Oakley City Council
March 28, 2023

Substandard Conditions
High housing costs can often result in households, particularly renters, living in substandard conditions to afford housing. Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions.

Regional Trends
According to 2015–2019 ACS estimates, shown in Table 4-25, 0.86 percent of households in Contra Costa County lack complete kitchen facilities and 0.39 percent of households lack complete plumbing facilities. Renter households are more likely to lack complete facilities compared to owner households.

TABLE 4-25: SUBSTANDARD HOUSING CONDITIONS BY TENURE IN

CONTRA COSTA COUNTY
Owner Renter All Households
Lacking complete kitchen facilities 0.19% 0.67% 0.86%
Lacking complete plumbing facilities 0.19% 0.20% 0.39%
Source: American Community Survey, 2015-2019 (5-Year Estimates). 1301
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Local Trends
According to 2015–2019 ACS estimates, shown in Table 4-26, the City of Oakley does not have housing units in substandard condition. However, there are areas of the City with higher concentrations of older homes in need of repair. According to data from Code Enforcement and the Residential Rental Inspection Program, the highest prevalence of housing units in need of rehabilitation or replacement is in the northwestern part of the City on or around Carol Lane and in Downtown Oakley where the housing stock is older.

There are also several rural homesteads throughout the community with structures in need of repair or replacement. These tend to be located on the edge of town, outside of the more urbanized areas of the city.

TABLE 4-26: SUBSTANDARD HOUSING CONDITIONS BY TENURE IN OAKLEY Owner Renter All Households
Lacking complete kitchen facilities 0 0 0
Lacking complete plumbing facilities 0 0 0
Source: American Community Survey, 2015-2019 (5-Year Estimates).

Displacement Risk
As the region's economy has reached new heights in recent years - with high-paying job growth in San Francisco, Silicon Valley, and beyond - displacement risk has become an increasingly regional problem. Bay Area residents have already been facing some of the highest housing costs in the nation and as they continue to rise individuals and families are being forced to relocate just to afford to live.

Displacement occurs when housing costs or neighboring conditions force current residents out and rents become so high that lower-income people are excluded from moving in. Displacement risk refers to the share of lower-income households living in neighborhoods that have been losing lower-income residents over time, thus earning the designation “at risk”. For most Bay Area counties, the Great Recession coincided with a bump in displacement risk, as low-income homeowners bore the brunt of the negative effects of the mortgage lending crisis. By 2017, every County in the region had more than 30 percent of its lower-income residents at risk of being displaced.16 UC Berkeley’s Urban Displacement Project (UDP) states that a census tract is a sensitive community if
⚫ They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as:
 Share of very low-income residents is above 20 percent in 2017, and  The tract meets two of the following criteria:
▪ Share of renters is above 40 percent in 2017
▪ Share of people of color is above 50 percent in 2017
16 Vital Signs, 2017. Displacement Risk – Regional Performance. https://www.vitalsigns.mtc.ca.gov/displacement-risk.

Accessed May 2022.
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▪ Share of very low-income households that are severely rent burdened households is above the County median in 2017
They, or areas in proximity, have been experiencing displacement pressures.

Displacement pressure is defined as:
⚫ A percent change in rent above the County median for rent increases between 2012 and 2017; or
⚫ A difference between census tract median rent and median rent for surrounding tracts above median for all tracts in the County (rent gap) in 2017.

Regional Trends
Using the methodology above, sensitive communities were identified in areas between El Cerrito and Pinole; Pittsburg, Antioch and Clayton; east Brentwood; and unincorporated land in Bay Point. Small pockets of Sensitive Communities are also found in central Contra Costa County from Lafayette towards Concord. Refer to Figure 4-40.

Figure 4-40: Sensitive Communities as Defined by the Urban Displacement Project in Contra Costa County
Source: Map 21(a) of Contra Costa Housing Collaborative AFFH analysis.

Local Trends
In Oakley, the census tracts in northwestern portion of the City (See Figure 4-41), were identified as communities sensitive to displacement. These areas correspond to block 1303
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groups with high percentages of cost-burdened renter households, low median income, high percentages of renter units with HCVs, and high percentage of children in femaleheaded households. These areas also correspond with locations of subsidized housing in the City that offer reduced rents to low-income tenants.

Figure 4-41: Sensitive Communities as Defined by the Urban Displacement Project in Oakley Source: Map 21(b) of Contra Costa Housing Collaborative AFFH analysis.

Use of Housing Choice Vouchers
The housing choice vouchers (HCV) are a form of HUD rental subsidy issued to lowincome households that promise to pay a certain amount of the household’s rent. Prices, or payment standards, are set based on the rent in the metropolitan area, and voucher households must pay any difference between the rent and the voucher amount.

Participants of the HCV program are free to choose any rental housing that meets program requirements.

Fair housing choice means that individuals and families have the information, opportunity, and options to live where they choose without unlawful discrimination and other barriers related to race, color, religion, sex, familial status, national origin, disability, or other protected characteristics. Fair housing choice encompasses: (1) actual choice, which means the existence of realistic housing options; (2) protected choice, which means housing that can be accessed without discrimination; and (3) enabled choice, which means realistic access to sufficient information regarding options so that 1304
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any choice is informed. Households participating in the HCV Program have enabled choice when they are provided with sufficient information regarding their housing options so that any choice is informed.17
An analysis of the trends in HCV concentration can be useful in examining the success of the program in improving the living conditions and quality of life of its holders. In fact, one of the objectives of the HCV program is to encourage participants to avoid highpoverty neighborhoods and encourage the recruitment of landlords with rental properties in low-poverty neighborhoods.

Regional Trends
According to the Contra Costa County AI, the Housing Authority of Contra Costa County (HACCC) administers approximately 7,000 units of affordable housing under the HCV program (and Shelter Care Plus program). Northwest Contra Costa County is served by the Richmond Housing Authority (RHA) that administers approximately 1,851 HCVs.

North-central Contra Costa County is served by the Housing Authority of the City of Pittsburg (HACP), which manages 1,118 tenant-based HCVs.

The HCV program serves as a mechanism for bringing otherwise unaffordable housing within reach of low-income populations. With reference to Figure 4-42, the program appears to be most prominent in western Contra Costa County, in heavily Black and Hispanic areas, and in the northeast of the County, in predominantly Black, Hispanic, and Asian areas. Central Contra Costa County largely has no data on the percentage of renter units with HCVs. The correlation between low rents and a high concentration of HCV holders holds true for the areas around San Pablo, Richmond, Martinez, Pittsburg, and Antioch. 17 HCD AFFH Guidance Memo, 2021.
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Figure 4-42: Distribution of Percentage of Renter Units with HCVs in Contra Costa County Source: Map 6(a) of Contra Costa Housing Collaborative AFFH analysis.

Figure 4-43 shows the Location Affordability Index in Contra Costa County. In Contra Costa County, the majority of the county has a median gross rent of $2,000–$2,500.

Central Contra Costa County (areas between Danville and Walnut Creek) have the highest rents around $3,000 or more. The most affordable tracts in the County are along the perimeter of the County in cities like Richmond, San Pablo, Pittsburg and Martinez. 1306
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Figure 4-43: Location Affordability Index in Contra Costa County Source: Map 7(a) of Contra Costa Housing Collaborative AFFH analysis.

Local Trends
The Contra Costa County Housing Authority administers and manages the Housing Voucher Program (Section 8) in most of Contra Costa County, including Oakley.

Figure 4-44 provides the percentage of renter units with HCVs in Oakley. Census tracts in the east have the lowest percentage of renter units with HCVs (< 5 percent). The rest of the City has up to 15 percent of renter units with HCVs. A northwestern slice of tracts in the City have between 15–30 percent of renter units with HCVs. According to the AFFH Data Viewer created by the HCD, areas with highest HCV use in the City correspond to the location of subsidized housing that offer reduced rents to low-income tenants.

Though HCVs are not limited to units located in subsidized housing projects, the presence of such projects in the vicinity could explain the concentration of renter units with HCVs. 1307
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Figure 4-44: Distribution of Percentage of Renter Units with Housing Choice Vouchers in Oakley Source: Map 6(b) of Contra Costa Housing Collaborative AFFH analysis.

Tracts with the lowest percentage of renter units with HCVs have the highest economic score and percentage of children in married-couple households. These tracts, however, also correspond to some of the lowest median gross rent in the City, moderate percentage of cost-burdened renter households, and high percentage of population with a disability.

Figure 4-45 shows the Location Affordability Index in the City of Oakley. Southwest Oakley has the highest median gross rent, between $2,000–$2,500. The central portion of the City reaching northwest follows closely, with median gross rent between $1,500– $2,000. The rest of the City has median gross rent less than $1,000. Where median gross rent is highest, composite scores for opportunity areas, median income, and environmental scores are also the highest. High composite scores for opportunity areas indicate high opportunity indicators such as employment rates, educational proficiency, proximity to jobs, etc.; high environmental scores indicate more positive environmental outcomes; high scores on the healthy places index indicate that community characteristics and social factors contribute to more positive health outcomes and wellbeing of residents.
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Figure 4-45: Location Affordability Index in Oakley
Source: Map 7(b) of Contra Costa Housing Collaborative AFFH analysis.

Source of Income Discrimination
The 2020 AI found that source of income discrimination is a contributing factor to segregation within the Contra Costa County Consortium. Many HCV holders in the Bay Area face considerable difficulty in finding a landlord willing to accept a voucher. For example, in 2011 residents of a Richmond Housing Authority project undergoing renovation were given HCVs as part of a relocation process but reported being unable to find housing due in part to source of income discrimination.18 Although the California Fair Employment and Housing Act bars discrimination on the basis of source of income, HCVs are not considered a protected source of income. In the Bay Area, jurisdictions with ordinances banning source of income discrimination against HCV holders include San Francisco, East Palo Alto, and Santa Clara County. There is currently no County-wide ordinance banning source of income discrimination nor is there such an ordinance in any municipality in Contra Costa County. 18 Karina Ioffee, April 2015. Richmond: City Struggles to Find Homes for Troubled Public Housing Project’s Residents, The Mercury News. https://www.mercurynews.com/2015/04/24/richmond-city-struggles-to-find-homes-for-troubledpublic-housing-projects-residents/. 1309
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Homelessness
Homelessness is a critical issue in the Bay Area. In recent years the issue has been even further exacerbated by the economic impacts of the coronavirus pandemic. Since 2015, the unsheltered population in Contra Costa has increased 18 percent.

Every January, Contra Costa's Homeless Continuum of Care (CoC), along with hundreds of communities across the nation, conducts a comprehensive Point in Time (PIT) count of families and individuals experiencing homelessness across the County. The last PIT, which was done in 2020 found a total of 2,277 individuals in Contra Costa County. Just under one-third were sheltered (707) and more than two-thirds were unsheltered (1,570). Of those counted, 50 unsheltered individuals were found in Oakley.

According to 2020 Contra Costa County Annual PIT Report, men represented the majority of those identified in the PIT count (65 percent, n=1,483), followed by women (35 percent, n=788), and transgender/gender non-conforming (n=6, less than 1 percent).

Overall, men were more likely to be unsheltered.

More than half the people identified in the count reported White/Caucasian as their race (54 percent, n=1,227), followed by 29 percent (n=674) who reported Black/African American race, and American Indian (8 percent, n=179). Almost a quarter of those counted in PIT identified as Hispanic/Latino (24 percent, n=128). When analyzing race distribution by shelter status, there were far more White people that were unsheltered (88 percent) relative to all other races (45 percent Asian and 41 percent Black/African American were unsheltered).

As part of the PIT count, a survey is conducted of individuals counted. When asked about the primary cause of their current situation, financial hardship was the leading primary cause of homelessness (25 percent), followed by evictions (17 percent), and substance abuse (14 percent).

Other Relevant Factors
Mortgage Lending
Despite efforts to reform long-standing practices of discrimination in the housing credit system, patterns of inequality still exist and are nearly inevitable for generations of households. During the Great Recession and subsequent housing crisis, it became apparent that there was an overconcentration of non-white residents with subprime mortgages and property foreclosures across the country.19 While reasons for a loan application denial can vary, most low-income residents are at a higher risk of a subprime loan. This is even more true if the low-income resident is a person of color or foreign-born. As Contra Costa’s rental housing market grows 19 Subprime mortgages are a type of housing loan most often given to individuals that have weak credit history.

Subprime mortgages carry higher interest rates, and are thereby more expensive, because there is a pre-determined higher risk of default.
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increasingly unaffordable, Black and Hispanic families and individuals are disproportionately impacted.

Table 4-27 below presents data provided via the Home Mortgage Disclosure Act (HDMA) by race and ethnicity for 2018-2019 in Oakley. During this time, there were 2,867 mortgage applications, of which 66.26 percent were approved. White and Asian applicants had the highest rates of approval at 66.7 and 66.29 percent respectively. This is similar to patterns in the region. The 2020 AI found that applications from Blacks and Hispanics/Latinos are uniformly denied at higher rates than those of Whites or Asians.

However this trend is not completely reflective of Oakley. Hispanic or Latino applicants in Oakley have approval ratings and denial rates that are in line with the average (65.41 percent and 16.23 percent respectively). However, of the 180 applications from Black applicants, 18.89 percent were denied. This is the highest denial rating besides applications from American Indians and Alaska Natives whose denial rate was 21.05 percent for 19 applications.

TABLE 4-27: MORTGAGE APPLICATIONS BY RACE, 2018-2019
Racial / Ethnic Group Total Number
of Applications
Action Type
Approved (a) Denied (b) Other (c)
American Indian or Alaska
Native, Non-Hispanic 19 47.37% 21.05% 31.58%
Asian / API, Non-Hispanic 264 66.29% 14.39% 19.32%
Black or African American,
Non-Hispanic 180 61.67% 18.89% 19.44%
White, Non-Hispanic 1,153 66.70% 16.13% 17.17%
Hispanic or Latino 610 65.41% 16.23% 18.36%
Unknown 641 63.65% 16.85% 19.50%
Totals 2,867 65.26% 16.36% 18.38%
Notes: (a) includes loans originated and applications approved but not accepted; (b) includes application denied by financial institution; and (c) includes applications withdrawn by applicant and incomplete applications.

Source: ABAG Data Needs Packet, 2021. Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files, 2018 and 2019 applications.

Land Use and Zoning Laws
The 2020 AI found that land use and zoning laws are a significant contributing factor to the segregation of Black and Hispanic residents throughout the County and the region.

People of color disproportionately occupy high-density housing, which can generally be built only in areas zoned for multi-family homes, multiple dwellings or single-family homes on small lots. This tends to segregate people of color into the municipal areas zoned for high-density housing. One of the most effective tools found to combat segregation is an inclusionary zoning ordinance, which requires a certain percentage of multi-family units to be reserved for low-income tenants.

Furthermore, the greatest concentrations of both low-income and non-white populations are in Antioch, Concord, Hercules, Pinole, Pittsburg, Richmond, San Pablo, and Walnut Creek. The cities of Brentwood, El Cerrito, Martinez, Oakley, and Pleasant Hill may be 1311
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counted as well; however, the demographic distributions show less obvious concentrations and more variation between City subdivisions, making segregation a less obvious concern. Contrastingly, Clayton, Lafayette, Orinda, Martinez, and Moraga have very low populations of low-income people of color. Zoning ordinances and land use are likely large determinants of this.

Location of Existing Publicly Supported Housing
The geographic distribution of existing publicly supported affordable housing is an important factor in examining fair housing choice and patterns of segregation by income and race/ethnicity. The Housing Authority of Contra Costa County (HACCC), headquartered in Martinez, CA, owns approximately 1,177 units of public housing in 14 developments throughout the County. The HACCC also administers approximately 7000 units under the HCV and Shelter Care Plus programs, and 243 other multi-family units.

Publicly Supported Housing units in Contra Costa are predominantly located in and around the Richmond area, between and around Concord and Walnut Creek, and in and around the Pittsburg and Antioch areas. Table 4-28 below shows the HACCC publicly supported housing and census tract demographics. The 2020 AI found that different forms of publicly supported housing in the Contra Costa Consortium are racially disparate in that Black residents comprise the largest percentage of public housing (55 percent) and the largest percentage of those residing in Project Based Rental Assistance (PBRA) housing (37 percent) despite comprising only 9 percent of the Consortium’s total population20.

TABLE 4-28: HOUSING AUTHORITY OF CONTRA COSTA COUNTY PUBLICLY SUPPORTED

HOUSING AND CENSUS TRACT DEMOGRAPHICS
Project Name Community Census Tract
Tract %
Poverty
Tract % Black Tract %
Hispanic
Bridgemont Antioch 3050 25.2 17.9 46.5
Elder Winds Antioch 3072.05 18.8 19.7 37.8
Los Nogales Brentwood 3040.01 9.1 3 15.4
Alhambra Terrace Martinez 3190 11.2 2 21
Havienda Martinez 3170 9.8 8.1 11.1
Las Deltas North Richmond 3650.02 33.9 20.8 60.5
Los Arboles Oakley 3020.07 7.5 9.2 39.5
Casa de Manana Oakley 3020.07 7.5 9.2 39.5
Casa de Serena Pittsburg 3141.04 30.2 14 63.4
El Pueblo Pittsburg 3120 37.1 36 42.6
Bayo Vista Rodeo 3580 15.1 15.7 31.1
Kidd Manor San Pablo 3671 20.4 37.3 37.2
Vista del Camino San Pablo 3672 19.8 14.5 45.3
Source: 2020-2025 Contra Costa County Analysis of Impediments to Fair Housing Choice, 2020. Pg. 428. Based on data submitted by HACCC – ACS 2012-2016.
20 2020-2025 Contra Costa County Analysis of Impediments to Fair Housing Choice, 2020. Pg. 150 1312
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Low Income Housing Tax Credit (LIHTC) properties include units that serve large families, seniors, and persons with disabilities. In Contra Costa, nearly 6,500 units are devoted to large families in 59 different developments; over 2,600 units are earmarked for seniors in 34 different developments; and special needs and at-risk populations are served in three developments with 91 units. LIHTC units are geographically distributed in a relatively even manner, with units located heavily in the predominantly Black and Hispanic Richmond, Pittsburg, and Antioch areas, in the predominantly Asian areas of Pinole and Hercules, and in the predominantly White area between and around Concord and Walnut Creek.21 Table 4-29 shows the concentration of LIHTC properties overall. Over 40 percent of all developments and 35 percent of all units are located in only five percent of the census tracts in the County, 11 of them located in only eight communities. In fact, Oakley has nine LIHTC developments (totaling 609 units) located in one census tract of the City.

TABLE 4-29: CENSUS TRACTS WITH THE LARGEST NUMBER OF LIHTC PROPERTIES,

CONTRA COSTA COUNTY
Community Census Tract # Developments # Units
Richmond 3820 7 1,226
Oakley 3020.05 9 638
Pittsburg 3131.01 4 581
Richmond 3770 7 575
Walnut Creek 3240.01 4 505
Baypoint 3141.04 6 426
Concord 3362.02 4 380
Brentwood 3031.03 5 322
Richmond 3760 4 249
Walnut Creek 3400.01 5 190
Pittsburg 3100 4 58
Total 11 tracts 59 5,121
5% of all census tracts 42% of all developments 35% of all units Source: 2020-2025 Contra Costa County Analysis of Impediments to Fair Housing Choice, 2020. Pg. 430.

Assessment of Sites Inventory and Fair Housing
State housing element law, Government Code Section 65583(c)(10), requires that the sites inventory (see Chapter 3) be analyzed with respect to AFFH to ensure that affordable housing is dispersed throughout the City rather than concentrated in areas of high segregation and poverty or low resource areas that have historically been underserved. By comparing the sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element sites inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity throughout the City.
21 Ibid, pg. 157.
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The City has a total Regional Housing Needs Allocation (RHNA) of 1,058 units for the 2023–2031 period, including 279 very low-, 161 low-, 172 moderate-, and 446 above moderate-income units.

With the current (2022) capacity for residential development, there is a deficit to meeting the lower-income RHNA. The Affordable Housing Overlay (AHO) District is the primary strategy for building lower-income housing in Oakley and has resulted in over 500 units of lower-income housing in the city. As described in Policy Action 1.1, the City plans to rezone adequate sites into the AHO District to accommodate the remaining RHNA. Current and candidate AHO sites, anticipated for rezone in 2023, have been incorporated into the sites inventory to address the City’s housing needs shortfall and are thus reflected in the following analysis as low income sites. However, it should be noted that the candidate rezone sites are not necessarily the exact sites that will be rezoned to meet the lower-income RHNA shortfall. Other sites could be added into the rezone program during the implementation of that program. The factors included in this analysis should be taken into account when identifying any additional sites to include in the AHO.

Potential Effects on Patterns of Integration and Segregation This section will discusses the location of sites identified in the City’s housing element sites inventory (Chapter 3) in relation to 2019 median household incomes by census tract and in relation to the predominant race or ethnicity of each census tract. The evaluation also will analyzes whether sites planned for future development could further impact patterns of residential segregation based on race and ethnicitydisability status and/or incomefamilial status.

Race/Ethnicity
Figure 4-46 shows the City’s sites inventory in relation to the percentage of the total nonWhite population by census tract and Figure 4-47 shows the inventory in relation to the predominant racial/ethnic makeup by census tract. As described above, the city is composed of mostly white, Non-Hispanic residents (38.5 percent of the total population in 2020). Non-White and Hispanic/Latino residents generally reside in neighborhoods east of Main Street; Downtown; and along the city limits bordering Brentwood.

Additionally, some Asian and Pacific Islander households reside in the Cypress Grove neighborhoods and off Neroly Road bordering Brentwood. As shown in Figure 4-46 the majority of sites in the inventory are in relatively diverse areas where between 60-80 percent of the residential population is non-White. Because the sites in the Downtown are inventoried as moderate-income sites based on allowed densities, all of the capacity identified for moderate income units (237 units) are in neighborhoods where non-White populations compose less than 40 percent of the population. As described previously, the non-White population in the city has increased over time, naturally diversifying neighborhoods in Oakley as the city continues to grow. New housing development in the city will provide more housing opportunities to future residents continuing recent trends and allowing the city to become less segregated over time. 1314
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Figure 4-46: Distribution of Sites Inventory and Percent of Total Non-White Population by Census Tract
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Figure 4-47: Sites Inventory and Racial/Ethnic Distribution by Census Tract, Oakley Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 302
147
0 0 0 0 0
181
61 0
1,038
1,907
0 0
0 500
1,000
1,500
2,000
2,500
>81% 61-80% 41-60% 21-40% <20%
Number of Housing Units
Percent of Total Non-White Population
Lower Income Units Moderate Income Units Above Moderate Income Units 1315
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Income
Figure 4-48 and Figure 4-49 show the City’s sites inventory in relation to the median household income by census tract. Approximately 67 percent of the total vacant and underutilized site capacity (2,430 units) are anticipated to be developed in areas with incomes between $100,000 and $150,000, while 37 percent (1,081 units) are slated for neighborhoods with incomes that are closer to the statewide median income ($87,100).

