
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.
Performance Metric(s)
# of Deed Restricted Special Needs Units; Amount of
Funds Expended.
Geographic Targeting
Moderate-resource area, particularly the PowellChristie core and North Bayfront Areas to promote new affordable housing opportunities where
services, access to transit and neighborhood-serving
retail are abundant.
198 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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
Quantified Objective
Eight applications for various funding sources to
support the creation of new affordable opportunities
and lessen the displacement risk for low-income
households.
Performance Metric(s)
Amount of Local, State and Federal Funds Leveraged
Geographic Targeting
Moderate-resource area, particularly the PowellChristie 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.
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Program
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. 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 First-Time 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.
Implementation 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-incom0e households and 13 moderate
income households through the FTHB DownPayment 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 neighborhoodserving retail are abundant, within condominium developments in moderate-resource areas and singlefamily neighborhoods in low-resource areas. To increase rates of homeownership in low-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.
200 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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
GOALS, POLICIES, AND PROGRAMS | 201
Program
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.
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.
Implementation Policies
H-1-1, H-1-2, H-3-2
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Develop Incentives (Mid Term); Develop Master
Lease Program (Mid-Term); Engage Partnership (Ongoing); 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-pluscare 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 PowellChristie 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.
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Program
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.
Implementation Policies
H-1-2, H-3-1, H-4-2, H-5-1
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Assess Regulations (Mid Term); Adopt Regulations
(Mid Term); Market (Ongoing)
Funding Source
General fund
Performance Metric(s)
# of Live/Work Units created
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.
Implementation 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
6221 Hollis Street, a historic industrial building
developed in the 1920's was converted in 1979 to
become the first live/work complex in Emeryville.
The Emeryville Artist Co-Op at 1420 45th Street was set up by the Emeryville Redevelopment Agency and
consists of 56 live-work units that are affordable to low and moderate income persons.
GOALS, POLICIES, AND PROGRAMS | 203
Program
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 familyfriendly 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).
Implementation Policies
H-1-1, H-3-2
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
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
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.
Implementation 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
Estrella Vista features a variety of amenities to
accommodate families with children including a
playground, afterschool program, and teen center
204 | GOALS, POLICIES, AND PROGRAMS
Program
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 mixedfuel.
Implementation Policies
H-1-4
Responsible Department/Review Authority
Community Development Department
Timeframe
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.
Implementation Policies
H-1-4
Responsible Department/Review Authority
Community Development Department, Planning
Commission
Timeframe
Implementation (Ongoing)
Funding Source
General fund
GOALS, POLICIES, AND PROGRAMS | 205
Program
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.
Implementation Policies
H-2-2, H-4-2
Responsible Department/Review Authority
Community Development Department, Public
Works
Timeframe
Implement (Ongoing); Update Website Information
(Annually)
Funding Source
General fund
Performance Metric(s)
# of Residential Units assisted; # of Improvements
made
206 | GOALS, POLICIES, AND PROGRAMS
Program
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-OaklandTransit Study (EBOTS).
Implementation 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).
GOALS, POLICIES, AND PROGRAMS | 207
Program
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 lowresource 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.
Implementation 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 Objective
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.
Recipient of an Emeryville Exterior Paint
Grant
208 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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.
4379-4381 Adeline Street, was previously awarded
a rehab loan and exterior paint grant, with the
condition that the rental units are rented to
moderate income households
GOALS, POLICIES, AND PROGRAMS | 209
Program
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.
Implementation 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
210 | GOALS, POLICIES, AND PROGRAMS
Program
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 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 profitmotivated 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.
Implementation Policies
H-2-3
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
GOALS, POLICIES, AND PROGRAMS | 211
Program
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.
Implementation 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 low- income 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
Rendering of Nellie Hannon Gateway. First SB 35 project approved in Emeryville. 45 of the 90 units will be set-aside for formerly homeless individuals with incomes below 20% AMI.
212 | GOALS, POLICIES, AND PROGRAMS
Program
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 fair-housing 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.
Implementation Policies
H-3-1, H-4-1, H-4-2
Responsible Department/Review Authority
Community Development Department, City Council
Timeframe
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
GOALS, POLICIES, AND PROGRAMS | 213
Program
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 community-based partners to reach vulnerable households in the identified neighborhoods.
Implementation Policies
H-4-1, H-4-2
Responsible Department/Review Authority
Community Development Department
Timeframe
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.
Implementation 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
214 | GOALS, POLICIES, AND PROGRAMS
Program
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 lowincome 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.
Implementation 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
Performance Metric(s)
# of subscribers to the Housing Portal; # of outreach
messages; # of new subscribers
GOALS, POLICIES, AND PROGRAMS | 215
Program
GG. Economic Mobility. The City will develop strategies to address income earning potential of very lowincome 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 lowincome 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.
Implementation 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.
216 | GOALS, POLICIES, AND PROGRAMS
Program
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 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 afterschool 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.
Implementation 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.
Aerial view of Emery Center of Community Life (ECCL), home to Anna Yates School and Emery High School
GOALS, POLICIES, AND PROGRAMS | 217
Program
II. Transportation: # 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, bicyclepedestrian 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.
Implementation 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 Lowresource Areas Passengers board the Emery Go-Round shuttle on the
south side of 40th Street east of Horton Street. The
Watermark by the Bay assisted living facility at 1440
40th Street is located across the Street, and Site
Number 18 in Table 6-3 (Vacant and Underutilized
Residential Sites) is the yellow building with the roll up door in the background.
218 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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
GOALS, POLICIES, AND PROGRAMS | 219
Program
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
Implementation Policies
H-5-1, H-5-2
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Implementation (Ongoing)
Funding Source
General Fund
Performance Metric(s)
# of units complied with AB1397
220 | GOALS, POLICIES, AND PROGRAMS
Program
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 singlefamily 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.
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 low-income 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 mixed-uses 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.
Implementation Policies
H-3-2; H-5-1
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Timeframe: Short Term for all except Group
Residential and Single-Room Occupancy (SRO), which is
Mid Term
Funding Source
General Fund
GOALS, POLICIES, AND PROGRAMS | 221
Program
7. Mobile/Manufactured Planning Regulation Amendment. Planning Regulations will be updated to require mobile and manufactured homes the same approval processes as single-family 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.) 222 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation 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.
Implementation 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
GOALS, POLICIES, AND PROGRAMS | 223
Program
OO. Housing for Seniors. To ensure the senior population is able to continue to age in place and have housing options that meet their financial, social and physical needs the City will:
1. Seek funding to support a Housing Counselor to assist Seniors in navigating and applying for Affordable Housing Opportunities.
2. Evaluate the feasibility of creating a Shared Housing Program for seniors and if feasible, collaborate with a community partner to facilitate the program.
3. Continue to facilitate the redevelopment of Site 10 on the Site Inventory List, to create 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.
Implementation 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
224 | GOALS, POLICIES, AND PROGRAMS
Program
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.
Implementation Policies
H-4-1
Responsible Department/Review Authority
Community Development Department, City Council
Timeframe
Update Marketing Plan Requirements (Short Term);
Collection and Evaluate Program Race and Ethnicity
Data (Short Term); Require Fair Housing Training
(Ongoing); Revise BMR Resale Requirements (Short
Term)
Funding Source
General Fund
Quantified Objective
# of Marketing Plans Updated
GOALS, POLICIES, AND PROGRAMS | 225
Program
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.
Implementation Policies
H-4-1; H-4-3
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Implement Preference (Ongoing); Support
Tenant/Landlord Service Providers (Ongoing);
Develop Property Management Training (Short
Term); Evaluate Need for Emergency Ordinances (As
Needed)
Funding Source
General Fund
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.
226 | GOALS, POLICIES, AND PROGRAMS
Program
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-stopshop” 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.
Implementation 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
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.