Almost all of the capacity identified in areas with median incomes between $100,000 and $150,000 are anticipated to accommodate above-moderate income units. There are no census tracts in Oakley where the median income exceeds $150,000.

Figure 4-46 shows the City’s sites inventory in relation to the median household income by census tract and Figure 4-47 shows the inventory in relation to the predominant racial/ethnic makeup by census tract. As described above,As was shown in Figure 4-13, lower income households are concentrated in the ‘slice’ of northwest block groups in the city known as Carol Lane, Elm, and Sandy Lane neighborhoods followed by tracts within the Teakwood and Duarte neighborhoods. In fact, Oakley has nine LIHTC developments (totaling 609 units) located in one census tract of the city. The 2023-2031 Housing Element includes capacity on existing and candidate AHO sites for 449 new lower income housing units, shown in Figure 4-49. More than 60 percent of the capacity for lower income units (302 units) and 100 percent of the capacity for moderate income units is identified in neighborhoods with median household incomes that are less than $100,000.

The existing and candidate AHO sites are dispersed throughout the city particularly LMI households and many of the City’s Non-White households are predominantly concentrated in the Carol Lane, Elm, and Sandy Lane neighborhoods in the northwest of the city and into the downtown Teakwood and Duarte neighborhoods. Most of the City however is predominantly White with moderate and above moderate incomes. along Main Street and in the Downtown area as these locations are within the greatest proximity of services. If developed, this will create more opportunities for lower income housing in new areas of the city and alleviate the concentration that exists in the northwest neighborhoods (i.e., Carol Lane and Elm neighborhoods).

Figure 4-49 also displays capacity for several above-moderate income sites in the East Cypress Specific Plan Area on the far eastern edge of the city. This area, which is developing primarily as single-family homes, is far from services and employment centers and lacks transit access, making it less appropriate for higher density housing development. As this community builds out and proper environmental mitigation measures are in place, the City anticipates that there will be more opportunities for mixed income neighborhoods.

Because the sites are scattered throughout the city, the sites inventory has the potential to improve conditions related to the fair housing indicators analyzed in the assessment above including race/ethnicity, income, familial status, and disability status. Figure 4-47:

Sites Inventory and Racial/Ethnic Distribution by Census Tract, Oakley 1316
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Figure 4-48: Distribution of Sites Inventory and Median Household Income by Census Tract Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Figure 4-469: Sites Inventory Income Distribution by Median Income of Census Tract, Oakley Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 0
147
263
39 0 0 0
181
61 0 0
2,283
637
25 0
500
1,000
1,500
2,000
2,500
>$200k $150-$200k $100k-$150k $87k-$100k <$87K
Number of Housing Units
Household Median Income
Lower Income Units Moderate Income Units Above Moderate Income Units 1317
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Population with Disabilities
In Oakley, most census tracts have between nine and 11 percent of the population with a disability, and there are no particular areas with a high concentration of persons with disabilities. However, the southwest and east portions of the city have slightly higher proportions of persons with disabilities; 10-20 percent of the population has a disability in these areas according to data from the 2015-2019 ACS. Figures 4-50 and 4-51 display the sites inventory relative to the percentage of the population with a disability by census tract. Compared to the distribution of residents with disabilities in Oakley approximately 2,108 units from the sites inventory are in census tracts where 10-20 percent of the population has a disability of some sort and 1,528 units in tracts where less than 10 percent of the population have a disability, as shown in Figure 4-50. The sites inventory identifies capacity for a total of 449 lower income units that could provide additional housing opportunities for residents with disabilities. These sites tend to be well served by transit and within close proximity to services.

Figure 4-50: Sites Inventory and Percent of Population with a Disability by Census Tract Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 0 0
91 358
0 0 0
237
0 0 0 0
1,775
1,170
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
>40% 30-40% 20-30% 10-20% <10%
Number of Housing Units
Percent of Population with a Disability
Lower Income Units Moderate Income Units Above Moderate Income Units 1318
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Figure 4-51: Sites Inventory and Percent of Population with a Disability Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Familial Status
Figure 4-52 and Figure 4-53 show the distribution of units at each income level relative to the percentage of single female-headed households with children (as a percentage of the total population of each census tract). Most areas of the city have less than 20 percent of children in female-headed households, which is reflected in the distribution of the sites; 94 percent of the total sites inventory capacity, including 100 percent of the lowerincome capacity, is in these areas. One census tract in the city is mapped as having between 20-40 percent of children in female-headed households, however, the percentage (22 percent) is only slightly higher than other areas of the city mapped as less than 20 percent. A large portion (84 percent) of the moderate-income capacity is in this area because of one larger site in the Downtown that has capacity for 204 moderateincome units. Since female-headed households tend to have a greater need for lowerincome housing, the scattered distribution of the lower income sites will work to reduce the slight concentration of female-headed households in the northwesterly census tract. 1319
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Figure 4-52 Sites Inventory and Distribution of Female-Headed Households with Children Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Figure 4-53: Sites Inventory and Distribution of Female-Headed Households with Children Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 0 0 0
449
0 0 0
204
0 0 0 25 38
2,920
0 500
1,000
1,500
2,000
2,500
3,000
3,500
>80% 60-80% 40-60% 20-40% <20%
Number of Housing Units
Percent of Children in Female Headed Households
Lower Income Units Moderate Income Units Above Moderate Income Units 1320
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Potential Effects on Access to Opportunity
As indicated in the TCAC/HCD Opportunity figures above (see Figure 4-20), most of the City is classified as either low or moderate resource (the majority being low resource).

Figure 4-54 and Figure 4-5548 shows the sites inventory compared to the 2022 TCAC/HCD Opportunity areas. As shown in Figure 4-54, Most89 percent of the City’s capacity for new housing (at all income levels) is in low resource areas (3,245 units). As shown in the fFigure 4-55 below, several above moderate-income sites and one lower income site are in the moderate resource area in the southwest portion of the City. There is also one proposed AHO site on Neroly Road in the moderate resource area bordering the City of Antioch. Theise sites haves the potential to accommodate 244 abovemoderate income units and 14787 lower income units. The sites inventory will not likely have an impact on access to opportunity because most of the City remains low resource.

Figure 4-54: Sites Inventory and TCAC/HCD Opportunity Areas Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 147
302
0 244 237
2,701
0 500
1,000
1,500
2,000
2,500
3,000
Moderate Resource Low Resource
Number of Housing Units
TCAC Opportunity Area Classification
Lower Income Units Moderate Income Units Above Moderate Income Units 1321
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Figure 4-5548: Sites Inventory and TCAC/HCD Opportunity Areas, Oakley Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Potential Effects on Disproportionate Housing Needs
As discussed previously, renters are disproportionately affected by housing needs including overpayment, overcrowding, and displacement risk. This section will examines the location of projects and sites in relation to the City’s current disproportionate housing needs and risk of displacement.

Overpayment
Areas with the highest rate of overpayment coincide with the City’s relatively lower income area in the Downtown Specific Plan area. This area also contains the Elm, Sandy Lane, and Carol Lane neighborhoods, where there is a large concentration of existing deed-restricted lower-income housing. More than 80 percent of renter households are experiencing cost burden in and around these neighborhoods. Figures 4-56 and 4-57 show the sites inventory relative to the distribution of overpayment by renters in Oakley as of 2019.

The sites inventory includes capacity for 204 moderate income units and 25 above moderate-income units in areas with the highest rates of overpayment with 60-80 percent of renters paying more than 30 percent of their income on housing. There is already an existing concentration of lower-income units in this census tract. An increase in the supply of lower- and moderate-income households throughout the city will help to 1322
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 4 | FAIR HOUSING ASSESSMENT 4-89
alleviate conditions that contribute to overpayment by reducing the gap between supply and demand for this type of housing.

Figure 4-56: Sites Inventory and Distribution of Overpayment by Renters Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Figure 4-57: Sites Inventory and Distribution of Overpayment by Renters Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 0
39 410
0 0
204
38 0 25 0 0
1,862
1,058
0 0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
>80% 60-80% 40-60% 20-40% <20%
Number of Housing Units
Percent of Renters Paying More Than 30% of Income on Housing Lower Income Units Moderate Income Units Above Moderate Income Units 1323
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Overcrowding
Overcrowded housing units are not a significant fair housing issue in the city. In fact, all tracts in the City have less than 8.2 percent of overcrowded households, as shown in Figure 4-39. An increase in the supply of lower- and moderate-income households in the city will help to alleviate conditions that contribute to overcrowding by reducing the gap between supply and demand for larger housing types and/or affordable housing options.

Displacement Risk
Many households across the state are at risk of being displaced due to rising housing costs. High percentages of cost-burdened renter households, low median incomes, high percentages of renter units with HCVs, and high percentages female-headed households indicate an increased risk of displacement. In Oakley, the northwest neighborhoods along Main Street have the highest risk of residents being displaced. Comparing the sites inventory to areas at risk of displacement (Figure 4-549), there is not a lot of capacity for housing during this planning period in areas that are vulnerable to displacement. Only two sitesApproximately 204 moderate-income units and 25 above-moderate income units in the inventory were identified in areas that are sensitive to displacement, as defined by the Urban Displacement Project. These areas found to be vulnerable to displacement correspond to the Downtown Specific Plan area and the Carol Lane and Elm Lane neighborhoods where there is a concentration of deed-restricted affordable housing that provides stable housing for lower-income residents. While this neighborhood is sensitive to potential displacement, none of the sites in the inventory include existing residential developments and the capacity for higher density development in other areas of the city can provide housing for lower income households and help to mitigate displacement pressures.

Figure 4-58: Sites Inventory and Areas at Risk of Displacement Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 449
204
25 38
2,920
0 500
1,000
1,500
2,000
2,500
3,000
3,500
Vulnerable Not Vulnerable
Number of Housing Units
Risk of Displacement
Lower Income Units Moderate Income Units Above Moderate Income Units 1324
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Figure 4-549: Sites Inventory and Areas at Risk of Displacement, Oakley Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Housing Choice Vouchers
Figure 4-60 and Figure 4-61 show the distribution of units at each income level relative to the percentages of renter households with HCVs. As presented in Figure 4-60, all of the capacity for lower income units (449 units) are located within census tracts where between 5 and 15 percent of households are using an HCV. In addition, the sites inventory identifies capacity for 204 moderate income units in areas where 15-30 percent of households are using HCVs. The addition of approximately 449 lower income units and 204 moderate income units will help to increase housing mobility for voucher participating households however newer units are identified near the existing concentration of households already using vouchers so access to overall opportunities will be the same.

The Housing Element includes a program to increase landlord participation in the HCV program to increase housing mobility for HCV participants in Oakley. 1325
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Figure 4-60: Sites Inventory and Distribution of Current Housing Choice Voucher (HCV) Households
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data.

Figure 4-61: Sites Inventory and Distribution of Current Housing Choice Voucher (HCV) Households
Source: Data downloaded from HCD AFFH Data and Mapping Tool in 2021, based on ACS data. 0 0 0
449
0 0 0
204
38 0 0 25 0
1,921
999
0 500
1,000
1,500
2,000
2,500
>60% 30-60% 15-30% 5-15% <5%
Number of Housing Units
HCV as a Percent of Renter Occupied Housing Units
Lower Income Units Moderate Income Units Above Moderate Income Units 1326
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Fair Housing Issues, Contributing Factors, and
Actions
HCD defines a fair housing issue as “a condition in a geographic area of analysis that restricts fair housing choice or access to opportunity, which includes such conditions as ongoing local or regional segregation or lack of integration, racially or ethnically concentrated areas of poverty and affluence, significant disparities in access to opportunity, disproportionate housing needs, and evidence of discrimination or violations of civil rights law or regulations related to housing.” Based on the findings in this assessment, the fair housing issues in Oakley are the concentration of renters and LMI households near downtown and in the Carol Lane, Elm, and Sandy Lane neighborhoods; regional displacement risk due to rising housing costs and other economic pressures throughout the region; and discriminatory practices by landlords in the City and greater County.

Pursuant to Government Code Section 65583 (c)(10)(A)(v), the Housing Element includes several policies and programs to proactively address fair housing issues to mitigate segregated living patterns and create integrated and balanced communities. Table 4-30 below summarizes the fair housing issues, contributing factors, and actions included in the Housing Element to affirmatively further fair housing in Oakley. 1327
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TABLE 4-30: FAIR HOUSING ISSUES, CONTRIBUTING FACTORS, AND ACTIONS Identified Fair Housing
Issue
Contributing Factor Actions Targets and Timeline
Concentration of renters
and low-moderate income
(LMI) households
Historic land use and zoning practices
have resulted in a predominance of
single-family homes (and a shortage of
higher density housing) in Oakley.

Shortage of subsidized housing units
and rentals that accept Housing Choice
Vouchers.

Concentration of more affordable
housing downtown and in Carol Lane,
Elm, and Sandy Lane neighborhoods.
 Rezone additional Affordable
Housing Overlay (AHO) sites and
establish a minimum affordability
requirement of 20 percent (Action

1.1)
 Encourage development of new
affordable rental housing by
advertising the AHO Ordinance
amendments, AHO sites, and
incentives available for affordable
housing development (Action 1.3)
 Promote Accessory Dwelling Units
(Action 1.4)
 Amend the Downtown Specific Plan
to accelerate housing production in
the downtown (Action 1.78)
 Continue to implement the City’s
Capital Improvement Program to
ensure that infrastructure facilities
are adequately maintained (Action

2.3)
 Update the AHO Ordinance by January 31,2024
and rezone adequate sites to accommodate
remaining RHNA of 434 lower-income units
prior to January 31, 2026 (Action 1.1)
 Increase housing mobility for lower-income
households by supporting the development of
160 low-, 140 very low-, and 50 extremely lowincome/special needs housing units 440 units of affordable lower-income housing by 2031.

Start marketing within three months of
implementing Action 1.1 (Action 1.3)
 Target the production of 40 Accessory Dwelling
Units by 2031 (Action 1.4)
 Accelerate housing production in the downtown
by updating development standards (Action

1.7)
 Encourage revitalization of Downtown Oakley to
expand access to transit, services, and
amenities to residents living in low resource
neighborhoods in and around Downtown
(Action 2.3)
Displacement risk due to
economic pressures
Unaffordable / unattainable rents and
sales prices throughout the region and
State.

Increased housing demand and limited
variety of housing types to meet a
range of needs by income.
 Rezone additional Affordable
Housing Overlay (AHO) sites and
establish a minimum affordability
requirement of 20 percent (Action

1.1)
 Encourage development of new
affordable rental housing by
advertising the AHO Ordinance
amendments, AHO sites, and
 Update the AHO Ordinance by January 31,2024
and rezone adequate sites to accommodate
remaining RHNA of 434 lower-income units
prior to January 31, 2026 (Action 1.1)
 Increase housing mobility for lower-income
households by supporting the development of
160 low-, 140 very low-, and 50 extremely lowincome/special needs housing units by 2031.

Start marketing within three months of
implementing Action 1.1 (Action 1.3)
1328
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TABLE 4-30: FAIR HOUSING ISSUES, CONTRIBUTING FACTORS, AND ACTIONS Identified Fair Housing
Issue
Contributing Factor Actions Targets and Timeline
incentives available for affordable
housing development (Action 1.3)
 Develop and adopt objective design
standards (Action 1.5)
 Amend the Downtown Specific Plan
to accelerate housing production in
the downtown (Action 1.87)
 Provide rehabilitation assistance and
minimize displacement of
households due to substandard
housing conditions (Action 2.1)
 Increase access to homeownership
(Action 3.1)
 Encourage the development of
housing units for extremely lowincome households and special needs households (Action 3.4)
 Prepare and adopt objective development
standards for residential and mixed-use
development by December 2024 (Action 1.5)
 440 units of affordable lower-income housing
by 2031 (Action 1.3) Accelerate housing
production in the downtown by updating
development standards (Action 1.7)
 Conduct outreach to properties in areas of
greatest need, including in Northwest Oakley
and in and around Downtown. Encourage
rehabilitation of 75 housing units during the
planning period (Action 2.1)
 Support first-time homeownership
opportunities for 15 local households (Action

3.1)
 45 units of extremely low-income and/or
special needs housing (Action 3.4)
Discriminatory practices
by landlords
Community attitudes towards
affordable housing and the Housing
Choice Voucher (HCV) program.

Lack of knowledge of fair housing
practices and issues.
 Promote fair housing standards and
practices to ensure residents of
protected classes have equal
opportunity for housing (Action 3.2)
 Support the administration of HCVs
in the City (Action 3.3)
 Acquire and maintain fair housing materials to
provide to the community. Distribute translated
materials by June 2024 and annually thereafter
(Action 3.2).
 Reduce source of income discrimination and
increase HCV usage in Oakley’s single-family
neighborhoods by 10 new vouchers (Action 3.3)
Source: City of Oakley, 2022.
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and Financial Resources
With the statewide closure of redevelopment agencies, the City of Oakley (City) no longer has a dedicated program and funding source to directly assist with the development of affordable housing. The City primarily relies on the density bonus program and related incentives to support affordable housing development. The density bonus program and other housing incentives are discussed in Chapter 6 (Potential Constraints).

Although the City does not have available funds, staff has explored funding sources from other agencies in efforts to find ways to build more affordable housing. Additionally, there are a variety of federal and state housing programs to assist in the provision of affordable housing through new construction, acquisition/rehabilitation, and subsidies.

The City is working cooperatively with affordable housing developers to explore these outside funding sources. The City has had numerous meetings and discussions in the past with developers to explore incentives and creative financing.

The following summarizes the financial resources potentially available to developers and other entities interested in providing affordable housing and related services in the City of Oakley.

County Programs
Housing Authority of Contra Costa County
Within the Contra Costa County Consortium, Antioch, Concord, Pittsburg, and Walnut Creek are entitlement jurisdictions and receive funds from the Federal Department of Housing and Urban Development (HUD) to be spent on housing and community development. Other areas (Oakley, El Cerrito, etc.) receive funding through Contra Costa County (County) and the Housing Authority of Contra Costa County (HACCC) exercises those responsibilities for the County. HACCC manages the Housing Choice Voucher (Section 8) Program, the Emergency Housing Voucher (EHV) Program, Section 8 ProjectBased Voucher (PBV) Program, and public housing. HACCC also offers a range of programs for low-income families, including the Family Self Sufficiency Program, Shelter Plus Care Program, the Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program, and other key services.

HACCC owns approximately 974 units of public housing throughout the County. HACCC also administers more than 10,000 units under the Housing Choice Voucher (HCV) program, Shelter Care Plus program, and other Project Based Voucher (PBV) units. 1330
REVISED HCD REVIEW DRAFT | JANUARY 2023 OAKLEY HOUSING ELEMENT 2023-2031 5-2 CHAPTER 5 | HOUSING PROGRAMS AND FINANCIAL RESOURCES HACCC operates 70 public housing units in Oakley. Of the 8,897 units with HCV vouchers in HACCC’s jurisdiction; 309 of these vouchers are in Oakley.

Bond Financing
The County has been very active in issuing tax-exempt mortgage revenue bonds to support the development of affordable housing. Under the Mortgage Revenue Bond Program, the County provides mortgage financing for affordable housing projects through the sale of tax-exempt bonds. In particular, the Multi-family Residential Rental Housing Revenue Bond Program assists developers of multi-family rental housing in increasing the supply of affordable rental units available to qualified households. The proceeds from bond sales are used for new construction, acquisition, and/or rehabilitation of multi-family housing developments. A specified number of units are required to remain affordable to eligible, lower-income households for a specified number of years after the initial financing is provided. Numerous County affordable housing developments have been funded in part by proceeds from County-issued bonds.

Through the refinancing of bonds, the County has also extended the affordability terms on assisted housing projects.

Contra Costa County Measure X Tax Program
In 2021, the County began collecting taxes for community investments. The Board of Supervisors established the Measure X Community Advisory Board to oversee an annual assessment of community needs, focusing primarily on the priority areas identified in the Measure X Needs Assessment, including fire/medical emergency response, health care, safety net services, preventative care, affordable housing, and support for early childhood, youth, families, and seniors. The Board of Supervisors established the Local Housing Trust Fund with $10 million from Measure X. Measure X funds will contribute $12 million annually to the fund, administered by County agencies in part to support acquisition, construction, preservation, and rehabilitation of affordable housing in the County.

Federal and State Programs
Community Development Block Grants
Community Development Block Grants (CDBG) funds are awarded to entitlement communities on a formula basis for housing activities. Funding is awarded on a competitive basis to each participating City. Activities eligible for CDBG funding include acquisition, rehabilitation, economic development and public services. The City of Oakley participates in the Contra Costa Urban County, through which Contra Costa County administers CDBG funds for the unincorporated County as well as cities that participate in the program. The City may receive funds, on a competitive basis, through the Urban County program. In accordance with policies established by the Board of Supervisors, 45 percent of the annual CDBG allocation (approximately $1.35 million) is reserved for programs and projects to increase and maintain the supply of affordable housing in the Urban County. Program priorities include projects to:
1331
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 5 | HOUSING PROGRAMS AND FINANCIAL RESOURCES 5-3  Increase the supply of multifamily rental housing affordable to and occupied by very low- and low-income households;
 Maintain the existing affordable housing stock through the rehabilitation of owneroccupied and rental housing;  Increase the supply of appropriate and supportive housing for special needs populations;
 Assist the homeless and those at risk of being homeless by providing emergency and transitional housing and
 Alleviate problems of housing discrimination.

HOME Investment Partnership
The HOME Investment Partnerships Program (HOME) provides formula grants from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include new construction, acquisition, rental assistance and rehabilitation. Oakley participates in the HOME Consortium administered by Contra Costa County. The County administers HOME funds to projects in participating jurisdictions.

HOME funds are typically allocated on a competitive basis.

Low Income Housing Tax Credits
The California Tax Credit Allocation Committee (TCAC) administers the federal and state Low-Income Housing Tax Credit (LIHTC) Programs. Both programs were created to encourage private investment in affordable rental housing for households meeting certain income requirements. Under these programs, housing tax credits are awarded to developers of qualified projects. Twenty percent of federal credits are reserved for rural areas, and ten percent for non-profit sponsors. To compete for the credit, rental housing developments have to reserve units at affordable rents to households at or below 46 percent of area median income. The assisted units must be reserved for the target population for 55 years. The federal tax credit provides a subsidy over ten years towards the cost of producing a unit. Developers sell these tax benefits to investors for their present market value to provide up-front capital to build the units. Credits can be used to fund the hard and soft costs (excluding land costs) of the acquisition, rehabilitation, or new construction of rental housing. Projects not receiving other federal subsidy receive a federal credit of nine percent per year for ten years and a state credit of 30 percent over four years (high-cost areas and qualified census tracts get increased federal credits).

Projects with a federal subsidy receive a four percent federal credit each year for ten years and a 13 percent state credit over four years.

TCAC also administers a Farmworker Housing Assistance Program and a Commercial Revitalization Deduction Program.

In addition to the funding programs described above, Table 5-1 provides a list of more funding from the State and Federal governments.
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Funding Program Description
Federal Programs
Brownfields Grant Funding
Program
To facilitate the reuse/redevelopment of contaminated sites the US Environmental Protection Agency’s Brownfields Grant Program makes available resources for the cleanup of eligible publicly or privately-held properties.

Choice Neighborhoods
Implementation Grant Program
Choice Neighborhoods Implementation Grants support the
implementation of comprehensive plans expected to revitalize public and/or assisted housing and initiate neighborhood improvements.

Community Facilities Direct Loan
& Grant Program
This program provides affordable funding to develop essential community facilities in rural areas.

Continuum of Care (CoC)
Program
Funding is available on an annual basis through HUD to quickly rehouse homeless individuals and families.

Community Development Block
Grant (CDBG)
CDBG makes funds available in four categories but are primarily used to provide a suitable living environment by expanding economic opportunities and providing decent housing to low-income households.
 Community Development Programs
 Economic Development Programs
 Drought-Related Lateral Program
Emergency Solutions Grants
Program (ESG)
ESG makes grant funds available for projects serving homeless individuals and families through eligible non-profit organizations or local governments.

Farm Labor Housing Direct Loans
& Grants (Section 514)
Provides affordable financing to develop housing for year-round and migrant or seasonal domestic farm laborers.

Housing Choice Voucher (HCV)
Program
The housing choice voucher (HCV) program is the government's major program for assisting very low-income families, the elderly, and people with disabilities to afford housing.

Home Investment Partnerships
Program (HOME)
HOME funds are available as loans for housing rehabilitation, new construction, and acquisition and rehabilitation of single- and multifamily projects and as grants for tenant-based rental assistance.

Home Ownership for People
Everywhere (HOPE)
HOPE program provides grants to low-income people to achieve homeownership. The programs are:

HOPE I—Public Housing Homeownership Program
HOPE IV – Hope for Elderly Independence
Housing Opportunities for
Persons with AIDS (HOPWA)
Funds are made available countywide for supportive social services, affordable housing development, and rental assistance to persons living with HIV/AIDS.

Housing Preservation Grants Provides grants to sponsoring organizations for the repair or rehabilitation of housing owned or occupied by low- and very-lowincome rural citizens.

Low-Income Housing Tax Credit
(LIHTC) Program
The LIHTC program gives State and local agencies the authority to issue tax credits for the acquisition, rehabilitation, or new construction of rental housing for lower-income households.

Rural Rental Housing: Direct
Loans
Provides direct loans to developers of affordable rural multifamily rental housing and may be used for new construction or rehabilitation. 1333
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 5 | HOUSING PROGRAMS AND FINANCIAL RESOURCES 5-5 TABLE 5-1: FEDERAL AND STATE FUNDING PROGRAMS
Funding Program Description
Section 108 Loan Guarantee
Program
Provides loans to CDBG entitlement jurisdictions for capital improvement projects that benefit low- and moderate-income persons.

Section 202 Supportive Housing
for the Elderly Program
Provides an interest-free capital advance to cover the costs of construction, rehabilitation, or acquisition of very low-income senior housing. The program is available to private, non-profit sponsors.

Public sponsors are not eligible for the program.

Section 203(k): Rehabilitation
Mortgage Insurance Program
Provides, in the mortgage, funds to rehabilitate and repair singlefamily housing.

Section 207: Mortgage Insurance
for Manufactured Home Parks
Program
Insures mortgage loans to facilitate the construction or substantial rehabilitation of multi-family manufactured home parks.

Section 221(d)(3) and 221(d)(4) Insures loans for construction or substantial rehabilitation of multifamily rental, cooperative, and single room occupancy housing.

Section 502 Direct Loan Program USDA Section 502 Direct Loan Program provides homeownership opportunities for low- and very-low-income families living in rural areas.

Section 811 Project Rental
Assistance
Section 811 Project Rental Assistance offers long-term project-based rental assistance funding from HUD. Opportunities to apply for this project-based assistance are through a Notice of Funding Availability published by CalHFA Opens in New Window.

State Programs
Affordable Housing and
Sustainable Communities
Program (AHSC)
AHSC funds land use, housing, transportation, and land preservation projects that support infill and compact development and reduce greenhouse gas (GHG) emissions.

CalHome CalHome makes grants to local public agencies and nonprofits to assist first-time homebuyers become or remain homeowners through deferred-payment loans. Funds can also be used to assist in the development of multiple-unit ownership projects.

Cleanup Loans and Environmental
Assistance to Neighborhoods
(CLEAN) Program
Department of Toxic Substances Control's CLEAN Program provides low-interest loans to investigate, cleanup and redevelop abandoned and underutilized urban properties.

California Emergency Solutions
and Housing (CESH)
CESH provides grant funds to eligible applicants for activities to assist persons experiencing or at-risk of homelessness.

California Self-Help Housing
Program
Provides grants for sponsor organizations that provide technical assistance for low- and moderate-income families to build their homes with their own labor.

CDBG Funds are available in California communities that do not receive CDBG funding directly from HUD. There is an annual competitive funding cycle which has an over-the-counter NOFA process.

Community Development Block
Grant-Corona Virus (CDBG-CV1) –
CARES Act Funding
This is a subsidiary of the CDBG program to provide relief to eligible entities due to hardship caused by COVID-19.

Emergency Housing Assistance
Program (EHAP)
EHAP provides funds for emergency shelter, transitional housing, and related services for the homeless and those at risk of losing their housing.
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Funding Program Description
Emergency Solutions Grants
Program (ESG)
ESG funds are available in California communities that do not receive ESG funding directly from HUD.

Golden State Acquisition Fund
(GSAF)
GSAF makes up to five-year loans to developers for acquisition or preservation of affordable housing.

HOME HOME funds are available in communities that do not receive HOME funding directly from HUD.

Homekey Homekey provides grants to acquire and rehabilitate a variety of housing types — such as hotels, motels, vacant apartment buildings, and residential care facilities — in order to serve people experiencing homelessness or who are also at risk of serious illness from COVID-19 Homeless Emergency Aid
Program (HEAP)
HEAP is a $500 million block grant program designed to provide direct assistance to cities, counties and CoCs to address the homelessness crisis.

Homeless, Housing Assistance
and Prevention (HHAP) Program
HHAP Round 1 is a $650 million grant that provides local jurisdictions with funds to support regional coordination and expand or develop local capacity to address their immediate homelessness challenges. Round 2 is a $300 million grant that provides support to continue to build on regional collaboration to develop a unified regional response to homelessness.

Housing for a Healthy California
(HHC)
HHC provides funding to deliver supportive housing opportunities to developers using the federal National Housing Trust Funds allocations for operating reserve grants and capital loans. The HHC program is intended to create supportive housing for individuals who are recipients of or eligible for health provided through Medi-Cal.

Housing Navigators Program Housing Navigators Program allocates $5 million in funding to counties for the support of housing navigators to help young adults aged 18 years and up to 21 years secure and maintain housing, with priority given to young adults in the foster care system.

Housing-Related Parks Program The Housing-Related Parks Program funds the creation of new park and recreation facilities or improvement of existing park and recreation facilities that are associated with rental and ownership projects that are affordable to very low- and low-income households.

Grant funds are made available to local jurisdictions.

Infill Infrastructure Grant Program
(IIG)
IIG provides grant funding for infrastructure improvements for new infill housing in residential and/or mixed-use projects.

Joe Serna, Jr., Farmworker
Housing Grant (FWHG)
FWHG makes grants and loans for development or rehabilitation of rental and owner-occupied housing for agricultural workers with priority for lower-income households.

Local Early Action Planning
(LEAP) Grants
The LEAP program assist cities and counties to plan for housing through providing one-time over-the-counter, non-competitive planning grants.

Local Housing Trust Fund
Program (LHTF)
Affordable Housing Innovation's LHTF lends money for construction of rental housing projects with units restricted for at least 55 years to households earning less than 60 percent of area median income.

State funds matches local housing trust funds as down-payment assistance to first-time homebuyers.
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Funding Program Description
Mobile-home Park Rehabilitation
and Resident Ownership Program
(MPRROP)
MPRROP makes low interest loans for the preservation of affordable mobile-home parks. MPRROP also makes long-term loans to individuals to ensure continued affordability.

Mortgage Credit Certificate
(MCC) Program
Provides income tax credits to first-time homebuyers to buy new or existing homes.

Multifamily Housing Program
(MHP)
MHP makes low-interest, long-term deferred-payment permanent loans for new construction, rehabilitation, and preservation of permanent and transitional rental housing for lower-income households.

National Housing Trust Fund National Housing Trust Fund is a formula grant program used to increase and preserve the supply of affordable housing, with an emphasis on rental housing for extremely low-income households (ELI households, with incomes of 30 percent of area median or less).

Funds are made available through a competitive process.

No Place Like Home The No Place Like Home Program invests in the development of permanent supportive housing for persons who are in need of mental health services and are experiencing homelessness, chronic homelessness, or who are at risk of chronic homelessness.

Office of Migrant Services (OMS) Provides grants to local government agencies that contract with HCD to operate OMS centers located throughout the state for the construction, rehabilitation, maintenance, and operation of seasonal rental housing for migrant farmworkers.

Permanent Local Housing
Allocation Program (PLHA)
There are two types of assistance under PLHA:
 Formula grants to entitlement and non-entitlement jurisdictions based on the formula prescribed under federal law for the Community Development Block Grant.
 Competitive grants to non-entitlement jurisdictions. The NonEntitlement competitive grant program component prioritizes assistance to persons experiencing or at risk of homelessness and investments that increase the supply of housing to households with incomes of 60 percent or less of area median income.

Predevelopment Loan Program
(PDLP)
PDLP makes short-term loans for activities and expenses necessary for the continued preservation, construction, rehabilitation or conversion of assisted housing primarily for low-income households.

Regional Early Action Planning
(REAP) Grants
The REAP program helps COGs and other regional entities collaborate on projects that have a broader regional impact on housing. Grant funding is intended to help regional governments and entities facilitate local housing production that will assist local governments in meeting their Regional Housing Need Allocation.

SB 2 Planning Grants Program The SB 2 Planning Grants program provides one-time funding and technical assistance to all eligible local governments in California to adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.

Supportive Housing Multifamily
Housing Program (SHMHP)
SHMHP provides low-interest loans to developers of permanent affordable rental housing that contain supportive housing units. 1336
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Funding Program Description
Transformative Climate
Communities (TCC) Program
TCC is part of California’s Climate Investments cap-and-trade dollars at work. TCC funds community-led development and infrastructure projects that achieve major environmental, health, and economic benefits in the State’s most disadvantaged communities. There are two types of grants available. Implementation Grants and Planning Grants, which are both awarded on a competitive basis.

Transit Oriented Development
Housing Program (TOD)
The TOD program makes low-interest loans and grants for rental housing that includes affordable units that are located within onequarter mile of a transit station.

Transitional Housing Program
(THP)
THP provides funding to counties for child welfare services agencies to help young adults aged 18 to 25 years find and maintain housing, with priority given to those formerly in the foster care or probation systems.

Veterans Housing and
Homelessness Prevention
Program (VHHP)
VHHP makes long-term loans for development or preservation of rental housing for very low- and low-income veterans and their families.

Source: U.S. Department of Housing and Urban Development, CA Department of Housing and Community Development, U.S. Department of Agriculture, 2020.

Energy Conservation
Energy conservation remains a major priority in the City of Oakley.

At the project level, the City continues to require compliance with Title 24 of the California Code of Regulations (the Energy Code) on the use of energy efficiency requirements for newly constructed buildings, additions to existing buildings, and alterations to existing buildings. Through compliance with Title 24, new residential development has produced reduced energy demands, conserved nonrenewable resources, and extended the use of renewable resources. The City performs plan reviews to ensure that projects meet the energy efficiency standards. The further encourage energy savings, the City provides website links and information to energy conservation programs and rebates, including those offered by programs and rebates offered by the Bay Area Regional Energy Network (BayREN) and Pacific Gas and Electric Company (PG&E), which provides electricity and gas service in the City of Oakley.

To address energy at a citywide scale, the City participated as a “Pilot City” in the East Bay Energy Watch (EBEW) Strategic Energy Planning program and prepared a Strategic Energy Plan (SEP) in 2015 and is still active. EBEW is the Pacific Gas and Electric (PG&E) Local Government Partnership in Alameda and Contra Costa Counties, providing cities in both counties with energy efficiency program and technical assistance services, as well as incentives and rebates for implementing energy savings projects. The programs and projects to be implemented with the SEP fall into the following broad categories:

1. Management and Organization Structure 2. Energy Efficiency 3. Facilities Operations

4. Sustainable Building Practices 5. Onsite Generation and Renewable Energy 6. Outreach and Awareness.
1337
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 5 | HOUSING PROGRAMS AND FINANCIAL RESOURCES 5-9  The City’s current energy efficiency measures include the following: A 50% fee reduction in place for energy conservation projects including new windows and HVAC installations.
 Fixed fees in place for new water heaters and photovoltaic systems that represent a significant reduction when compared to projects based on valuation alone.  Provision of educational materials to building contractors and homeowners at the Community Services counter. These materials include information ranging from available Property Assessed Clean Energy (PACE) financing options to guides on water efficient landscaping.
 Continued active membership in the East Bay Energy Watch partnership.

There are a number of national voluntary recognition programs that encourage energy efficient homes and green building practices and provide guidance to cities and developers. Some of the programs utilized by the housing industry include:
 U.S. Green Building Council’s LEED green building programs  Build it Green’s Green Point Rated program
 National Association of Home Builders Model Green Home Building program  U.S. Environmental Protection Agency’s Energy Star® for Homes program  Building Industry Institute’s California Green Builder program Many of these programs have been designed to reduce the impacts associated with the construction and operation of residential buildings through reductions in energy and water use, use of innovative technologies, reduced maintenance costs, and improved occupant satisfaction. These programs and other programs similar to these have been applied to numerous single- and multi-family residential projects throughout California and nationwide.
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Chapter 6: Potential Housing
Constraints
Governmental Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by the government that may have a negative impact on the development and provision of housing for a variety of income levels. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are, therefore, not addressed in this analysis.

Land Use and Zoning Controls
Land use controls include City-initiated General Plan policies and land use designations, zoning regulations and standards. Development fees and permit processing requirements are in discussed in sections 5 and 6 of this chapter. In compliance with transparency requirements, the City’s planning documents, permit processing requirements, forms and guidelines, and development fees are available on the City’s website from the Planning & Zoning page at www.ci.oakley.ca.us/departments/planning-zoning.

General Plan
The General Plan constitutes the highest-level policy document for the City of Oakley.

The Land Use Element of the General Plan identifies the location, distribution, and density/intensity of the land use within the City. Residential densities are measured in dwelling units per acre (du/ac). The City adopted a focused General Plan Update on January 11, 2022. This is the first substantial update to the City’s General Plan since 2000, when the City's first General Plan was adopted following the City's incorporation. As a focused update, the General Plan carries forward many of the key components of the 2000 General Plan, including much of its goal, policy, and program framework and land use diagram. Significant updates included addressing environmental justice, climate adaptation, and mobility. The focused update also revised background information, as well as goals, policies, programs, and the Land Use Map to reflect current conditions. The focused update maintains internal consistency with the Housing Element and helps reinforce its approach to fair housing. Any future amendments will continue to ensure consistency with the Housing Element.
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The updated Oakley General Plan identifies eight land use designations that permit residential uses. Table 6-1 summarizes Oakley’s residential land use designations including permitted density ranges. The updated General Plan also identifies SP-4, which includes the area covered by the East Cypress Corridor Specific Plan where continued residential development is anticipated.

TABLE 6-1: OAKLEY GENERAL PLAN LAND USE DESIGNATIONS

ALLOWING RESIDENTIAL USES
Designation Description
Permitted Density
(Minimum to
Maximum)
Agriculture (AG) The Agriculture (AG) designation provides for commercial agricultural uses (such as such as vineyards, orchards and row crops), commercial animal husbandry uses, single family homes directly related to the agricultural use of the property, limited industrial uses directly related to the agricultural use of the property and similar and compatible uses. Due to the range of uses allowed by the designation, consideration must be given to the potential for use conflicts when urban development is proposed adjacent to Agriculture-designated parcels.

0.1 to 0.4 dwelling
units per acre

2.5 to 20-acre
parcel size
Agricultural
Limited (AL)
The Agriculture Limited (AL) designation provides for light agriculture including vineyards, orchards, and row crops, animal husbandry and very low-density residential uses - reflections of the historic and continuing agrarian practices. Primary land uses may include single-family residences, secondary residential units, and limited agriculture and animal husbandry, subject to developmental and operational standards. Equestrian and livestock uses are permitted. The designation supports the community’s historic and contemporary agrarian development pattern.

0.1 to 1.0 dwelling
unit per gross acre.

Rural Residential
(RR)
The Rural Residential (RR) designation provides for large-lot residential development, which maintains the rural character.

These lots typify an estate lot, but are not associated with commercial agriculture or animal husbandry, with the exception of limited numbers of horses or livestock. Primary land uses include detached single-family homes and accessory structures, which are consistent with the rural or estate lifestyle. Public and semi-public uses and similar and compatible uses are also allowed. Unlike the AL designation, commercial agricultural practices are generally not allowed within this designation.

0.2 to 1.0 dwelling
unit per gross acre.

Residential Very
Low (RV)
The Residential Very Low (RV) designation provides for traditional, large-lot single-family residential development, which maintains the low density typical of a large-lot suburban development.

Primary land uses include detached single-family homes and accessory structures. Public and semi-public uses and similar and compatible uses are also allowed.

0.8 to 2.3 dwelling
units per gross
acre.

Residential Low
(RL)
The Residential Low (RL) designation provides for moderate density, single-family residential development. These
neighborhoods will more closely resemble a typical suburban development with spacious yards and little resemblance to a rural neighborhood. Primary permitted land uses include detached single-family homes and accessory structures. Public and semipublic uses and similar and compatible uses are also allowed.

2.3 to 3.8 dwelling
units per gross
acre.
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TABLE 6-1: OAKLEY GENERAL PLAN LAND USE DESIGNATIONS

ALLOWING RESIDENTIAL USES
Designation Description
Permitted Density
(Minimum to
Maximum)
Residential
Low/Medium
(RLM)
The Residential Low/Medium (RLM) designation provides for moderately dense single-family residential development that is consistent with suburban uses. This designation will allow for a higher density suburban neighborhood with smaller lots that are commonly seen in traditional urban and suburban neighborhoods.

Primary land uses include detached single-family homes and accessory structures. Public and semi-public uses and similar and compatible uses are also allowed.

3.8 to 5.5 dwelling
units per gross
acre.

Residential
Medium (RM)
The Residential Medium (RM) designation provides for more affordable, small lot development and to increase the availability of rental or entry-level housing. Primary land uses include singlefamily dwellings, attached single-family residences (such as duplexes and duets), multiple-family residences (such as condominiums, town houses, apartments), and accessory
structures normally auxiliary to the primary uses. Public and semipublic uses and similar and compatible uses are also allowed.

5.5 to 9.6 dwelling
units per gross
acre.

Residential High
(RH)
The Residential High (RH) designation provides for affordable and rental residential units, and to maximize urban residential space.

This designation allows for a typical apartment-style building or a condominium complex. Appropriate primary land uses include attached single-family residences (such as duplexes and duets), multiple-family residences (such as condominiums, town houses, apartments, and mobile home parks), and accessory structures normally auxiliary to the primary uses. Public and semi-public uses and similar and compatible uses are also allowed.

9.6 to 16.7 dwelling
units per gross
acre.

Residential
Mobile Home
(RMH)
The Residential Mobile Home (RMH) designation provides for mobile home parks as a form of affordable and accessible housing. Primary land uses include single-family residential dwellings within a mobile home park setting and auxiliary uses and facilities to serve residents of the park.

5.5 to 9.6 mobile
home units per
gross acre.

Public and SemiPublic Facilities
(PS)
The Public and Semi-Public Facilities (PS) designation provides for government owned facilities, public and private schools, institutions, civic uses, assembly uses, and public utilities, quasipublic uses such as hospitals and churches and supporting retail and service uses. The designation includes properties owned by public agencies such as libraries, fire stations, public transportation corridors, and schools, as well as privately owned transportation and utility corridors such as railroads, and power transmission lines. In specific locations, such as downtown Oakley, mixed use projects may be determined consistent with this designation. Public and Semi-Public facilities should be located in a manner that best serves the community’s interests, allows for adequate access by bus, bicycle, or foot to minimize trip generation and provides for access by all residents, where appropriate.

0.25 to 0.67 FAR
Source: City of Oakley General Plan 2020.
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Zoning Code
The Zoning Code is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare, as well as to promote quality design and quality of life. The City of Oakley’s residential zoning designations control both the use and development standards of each residential parcel, thereby influencing the development of housing.

Oakley provides zoning that facilitate a range of residential development types. Table 6-2 summarizes permitted residential uses in residential districts. There are sight singlefamily residential zoning districts: AL, R-6, R-7, R-10, R-12, R-15, R-20, and R-40. Singlefamily units are permitted as a matter of right in all single-family residential districts.

Multiple-family residential zones include the M-9, M-12, M-17, and MH districts. Both multiple-family developments and single-family units are permitted as a matter of right in multiple-family residential districts. Residential uses are permitted in the SP-4 (Downtown Specific Plan) zoning district consistent with the Downtown Specific Plan (DSP). A discussion of the Downtown Specific Plan is included below.