Implementation 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
GOALS, POLICIES, AND PROGRAMS | 227
Program
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.
Implementation 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.
Implementation Policies
H-1-2, H-3-2
Responsible Department/Review Authority
Community Development Department, Planning
Commission, City Council
Timeframe
Mid Term
Funding Source
General Fund
Performance Metric(s)
# of Projects implementing Universal Design
228 | GOALS, POLICIES, AND PROGRAMS
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
Extremely Totals 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 | 231
Appendix A: Review of Previous
Programs
While Chapter 7 summarizes the City’s achievements in implementing the goals, policies, and programs from the 2015–2023 Housing Element, Appendix A provides a complete, program-byprogram review of the City’s progress in implementing 2015–2023 policies and programs.
Parc on Powell was identified as Site 3 in the 5th Cycle (2015 - 2023) Housing Element. The development includes live/work units, affordable units, the creation of a park, and the reuse of Significant Structure #25 in Table 9-5.1210 of the Planning Regulations.
A.
232 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
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.
Program H-1-1-3
Continue to offer home maintenance
education.
The City offered public educational opportunities for the Earthquake Brace + Bolt Program (EBB) throughout the planning period. The EBB Program is an incentive program offered by the California Residential Mitigation Program (CRMP), a joint powers authority established by the California Earthquake Authority and the Governor’s Office of Emergency Services. The program offers homeowners up to $3,000 who complete a voluntary code-compliant brace and bolt retrofit to strengthen their homes. Voluntary seismic upgrade permits were issued and finalized in 2017 for two single-family homes.
The City’s advertises these opportunities on the City’s website and through public outreach opportunities.
Modify and continue this under Program
“X” Homeowner Rehabilitation and
Repair Programs.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 233
Program Progress Continue/Modify/Remove
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-bycase 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.
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.
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.
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 and operate at-risk properties,
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.
234 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
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 pre-application meetings were made available to applicants. In 2016 the Planned Unit Development for the Sherwin Williams project was approved; this project qualified for a density bonus. Two projects received bonus points under the City’s local bonus point ordinance in 2018: Sherwin-Williams Mixed Use (85 affordable units) and Adeline Springs (5 affordable units).
Modify and continue this under Program
“A” Housing Development Regulatory
Programs.
Program H-2-1-2
Continue to implement the Affordable
Housing Program (formerly known as the
Affordable Housing Set-Aside Ordinance)
to require the inclusion of below-marketrate 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.
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 moderate-income 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.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 235
Program Progress Continue/Modify/Remove
Program H-2-2-2
Include extremely low-, very low-, and/or
low-income 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 NonProfit 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.
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 moderateincome households throughout the planning period. The program is available on marketrate 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 reexamining the program to find ways to make it more effective and useful for the current market cycle. New guidelines for the program are being drafted. Another factor in the low utilization of the program is the high cost of housing, relative to incomes. While lowerincome households would be eligible for the program based on their income, often these households cannot afford market-rate homes even with downpayment assistance.
Modify and continue this under Program
“M” Homebuyer Assistance Programs.
236 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
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
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 lowand 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 AIDS-related 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.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 237
Program Progress Continue/Modify/Remove
Program H-3-1-2
Support the development of Residential
Care Facilities for the Elderly (RCFE) and
independent senior housing
developments, where appropriate,
particularly senior facilities that offer
housing affordable to lower-income senior
households.
Staff conducted a feasibility analysis of developing senior housing on the Recreation Center site at 4300 San Pablo Ave after the Recreation Center moved to Emeryville Center of Community Life. Staff issued a Request for Proposals in 2017 for an affordable housing developer to build senior housing on the site. However, the RFP was postponed in order to upzone the site to increase project feasibility. The City rezoned the area in 2018 and reissued the RFP in 2019. In 2020, the City entered into an Exclusive Rights to Negotiate Agreement with a Non-Profit Developer to redevelop 4300 San Pablo Avenue as an intergenerational housing project for low income seniors and transitional aged youth. In 2021, the City supported the adoption of SB 591 which allows for the creation of intergenerational housing in California.
Modify and continue this under Program
“OO” Housing for Seniors.
Program H-3-1-3
Continue to offer a density bonus for
developments that provide universal
design features. Evaluate the feasibility
and appropriateness of amending the
Planning Regulations to require the
provision of universal design features in a
portion of residential units in new
developments.
Some universal design features were made part of the State Building Code between 2015 and 2017. Development bonuses were available for projects that include additional universal design features. However, because the Building Code now requires Universal Design features, the City no longer offers bonus points for them.
Modify and continue this under Program
“UU” Universal Design Program.
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 mixed-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.
Modify and continue this under Program
“O” Housing for Persons with Disabilities.
238 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
Program H-3-2-1
Continue to support the countywide effort
to prevent and end homelessness through
strategies described in the “EveryOne
Home – Alameda Countywide Homeless
and Special Needs Housing Plan.” Monitor
the plan’s progress through City
participation in collaborative groups
including EveryOne Home working
committees, the Alameda County Urban
County Technical Advisory Committee, and
the Alameda County HOME Consortium
Technical Advisory Committee.
The City is a member of Everyone Home and continues to identify and implement many measures of the EveryOne Home Plan. The City
volunteered as a reviewer in EveryOne Home's annual Notice of Funding Availability (NOFA) process in 2015 and 2016. The City also continues to participate in the Alameda County Urban County Technical Advisory Committee and the HOME Technical Advisory Committee. In 2017, the City joined Berkeley and Albany in the North County Homeless Hub. The City adopted a Homeless Strategy in 2018 which sets forth goals and implementation measures intended to address homelessness. At that time, the City approved a total of $305,000 in funding for homeless services, a substantial increase over previous years.
Due to the Covid-19 Pandemic and changes in leadership to the EveryOne Home group, the City has not been invited to Technical Advisory Committee meetings recently.
However, the City is actively working with EveryOne Home on identifying ways to support those who are homeless and to implement efforts to prevent and end homelessness. The City is also is supporting the development of permanent supportive housing through the 3600 San Pablo Avenue project, which will create 25 permanent supportive housing units for very low-income households upon completion.
Modify and continue this under Program
“BB” Housing and Supportive Services for
Homeless and Formerly Homeless.
Program H-3-2-2
Continue to allocate Community
Development Block Grant (CDBG) funds to
support a homeless shelter and service
provider to provide housing, 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.
Program H-3-2-3
Continue to provide information at City
Hall and through the City’s website on
resources available for emergency
housing assistance. Ensure that City staff
across multiple departments is aware of
referral procedures and the location of
resource information.
The City continues to provide information on its website and at the Senior Center and City Hall. Housing staff works with the Emeryville Police Department Homeless Liaison on specific issues related to homelessness and people experiencing homelessness.
Due to the closure of City hall associated with the Covid-19 Pandemic, the City has focused distribution of information on available resources via the City's website, posting of informational flyers, direct contact by the City Police department homeless liaison, and through direct outreach via the City's contract homeless outreach and housing navigation team, Operation Dignity. Outreach efforts were also increased to include evening and weekend hours.
Remove. All marketing and public
outreach for Housing Element Programs
will be undertaken as Program “FF”
Access to Information.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 239
Program Progress Continue/Modify/Remove
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.
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 mixeduse 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 Mixed-use development is
required in Cities Planning Regulations
for parcels over 1 acre in the MUR and
MURS zone. On sites less than 1-acre,
mixed use development occurs as well.
Program H-4-2-1
Continue to offer down payment
assistance through the City’s First-Time
Homebuyer Program, which provides lowinterest 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-market-rate units.
The City continues to provide a First-Time Homebuyers Program for Low to Moderate Income Teachers at Emery Unified School District. The program is available on marketrate 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.