Table 6-3 summarizes the development standards and requirements for each residential zone.
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TABLE 6-2: PERMITTED RESIDENTIAL USES BY ZONING DISTRICT Zone
SingleFamily
Detached
Multiplefamily
Accessory
Dwelling
Unit
Duplex
Residential
Care (6 or
fewer),
Transitional,
Supportive
Housing
Residential
Care
Facilities
(7 or
more)
Emergency
Shelters
Agricultural Limited
Residential District (AL)

P -- P -- -- -- --
Single-Family
Residential District (R-6)

P -- P -- P CUP --
Single-Family
Residential District (R-7)

P -- P -- P CUP --
Single-Family Residential
District (R-10)

P -- P -- P CUP --
Single-Family Residential
District (R-12)

P -- P -- P CUP --
Single-Family Residential
District (R-15)

P -- P -- P CUP --
Single-Family Residential
District (R-20)

P -- P -- P CUP --
Single-Family Residential
District (R-40)

P -- P -- P CUP --
Multiple-Family
Residential District (M-9)

P P P P P CUP CUP
Multiple-Family
Residential District
(M-12)

P P P P P CUP CUP
Multiple-Family
Residential District (M17)

P P P P P CUP CUP
Mobile Home
Residential District (MH)
P (mobile
homes)
-- -- -- -- --
Affordable Housing
Overlay (AHO)
-- P -- -- -- --
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TABLE 6-3: Summary of RESIDENTIAL ZONING REQUIREMENTS
Zone Minimum Lot Size Maximum Densities Maximum Building Height (ft.)
Minimum Front
Yard Setback (ft.)
Aggregate Width of
Side Yard (ft.)
Minimum Width of
One Side Yard (ft.)
Minimum Rear
Yard Setback (ft.)
AL 1-10 ac -- 35 (2 ½ stories) 25 40 20 15
R-6 6,000 sq ft -- 30 (2 stories) 20 15 5 15
R-7 7,000 sq ft -- 30 (2 stories) 20 15 5 15
R-10 10,000 sq ft -- 30 (2 stories) 20 20 5 15
R-12 12,000 sq ft -- 30 (2 stories) 20 25 10 15
R-15 15,000 sq ft -- 30 (2 stories) 20 25 10 15
R-20 20,000 sq ft -- 30 (2 stories) 25 35 15 15
R-40 40,000 sq ft -- 30 (2 stories) 25 40 20 15
M-9 Detached SFD1 4,000 9 units per acre 36 (3 stories) 15 10 -- 15 Duplex 8,000 20 20 -- 20
MFPS2 10,000 25 20 -- 20
MFIS3 10,000 10 -- -- 10
M-12 Detached SFD1 4,000 12 units per acre 36 (3 stories) 15 10 -- 15 Duplex 8,000 20 20 -- 20
MFPS2 10,000 25 20 -- 20
MFIS3 10,000 10 -- -- 10
M-17 Detached SFD1 4,000 16.7 units per acre 36 (3 stories) 15 10 -- 15 Duplex 8,000 20 20 -- 20
MFPS2 10,000 25 20 -- 20
MFIS3 10,000 10 -- -- 10
MH 7 units per acre 30 (2 stories) 10-20 5-10 -- 10
AHO 24 units per acre 42 15 15 -- 15
Notes: 1SFD = Single-Family Dwelling. 2MFPS = Multiple-Family Project Site. 3MFIS = Multiple-Family Individual Site. 4DC = Downtown Core Subarea. 5DS = Downtown Support Subarea. 6RCCO = Residential Commercial Conversion Opportunity Subarea.

Source: City of Oakley Zoning Code. Downtown Specific Plan. 1344
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Parking Requirements
Table 6-4 summarizes residential parking requirements in Oakley. Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot area for residential development and increase development costs that may be passed on to consumers. The impact of parking requirements on affordable housing can be mitigated through the parking reductions and waivers available through density bonus, ADUs, and supportive housing regulations.

TABLE 6-4: RESIDENTIAL PARKING REQUIREMENTS
Type of Development Required Off-Street Parking Spaces
Manufactured Home Parks 2 spaces per manufactured home dwelling unit Multiple-Family Dwelling
Unit
a. Every apartment or dwelling unit shall have, on the same lot or parcel, off-street automobile storage space as follows:
i. Studio unit - 1 space
One bedroom unit - 1 ½ spaces
Two or more bedroom units – 2 spaces
ii. One-quarter (1/4) space per each dwelling unit for guest parking and fractional amounts of which shall be rounded out to the next higher whole number of spaces.
b. One-half (1/2) of the required spaces shall be covered.

Multiple-Family Dwelling
Unit - AHO
One bedroom dwelling unit – 1 space
Two and three bedroom dwelling units – 1 ½ spaces
Four and more bedrooms – 2 ½ spaces
Parking may be tandem or uncovered.

Single-Family Dwelling Unit Each Single-Family dwelling unit shall have at least 2 covered off-street automobile parking spaces on the same lot.

Accessory Dwelling Unit
(ADU)
One additional off-street parking space for the ADU (exceptions below).

The space may be within a setback area, such as an existing legal driveway, or in tandem. No additional off-street parking is required in the following instances: 1) within ½ mile of public transit, 2) within historic district, 3) ADU is an internal conversion, 4) ADU is located in permitparking area, 5) car share pick-up location is within one block.

Parking Standards within Downtown Specific Plan
Multifamily Minimum 1 stall per unit (1 or 2 bedroom); another 0.5 space for each additional bedroom above 2
Single-family Minimum 1 stall per unit (1 or 2 bedroom); another .5 space for each additional bedroom above 2 or an additional space for 3 bedrooms
Source: City of Oakley Zoning Code, Sections 9.1.1402, 9.1.410, and 9.1.1102; Downtown Specific Plan Downtown Specific Plan
The Downtown Specific Plan (DSP), adopted in 2010 and last amended in 2017, establishes development standards for the area of Downtown Oakley covered by the DSP. The DSP has three subareas: the Downtown Core (DC), the Downtown Support (DS), and the Residential Commercial Conversion Opportunity (R/CCO). The three subareas allow for residential uses at different densities, summarized in Table 6-5. Development 1345
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standards for these subareas are summarized in Table 6-2 and parking requirements are identified above in Table 6-3.

TABLE 6-5: DOWNTOWN SPECIFIC PLAN PERMITTED USES BY SUBAREA Uses Downtown Core
Downtown
Support
Residential/Commercial
Conversion Opportunity
Single-family dwelling units - new -- CUP2 P
2 Single-family dwelling units –
replacement/reconstruction
P P P
Multifamily dwelling units CUP1
(up to 45 du/ac)
CUP2
(up to 24 du/ac)
CUP2
(up to 16.7 du/ac)
Emergency shelter P
3 Notes: 1Multifamily permitted in Downtown Core Area on non-ground floor levels only. Density determined on case-bycase basis. 2No residential uses allowed north of Main Street east of Second Street due to railroad noise. 3Emergency shelters are permitted in the DC subarea on the Civic Center property.

Source: Downtown Specific Plan, Appendix A.

The Downtown Core subarea allows multifamily residential only on upper floors with the approval of a Conditional Use Permit. Density is determined on a case-by-case basis up to a maximum density of 45 units per acre. The Downtown Support subarea allows for standalone residential uses up to 24 dwelling units per acre with the approval of a Conditional Use Permit; however the density is determined on a case-by-case basis and in conjunction with the areas shown on the Subarea Map as “Area Recommended for Residential Infill.” The Residential Commercial Conversion Opportunity Area also allows for standalone residential uses at densities up to 16.7 dwelling units per acre with the approval of a Conditional Use Permit. No residential uses are allowed north of Main Street east of Second Street due to railroad noise. In all instances, the City would require a comprehensive plan and analysis justifying the proposed density in each of the subareas. Determining factors could include, but not fully encompass, the location to services such as transit, schools and shopping, as well as where the project is located, the densities in the immediate area, and compatibility with adjacent land uses. The DSP does not explicitly allow accessory dwelling units or other certain special needs housing types, such as transitional housing, supportive housing, and residential care facilities as required by State law.

The stipulation that density is determined on a case-by-case basis through a comprehensive plan and CUP process could be a constraint to development, as it requires a subjective analysis and does not provide certainty to project applicants. In addition, an FAR of 1.0 in the Downtown area could limit the feasibility of multi-story mixed use development. Additionally, there are inconsistencies between the text of the DSP and the use tables in Appendix A relating to the maximum density within the Downtown Core and Downtown Support subareas. The Housing Plan includes a program to establish base densities by right, develop objective development standards that facilitate residential and mixed-use development, allow accessory dwelling units and special needs housing types consistent with State law, and clean up internal inconsistencies in the DSP. The sites inventory includes five sites within the Downtown 1346
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Specific Plan Area – four sites within the Downtown Support Area and one site in the Downtown Core – all of which are included in the moderate-income housing sites inventory. The requirement for ground floor commercial uses on the one site within the Downtown Core is not considered a constraint to the development of market rate, moderate-income housing. The City has and continues to invest in the Downtown making it an increasingly attractive place to develop.

East Cypress Corridor Specific Plan
The East Cypress Corridor Specific Plan (ECCSP) occupies the easternmost portion of the City Limits. In 2006 the City annexed 2,059 acres of the Specific Plan area. The Specific Plan envisions the development of five mixed density residential neighborhoods around a central commercial center. As of 2020, one of the neighborhoods has been constructed.

The ECCSP identifies seven residential land use districts:
⚫ Single-family Residential – Low: Maximum density of 2.3 units/acre; ⚫ Single-family Residential – Medium: Maximum density of 3.8 units/acre; ⚫ Single-family Residential – High: Maximum density of 5.5 units/acre; ⚫ Multi-Family Residential – Low (detached): Maximum density of 9.6 units/acre; ⚫ Multi-Family Residential – Low (attached): Maximum density of 9.0 units/acre; ⚫ Multi-Family Residential – High: Maximum density of 12.0 units/acre; and ⚫ Mobile Home: Maximum density of 9.6 units/acre.

Development standards, including minimum lot sizes, setbacks, building heights, and maximum ground coverage are included in Appendix B, Tables 2 and 3 of the ECCSP. The development standards accommodate typical single-family and multifamily development.

Parking must be consistent with the requirements of the Zoning Code (see Table 6-2). For multifamily high density projects, the provisions for 40 percent maximum site coverage for buildings and three-story building heights (maximum of 40 feet) could feasibly accommodate approximately 25 to 30 units per acre, which is higher than the maximum allowed density of 12.0 units per acre. The ECCSP identifies that the maximum number of dwelling units may be exceeded pursuant to the Affordable Housing Overlay (AHO) district, Density Bonus, and Second Dwelling Units (now Accessory Dwelling Unit or ADU) provisions of the Zoning Code.

Planned Unit Development District
The City defines a Planned Unit Development (P-1) District as a large-scale integrated development, infill development, or a General Plan special area of concern, which would allow flexible regulations through cohesive design procedures. The intent of the P-1 District is to allow diversification in the relationships of buildings, structures, and open spaces, ensure compatibility with surrounding land uses, and to ensure substantial compliance with the General Plan and the intent of the Municipal Code. This is accomplished through applying standards that satisfy the requirements of public health, safety, and general welfare. The P-1 District specifically permits detached single-family dwelling units and accessory dwelling units and also permits any land uses included on an 1347
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approved final development plan. This allows for a range of land uses and provides for flexibility in determining the specific type of units and densities suitable for a proposed project or site.

All site and building requirements, including yard, building height, lot coverage, and landscaping are determined on a case-by-case basis based on the specific characteristics of the site and the need to provide additional zoning control by establishing site specific conditions of approval and standards for a specific P-1 District.

Affordable Housing Overlay
The City of Oakley has established an Affordable Housing Overlay (AHO) district. The AHO applies on top of the base zoning and allows housing densities that exceed the maximum units per acre otherwise allowed in a zoning district, if a development meets the state density bonus criteria. As currently (2022) written, the AHO Ordinance allows the AHO to be applied only to areas zoned Multiple Family Residential (M-9, M-12, M-17). The AHO also modifies the multifamily development standards to complement higher density housing projects. The current AHO ordinance does not require a certain percentage of units to be affordable. While most developments that have used the AHO have been 100 percent affordable developments, a recent development was approved under the AHO with fewer than 10 percent affordable units.

Table 6-6 summarizes the development standards. Administrative-level approval is provided to projects that meet the appropriate affordability requirements identified in OMC subsection 9.1.410(b), development standards set forth in subsection (c), and all other application sections of OMC Chapter 9.1. In the case of this type of application, the project would receive Planning Division approval without the need for approval of any additional land use entitlements, such as a Design Review or a Conditional Use Permit. No public hearing would be required. All developments within the AHO district must be consistent with the City of Oakley Residential Design Guidelines and Multifamily Residential Design Guidelines and design criteria described in Section 9.1.410, which includes several subjective guidelines. The 24 units per acre limitation has been identified as a constraint to development, as 30 units per acre is the default density for meeting the lower-income regional housing needs allocation (RHNA). The City is currently (2022) in the process of updating Housing Element includes a program to update Section 9.1.410 of the Zoning Ordinance to increase the maximum density to 30 du/acre for projects in the AHO, and to expand the base zones where the AHO can be applied, and to replace subjective design guidelines with objective design standards. The Housing Element program also calls for establishing a minimum affordability requirement for developments seeking to use the AHO zoning.This zoning amendment is anticipated prior to the Housing Element adoption deadline to ensure the AHO sites can be counted as available to meet the lower-income RHNA.
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TABLE 6-6: DEVELOPMENT STANDARDS FOR MULTI-FAMILY

CONSTRUCTION IN THE AFFORDABLE HOUSING OVERLAY
Subject Standard
Site Area (minimum) No minimum.

Building Site Coverage (combined maximum) 40%
Front Setback (minimum) 15 ft. for two stories, 20 feet for three or more stories
Rear Setback (minimum) 15 ft. for two stories, 20 feet for three or more stories
Side Setback 8 feet for two stories, 12 feet for three or more stories
Distance Between Buildings (minimum) 20 ft. for 2 stories; 25 ft. for 3 or more stories Height Limit (maximum) 42 feet
Parking Requirements (minimum) 1-bedroom: 1 on-site parking space; 2-3 bedrooms: 1½ on-site parking spaces;
4 or more bedrooms: 2 ½ on-site parking spaces
Source: City of Oakley Zoning Code, Section 9.1.410
The Affordable Housing Overlay is the City’s primary strategy for meeting the lowerincome RHNA. The City originally created the AHO following adoption of the 2007 Housing Element to accommodate the lower-income RHNA and achieve certification. A 2019 report from the Terner Center highlight’s Oakley’s AHO as a successful example of a tool to facilitate affordable housing development.1 The City’s AHO has resulted in over 500 units of lower-income housing.

Density Bonus Ordinance
State law requires jurisdictions to provide density bonuses and development incentives to all developers who propose to construct affordable housing on a sliding scale, where the amount of density bonus and number of incentives vary according to the amount of affordable housing units provided. Government Code Sections 65915 through 65918 requires that the City provides density bonuses and incentives for projects which provide for one of the following:
⚫ 5 percent of units for very low income households
⚫ 10 percent of units for lower income households
⚫ A senior citizen housing development or mobile home park that limits residency based on age requirements for housing for older persons ⚫ 10 percent of units in a condominium for moderate income households ⚫ 10 percent of units for transitional foster youth, disabled veterans, or homeless persons
⚫ 20 percent of units for lower income students in a student housing development 1 Affordable Housing Overlay Zones: Oakley. Terner Center for Housing Innovation. UC Berkely. April 2019. https://ternercenter.berkeley.edu/wp-content/uploads/2020/10/Affordable_Housing_Overlay_Zones_Oakley.pdf. 1349
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⚫ 100 percent of units for lower income households, except that up to 20 percent may be for moderate income households
Donation of at least one acre of land or of sufficient size and appropriate zoning and characteristics to permit development of at least 40 units for very-low-income units.

In addition to the density bonus, eligible projects may receive one to three additional development incentives or concessions, depending on the proportion of affordable units and level of income targeting. These incentives/concessions could address a height limitation, a setback requirement, a floor area ratio, an on-site open-space requirement, and other requirements. State law also provides additional relief from parking requirements if requested by a developer with a qualifying project.

In order to encourage the construction of affordable housing developments for very lowand low-income households, and senior households, and in accordance with Section 65915 et seq. of the California Government Code, the City of Oakley has adopted a Density Bonus Ordinance (Section 9.1.412 of the Zoning Code). The code language provides detailed guidance and refers to Government Code Section 65915 and applicable state law. While the Zoning Code language defers to state law, some of the criteria, such as the levels of density bonus allocations and maximum parking requirements, are not up-to-date. For this reason, a program is included in the Housing Element to review and update the City’s Density Bonus Ordinance to ensure consistency with state law Accessory Dwelling Unit Ordinance
An Accessory Dwelling Unit (ADU) is a complete, independent living facility for one or more persons. These structures can be detached from or attached to a primary residence, converted from existing square footage of a primary residence, or converted from an existing accessory structure such as a garage or workshop.

In Government Code Section 65852.150, the California Legislature found that, among other things, allowing ADUs in zones that allow single-family and multifamily uses provides additional rental housing, and is an essential component in addressing California’s housing needs. Over the years, ADU law has been revised to improve its effectiveness at creating more housing units.

Section 9.1.1102 of the City’s Zoning Code provides regulations for ADUs. The purpose of the ADU Ordinance is to increase the supply of smaller dwelling units and rental housing units by allowing accessory dwelling units and junior accessory dwelling units to be developed on certain lots which are zoned for single-family and multiple-family residential uses. The ADU Ordinance also establishes design and development standards for accessory dwelling units to ensure that they are compatible with existing neighborhoods in compliance with Government Code Section 65852.2, which requires local agencies to consider applications for accessory dwelling unit permits ministerially without discretionary review or public hearing. The City’s ADU ordinance was amended May 12, 2020, to be in conformance with state laws that went into effect on January 1, 2020. The ordinance provides definitions and includes objective design and development standards. To further encourage ADUs, the City also established a Pre-Approved ADU Program and published “An ADU How-to-Guide for Oakley Residents, Homeowners, and Contractors” that is available on the City’s website.
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The Legislature further updated ADU and JADU law effective January 1, 2021, to clarify and improve various provisions in order to further promote the development of ADUs and junior accessory dwelling units (JADUs). These include allowing ADUs and JADUs to be built concurrently with a single-family dwelling, opening areas where ADUs can be created to include all zoning districts that allow single-family and multifamily uses, modifying fees from utilities such as special districts and water corporations, providing limited exemptions or reductions in impact fees, and reduced parking requirements. A program has been added to the Housing Plan to review the City’s ADU Ordinance and continue to update it as needed to meet the latest state law provisions.

Special Needs Housing
Residential Care Facilities
California law states that persons who require supervised care are entitled to live in normal residential settings. State-licensed residential care facilities serving six or fewer persons must be: 1) treated the same as any other residential use, 2) allowed by right in all zones allowing residential uses, and 3) be subject to the same development standards, fees, taxes, and permit procedures as those imposed on the same type of housing in the same zone. Consistent with state law, the City permits residential care facilities serving six or fewer persons as a permitted use in all single-family and multiple family residential districts. However, the Zoning Code does not identify residential care facilities as a permitted use in the Agricultural Limited or Commercial Downtown zones, which are zones where other residential uses are permitted.

Residential care facilities serving seven or more persons are permitted in all single-family and multiple family residential districts on the issuance of a conditional use permit (CUP), and subject to Section 9.1.128 of the City’s Zoning Code, which provides the following requirements:
1) The minimum distance from any other residential facility shall be 300 feet as specified by California Health and Safety Code Section 1267.9(b); 2) At least 20 square feet of usable open space shall be provided for each person who resides in the facility;
3) At least one parking space shall be provided for every two persons who reside in the facility;
4) Residential care facilities shall be licensed and certified by the State of California and shall be operated according to all applicable state and local regulations.

Emergency Shelters
Emergency shelters are the first step in a continuum of care and provide shelter to families and/or individuals experiencing homelessness on a limited short-term basis.

Government Code Section 65583 (SB 2, 2007) addresses the state’s growing problem of homelessness with requirements that cities identify sites that are adequately zoned for emergency shelters and transitional and supportive housing. 1351
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Government Code Section 65583 requires that cities with an unmet need for emergency shelters allow these uses by right without a conditional use or other discretionary permit in at least one zone. The identified zone(s) must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter.

Recent state law also specifies that parking standards for shelters be based on staffing, not the occupants of the shelter (Government Code Section 65583, per AB 139, 2019).

According to the 2020 point-in-time count, there were 50 people experiencing homelessness in Oakley. In Oakley, emergency shelters are permitted by right on the Civic Center site within the Downtown Core Zone in the Downtown Specific Plan. The Civic Center site includes an undeveloped parcel that is used as the City’s corporation yard. The corporation yard site is planned for development by the Downtown Specific Plan and uses discussed for the site have included various civic and community-serving uses. This 0.99-acre parcel has the capacity to accommodate an emergency shelter and the City is supportive of locating an emergency shelter on the parcel. Development standards on this site allow for maximum building heights of four floors/50 feet and floor area ratios of 1.0 would accommodate a building of 24,000 – 43,124 square feet, which would allow for more than enough space to provide an emergency shelter to accommodate the City’s unmet need of 50 beds of emergency shelter.2 However, Tthe Housing Plan also includes a programan action to identify a replacement site withan additional zoning district where emergency shelters will be permitted consistent with that meets the requirements of State law in the event that the corporation yard site is approved for development with a use other than an emergency shelter.

In addition to providing the by-right allowance in the Downtown Core Zone, City of Oakley Zoning Code identifies “transitional shelters and homeless shelters consistent with Section 65008 of the Government Code” as uses allowed in multiple-family zones with a conditional use permit (CUP). State law also includes provisions for low barrier navigation centers (LBNCs) to assist persons experiencing homelessness. A LBNC is a type of shelter defined as a “Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
California Government Code Section 65662 (AB 101,2019) requires Low Barrier Navigation Center development to “be a use by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses” if it meets specified requirements.

Section 65660 of the Government Code defines “Low Barrier” as best practices to reduce barriers to entry, and may include, but is not limited to, the following: 1) the presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth; 2) pets; 3) the storage of possessions; 4) privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms. Oakley’s Zoning Code does not specifically address LBNCs.

See section 2.e of this chapter for a description of programs included in the Housing Element to address this topic.
2 Based on AB 2339 (Bloom, 2022) calling for a minimum of 200 sf per person 1352
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Transitional and Supportive Housing
Transitional housing is a type of supportive housing used to facilitate the movement of individuals and families experiencing homelessness to permanent housing. The City’s Zoning Code, consistent with California Government Code Section 65582(j) defines transitional housing as “buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Transitional housing offers case management and support services with the goal to return people to independent living; usually persons return to independent living between 6 and 24 months.

Supportive housing is affordable housing with onsite or offsite services that help a person or family with multiple barriers to employment and housing stability. Supportive housing is a link between housing providers and social services for persons experiencing homelessness, people with disabilities, and a variety of other special needs populations.

The City’s Zoning Code, consistent with California Government Code Section 65582(f) defines supportive housing as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service to assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” Key elements of state law, per Government Code Section 65650-65656, include:
⚫ Consider supportive housing a residential use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed housing development satisfies specified requirements. ⚫ Local government may require a supportive housing development to comply with written, objective development standards and policies. However, the standard and policies must be the same as those that apply to other multifamily development within the same zone.
⚫ Approve an application for supportive housing that meets criteria within specified periods
⚫ Eliminate parking requirements for supportive housing located within ½ mile of public transit
Consistent with state law, transitional and supportive housing is permitted by right in all of the City’s single-family and multiple family residential zones and is subject to the same requirements that apply to other residential dwellings of the same type in the same zone.