240 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
Program H-4-2-2
Continue to offer down payment
assistance through the City’s First-Time
Homebuyer Program, which provides lowinterest loans of up to 20 percent of the purchase price to City of Emeryville
employees with any income for marketrate units and with very low to moderate income for below-market-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-marketrate 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 of 2021, staff were negotiating the terms of this proposal.
Modify and continue under Program “Q”
Housing for Artists/Craft-persons.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 241
Program Progress Continue/Modify/Remove
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, tenant-landlord mediation,
public education, and legal referrals for
Emeryville low-income tenants and
landlords.
The County utilizes Urban County Community Development Block Grant (CDBG) funds and Local General Funds to contract with ECHO Fair Housing and East Bay Community Law Clinic to provide fair housing and landlord/tenant mediation to renters in Emeryville.
Information on their services is available at City Hall on the website.
In 2019, ECHO assisted 26 households with Tenant/Landlord Counseling and 14 households with Fair Housing Counseling. Using General Funds, an additional 3 households were assisted by ECHO as administrator of the City’s Just Cause Eviction Ordinance. In 2020, ECHO provided service to 54 households and EBCLC provided service to 32 households.
Modify and continue this under Program
“DD” Fair Housing Counseling.
Program H-5-1-2
Continue to advertise fair housing
counseling services provided by ECHO or
another fair housing counseling
organization through a variety of means,
including public information available at
Emeryville City Hall, in the City’s Activity
Guide, and on the City’s website.
Renter's rights information is published in each City Activity Guide with referrals to fair housing and tenant organizations. Information on services is available at City Hall on the website as well as in the E-news.
Due to the closure of City hall associated with the COVID-19 Pandemic, in 2020 the City had to focus 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.
242 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
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-market-rate units
provided in compliance with the City’s
Affordable Housing Program (formerly
known as the Affordable Housing SetAside Ordinance).
The City of Emeryville requires fair housing language and logos on all Marketing Plans for affordable units and within the Affordable Housing Agreements, as well as requiring the management companies to provide special outreach to populations least likely to apply and to translate marketing materials for language isolated populations. The City will continue to review these documents as they come in to ensure compliance.
Modify and continue this under Program
“PP” Affirmative Fair Housing Marketing
Plan.
Program H-5-1-4
Continue to support an Accessibility Grant
Program to improve home accessibility for
lower-income 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 familyfriendly 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
family-friendly 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.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 243
Program Progress Continue/Modify/Remove
Program H-6-2-1
Work with the Alameda County Housing
and Community Development Department
to advertise the availability of Mortgage
Credit Certificates to increase the financial
feasibility of homeownership for
Emeryville households. Make information
available on the City’s website, at City Hall,
and in other appropriate locations.
Staff works with Alameda County to make the Mortgage Credit Certificates program available to Emeryville Buyers and works with mortgage brokers involved in the resale of below-market rate (BMR) units to review the program for their buyers. In 2019, 9 households received an MCC. MCC funds were not available in Alameda County in 2020 and 2021
Modify and continue this under Program
“M” Homebuyer Assistance Programs.
Program H-6-2-2
Provide education and technical
assistance to condominium homeowners
associations (HOAs) to encourage owner
occupancy and ensure projects achieve or
maintain eligibility for Federal Housing
Association (FHA) insured loans.
The City collaborated with HOAs throughout the planning period to encourage and verify owner occupancy for participants in the City’s First-Time Homebuyer Loan and BMR programs.
Outreach to the homeowners' associations is awaiting an anticipated change in the Federal Housing Agency (FHA) rules regarding the percent of owner-occupied units in condominium complexes.
Remove. This program is not currently
active.
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 moderateincome households throughout the planning period. The program is available on marketrate 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 reexamining the program to find ways to make it more effective and useful for the current market cycle. Another factor in the low utilization of the program is the high cost of housing, relative to incomes. While lower-income households would be eligible for the program based on their income, often these households cannot afford market-rate homes even with downpayment assistance.
Modify and continue this under Program
“M” Homebuyer Assistance Programs.
Program H-6-3-1
Continue to implement the City’s
Foreclosure Prevention and Predatory
Lending Prevention Strategy through
education and outreach, referrals, and
technical assistance.