However, transitional and supportive housing is not addressed in the City’s Agricultural Limited and Commercial Downtown zones. Also, the City does not comply with the latest requirements for supportive housing in zones allowing multifamily and mixed use. There is a program included in the Housing Plan to address this topic.

Single Room Occupancy Units
Single room occupancy units (SROs) are small, one-room units occupied by a single individual, and may either have shared or private kitchen and bathroom facilities. SROs 1353
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can provide a valuable form of affordable housing for lower- income individuals, seniors, and persons with disabilities.

Section 9.1.1218 of the Zoning Code defines single room occupancy as a facility providing dwelling units where each unit has a minimum floor area of 150 square feet and a maximum floor area of 220 square feet. The units may have kitchen or bathroom facilities and must be offered on a monthly basis or longer. SROs are allowed with a conditional use permit in the General Commercial zone. Section 9.1.1218 establishes development standards which address unit size, occupancy, common area, kitchen facilities, bathroom facilities, laundry facilities, storage, accessibility, length of stay, management, and parking. The development standards are appropriate for the type of development and are appropriate to ensure adequate facilities to serve SRO residents.

Reasonable Accommodation Procedures
The City is required to make reasonable accommodations in rules, policies, practices, and services when such accommodations may be necessary to afford a person with a disability the equal opportunity to use and enjoy a dwelling. Government Code Section 65583(a) and (c) requires municipalities to analyze potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities, and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with disabilities. Cities are required to include programs that remove constraints and provide reasonable accommodations for housing designed for persons with disabilities.

The City provides a “Request For Accommodation Form” on its website for individuals to request accommodations at facilities, events, services, or programs provided by the City of Oakley. However, the City does not have a formalized process for persons with disabilities to request reasonable accommodation related to land use and zoning regulations. The Housing Element includes a program to adopt a Reasonable Accommodation ordinance.

Definition of Family
A restrictive definition of “family” that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities. The Oakley Zoning Ordinance does not define family and therefore does not restrict any households from being considered a family for the purpose of zoning.

However, the Zoning Code uses the term family throughout the Code, and specifically in the definition of Single Family Dwelling:
"Single Family Dwelling" shall mean a detached building or part of it, designed for occupation as the residence of one (1) family.

The lack of a definition of “family” leaves the term open for interpretation. The Housing Element includes an implementation program to add a definition of family to the Zoning Code that provides occupancy standards specific to unrelated adults and complies with fair housing law.
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Removal of Constraints on Special Needs Housing
To reduce constraints to the development of residential care facilities, emergency shelters, and transitional and supportive housing, the Housing Plan includes programs to:
⚫ Allow residential care facilities, and transitional and supportive housing to be in the City’s Agricultural Limited and Commercial Downtown zones in a manner consistent with other residential uses.
⚫ Identify a replacement site with zoning that meets the requirements of state law in the event that the corporation yard site is approved for development with a use other than an emergency shelter.
⚫ Add code language to specify that any parking requirements for emergency shelters are to be based on number of employees, not residents.
⚫ Add code language for Low Barrier Navigation Centers in accordance with state law. ⚫ Reduce constraints for residential care facilities for more than six persons that are currently permitted subject to a conditional use permit in residential districts. ⚫ Adopt a reasonable accommodation ordinance that would establish a formal procedure for persons with disabilities to request reasonable accommodation from building, zoning, and other land use policies and standards.

Farm Worker and Employee Housing
State law requires that employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure permitted in residential zones.

Further, state law requires that employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone.

State law also requires that employee housing consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single-family or household shall be deemed an agricultural land use designation and shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. State law requires that no conditional use permit, zoning variance, or other zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who do not work on the property where the employee housing is located.

Chapter 9.1.1226 of the Oakley Municipal Code, adopted in 2016, contains regulations for employee and farmworker housing consistent with State law.

Manufactured Housing
Sections 65852.3 and 65852.4 of the California Government Code specify that a jurisdiction shall allow the installation of manufactured homes on a foundation on all 1355
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“lots zoned for conventional single family residential dwellings.” Except for architectural requirements, the jurisdiction is only allowed to “subject the manufactured home and the lot on which it is placed to the same development standards to which a conventional single family residential dwelling on the same lot would be subject.” The architectural requirements are limited to width, floor height, façade, roof overhang, roofing material, and siding material.

The only two exceptions that local jurisdiction are allowed to make to the manufactured home siting provisions are if: 1) there is more than 10 years difference between the date of manufacture of the manufactured home and the date of the application for the issuance of an installation permit; or 2) the site is listed on the National Register of Historic Places and regulated by a legislative body pursuant to Government Code Section 37361.

The City of Oakley Zoning Code defines “manufactured home” and “mobile home” interchangeably, as follows:
"Manufactured Home" or "Mobile Home" shall mean any vehicle which is forty or more feet in overall length at its longest point or which exceeds eight feet in width at its widest point, is designed or used for human habitation, whether selfpropelled or drawn by a motor vehicle, is intended for permanent or semipermanent use, and which has no foundation other than wheels and temporary stabilizing units.

While in practice the City permits manufactured homes on a permanent foundation the same as conventional, stick-built single-family homes, the City’s Zoning Code does not explicitly address manufactured homes on a permanent foundation. The Housing Plan includes an implementation program to amend the Zoning Code to address this.

Building Codes and Enforcement
The City of Oakley’s building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.

Building Codes
The City Council regularly reviews the latest edition of the California Building Standards Code and typically adopts the state-wide code with changes or modifications as are reasonable and necessary because of local climatic, geological, or topographical conditions, or as otherwise permitted by State law. The City of Oakley has adopted by reference and incorporated into the Municipal Code the 2019 Edition of the California Building Code, California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Energy Code, California Fire Code, California Green Building Standards Code, California Historical Building Code, and the International Property Maintenance Code. Amendments to the 2019 California Fire Code include those adopted by the East Contra Costa Fire Protection District. The regulations set forth are designed to ensure the safety and welfare of Oakley’s residents. 1356
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Amendments to the codes listed above were reviewed and found to be of a general administrative, or narrow technical applicability. Examples include: nomenclature; establishing the authority of the City Manager and designees to enforce the code; tailoring certain specifications for plumbing systems, residential decks, insect screens, and small residential rooftop solar systems; and establishing how to resolve instances where (if) any conflicts are found between general and specific requirements. Other amendments address:
⚫ Establishing that building permits shall expire if work is not commenced within 365 days from the date of such permit, or is work is abandoned. However, the provision allows for one or more extensions of time for 180 days each. ⚫ Affirming the City Council’s authority to set and implement various fees. ⚫ Establishing the City’s ability to record liens against properties. Liens would be used to recover the cost of abating a dangerous structure.

No amendments to the Building Code have been made that would reduce housing development potential in the city.
a. Americans with Disabilities Act
The Federal Fair Housing Act of 1998 (FHA) and the Americans with Disabilities Act (ADA) are federal laws intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of housing construction as well as the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is not at the discretion of the City, but is mandated under federal law.
b. Code Enforcement
The mission of the Code Enforcement Division is to work in partnership with the residents and business owners of Oakley to promote and maintain a safe and desirable living and working environment. The division’s work is accomplished primarily through education.

The City has posted an illustrated handout to summarize common concerns and code provisions, and conducts code enforcement activities on a complaint basis in response to reports from residents and other community members. The City provides a link on its website to report a code violation online. When a complaint is received the City inspects the property and determines whether there is a code violation. If there is a code violation, the City sends a letter to the property owner informing them that they have 10 days to correct the violation. If the violation is not abated within the 10 days, a second notice is sent informing the property owner that the violation must be abated within 10 days or the City will abate the violation and bill the owner. If the City abates the violation, the property owner has 30 days to pay for the abatement process or a lien will be placed on the property. Code enforcement activities work to preserve the City’s existing housing stock.

The City proactively approaches code enforcement through its Rental Dwelling Unit Inspection Program, intended to maintain and improve the quality of life of Oakley residents residing both in and around rental property. This is accomplished by ensuring 1357
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rental properties are properly maintained and situations that may bring blight upon a neighborhood are prevented. Under the Rental Inspection Program, properties owners must register rental properties and pay an annual registration and inspection fee.

Development Impact Fees
Various development and permit fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services. Often times, development fees are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing. All fees are posted on the City’s website.

Table 6-7 summarizes the estimated cost of fees in Oakley for a single-family home, a large (100 unit) multifamily development, and a small (10 unit) multifamily development.

Total fees for 3,100 square foot single-family home are approximately $70,088. Fees for an 800 square foot multifamily unit within large and small projects are approximately $35,721 and $32,887 respectively. While not shown on the table, the City has a reduced fee structure for accessory dwelling units.

Figures 6-1 through 6-3 compare residential fees in Oakley to other jurisdictions in Contra Costa County. Total fees for single-family homes are higher than the average cost of fees for neighboring jurisdictions, with other jurisdictions fees ranging from a low of $22,14629,498 to a high of $113,158. Fees for large multifamily developments are higher than all but two neighboring jurisdictions. For small multifamily developments, the City’s fees are still above theabout average cost, but are less than those of eight of the 19 jurisdictions surveyed.

However, Oakley projects are subject to regional traffic fees of $22,703 per single-family unit, and $13,937 and $11,585 for large and small project multifamily units. This regional fee comprises about 32 percent of the total project fees for single-family units and 35-40 percent of the fees for multi-family projects. This regional traffic fee is assessed by the East Contra Costa Regional Fee and Financing Authority (ECCRFA), a regional planning agency charged with funding regional transportation improvement projects in eastern Contra Costa County with revenue from the Authority’s regional transportation demand impact mitigation (RTDIM) fees. The Authority's jurisdiction includes the eastern portion of the County, including unincorporated areas and the Cities of Antioch, Brentwood, Oakley, and Pittsburg. Taking the regional transportation fee out of the equation, Oakley’s fees are actually 13 20 percent below the regional average for single-family units and 9 and 20 percent below the regional average for large and small multifamily units.

The Regional Transportation Fee payment has supported completion of the new State Route 4, providing for regional funding assistance with the much-needed bypass. Fees for additional outside agencies provide services necessary for health and public safety, particularly water, sewer, fire, and school services and the City does not have the jurisdiction to reduce these outside fees.
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TABLE 6-7: CITY OF OAKLEY RESIDENTIAL FEES
Site Information
Single-family Multifamily - Large Multifamily - Small
Unit S.F. 3100 Unit S.F. 800 Unit S.F. 800
# of Units 1 # of Units 100 # of Units 10
Valuation $293,880.00 Valuation $7,584,000.00 Valuation $758,400.00 Fee Classification Multiplier Per Cost Multiplier Per Cost Multiplier Per Cost Entitlement Fees
Design Review N/A $4,000.00 Dep $4,000.00 $4,000.00 Dep $4,000.00 Fire Department Review $2,051.00 Set $2,051.00 $2,051.00 Set $2,051.00 $2,051.00 Set $2,051.00 Total Entitlement Fees $2,051.00 $6,051.00 $6,051.00
Building Fees
Building Permit Fee Based on Valuation $2,079.48 Based on Valuation $29,640.35 Based on Valuation $4,461.15 Permit Review and Processing 25% of Permit Fee $519.87 25% of Permit Fee $7,410.09 25% of Permit Fee $1,115.29 Building Plan Check Fee 65% of Permit Fee $1,351.66 65% of Permit Fee $19,266.23 65% of Permit Fee $2,899.75 Energy Compliance 25% of Permit Fee $519.87 25% of Permit Fee $7,410.09 25% of Permit Fee $1,115.29 Accessibility Review N/A 25% of Permit Fee $7,410.09 25% of Permit Fee $1,115.29 Electrical Permit 15% of Permit Fee $311.92 15% of Permit Fee $4,446.05 15% of Permit Fee $669.17 Plumbing Permit 15% of Permit Fee $311.92 15% of Permit Fee $4,446.05 15% of Permit Fee $669.17 Mechanical Permit 10% of Permit Fee $207.95 10% of Permit Fee $2,964.04 10% of Permit Fee $446.12 State of CA Earthquake
Assessment Fee
Based on Valuation $29.39 Based on Valuation $758.40 Based on Valuation $75.84 Fire Protection Fee $1,465.00 Set $1,465.00 $1,905 + $81/10k sf over 10k $2,472.00 $1,905 + $81/10k sf over10k $1,905.00
Total Building Fees $6,797.06 $86,223.38 $14,472.06
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TABLE 6-7: CITY OF OAKLEY RESIDENTIAL FEES
Site Information
Single-family Multifamily - Large Multifamily - Small
Unit S.F. 3100 Unit S.F. 800 Unit S.F. 800
# of Units 1 # of Units 100 # of Units 10
Valuation $293,880.00 Valuation $7,584,000.00 Valuation $758,400.00 Impact Fees
School District Fee $3.79 SF $9,854.00 $3.79 SF $303,200.00 $3.79 SF $30,320.00 Oakley Traffic $13,399.20 Unit $13,399.20 $8,173.79 Unit $817,379.00 $7,586.12 Unit $75,861.20 Regional Traffic (RTDIM) $22,703.79 Unit $22,703.79 $13,936.99 Unit $1,393,699.00 $11,584.70 Unit $115,847.00 Park Acquisition $986.49 Unit $986.49 $644.72 Unit $64,472.00 $596.94 Unit $5,969.40 Park Improvement $8,572.16 Unit $8,572.16 $5,601.59 Unit $560,159.00 $5,186.52 Unit $51,865.20 Public Facilities $3,704.20 Unit $3,704.20 $2,425.76 Unit $242,576.00 $2,250.44 Unit $22,504.40 East County Fire Protection District $1,368.32 Unit $1,368.32 $971.06 Unit $97,106.00 $468.00 Unit $4,680.00 General Plan $300.00 Ac $300.00 $300.00 Ac $600.00 $300.00 Ac $600.00 South Oakley Infrastructure Plan $352.00 Ac $352.00 $352.00 Ac $704.00 $352.00 Ac $704.00 Total Impact Fees $61,240.16 $3,479,895.00 $308,351.20
Total Project Fees $70,088.22 $3,572,169.38 $328,874.26 Cost Per Unit
Planning and Permit %
Impact Fee %
$70,088.22

12.62%

87.38%
$35,721.69

2.58%

97.42%
$32,887.43

6.24%

93.76%
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022. 1360
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In addition, when a residential development project falls within the boundaries of the East Contra Costa County Habitat Conservation Plan/Natural Community Conservation Plan (HCP/NCCP) inventory area, additional fees may apply. The HCP/NCCP provides an effective framework to protect natural resources in Eastern Contra Costa County, while improving and streamlining the environmental permitting process for impacts on endangered species. The HCP/NCCP provides for comprehensive species, wetlands, and ecosystem conservation and contributes to the recovery of endangered species in northern California. HCP/NCCP fees are applied to development projects impacting potential habitat and are one option for mitigating impacts to, or incidental taking of, State and federally listed threatened and endangered species (under the Endangered Species Act and California Endangered Species Act.) The HCP/NCCP fee varies by project, depending on the location of the parcel and habitat type.

The City has worked to reduce fees to the extent feasible. The City continues to see significant levels of residential development, including lower income housing, and the fees have not posed a constraint to date. The Housing Plan includes a program to regularly review development fees and to take appropriate actions to revise fees, if appropriate. For fees that are outside of the City’s control, the program requires the City to review the fees and to request fee reductions, to the extent feasible, from the administering agency.

Figure 6-1: Comparison of Estimated Single-family Residential Fees in Contra Costa County Jurisdictions
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022. $29,499
$30,928
$31,005
$39,160
$42,081
$45,694
$47,248
$56,666
$57,356
$58,702
$60,830
$62,489
$64,065
$64,628
$68,946
$70,088
$85,110
$100,496
$113,159
$0.00 $20,000.00 $40,000.00 $60,000.00 $80,000.00 $100,000.00 $120,000.00 San Pablo
Pleasant Hill
Walnut Creek
Clayton
Antioch
Richmond
Concord
Pinole
El Cerrito
Martinez
Pittsburg
Danville
Hercules
Orinda
Lafayette
Oakley
Moraga
San Ramon
Brentwood
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Figure 6-2: Comparison of Estimated Residential Fees in Contra Costa County Jurisdictions (10- Unit Multifamily Development)
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022.

Figure 6-3: Comparison of Estimated Residential Fees in Contra Costa County Jurisdictions (100- Unit Multifamily Development)
Source: Contra Costa Collaborative Fee Comparison. MIG, inc. 2022. $82,452
$168,649
$177,478
$216,977
$237,265
$238,345
$249,136
$271,215
$316,814
$328,874
$331,403
$340,120
$347,076
$370,969
$376,138
$434,942
$440,729
$494,144
$502,118
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 San Pablo
Walnut Creek
Pleasant Hill
Pinole
Concord
Richmond
Clayton
Martinez
Hercules
Oakley
Pittsburg
San Ramon
Danville
Lafayette
Orinda
Moraga
El Cerrito
Brentwood
Antioch
$674,052
$1,507,628
$1,669,246
$1,670,408
$1,765,846
$2,277,371
$2,301,117
$2,468,769
$2,927,768
$2,967,385
$3,132,050
$3,198,203
$3,318,772
$3,323,782
$3,336,919
$3,347,953
$3,572,169
$4,101,720
$4,766,296
$0 $1,000,000 $2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 San Pablo
Walnut Creek
Clayton
Pleasant Hill
Concord
Pinole
Richmond
Martinez
El Cerrito
Hercules
Lafayette
Pittsburg
San Ramon
Antioch
Danville
Orinda
Oakley
Moraga
Brentwood
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On- and Off-Site Improvements
When developing land, the City may require the developer to dedicate land, construct, or pay fees to provide necessary on and off-site improvements. Land dedication, site improvements or fees may be required to provide adequate sanitary sewer and water service to a project, to make necessary transportation improvements, and to provide other infrastructure to the project. In addition, the City may require the payment for various offsite improvements as part of project mitigation measures (e.g., payment towards an offsite traffic signal). Developers of new residential projects are also required to construct all onsite streets, sidewalks, curb, gutter, and affected portions of offsite arterials. The cost for site improvements varies from project to project, based on the specific location and existing infrastructure. For infill projects where infrastructure may already be available, there may be a need to upgrade and/or expand the existing improvements to serve new residential development.

Road classifications and standards are found in the City’s General Plan Circulation Element. They are as follows:
⚫ Major Arterial – 4 or more lanes, 120 foot right-of-way ⚫ Minor Arterial – 2 lanes, 76 foot right of way
⚫ Collector – 2 lanes, 70-85 foot right–of-way
⚫ Local Street – 2 lanes, 60 foot right-of-way
Arterials and collectors are designated on the General Plan according to existing and projected needs. Developers are responsible for the development of roadways associated with the residential project. City roadways are required to be paved. Curbs/gutters and drainage facilities direct storm and runoff water out of residential developments.

Development of and connection to municipal water and sewer services are required as a condition of approving tract maps. Water service is necessary for a constant supply of potable water. Sewer services are necessary for the sanitary disposal of wastewater. These off-site requirements allow for the development of much higher residential densities.

The cost for site improvements varies from project to project, based on the specific location and existing infrastructure. For infill projects where infrastructure may already be available, there may be a need to upgrade and/or expand the existing improvements to serve new residential development. On and off-site improvements in the City of Oakley are consistent with requirements of other cities in the region. While on and offsite improvements do influence the cost of development, the improvement requirements do not present a constraint to the development of housing in Oakley.

Local Processing and Permit Procedures
Application and Approval Process
Applications for development permits are made in writing to the Community Development Department. Application processing times vary depending on the permit being requested. In addition, some planning applications require public hearings. On average, development permits are processed in less than three months. 1363
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The City is required to determine if an application is complete within 30 days of receipt.

Once deemed complete, application processing begins. Applications are reviewed for consistency with the General Plan and Zoning Code, and conformance with design standards. In general, applications require about 45 days for staff review and 90 days if Planning Commission approval is required. A project requiring City Council approval will generally require an additional 90 days. An approved development plan will remain in effect for three years.

Applications are submitted to the Planning Department, which then reviews them for their completeness. Once the application is determined to be complete, it goes before the Planning Commission for review and approval. Final Maps for subdivisions are approved by the City Council once the Planning Commission has approved the Tentative Subdivision Map. The process can take six months to a year for approval.

Multi-family projects are permitted in the Multiple Family Residential Districts (M-9, M12, and M-17). However, the Planning Commission or City Council reviews and approves design review applications for multi-family projects unless the project is a qualifying affordable housing project, in which case design review is completed at the staff level.

Except for single-family additions, and Accessory Dwelling Units which require staff review; all other residential development in the City require either Planning Commission and/or City Council approval.

Certain applications for development are subject to the requirements of the California Environmental Quality Act (CEQA) and require the preparation of an environmental document (i.e., environmental impact report or mitigated negative declaration) before a project can be approved. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval. However, the cost associated with preparing an environmental document is not considered to disproportionately constrain residential development in Oakley.

Oakley utilizes an efficient and comprehensive approach towards development review and permitting that allows for quick response to developer applications. In addition, the City utilizes many practices such as expedited application processing, reducing costs, and clarification of the process to developers and homeowners to minimize City impacts on the development process.
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Table 6-8 illustrates the typical development timelines for various applications and permits.

TABLE 6-8: DEVELOPMENT PLAN REVIEW PROCESS
Project Type Reviewing Authority Timeframe
Single-Family house addition Staff 45 days
Accessory dwelling unit Staff 90 days
Custom home built on individual basis Staff 45 days
Single-Family homes built as part of housing
development of four or fewer units
Zoning Administrator 90 days
Single-Family homes built as part of housing
development of five or more units
Planning Commission 90+ days
Multiple-Family housing Planning Commission 90 days
Note: Requirements of CEQA can change the reviewing authority.

Source: City of Oakley, 2022.

Residential Design Guidelines
The City of Oakley’s Residential Design Guidelines apply to both single-family and multiplefamily residential units. The guidelines are intended to aid project developers, design professionals, City staff, and decision makers in the review of the design of development to ensure consistent quality while supporting flexibility. Parameters include emphasizing entryways, deemphasizing garages, using appropriate window forms, varying roof styles, and emphasizing the appropriate use of trim, materials, and colors. While there are no cost provisions within the guidelines, the purpose of these design standards is not to be cost prohibitive but help developers during the initial design process.

In order to similarly assist project developers in the design of multiple-family projects and help the City achieve the quality of multiple-family product that will enhance the community, the City will adopt objective design standards for multiple-family development, as described in the Housing Plan.

The objective of implementing these guidelines is to assist the developer in the City’s desire to have aesthetically pleasing and sustainable multiple-family projects. The City has developed, but not adopted the Multiple-Family Residential Design Guidelines.

Currently, the design guidelines are utilized in the review of multi-family projects, but are not regulatory standards. As stated above in section 6.a, the Planning Commission or City Council reviews and approves design review applications for multi-family projects unless the project is a qualifying affordable housing project, in which case design review is completed at the staff level.

For development subject to the Affordable Housing Overlay District, the following design criteria apply, which are codified in Section 9.1.410 of the City’s Zoning Code:

Buildings shall be designed to frame views of the hills, vineyards and other landscape features.

Natural landscape features such as creeks, wetlands and heritage trees shall be incorporated into the site design.
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Development shall be clustered on each site so as to minimize development footprints, preserve undeveloped land, and avoid areas with natural and visual resources.

Building materials and colors should promote harmony, as well as interest in the neighborhood. Architectural style should utilize a limited palette of compatible colors, avoiding excessive different materials and colors that detract more than enhance the overall appearance.

Compatible color schemes should be used on adjacent buildings and structures.

Roof forms, materials, doors, windows and other architectural features or historic or traditional houses near the project shall be referenced in the design of the new development.

A detailed landscaping plan, including planting details, shall be submitted for review and approval prior to the issuance of building permits.

The design of fences and screening is addressed.

All exterior lighting is addressed.

All new housing units shall be designed so as to minimize their visual impacts.

The use of shared driveways and alleyways with detached garages may be utilized.

Play spaces for children shall be secure and visible.

Multifamily projects shall follow the guidelines as described herein and where appropriate the guidelines in the Residential Design Guidelines and Multifamily Residential Design Guidelines (pending);
Architectural design concepts shall provide for a transition in scale between multifamily and any neighboring single-family residential development, with specified limits to stories and setbacks.

Multifamily and mixed-use projects shall be designed to reduce the perceived mass, scale, and form of the overall development through use of varying roof heights, setbacks, and wall planes.

The perceived architectural scale of multifamily buildings of three or more stories shall be reduced through specified techniques.

Trash enclosures (solid waste and recycling), storage, and other accessory elements shall be designed as integral parts of the architecture.

Parking lot design and multi-modal access is addressed.

Multifamily developments shall provide both common and private open spaces.

Multifamily projects shall provide common spaces that are physically defined and socially integrated into the site plan as a gathering place.

New projects will be required to provide, as part of the common space, the installation of a play structure and necessary safety equipment. 1366
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The Housing Accountability Act removes the ability to deny residential projects based on subjective design guidelines. For affordable projects, the protections are even stronger, and a ministerial approval process is required. The City’s design guidelines have not been used to deny any housing developments in Oakley. They have been an important tool for Staff to work with developers on small modifications to projects or additions of conditions of approval.

Conditional Use Permits
Oakley Zoning Code Section 9.1.1602 states that a conditional use permit (CUP) is used to establish a land use within a land use district that does not allow establishment by right, but does allow the granting of a land use permit after a public hearing. The Planning Commission or City Council, in approving or conditionally approving a conditional use permit, shall find as follows:
“That the site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by this title to adapt the use with land and uses in the neighborhood;
That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use;
The proposed use will be arranged, designed, constructed, operated and maintained so as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the general plan and the applicable zoning ordinances;
That the proposed use provides for the continued growth and orderly development of the community and is consistent with the various elements and objectives of the general plan;
That the proposed use, including any conditions attached thereto, will be established in compliance with the applicable provisions of the California Environmental Quality Act.”
As shown earlier in Tables 6-2 and 6-5, most residential uses in Oakley are permitted uses and do not require a conditional use permit, with the exception of residential care facilities for seven or more and multifamily uses within the Downtown Specific Plan area.

The findings are subjective and general in nature, which could cause a constraint to residential development, particularly residential care facilities, that requires a CUP. See prior discussion about a program to address constraints for large residential care facilities.

Permit Streamlining, SB 35 Processing, and Removal of Constraints Government Code Section 66300 (SB 330, 2019) and Government Code Section 65913.4 (SB 35, 2017) address permit processing streamlining. SB 330 applies to housing developments, including mixed-use projects with at least two-thirds of the square footage dedicated to residential. It created a new preliminary application process, created a limitation of 5 public meetings for project review, and placed other limitations 1367
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on the City’s ability to downzone sites or deny projects that are consistent with objective general plan standards. SB 35 established a streamlined ministerial approval process for qualified affordable housing projects or infill projects of 10 units or fewer. Based on the City’s progress toward meeting the Fifth Cycle RHNA, the ministerial approval process applies to developments with at least 50 percent affordability. Both of these laws also establish specific timeframes for project approval. SB 35 (as amended by SB 765) requires project reviews to be completed within 90 days for developments of 150 or fewer units and 180 days for developments with more than 150 units, measured from the date the application is submitted.

While Oakley has some provisions for by-right permit processing, there are code provisions that should be evaluated to determine if they could be adjusted to more effectively implement state law and achieve greater clarity among the City’s ordinances and guidelines such as:
⚫ Multiple family projects are permitted by-right, but discretionary design review is required. The City has not adopted objective design standards. ⚫ The AHO Design Criteria are subjective, not objective. The Housing Accountability Act removes the ability to deny residential projects based on subjective design guidelines.

For affordable projects, the protections are even stronger, and a ministerial approval process is required.
⚫ Written procedures for SB 35 processing are not posted on the City’s website, and timeframes for smaller projects that need City Council approval may not meet statemandated timelines.

The Housing Plan includes a program to evaluate and, if needed, amend the Zoning Code for compliance with state law and to improve clarity among the various code provisions and procedures. Topics to address include the use of objective design standards, streamlining opportunities, and reducing development constraints.

Non-Governmental Constraints
Non-governmental constraints on the provision of housing include the price of land and the cost of construction, and the availability of financing. These and other constraints are discussed below.

Land Prices
Land costs have a demonstrable influence on the cost and availability of affordable housing. Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases. Unimproved residential land listed as for sale on Zillow.com in April 2022 are shown in Table 6-9.
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TABLE 6-9: RESIDENTIAL LAND LISTED FOR SALE, OAKLEY, CA (APRIL 2022) Location Lot Size in Acres Price Price per Acre
Aspen Road 11.37 (2 parcels) $499,000 $43,887
Oakley Rd. 3.45 (3, 1-acre lots) $830,000 $240,578
Oakley Rd. 4.6 (allows for 22
single-family homes)
$1,600,000 $347,826
Source: Zillow.com accessed on 4/7/2022.

Land costs in the San Francisco Bay Area are relatively high as compared with the rest of the nation. The cost of land in Oakley is less than most areas in the San Francisco Bay Area, though higher than property in the Central Valley.

Construction Costs
Construction costs are primarily determined by the costs of materials and labor. They are also influenced by market demands and market-based changes in the cost of materials.

Construction costs depend on the type of unit being built and the quality of the product being produced. According to the Terner Center for Housing Innovation at UC Berkeley, the cost of building a 100-unit affordable project in California increased from $265,000 per unit in 2000 to almost $425,000 in 2016. Hard construction costs have climbed statewide, but they are the most expensive and have risen most dramatically in the San Francisco Bay Area. While normalized statewide costs increased 25 percent between 2008-2009 and 2018, costs for projects in the Bay Area rose 119 percent over the same period, reaching more than $380 per square foot in 2018. 3 The Terner Center Report
notes that the Bay Area has comparatively higher construction wages than elsewhere in California, which could help to explain the difference in hard costs at the regional level.

Significant increases in lumber and other construction materials, as well as the high demand for housing will likely further increase residential construction costs.

Financing
Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.

When interest rates rise, the market typically compensates by decreasing housing prices.

Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower-income households often find it most difficult to purchase a home during this time period.

Average annual interest rates have varied over time from approximately 8 percent in 2000 to approximately 4 percent in 2013, to historically low rates of less than 3 percent 3 The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California | Hayley Raetz, Teddy Forscher, Elizabeth Kneebone, & Carolina Reid | March 2020. See:
https://ternercenter.berkeley.edu/research-and-policy/hard-construction-costs-apartments-california/. 1369
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in early 2021, to average rates over 5 percent4in spring of 2022. Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. Currently, there are national and global supply chain disruptions and rising interest rates as impacts of the pandemic and the reduction of emergency stimulus measures continue5. However, in order to extend home buying opportunities to lower-income households, jurisdictions can offer interest rate writedowns. Additionally, government insured loan programs may be available to reduce mortgage down payment requirements.

Development Below Allowable Density and Permit Timing
Government Code Section 65583(a)(6) requires an analysis of requests to develop housing at densities below those anticipated in site inventory and the length of time between receiving approval for housing development and submittal of an application for building permit. During the 5th Cycle Housing Element planning period Oakley did not receive requests for development below anticipated densities for lower-income housing sites. In fact, most affordable housing developments have been approved at densities exceeding the maximum density through use of a density bonus.

It is difficult to estimate the typical timing between entitlement and building permit issuance. It often depends on the complexity of the site, including State or Federal permits that must be obtained. But more importantly, economic factors and the state of the housing market are the biggest drivers of construction timelines. There are several subdivision maps that were approved as long ago as 2006 that have received automatic map extensions. Many of these subdivisions have recently started development.

Public Sentiment on Housing Development
Since incorporating in 1999, Oakley has experienced dramatic growth due to its location and access in the Bay Area. With this growth has come concerns from some residents that incoming growth would disrupt the small-town character of the community bringing with it increased crime, lowered property values, and traffic congestion. The creation of the AHO offered a way to help ease concerns since it flexibly increased the supply of affordable housing and encouraged the development of affordable homes. While the AHO has helped to increase the number of multifamily units in the City, public sentiment towards housing development, particularly affordable housing, continues to be a challenge and a constraint.

During the public comment period and hearing process for the Public Review Draft, the City received comments from a number of residents against the construction of any more housing in Oakley, particularly affordable housing and zoning additional AHO sites. Many residents shared concerns that more affordable housing in their neighborhoods would increase criminal activity and lower property values. Recognizing that more community dialogue is needed on what affordable housing is and why it is needed, the City will 4 See Money.com at https://money.com/current-mortgage-rates/. Accessed on 4/1/2022. 5 See. https://www.reuters.com/business/central-bank-moves-supply-shocks-among-top-risks-global-economy-2021- 10-28/.
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provide opportunities for additional education and community conversation on the topic as part of the rezone program, outlined in Policy Action 1.1.

Environmental Constraints
Environmental Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, which provide the greatest threat to the built environment. The Contra Costa County Local Hazard Mitigation Plan (LHMP) identifies risks associated with various types of hazards and disasters at the regional and local scale. The LHMP identifies the extent to which critical facilities, infrastructure, the population, and/or buildings in Oakley estimated to be affected under a range of hazards related scenarios, including dam failure, earthquake, 10-year/100-year/500-year flood, landslide, and wildfire. The City’s Focused General Plan Update includes an updated Community Health and Safety Element that incorporates local programs to reduce the exposure of the community to unreasonable risks associated with hazards addressed in the LHMP. The following hazards, identified in the updated element, may impact future development of residential units in the City. However, all of the sites in the inventory have been reviewed for environmental constraints.

Seismic Hazards
Every resident and developer in Oakley assume seismic risk because the City is within the San Francisco Bay Area, an area of high seismicity. The major effects of earthquakes are ground shaking and ground failure. Severe earthquakes are characteristically accompanied by surface faulting and less commonly by tsunamis and seiches. Flooding may also be triggered by dam or levee failure resulting from an earthquake, or by seismically induced settlement or subsidence. All of these geologic effects are capable of causing property damages and risks to life and safety of persons.

Oakley has been subjected to numerous seismic events, originating both on faults within Contra Costa County and in other locations in the region. The City is underlain by one fault that is inferred active on the basis of scattered small magnitude earthquakes near the trace of the fault. This inferred active fault is the Brentwood Fault. Other inferred active faults just west of Oakley are the Davis and Antioch Faults Soils
The City of Oakley is mostly made up of lowland soil association soils, with some tidal flatdelta-marsh lowlands soils in the northeast corner of the City. Physical and chemical characteristics of soils may limit construction/development. The following soil types are within areas currently designated for urban development in Oakley:
⚫ Lowland soil association. Slowly to very slowly permeable, highly expansive and corrosive with slight erosion hazard.
⚫ Tidal flat-delta-marsh lowland. Highly expansive, very highly corrosive, and moderately to slowly permeable. Class II Delhi sand. Excessively drained soils where runoff is slow or very slow.
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⚫ These soils vary moderately regarding erosion potential, drainage, and suitability for fill.

Flooding
Substantial areas within the City are subject to flooding, especially areas along the coast and northeast of the Contra Costa Canal. According to the Federal Emergency Management Agency (FEMA), Marsh Creek, the majority of the City’s shoreline areas, and the entire East Cypress Corridor Specific Plan Area are within the 100-year floodplain (i.e., an area subject to flooding in a storm that is likely to occur once every 100 years).

General Plan Community Health & Safety Element Figure 8-3: Flood Hazard Areas, shows the locations within the Planning Area of Flood Hazard Areas, as identified by Federal Emergency Management Agency (FEMA) National Flood Insurance Program (NFIP) maps.

The most serious flood hazard existing in the Planning Area is related to the system of levees that protect adjacent low-lying areas. Levee failure often occurs in areas where levees rest on soft mud, silt, or peat. Peat soils exist along the shorelines in the central and northeast portions of the Planning Area. Flooding problems have been exacerbated by boat movement on the waterways, which creates waves that accelerate the natural process of levee erosion.

Fire Hazards
Fire hazards threaten lives, property, and natural resources, and present a considerable problem to vegetation and wildlife habitats throughout the Planning Area. Grassland fires are easily ignited in dry seasons. These fires are relatively easily controlled if they can be reached by fire equipment. Peat fires, once ignited, are extremely difficult to extinguish.

These types of fires have the potential to occur on soils above the high-water line and adjacent to the Delta due to the marshy origin of the soils there.

The East County Fire Protection District is located in the eastern portion of Contra Costa County and serves a population of approximately 82,000 residents. The East County Fire Protection District covers all of Oakley and the area to the east of Oakley north of Delta Road, west of Byron Highway, and south of the San Joaquin River channel, as well as other areas in the East County previously served by the East Diablo and Bethel Island Fire Protection Districts. Oakley is served by Station 53, located at 530 O’Hara Avenue.

The East County Fire Protection District provides service to structural, wildland, vehicle, and miscellaneous exterior fires; vehicle accidents involving disentanglement and extrication; medical emergencies and hazardous materials incidents.

The state has charged CalFire with the identification of Fire Hazard Severity Zones (FHSZ) within SRAs and Very High Fire Hazard Severity Zones (VHFHSZ) within any Local Responsibility Areas. The FHSZ maps are used by the State Fire Marshal as a basis for the adoption of applicable building code standards. None of the Planning Area nor its immediate vicinity is located in the Very High Fire Hazard Severity Zone nor in any High, Moderate, or other Fire Hazard Severity Zone.

Vegetation and Wildlife Habitat
Vegetation within the Oakley area includes agricultural and ruderal fields, perennial and seasonal marsh, orchards, riparian habitat, and landscaped (developed) vegetation 1372
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communities. The General Plan includes policies aimed at encouraging the preservation of important ecological and biological resources. The General Plan encourages the development of open space uses in an ecologically sensitive manner and the preservation and enhancement of the natural characteristics of the San Joaquin Delta and Dutch Slough in a manner that encourages public access. In addition, an effort should be made to preserve and expand stream corridors in Oakley, restoring natural vegetation where feasible.

Rare and Endangered Species
According to the U.S. Fish and Wildlife Service species list for the City’s representative USGS quadrangle, there are numerous special status plant and animal species known or expected to occur in Oakley. The HCP/NCCP conservation strategy will mitigate the impacts to the HCP/NCCP’s covered species and contribute to recovery of these species (see Section 10. Development Fee for more detail).

Special-status plant species including Delta mudwort, Mason’s lilaeopsis, rose mallow, and Suisun marsh aster have the highest potential to occur within the City. In general, habitat for these species includes the marsh habitat along the northern border of City.

One invertebrate species, curved-foot hygrotus diving beetle has the highest potential to occur within Oakley. Habitat for this species in the area includes the sloughs.

California red-legged frog, San Joaquin coachwhip, Giant garter snake, California horned lizard, silvery legless lizard, and Northwestern pond turtle have the highest potential to occur in the City. Generally, these species occur in aquatic habitats (marshes and sloughs), with the exception of the horned and legless lizards, which may occur in association with sandy soils.

Special-status mammal species that have the highest potential to occur in the City include San Joaquin kit fox, San Joaquin pocket mouse, and several species of bats.

Generally, the pocket mouse and kit fox could occur in the open upland habitats in Oakley, and bats in the upland areas closer to water.

Special-status avian species including California black rail, Suisun song sparrow, tricolored blackbird, species of herons, ibis, egrets, mountain plover, Greater sandhill crane, Swainson’s hawk, western burrowing owl, and other raptors including ferruginous hawk and Cooper’s hawk have the highest potential to occur in the City. These species could potentially occur in undeveloped portions of Oakley.

Agricultural Lands
Oakley has historically been an agricultural community, with a wide variety of agricultural crops. While much of the land used for agriculture has been developed into urban uses, there are remaining private parcels that continue in agricultural production. These agricultural areas help to preserve the traditional rural character of the community, maintain open space, and reduce congestion within the City. While the City recognizes the historic role of agriculture within the Oakley community and supports continued agriculture, the transition from agriculture to urban uses limits the potential for largescale commercial agriculture within Oakley. 1373
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 7 | EVALUATION OF THE PREVIOUS (2015-2023) HOUSING ELEMENT 7-1 Chapter 7: Evaluation of the
Previous (2015-2023) Housing
Element
State housing element law (Government Code Section 65588) requires cities and counties to assess the achievements under their adopted housing programs to inform the development of new programs. State law also requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. Accomplishments under the 2015-2023 Housing Element are evaluated in this chapter in order to determine the effectiveness of the previous housing element, the City’s progress in implementing the 2015-2023 Housing Element, and the appropriateness of the housing goals, objectives, and policies. This evaluation is conducted pursuant to Government Code Section 65588.

Construction Achievements
Table 7-1 shows the City’s progress towards meeting the Fifth Cycle Regional Housing Needs Allocation (RHNA). The City has issued 2,183 building permits for new housing units since 2015. Of the permits issued, 1,769 were for above moderate housing, 234 for moderate income housing, 172 for low-income housing, and 8 for very-low income housing. The City met its RHNA targets for housing in the above moderate and moderate income levels but fell short of meeting the very-low income RHNA by 309 units and short of the low-income RHNA by only 2 units.

TABLE 7-1: RHNA PROGRESS - PERMITTED UNITS ISSUED BY AFFORDABILITY Income
Level RHNA
201520162017201820192020202120222023
Total
Total
Remaining
RHNA
Very-Low 317 8 TBD TBD 8 309
Low 174 66 104 2 TBD TBD 172 2
Moderate 175 70 88 51 25 TBD TBD 234 —
AboveModerate502 164 208 117 192 262 338 488 TBD TBD 1,769 — Total 1,168 234 296 242 192 262 467 490 TBD TBD 2,183
Total Remaining RHNA Need 311
Notes: 1 Units serving extremely low-income households are included in the very low-income permitted units totals.

Source: City of Oakley, Housing Element Annual Progress Report, 2021. 1374
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The following section reviews and evaluates the City’s progress in implementing programs from the previous planning period. As part of analyzing prior programs, the City must assess the effectiveness of programs for special needs populations. Table 7-2 provides an evaluation of the City’s progress towards implementing programs related to the special needs populations summarized below.

Seniors and Persons with Disabilities. Rehabilitation and physical improvements are important to ensure that housing is accessible to older populations and people with disabilities. Staff continues to ensure that projects meet the State's newest accessibility requirements (Policy Action 4.5). In addition, seniors and people with disabilities often live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility. Oakley has several affordable senior housing and residential care homes for seniors, which provide varying levels of living assistance to persons 60 years of age and older (refer to Chapter 2: Existing Needs Assessment for a list of these facilities). For low and very low income households, the Contra Costa County Housing Authority administers the Housing Choice Voucher program and distributes Housing Choice Voucher (HCV) rental certificates and vouchers to assist lower income households. Of the 8,897 vouchers used throughout the County, 309 are used in Oakley.

About 78 percent of vouchers used in Oakley have a householder that is a senior and/or members with a disability.

Persons with Developmental Disabilities. Living arrangements for disabled persons depend on the severity of the disability. If a disability prevents an individual from working or limits income, then the cost of housing and the costs of modifications are likely to be even more challenging. For this reason, many persons live independently or with other family members. To maintain independent living, disabled persons may need special housing design features, income support, and in-home supportive services for persons with medical conditions. Special design and other considerations for persons with disabilities include single-level units, availability of services, group living opportunities, and proximity to transit. The City of Oakley, along with other jurisdictions in Contra Costa County, is serviced by the Regional Center of the East Bay, which provides a point of entry to services for people with developmental disabilities.

Large Households. Homes consisting of five or more members residing together typically lack adequately sized and affordable housing options. About 24 percent of all households in Oakley have 5 or more members (approximately 2,762 households). As described in Chapter 2: Existing Needs Assessment, most of these households (68.7 percent) are owner occupied and the City continues to focus on achieving a balance of housing types to accommodate various needs by encouraging developers to incorporate larger bedroom counts through activities and incentives such as technical assistance and flexibility in development standards. (Policy Action 4.4).

Single Female Headed Households. Many single parent households, especially femaleheaded households, have a greater risk of poverty due to higher family expenses and single-wage incomes. The Contra Costa Housing Authority offers a Family Self-Sufficiency program for HCV participants to help low-income, single parents achieve economic independence from governmental assistance. Through public and private agency 1375
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 7 | EVALUATION OF THE PREVIOUS (2015-2023) HOUSING ELEMENT 7-3 participation, beneficiaries have access to resources such as housing subsidies, childcare, education, job training, transportation, and a variety of other benefits. The Workforce Development Board of Contra Costa County also offers free career development and jobseeking assistance and training that may be accessed by lower-income women.

Farm Workers. Farmworkers living in urban and suburban areas of the County often have similar needs for affordable rental housing as other lower-wage earners. As a result, needs are generally accommodated through housing programs and policies that assist low- and very low-income households such as the HCV program. Section 9.1.1226 of the City’s Zoning Code includes standards for farmworker housing to comply with state law.

Homeless. The 2020 Homeless Point in Time count estimated 50 unsheltered homeless individuals living in Oakley. While there are no emergency shelters located in Oakley, the City has an undeveloped parcel at the Civic Center that is suitable to accommodate the City’s emergency shelter need. In the event an entitlement is submitted for this parcel, the City will identify a new zoning district to allow emergency shelters by-right (Policy Action 4.7).
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Housing Element Update
Policy Action 1.1: Provision of Adequate Sites to Meet Remaining RHNA Need To ensure the availability of adequate sites to accommodate the City’s projected future construction needs by income category, the City shall rezone adequate sites to accommodate 386 lower income units. The sites shall be zoned to permit owneroccupied and rental multifamily residential use by right. At least 50 percent of the very low and low-income housing need shall be accommodated on sites designated for residential use and for which nonresidential uses or mixed-uses are not permitted.