Foreclosures in the City have slowed significantly during the planning period and the Unity Council assistance program was cancelled in 2015. However, staff continue to assist residents at risk of losing their homes to foreclosure, including residents in BMR homes.
Staff has referred interested residents to Keep Your Home California and the HOPE foreclosure program, among other resources.
In 2020, in response to the COVID-19 pandemic, the City adopted a Home Owner Association (HOA) foreclosure moratorium to prevent HOAs from foreclosing on homeowners for their inability to pay HOA dues from March - September 2020.
Additionally, the City has included a Foreclosure Prevention Program in the Affordable Housing Administration and Expenditure Plan, which was adopted in February 2021.
Modify and continue this under Program
“J” Foreclosure Prevention Programs.
244 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
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.
Program H-7-1-2
Continue to work with developers to seek
outside funding opportunities for site
remediation and offer technical
assistance with funding applications.
The City will market its $1.9 million Revolving Loan Fund (RLF) to developers partnering with the City to develop City-owned sites in need of remediation, including housing sites on Christie Avenue and San Pablo Avenue. The City markets the RLF through website and pre-construction meetings.
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.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 245
Program Progress Continue/Modify/Remove
Program H-7-2-2
Include the appropriate GreenPoint or
LEED Checklist in all City-led requests for
proposals (RFPs) for new housing
developments and include the checklist as
a review criterion in the developer
selection process.
The City included GreenPoint or LEED in the RFP that resulted in the Estrella Vista project at 3706 San Pablo and in the RFP for the former Recreation Center Site in 2019. In 2017, the Marketplace developer included the required Greenpoint/LEED checklist with their submittals, as did the Estrella Vista developer.
In 2019, the City issued an RFQ/P for 4300 San Pablo Avenue with a requirement that the project achieve a minimum of 100 “GreenPoint Rated” points plus meet all minimum requirements of LEED Silver certification.
Remove. All new construction and
rehabilitation projects are required to
incorporate Green Point or LEED
standards.
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.
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 PDAlinked 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.
246 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
Program Progress Continue/Modify/Remove
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, 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.
Modify and continue this under Program
“II” Transportation.
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 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.
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.
APPENDIX A: REVIEW OF PREVIOUS PROGRAMS | 247
Program Progress Continue/Modify/Remove
Between 2018 and 2020, the City participated in and publicized a solar and alternativefuel-vehicle discount program and continues to publicize transit and micro-transit opportunities. The City also updated its Housing Notification e-mail list so that information on these programs can be sent directly to BMR tenants, homeowners, and interested residents.
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.
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.
248 | APPENDIX A: REVIEW OF PREVIOUS PROGRAMS
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APPENDIX B: OUTREACH | 249
Appendix B: Outreach
Appendix B describes the City’s 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.
Annual Training for Tenants and Landlords on Tenant Rights and Just Cause Eviction Ordinance B.
250 | APPENDIX B: OUTREACH
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 COVID19 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.
Housing Element Virtual Community Workshop Flyer
APPENDIX B: OUTREACH | 251
Table B-1. Outreach Activities by Date and Topics B.2 CONSULTATIONS Fair housing and service providers
(“stakeholders”) were asked to provide input on
the 2023-2031 Housing Element Update via oneon-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
• 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)
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
252 | APPENDIX B: OUTREACH
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 long-term 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.
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.
APPENDIX B: OUTREACH | 253
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.
B.3.1 Demographics
B.3.1.1 Q1. How old are you?
As shown in Table B-3, people in the 35–54-yearold range were the most frequent participants, followed by people aged 55-74.
Table B-2. Summary of Surveys and Live Polling
*Seven Housing Committee members and four members of the public.
Table B-3. How old are you?
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
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
254 | APPENDIX B: OUTREACH
Table B-5. What is your annual household income?
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).
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
self-reported by participants, followed by
household incomes in the $50,001 to $75,000
range.