The City completed this program in 2016 by
designating nine specific properties with the
Affordable Housing Overlay (AHO) Zone with capacity
for 542 units. The City Council adopted Ordinance 16-
16 that adopted the overlay. Since 2016, one project
(Elm Lane/Anton) was proposed on an AHO site and
is currently under construction. It will include 170
units, with 16 affordable units.

Modify program to
account for new rezone.

Policy Action 1.3 [sic]: Density Bonus Ordinance
Continue to use the Density Bonus Ordinance and associated incentives to encourage affordable housing, including housing for special needs populations. The City shall review and revise the existing Density Bonus Ordinance when required by any future revisions to State density bonus law.

The City will continue to use the Density Bonus
Ordinance with qualifying affordable projects, while
also continuing to review and revise the ordinance
when required by any future revisions to State density
bonus law. One project, Elm Lane/Anton, used a
density bonus.

Maintain program.

Policy Action 1.3: Review and Revise Development Fees
The City will continue to monitor required development fees including in-lieu fees, development impact fees, and processing fees, with the aim of reducing constraints on the development of affordable residential projects, including, but not limited to, senior housing, housing for farmworkers, emergency/transitional housing, housing for persons with disabilities (including developmental), single room occupancies, and second units. To respond to changing local market conditions during the planning period, the City shall revise required development fees, if it is deemed appropriate.

Where fees are established and administered by regional agencies, such as the Regional Transportation Development Impact Fee, Ironhouse Sanitary District Fee, and Diablo Water District Fee, the City will request the administering agency to review and reduce fees if the City has determined that the agency’s fee is constraining the residential development, particularly development of affordable housing and/or housing for special needs groups.

In 2015, development fees were reviewed and revised
as part of the Fee Schedule Update approved in mid2015. Generally, the development fees were reduced or remained the same. Additionally, the City adopted
a temporary program that cuts the Development
Impact Fees by almost 40 percent. This program
expired in September 2015 for residential projects.

The City continues to review development fees
annually.

In 2021, the most recent audit and amendment was to
Habitat Conservation Plan (HCP)/Natural Community
Conservation Plan (NCCP) Impact Fees consistent
with the County and other participating jurisdictions.

Maintain program.
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Housing Element Update
Policy Action 1.4: Promote Energy-Conserving Programs
To enhance the efficient use of energy resources, the City continue to encourage energy conservation through programs that: 1) provide incentives for developments utilizing green building techniques and sustainable design; 2) promote programs offered by PG&E; 3) continue to require conformance with CalGreen; 4) provide educational materials and technical assistance; and 5) encourage green building and energy conservation in new construction and rehabilitation projects. The City shall update the City website to describe programs offered by East Bay Energy Watch and PG&E, including Green House Calls, SmartSolar, and Energy Upgrade California.

The City has adopted the California Energy Code and
performs plan reviews to ensure projects meet the
codes intention for efficient energy use. The City also has an updated website with links and information to
Energy Conservation programs.

Maintain program.

Policy Action 1.5: Encourage Residential Development in Areas Served by Public Transit
To encourage residential development in areas where regular transit service exists or is anticipated to serve, the City shall consider establishing criteria for proximity to public transit in the review of proposed residential development, particularly multifamily, affordable (lower income), and projects serving special needs groups.

The City shall continue to offer various incentives to developers for transit-serving development, including but not limited to reduced parking standards and reduced setback requirements.

The City adopted the Downtown Specific Plan (DSP)
which is within 1/2 mile of public transit. The DSP
allows for reduced parking in order to facilitate the
redevelopment of downtown. Additionally, the
General Plan has policies that encourage high density
development near transit, and the City has made a
consistent effort to locate higher density
development along existing transit corridors.

Improvements in the Downtown have included
redevelopment of the streetscape, including
additional trees and landscaping, on- and off-street
parking, and safer access to businesses adjacent to
Main Street. Improvements to pedestrian safety, such
as high visibility crosswalks with safety medians and
signage, have been added in several locations in the
Downtown. An all-abilities playground has been
installed at the Civic Center site.

Delete program. City
applied criteria to the
selection of new AHO
sites.

Policy Action 1.6: Maintain an Inventory of Available Land Resources The City shall maintain and regularly update the inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development. The City will include the land inventory in the City’s comprehensive housing outreach strategy. The City shall update the inventory of sites in Appendix A and the lists of current projects (Tables 10--54 and 10-55 of the previous Housing Element) on a bi-annual basis.

The City in 2015 developed a comprehensive map of
vacant and underutilized parcels. The list includes
both vacant parcels and parcels that have infill
potential. The information was updated prior to the
adoption of the 2015-2023 Housing Element.

Maintain program.
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Housing Element Update
Policy Action 1.7: Encourage Infill Development
The City will encourage infill development as a means to provide additional opportunities for the construction of owner and rental housing units. The City shall encourage and facilitate infill development through proactive and coordinated efforts with the Planning Department, private development and non- profit entities, and other housing related groups. Through these efforts, the City’s aim is to encourage the construction of residential development affordable to extremely low, very low, low, and moderate income households through a menu of incentives, such as streamlined review, reduced development standards, land assemblage, lot consolidation, fee assistance, and other methods identified in the Density Bonus Ordinance. The City will provide information on potential infill development areas, including areas appropriate for smaller projects that serve specific special needs populations, such as residential care facilities, transitional housing, and supportive housing, and available incentives as part of the City’s comprehensive housing outreach strategy.

The City continues to encourage infill development.

The City has adopted a Downtown Specific Plan
which specifically provides for infill and mixed use
residential opportunities within the City. Infill
development did happen during the planning period.

The City worked with private property owners to
acquire land for right-of-way improvements to
enhance vehicle, pedestrian, and bicycle safety in the
downtown, as well as the area for the planned train
platform in the downtown.

Delete program to focus
limited staff resources on
other key housing
programs.

Policy Action 1.8: Jobs-Housing Balance Evaluation
Jobs-housing balance is a measure of the harmony between employment and dwelling units in a specific area. A low jobs-housing ratio indicates a housing rich “bedroom community,” while a high jobs- housing ratio indicates an employment center. In areas where jobs and housing are in balance, residents on average commute shorter distances and spend less time in cars, reducing transportationrelated environmental impacts and improving quality of life. The City shall promote a jobs/housing balance in the community by analyzing the status of jobs and housing within the community and providing information to large employers of new commercial and industrial projects on housing developments within the community.

The City has a comprehensive list of approved and
developed subdivisions within the City. This list is
readily available to large employers within the City.

Delete program to focus
limited staff resources on
other key housing
programs.

Policy Action 1.9: Annual Review and Reporting of Housing Element Progress As required by State law, the City will conduct an annual progress review for the 2007- 2014 Housing Element. This review will include the following information: a log of new residential development permits and completion reports; inventory of units built in the extremely-low, very-low, and low income categories; an update or inventory of approved projects; an annual estimate of population from the State Department of Finance; and available vacant land and zoning survey. The annual review will serve as proactive tool to monitor the effectiveness of the Housing Element’s policy program and can help identify necessary changes to successfully implement the City’s housing goals and policies.

Every year since 2015, the Annual Report has been
reviewed and approved by City Council and then
forwarded to HCD.

Delete program as this is a
standard requirement of
State law.
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Housing Element Update
Policy Action 1.10: Affordable Housing Overlay (AHO)
To encourage affordable housing development in Oakley, the City has adopted an Affordable Housing Overlay (AHO). The AHO allows higher densities for projects on sites zoned Multi-Family High and meeting state density bonus requirements. The AHO also provides development standards consistent with the higher density allowed.

To ensure effectiveness in implementation, the City shall revise the AHO to clarify that the AHO is consistent with all multifamily zoning districts and with all Specific Plan districts that allow multifamily housing. The City shall also revise the AHO district to provide for a transition in building heights where multifamily development projects are located adjacent land zoned for single family residential uses.

The City completed this program with the adoption of
Ordinance 15-16 in Summer 2016. During the
planning period, three housing developments were
approved on AHO overlay sites during the planning
period, providing a total of 250 affordable housing
units. This includes 105 units at Carol Lane, 129
affordable units at Twin Oaks Senior Residence, and
16 affordable units at Elm Lane/Anton.

Modify program and
combine with Policy
Action 1.1.

Policy Action 1.11: Multifamily Housing Sites
To ensure that multifamily housing sites are primarily developed with multifamily uses, the City shall revise the Zoning Code to only permit development of single family units in the multifamily zones if the single family unit(s) are: 1) replacing an existing single family unit on a one for one basis, 2) on an existing lot of 8,000 square feet or less, or 3) are part of a housing development with the majority of units affordable to extremely low, very low, and/or low income households.

The City completed this program in 2016. One
development, the Twin Oaks Senior Apartments, was
built on a multifamily housing site. This development
includes 130 apartment units of both 1 and 2
bedroom; 129 of those are affordable and 1 is the
manager's unit.

Delete program.

Policy Action 2.1: Rehabilitation of Existing Housing Units The City will continue to encourage the rehabilitation of existing housing units by providing information on programs available to assist in housing rehabilitation, including programs like the Neighborhood Preservation Program (www.cccounty.us/4334/Neighborhood-Preservation-Program) appropriate for single family homeowners and programs appropriate for multifamily housing owners, such as the Contra Costa County Rental Rehabilitation Loan Program, the HUD 203(k) program, the CDBG Urban County, Contra Costa County HOME Consortium, and additional programs as they become available through the City’s website, at City Hall and in conjunction with the City’s code enforcement program.

The City has provided access on the website to the
full list of programs available with the County and
HUD, as well as links to appropriate web sites.

Maintain program. Modify
to update the Responsible
Agency from
Redevelopment Agency
(RDA) to Planning.
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Housing Element Update
Policy Action 2.2: Proactive Code Enforcement
Within current staffing limits, the City will continue to implement the proactive Property Maintenance Program and Residential Inspection Program to enforce the City’s Building Code to address existing exterior and interior code violations that affect single-family and multi-family housing units. The proactive code enforcement strategy will include identifying focus areas with high concentrations of substandard housing, contacting owners of units identified as substandard, offering inspection services, and providing information on the City’s Single-Family Rehabilitation Loan and Grant Program available through the Redevelopment Agency.

Staff has developed, adopted and implemented a
Property Maintenance Program, as well as a
Residential Rental Inspection Program. Over 1,300
rental units are inspected each year through this
program. In the most recent calendar year (2022),
inspections resulted in 150 property maintenance
improvements.

Maintain program. Modify
since the Single-Family
Rehabilitation Loan and
Grant Program is no
longer available with the
loss of the RDA.

Policy Action 2.3: Infrastructure Preservation Program
The City will continue to implement the Infrastructure Preservation Program through the City’s Capital Improvement Program to ensure that infrastructure facilities are adequately maintained and do not contribute to the deterioration of neighborhoods.

The City annually adopts a capital improvement
program as part of its budget to plan and schedule
infrastructure improvements throughout Oakley.

Based on those adopted priorities and funding plans
the City aggressively implements capital
improvement projects.

Maintain program, modify
to prioritize improvements
in areas of greatest need
according to Fair Housing
Assessment (see
Chapter 4).

Policy Action 3.1: Monitor Assisted Housing Units
The City has not identified any assisted housing units at-risk of converting to marketrate during the Planning Period. However, the City shall continue regularly monitor assisted housing units. The City will continue to maintain a database of assisted housing units. Annual reports, which are submitted by owners and managers of affordable units, will be reviewed to ensure that all deed restrictions and agreements are in compliance.

The City requires fiscal year financial and proof of
certification to be reported 90 days after the end of
the prior fiscal year. These reports are then audited.

The City also maintains active relationships with
owners and management. No affordable housing
units converted to market rate during the planning
period.

Maintain program, reflect
requirement for a threeyear notice prior to
conversion to market rate.
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Housing Element Update
Policy Action 3.2: Encourage Development of New Affordable Rental Housing for Remaining RHNA Need
The City understands the importance of promoting the development of new rental housing affordable to lower income households where such development will promote a balanced inventory of housing types. The City shall encourage new affordable rental housing to meet the remaining RHNA need by continuing to offer regulatory and financial incentives such as a reduction in development standards, density bonuses, expedited permit processing, fee deferrals and public works modifications to allow cost savings to developers of affordable rental housing units.

The City shall support funding requests by affordable housing developers for CDBG and/or HOME funds through the Contra Costa County CDBG Urban County and Contra Costa County HOME Consortium.

Since January 1, 2015, the following projects, with
affordable housing, have been built, approved, or are
under construction.

Portions of the Carol Lane Apartments have been
built:
• 73 Carol Lane: 30 affordable family units. Final
1/12/2015.
• 49 Carol Lane: 39 affordable family units. Final
03/26/2019.
• 51 Carol Lane: 36 affordable family units. Final
03/26/2019.

The Twin Oaks Senior Residence is currently under
construction and includes 129 affordable senior
apartments.

Elm Lane/Anton is a large-family workforce housing
project of 170 units, with 16 affordable units.

Maintain program to
generally encourage
development of new rental
housing.

Policy Action 4.1: Increase Access to Homeownership
To increase access to homeownership for Very-Low, Low and Moderate Income households, the City will support homeownership programs carried out by non-profit housing corporations through provision of land, financial assistance and/or technical assistance. The City will explore partnering in local first-time homebuyer programs or identify first-time homebuyer programs that can be provided by the City, including programs funded through the Contra Costa County CDBG Urban County and Contra Costa County HOME Consortium (Oakley is a member of both the Urban County and HOME Consortium). The City will disseminate information about the available programs through an informational brochure that will be provided at City offices, the library and the City website.

The City website has the following information on
Fair Housing: where existing affordable family and
senior housing projects within the City are located as
well as submitted development applications, a link to
the 211 program, and the County Section 8 Program.

There was no development activity by non-profit
organizations building affordable ownership housing
during the planning period. When the City receives
inquiries about first time homebuyer programs, the
City directs people to the County-operated programs
available to Oakley residents.

Modify program to focus
on areas in greatest need,
as identified by the Fair
Housing Assessment (see
Chapter 4).
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Housing Element Update
Policy Action 4.2: Promote Fair Housing Standards
The City will continue to encourage the enforcement of federal and state fair housing standards. The City will acquire and maintain fair housing materials to educate the community on a variety of fair housing issues. The City will provide flyers and brochures in English and other languages that are available from the California Department of Fair Housing and Employment and the federal Office of Fair Housing and Equal Opportunity, as appropriate, that highlight the provisions of federal and state fair housing laws. Materials will be distributed at public locations such as the library, senior center and City offices and provided on the City website. The City’s Housing Analyst will continue to handle fair housing complaints and refer residents to the State Fair Employment and Housing Commission.

The City currently posts resources on the web site,
plus disseminates information through the housing
department and the police department. A guide to
tenants and landlords rights is kept on hand as well.

As disputes arise, the City works to educate tenants
on available resources.

Maintain program.

Policy Action 4.3: Development of Housing for Extremely-Low Income Households and Special Needs Groups
The City encourages the development of housing units for households earning 30 percent or less of the median family income for Contra Costa County and for households with special housing needs for disabled persons, developmentally disabled persons, farmworkers, and persons/families that are homeless or at-risk of homelessness. Specific emphasis shall be placed on the provision of family housing and non- traditional housing types such as single-room occupancies, transitional facilities, and housing units serving temporary needs. The City will encourage the development of housing for extremely low income households utilizing a variety of activities such as outreaching to housing developers through individual and group meetings, proactively seeking partnerships with housing developers, providing in-kind technical assistance, providing financial assistance or land write-downs when feasible, providing expedited processing, identifying grant and funding opportunities and providing support to developers in seeking funding, and/or offering additional incentives, such as density bonuses and parking reductions above and beyond those offered in the AHO.

The City works cooperatively with affordable housing
developers to explore incentives. Although the City
does not have available funds, staff has explored
funding sources from other agencies in efforts to find
ways to achieve the program goals to attain
Extremely-Low Income units.

Maintain program.

Policy Action 4.4: Development of Housing for Large Families The recently adopted Zoning Ordinance encourages the development of units with three or more bedrooms to accommodate the needs of large families. The City shall encourage and support the development of rental and for-sale housing for larger families within future housing projects. The City will encourage developers to incorporate larger bedroom counts through activities and incentives such as technical assistance and flexibility in development standards.

The City continues to focus on achieving a balance to
accommodate various needs for housing. The
affordable housing developments at Carol Lane
include 136 three-bedroom units that can
accommodate large households, and Elm Lane is
planned to include 44 three-bedroom units.

Maintain Delete program.
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Housing Element Update
Policy Action 4.5: Reasonable Accommodation Procedures
To accommodate the needs of persons with disabilities and provide a streamlined permit review process, the City will continue to implement reasonable accommodation procedures through the City’s Building Official. The City will continue to provide information on accommodation procedures and accept requests through the City’s website and will update the City’s website to specify the City’s procedures for accommodating requests and to include a dedicated contact or application form specific to reasonable accommodation requests. The City shall review revisions to the City’s Municipal Code, General Plan, and other regulatory documents to ensure that no unnecessary constraints are created for persons with a disability.

Staff continues to ensure that projects meet the
State's newest accessibility requirements by
identifying deficiencies at plan review stage. City also works with a Certified Access Specialist for plan
reviews and inspections. However, the City does not
have a codified process for individuals to request
reasonable accommodation related to housing. The
City did not receive any requests for reasonable
accommodating during the planning period.

Maintain program.

Policy Action 4.6: Compliance with SB 2
To comply with Senate Bill (SB) 2, the City will revise the Zoning Code to permit transitional housing and supportive housing as residential uses subject only to the standards applied to residential uses of the same type (e.g., a transitional or supportive development that is a single family home shall be permitted as a single family residence and a transitional or supportive multifamily project will be permitted as a multifamily project, subject only to the standards and requirements applied to a single family or multifamily project in the same zone).

The City has completed this program and has
adopted an ordinance that complied with SB 2
regarding transitional and supportive housing. The
Downtown Specific Plan provides a zone district and
site to allow an Emergency Shelter by right. There
were no transitional, supportive, or emergency
housing units built during the planning period.

Delete program. Add a
new program to address
new supportive housing
requirements.

Policy Action 4.7: Ensure Adequate Emergency Shelter Sites Prior to issuance of any discretionary entitlements for the remaining undeveloped parcel on the Civic Center site, the City shall identify a replacement zoning district that has suitable site(s) to accommodate the City’s emergency shelter need. The Zoning Code shall be updated to permit emergency shelters within the replacement zoning district consistent with the requirements of State law.

The Downtown Specific Plan provides a zone district
and site to allow an Emergency Shelter by-right. There
were no proposals for emergency shelter on the site
during the planning period.

Maintain program.
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REVISED HCD REVIEW DRAFT | JANUARY 2023 OAKLEY HOUSING ELEMENT 2023-2031 7-12 CHAPTER 7 | EVALUATION OF THE PREVIOUS (2015-2023) HOUSING ELEMENT TABLE 7-2: EVALUATION OF 2015-2023 CITY OF OAKLEY HOUSING ELEMENT PROGRAMS Program Evaluation Recommendations for the
Housing Element Update
Policy Action 4.8: Pursue Outside Funding Sources
The City will continue to monitor sources of development financing through federal, state, and private sources to assist affordable or special needs housing development.

When available, the City will annually evaluate and pursue funds, as appropriate. The City shall review funding programs made available to City residents, affordable housing developers, and special needs service providers through the CDBG Urban County and HOME Consortium administered by Contra Costa County and shall consider opting out of the County-administered CDBG and HOME programs if the City determines that the City would have better funding opportunities through competing for funds through the State- administered CDBG and HOME programs.

The City is working cooperatively with affordable
housing developers to explore outside funding
sources. Although the City does not have available
funds, staff has explored funding sources from other
agencies in efforts to find ways to achieve the
program goals to attain Extremely-Low Income units
instead of Very Low and Low. The City has had
numerous meetings and discussions in the past with
developers to explore incentives and creative
financing. The City supported TCAC grant
applications for both the Twin Oaks and Elm Lane
affordable housing developments.

Combine action of
pursuing funding sources
with support of affordable
rental units.

Policy Action 4.9: Provide Comprehensive Housing Information To ensure the Oakley community is provided the highest level of access to housing information, the City shall continue to provide for comprehensive community outreach. Community outreach strategy will use various methods and tools to inform and educate the community about the City’s housing programs, policies and resources, including print media, mailers, web-based information, e-mail blasts, and other methods that consider economic and cultural considerations unique to the City of Oakley.

The City uses print media, mailers, web-based
information, e-mail blasts, and other methods to
provide information about available housing
resources.

Delete program to focus
limited staff resources on
key programs.

Policy Action 4.10 Residential Care Facilities
Revise the Zoning Code to 1) define residential care facilities (also called group homes), 2) to identify that residential care facilities serving six or fewer persons are permitted by right in all residential districts, and 3) to identify permit requirements for residential care facilities that serve seven or more persons.

The City has completed this program and has
adopted an ordinance that complied with State Law
pertaining to Residential Care Facilities. However,
there are some additional revisions needed as
described in the constraints chapter. Components of
this programs will be carried forward in the next
housing element.

Consolidate zoning
amendments for special
needs housing into one
program.
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 7 | EVALUATION OF THE PREVIOUS (2015-2023) HOUSING ELEMENT 7-13 TABLE 7-2: EVALUATION OF 2015-2023 CITY OF OAKLEY HOUSING ELEMENT PROGRAMS Program Evaluation Recommendations for the
Housing Element Update
Policy Action 4.11 Employee and Farmworker Housing
Revise the Zoning Code to permit employee housing and farmworker housing in accordance with Health and Safety Code Sections 17021.5 and 17021.6. The revisions will include the following:
• Permit employee housing, including mobile homes and manufactured housing, to accommodate up to six employees subject to the same standards and permit requirements as a single family residence in all zones and as a permitted use in residential zones. No discretionary actions shall be necessary, just submittal of building plans for plan check and application for building permits. • Employee housing and farmworker housing will not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling.
• Permit farmworker housing, including mobile homes and manufactured housing, consisting of up to 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household as a permitted use in the AL, A-4, and DR districts. No discretionary actions shall be necessary, just submittal of building plans for plan check and application for building permits.

The City has completed this program and has
adopted an ordinance that complied with State Law
pertaining to Residential Care Facilities. However,
there are some additional revisions needed as
described in the constraints chapter. Components of
this programs will be carried forward in the next
housing element.

The City updated the Zoning Code (Section 9.1.1226)
to comply with requirements for employee housing
and farmworker housing
Consolidate zoning
amendments for special
needs housing into one
program.
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-1
Chapter 8: Housing Plan
Goals and Policy Actions
This section describes the City of Oakley’s Housing Plan for the 2023-2031 Housing Element planning period. The Housing Plan identifies specific goals and actions to address housing needs and meet statutory requirements. In developing this Housing Plan, the City assessed its existing and future housing needs, evaluated the performance of existing programs, and collaborated with residents and stakeholders to identify sites for future affordable housing.