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-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
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
APPENDIX B: OUTREACH | 255
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.
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 multiunit 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)
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-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
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
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
256 | APPENDIX B: OUTREACH
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.
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
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
APPENDIX B: OUTREACH | 257
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.
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 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-11. Are there populations that you believe are underserved in Emeryville? re 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 workforceincome 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
258 | APPENDIX B: OUTREACH
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 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-12. Housing Choices
Potential Housing Choice Actions
Housing
Committee
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
APPENDIX B: OUTREACH | 259
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 B14, 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.
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
over-concentrated 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
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
260 | APPENDIX B: OUTREACH
• 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 qualityof-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?
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 multilingual 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
APPENDIX B: OUTREACH | 261
• Disabled residents in wheelchairs often
have challenges with carpet in their
housing unit. We need to consider design
features that work for disabled
households.
• Multi-generational housing is good and so
is income diversity in housing.
• Solar panels should be required for all
housing units.
Comments from members of the Public:
• There is not enough discussion on housing
needs for veterans. Current BMR
homeownership policy does not support
veterans.
• How does the Housing Element fit in with
other plans the City is working on like the
Active Transportation Plan?
• Can there be more flexibility in converting
commercial space to housing?
• Roll in showers are needed in housing
units, as well as more consideration for
physical disability in the design of units.
• More ADA units are needed.
• Consider participating in the CalHFA
program to spur production of moderateincome housing.
• Is the City going to apply for HCD’s
prohousing designation?4.2
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.
• 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.
262 | APPENDIX B: OUTREACH
• 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 fourbedroom 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-four-unit 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 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 Prohousing
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.
APPENDIX B: OUTREACH | 263
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 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 double-loaded
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
• 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
264 | APPENDIX B: OUTREACH
• 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
• 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
APPENDIX C: GLOSSARY | 265
Appendix C: Glossary
Appendix C provides a list of acronyms and definitions to assist readers in understanding the Housing Element.
Avalon Senior Apartments are shown across Adeline Street, and 3900 Adeline Apartments are shown on the left side of the photo C.
266
| APPENDIX C: GLOSSARY
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
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
VLI Very Low Income
APPENDIX C: GLOSSARY | 267
DEFINITIONS
Accessory Dwelling Unit: An accessory
dwelling unit (also known as second 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 refers to the entire
acreage of a site. Most communities calculate
gross acreage to the centerline of proposed
bounding streets and to the edge of the rightof-way of existing or dedicated streets. Net acreage refers to 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 uses the 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.
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.
California Department of Housing and
Community Development (HCD): The State
agency that has principal responsibility for
assessing, planning for, and assisting
communities to meet the needs of low- and
moderate-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.
268 | APPENDIX C: GLOSSARY
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.
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 communitylevel segregation.
Dwelling Unit: 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 degrees the 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 last resort. 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 Statemandated elements of a local general plan, it assesses the existing and projected housing
needs of all economic segments of the
community, identifies potential sites adequate
to provide the amount and kind of housing
needed, and contains goals, policies, and
implementation programs for 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 as sewage-disposal systems, watersupply systems, other utility systems, and roads.
Land Use Regulation: A term encompassing
the regulation of land in general and often used
to mean those regulations incorporated in the
General Plan, as distinct from zoning
regulations (which are more specific).
APPENDIX C: GLOSSARY | 269
Long Term: Actions to be completed within 7-8
years.
Lot or Parcel: A portion of land shown as a unit
on a recorded subdivision map 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.
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
270 | APPENDIX C: GLOSSARY
separate unit available (provider) with a seeker,
who is looking for a place to live.
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 on- or off-site services that assist the
supportive housing resident in retaining the
housing, improving his or her health status,
and maximizing his or her ability to live, and
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 as rental
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 and Urban
Development (HUD): A cabinet-level
department of the federal government that
administers housing and community
development programs.
Vacant:Lands or buildings that 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.
Zoning Ordinance: 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
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
2040 Bancroft Way, Suite 400
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