The City of Oakley has identified the following goal topics:
⚫ Production of New Housing
⚫ Preservation and Conservation of the Existing Housing Stock ⚫ Increase Access to Housing Opportunities
For each goal, the City developed a set of actions to carry out the goal. The actions specify objectives, primary responsibility, and an estimated timeframe for accomplishment. These timeframes are general guidelines and may be adjusted based on City staffing and budgetary considerations. At the end of the Housing Plan, Table 8-2 summarizes the quantified objectives for the 2023-2031 Housing Element planning period.
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Goal 1: Production of New Housing
Provide adequate sites to accommodate the City’s share of regional housing needs, including housing for special needs groups, through appropriate zoning and development standards; and where appropriate, removal of identified governmental constraints to the development of housing.

ACTION 1.1: REZONE ADEQUATE SITES TO MEET

REMAINING RHNA NEED
To ensure the availability of adequate sites to accommodate the City’s projected future construction needs by income category, the City shall rezone adequate sites to accommodate the remaining RHNA of 434 lower-income units for the 2022-2030 RHNA projection period. The Affordable Housing Overlay (AHO) District will be applied to at least 21.7 acres and will establish a minimum density of 20 units per acre and maximum density of 30 units per acre consistent with the “default density” standards of Government Code Section 65583.2(3)(B) and shall expand the base zones to which the AHO may be applied. The City will emphasize distributing the AHO sites more evenly across the city and in more developed and well-established areas, ensuring new sites are identified in higher income areas to affirmatively further fair housing. The City will establish a minimum affordability requirement of 20 percent and ensure that the AHO will permits owner-occupied and rental multifamily uses by right pursuant to Government Code Section 65583.2(i) for developments in which 20 percent or more units are affordable to lower income households. In accordance with Government Code Section 65583.2(h), at least 50 percent of the City’s remaining lower income RHNA need (217 units) will be accommodated on parcels designated exclusively for residential uses.

The City will identify new AHO sites through a public process that includes education and addressing community concerns about the benefits and impacts of affordable housing.

The City will make an effort to involve all segments of the community in the selection of AHO sites and modifications to the AHO ordinance, including lower-income residents and organizations that represent them. [Source: New Action] Objective: Provision of adequate sites to accommodate the remaining Regional Housing Needs Allocation of 434 extremely low-, very low-, and low-income units. Modifications to AHO Ordinance to facilitate the development of more housing choices for lower-income households. Inclusive community engagement that involves lower-income residents.

Responsible Department: Planning
Financing Source: General Fund
Time Frame: Update the AHO Ordinance by January 31, 2024, and rezone AHO sites Pprior to January 31, 2026
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-3
ACTION 1.2: MAINTAIN AN INVENTORY OF AVAILABLE

LAND RESOURCES
The City shall maintain a current inventory of Housing Element sites to assist developers in identifying land suitable for residential development. To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City shall continue to update the inventory on an ongoing basis as projects are approved and new sites are rezoned. To ensure sufficient residential capacity is maintained to accommodate the RHNA need, the City shall make findings related to the potential impact on the City’s ability to meet its unmet regional housing needs allocation when approving applications to rezone sites included in the lower- and moderate-income sites inventory or develop a lower- or moderate-income housing element site with fewer units or at a higher income than what is assumed for the site in the Housing Element sites inventory, consistent with “no-net-loss” zoning requirements in Government Code Section 65863. If at any point it is determined that the City does not have adequate capacity to meet the unmet lower- or moderate-income RHNA, the City shall identify and make available a replacement site within 180 days. [Source: 2015-2023 Housing Element, Policy Action 1.6; modified] Objective: Capacity to accommodate RHNA of 440 lower- and 172 moderate-income units
Responsible Department: Planning
Financing Source: General Fund
Time Frame: Ongoing, update inventory as development projects are approved ACTION 1.3: ENCOURAGE DEVELOPMENT OF NEW

AFFORDABLE RENTAL HOUSING
The City shall encourage new affordable rental housing by continuing to offer regulatory and financial incentives, such as a reduction in development standards, density bonuses, expedited permit processing, fee deferrals, and public works modifications to allow cost savings to developers of affordable rental housing units. The City shall support funding requests by affordable housing developers for CDBG and/or HOME funds through the Contra Costa County CDBG Urban County and Contra Costa County HOME Consortium.

Following implementation of Action 1.1, the City will distribute a news blast to affordable housing developers in the region advertising the AHO Ordinance amendments, AHO sites, and incentives available for affordable housing development. The City shall provide targeted outreach and support to developers of special needs housing, including housing for persons with disabilities, developmental disabilities, and extremely low income housing. [Source: 2015-2023 Housing Element, Policy Action 3.2] 1389
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Objective: Increase housing mobility for lower-income households by supporting the development of 440 units of affordable lower-income housing160 low-, 140 very low-, and 50 extremely low-income/special needs housing units Responsible Department: Planning
Financing Source: General Fund/ Redevelopment Agency
Time Frame: Distribute news blast to affordable housing developers within three months of implementing Action 1.1. Provide oOngoing support to affordable housing developers as projects are proposed.

ACTION 1.4: PROMOTE ACCESSORY DWELLING UNITS
The City shall monitor changes in State law and update the Accessory Dwelling Unit (ADU) Ordinance to maintain compliance with State law. The City shall facilitate the construction of new accessory dwelling units by promoting the Pre-Approved ADU Program including the ADU How-to-Guide for Oakley residents, homeowners, and contractors made available on the City website. The City released a City newsletter article in 2022 when the pre-approved plans and how-to-guide were first prepared, and will continue to promote these resources in the City newsletter and on the City website main page annually. The City will notify people of the resources as they call with questions and interest in ADUs. [Source: New Action]
Objective: Target the production of 40 ADUs, including 16 ADUs using pre-approved plans to improve housing mobility through expanded housing choices for lower- and moderate-income households
Responsible Department: Planning
Financing Source: General Fund
Time Frame: Ongoing, monitor legislative changes annually and update ordinance as necessarywithin the timeframe required by new legislation. Distribute Howto Guide byRe-publish newsletter article and highlight on City website main page by June 2023 and annually thereafter.

ACTION 1.5: OBJECTIVE STANDARDS
The City shall prepare and adopt objective development and design standards for residential and mixed-use development to facilitate housing production by providing clarity and certainty for applicants proposing residential development in the City. The City will also review the design guidelines within the AHO Ordinance and incorporate objective standards that facilitate the development of housing at the densities allowed under the modified AHO Ordinance. Adopting objective standards will help the City comply with Senate Bill 35 and the Housing Accountability Act. The City will post information on SB 35 ministerial approval procedures on the City website and ensure approval timelines comply with SB 35 and SB 330. [Source: New Action] 1390
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-5
Objective: Comply with State law and accelerate housing production through clear development standards
Responsible Department: Planning
Financing Source: General Fund
Time Frame: December 2023
ACTION 1.6: DENSITY BONUS ORDINANCE
The City shall continue to use the Density Bonus Ordinance and associated incentives to encourage affordable housing, including housing for seniors and other special needs populations. The City shall review and revise the existing Density Bonus Ordinance in conjunction with the update to the AHO ordinance to comply with current State law, and shall monitor changes in State law annually and revise the Ordinance when required by any future revisions to State density bonus law. [Source: 2015-2023 Housing Element, Policy Action 1.3 [sic]]
Objective: Implement Density Bonus Ordinance in compliance with State law Responsible Department: Planning
Financing Source: General Fund
Time Frame: Update Density Bonus Ordinance by January 31, 2024. Review State density bonus law annually and amend ordinance within the timeframe required by new legislation as necessary to maintain compliance with State law ACTION 1.7: MONITOR DEVELOPMENT FEES
The City shall continue to monitor required development fees including in-lieu fees, development impact fees, and processing fees, with the aim of reducing constraints on the development of affordable housing, including, but not limited to, senior housing, housing for farmworkers, emergency/transitional housing, housing for persons with disabilities (including developmental), single room occupancies, and accessory dwelling units. Where fees are established and administered by regional agencies, such as the Regional Transportation Development Impact Fee, Ironhouse Sanitary District Fee, and Diablo Water District Fee, the City will request the administering agency to review and reduce fees if the City has determined that the agency’s fee is constraining residential development, particularly development of affordable housing and/or housing for special needs groups. [Source: 2015-2023 Housing Element, Policy Action 1.3] Objective: Reduce constraints on the development of affordable housing Responsible Department: Planning
Financing Source: General Fund
Time Frame: Annual monitoring
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ACTION 1.87: AMENDMENTS TO THE DOWNTOWN

SPECIFIC PLAN
The City shall review and amend the Downtown Specific Plan to establish a by-right density for residential development, develop objective development standards that facilitate residential and mixed-use development, allow accessory dwelling units and special needs housing types consistent with State law, and remove internal inconsistencies to ensure development standards are clear and consistent. (New) Objective: Accelerate housing production in the downtown by providing clarity and transparency in the application of development standards Responsible Department: Planning
Financing Source: General Fund
Time Frame: December 20245
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-7
Goal 2: Preservation and Conservation of Existing
Housing Stock
Preserve, conserve, and improve the condition of existing housing stock for all income levels to maintain community character.

ACTION 2.1: REHABILITATION OF EXISTING HOUSING UNITS
The City shall encourage the rehabilitation of existing housing units by providing information on programs available to assist in housing rehabilitation, including programs like the Neighborhood Preservation Program (www.cccounty.us/4334/NeighborhoodPreservation-Program) appropriate for single family homeowners and programs appropriate for multifamily housing owners, such as the Contra Costa County Rental Rehabilitation Loan Program, the HUD 203(k) program, the CDBG Urban County, Contra Costa County HOME Consortium, and additional programs as they become available through the City’s website, at City Hall, and in conjunction with the City’s code enforcement program. [Source: 2015-2023 Housing Element, Policy Action 2.1] Objective: Continue to provide information on housing rehabilitation assistance to minimize displacement. Target outreach to properties in areas of greatest need, including in Northwest Oakley and in and around Downtown.

Encourage rehabilitation of 75 housing units during the planning period.

Responsible Department: Planning
Financing Source: General Fund
Time Frame: Update City website by December 2024
ACTION 2.2: CODE ENFORCEMENT
Within current staffing limits, the City will continue to implement the Property Maintenance Program and Residential Rental Inspection Program to enforce the City’s Building Code to address code violations that affect single-family and multi-family housing units. The code enforcement strategy will include identifying focus areas with high concentrations of substandard housing, contacting owners of units identified as substandard, offering inspection services, and providing information on available housing rehabilitation programs. [Source: 2015-2023 Housing Element, Policy Action 2.2; modified]
Objective: Maintain quality neighborhoods and safe and habitable rental housing and minimize displacement of tenants. Target outreach to properties in areas of greatest need, including in Northwest Oakley and in and around Downtown.

Responsible Department: Building
Financing Source: General Fund
Time Frame: Ongoing
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ACTION 2.3: INFRASTRUCTURE INVESTMENT PROGRAM
The City will continue to implement the City’s Capital Improvement Program to ensure that infrastructure facilities are adequately maintained and do not contribute to the deterioration of neighborhoods. The City will continue to invest in infrastructure and capital improvements in Downtown Oakley (e.g., storm drain, sidewalks, crosswalks, lighting, parking, future Amtrak station) to improve safety, expand transit access, create new amenities, and encourage new private investment in and around Downtown that increases access to opportunity for low resource neighborhoods in Oakley. [Source: 2015- 2023 Housing Element, Policy Action 2.3; modified]
Objective: Provide adequate infrastructure and encourage revitalization of Downtown Oakley to improve pedestrian safety and expand access to transit, services, and amenities to residents living in low resource neighborhoods in and around Downtown
Responsible Department: Public Works & Engineering
Financing Source: General Fund, Storm Water Fund, Gas Tax Fund, Street Maintenance and Rehabilitation Fund, Measure J
Time Frame: Ongoing Initiate sidewalk repair and replacement projects in Spring 2023.

Initiate Downtown storm drain improvement project in Summer 2023.

Initiate street resurfacing and repair in Summer 2023.

ACTION 2.4: MONITOR ASSISTED HOUSING UNITS
The City has not identified any assisted housing units at-risk of converting to market-rate in the 10 years from the start of the planning period. However, the City will continue to maintain a database of assisted housing units and regularly monitor assisted housing units to ensure compliance with affordability requirements. The City shall require projects that received government funding and/or were granted a density bonus to provide at least three years notice prior to the conversion of any deed-restricted affordable rental units to market rate. Annual reports, which are submitted by owners and managers of affordable units, will be reviewed to ensure that all deed restrictions and agreements are in compliance. [Source: 2015-2023 Housing Element, Policy Action

2.4; modified]
Objective: Preserve existing deed-restricted affordable units Responsible Department: Planning
Financing Source: General Fund
Time Frame: Annual monitoring
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-9
Goal 3: Increase Access to Housing Opportunities
Affirmatively further fair housing by promoting housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status or disability and ensuring policies and development regulations follow the principle of equal access to housing opportunities.

ACTION 3.1: INCREASE ACCESS TO HOMEOWNERSHIP
To increase access to homeownership for very low-, low-, and moderate-income households, the City will support homeownership programs carried out by non-profit housing corporations through provision of land, financial assistance, and/or technical assistance, as feasible. The City will disseminate information about available County first time homebuyer programs through an informational brochure that will be provided at City offices, the library, and the City website. [Source: 2015-2023 Housing Element, Policy Action 4.1]
Objective: Support first-time homeownership opportunities for 15 local households to enhance housing mobility for lower-income and moderate-income households
Responsible Department: Planning
Financing Source: General Fund
Time Frame: 2023 and ongoing
ACTION 3.2: PROMOTE FAIR HOUSING
The City will continue to encourage the enforcement of federal and state fair housing standards. The City will acquire and maintain fair housing materials to educate the community on a variety of fair housing issues. The City will provide flyers and brochures in English and other languages that are available from the California Department of Fair Housing and Employment and the federal Office of Fair Housing and Equal Opportunity, as appropriate, that highlight the provisions of federal and state fair housing laws.

Materials will be distributed at public locations such as the library, senior center and City offices and provided on the City website. The City will continue to handle fair housing complaints and refer residents to the State Fair Employment and Housing Commission. [Source: 2015-2023 Housing Element, Policy Action 4.2]
Objective: Promote Fair Housing Sstandards and compliance with fair housing laws to ensure residents of protected classes have equal opportunity for housing Responsible Department: Planning
Financing Source: General Fund
Time Frame: Contact State agencies to secure informational materials by November 2023 and distribute materials by June 2024 and annually thereafter 1395
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ACTION 3.3: HOUSING CHOICE VOUCHER PROGRAM
The City shall continue to support the Housing Authority of Contra Costa County in its continuing administration of the Housing Choice Voucher (HCV) Program to assist very low-income Oakley households. The City shall collaborate with the Housing Authority on an educational campaign to educate landlords about their obligation to accept vouchers under fair housing laws and to encourage landlords in single-family neighborhoods to actively participate in the HCV Program as a way to affirmatively further fair housing. If feasible, the City shall coordinate with the Housing Authority to explore the creation of inventive based program to encourage landlords to accept housing choice vouchers. [Source: New Action]
Objective: Reduce source of income discrimination and improve housing mobility and access to opportunity by increasinge HCV usage in Oakley’s single-family neighborhoods by 10 new vouchers
Responsible Department: Planning
Financing Source: General Fund
Time Frame: Initiate collaboration with the Housing Authority in 2025; ongoing ACTION 3.4: HOUSING FOR EXTREMELY-LOW INCOME

HOUSEHOLDS AND SPECIAL NEEDS GROUPS
The City shall encourage the development of housing units for extremely low-income households (earning 30 percent or less of the median income for Contra Costa County) and for households with special housing needs, including persons with disabilities and developmental disabilities, farmworkers, and persons/families experiencing or at-risk of homelessness. The City shall encourage the development of housing for extremely low income households utilizing a variety of activities such as outreach to housing developers through individual and group meetings, proactively seeking partnerships with housing developers, providing in-kind technical assistance, providing financial assistance or land write-downs when feasible, providing expedited processing, identifying grant and funding opportunities and providing support to developers in seeking funding, and/or offering additional incentives, such as density bonuses and parking reductions above and beyond those offered in the AHO. [Source: 2015-2023 Housing Element, Policy Action 4.3] Objective: 45 units of extremely low income and/or special needs housing Responsible Department: Planning
Financing Source: General Fund
Time Frame: Outreach to developers of special needs housing in 2024 and bi-annually thereafter; ongoing support of development projects
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OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 CHAPTER 8 | HOUSING PLAN 8-11
ACTION 3.54: REASONABLE ACCOMMODATION

PROCEDURES
To accommodate the housing needs of persons with disabilities and provide a streamlined permit review process, the City shall prepare and adopt a reasonable accommodation ordinance. The City shall update the City’s website to specify the City’s procedures for accommodating requests and to include a dedicated contact or application form specific to reasonable accommodation requests. [Source: 2015-2023 Housing Element, Policy Action 4.5]
Objective: Facilitate access to fair housing for persons with disabilities Responsible Department: Planning/Building
Financing Source: General Fund
Time Frame: Adopt reasonable accommodation ordinance by June 2025 ACTION 3.65: ZONING AMENDMENTS FOR SPECIAL NEEDS

HOUSING
The City shall amend the Zoning Code to ensure compliance with State law and encourage special needs housing as follows:
⚫ Allow transitional and supportive housing in the Agricultural Limited zone. ⚫ Allow Low Barrier Navigation Center developments by right in mixed-use zones and nonresidential zones permitting multi-unit uses (Government Code Sections 65660- 65668).
⚫ Ensure parking for emergency shelters is based on the number of employees consistent with Government Code Section 65583(a)(4)).
⚫ Allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, without a conditional use permit or other discretionary review in all zoning districts where multifamily and mixed-use development is permitted (Government Code Section 65651(a)).
⚫ Reduce constraints for residential care facilities for more than six persons by ensuring inclusion in all residential zones and providing approval certainty and objectivity for housing for persons with disabilities.
⚫ Add provisions ensuring that manufactured homes on permanent foundations are allowed in the same manner and in the same zones as other single family dwellings, consistent with Government Code Section 65852.3.
⚫ Add a broad and inclusive definition of “family” that complies with fair housing laws. 1397
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Objective: Compliance with State law
Responsible Department: Planning
Financing Source: General Fund
Time Frame: Within one year of Housing Element adoption ACTION 3.76: ADEQUATE EMERGENCY SHELTER SITES
The City currently (2023) allows emergency shelters as a by-right permitted use on the Civic Center site within the Downtown Specific Plan. The City shall identify an additional zoning district where emergency shelters will be allowed as a by-right, permitted use. The zoning district shall be a residential zoning district and shall have adequate capacity to accommodate at least 50 beds of emergency shelter. If the City approves development of a use other than an emergency shelter on the remaining undeveloped parcel on the Civic Center site, prior to issuance of any entitlements, the City shall identify a replacement zoning district that has suitable site(s) to accommodate the City’s emergency shelter need. The Zoning Code, or applicable specific plan, shall be updated to permit emergency shelters within the replacement zoning district or applicable specific plan Emergency shelters shall be permitted consistent with the requirements of Government Code Section 65583. [Source: 2015-2023 Housing Element, Policy Action 4.7, modified] Objective: Monitor Sources of Development Financing
Responsible Department: Planning
Financing Source: General Fund
Time Frame: Ongoing/AnnuallyDecember 2024
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Quantified Objectives
Table 8-1 summarizes the quantified objectives by income category for the 2023-2031 Housing Element planning period. State law (California Government Code Section 65583[b]) requires that housing elements contain quantified objectives for the maintenance, preservation, and construction of housing. The quantified objectives set a target goal for Oakley to strive for based on needs, resources, and constraints.

TABLE 8-1: QUANTIFIED OBJECTIVE SUMMARY 2023-2031 PLANNING PERIOD Program Types
Extremely
LowIncome
Very LowIncomeLowIncomeModerateIncome
Above
ModerateIncomeTotal
New
Construction1
139 140 161 172 446 1,058
Rehabilitation2 — — —25 —50 — 075
Conservation/
Preservation — — 739 — — 739
Notes:
1 The New Construction target is equal to the City’s RHNA. 2 The City does not have resources for a City-led housing rehabilitation program, but directs residents to outside resources.
2 The City has not identified any assisted units at-risk of converting to market rate during the planning period. The Rehabilitation target is equal to the number of assisted rental units. Exact income level of the 739 units is unknown. 1399
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Appendix A:

Public Engagement Materials
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Outreach Flyers
1401
Wednesday, April 20, 2022
Oakley Recreation Center, Room B
1250 O’hara Ave, Oakley, CA 94561
6:30pm - 8:00pm
Share your input on Oakley’s housing strategy at
an upcoming workshop or in a survey.

Get Involved!
Visit the project website,
www.ci.oakley.ca.us/2023-2031-housing-element-update
or contact the City’s Planning Manager, Ken Strelo, to learn more about the City’s Housing Element Update.
*Spanish materials and interpretation will be available at the workshop.

Community Workshop*

HOUSING ELEMENT UPDATE
2023-2031
The survey will be available online on
April 20, 2022 in the following languages:

Take a Survey

ENGLISH
qrco.de/oakley1
ESPAÑOL
qrco.de/oakley2
The City of Oakley is
in the process of updating
the Housing Element for the
2023-2031 planning period.

The Housing Element is our
8-year plan for how we will
meet the housing needs of
everyone in the community
and shows how the City will
accommodate its fair share of
housing.

The City is required by State
law to identify specific sites
where affordable housing
may be built. As part of this
Housing Element Update,
Oakley will have to identify
where and how approximately
440 affordable homes could
be built to meet the State
requirement.

Ken Strelo
Planning Manager
925-625-7036
[email protected] 1402
Miércoles, 20 de abril de 2022
Oakley Recreation Center, Room B
1250 O’hara Ave, Oakley, CA 94561
6:30pm - 8:00pm
Comparta su opinión sobre la estrategia de vivienda
de Oakley en un próximo taller o en una encuesta.
¡Participe!
Consulte el sitio web del proyecto,
www.ci.oakley.ca.us/2023-2031-housing-element-update
o comuníquese con el Gerente de Planificación de la Ciudad, Ken Strelo, para conocer más sobre la actualización del Elemento de Vivienda de la Ciudad.
*Habrá materiales en español y servicio de interpretación disponibles en el taller.

Taller Comunitario*
ACTUALIZACIÓN DEL

ELEMENTO DE VIVIENDA
2023-2031
La encuesta estará disponible en línea el 20
de abril de 2022 en los siguientes idiomas:

Conteste una encuesta
INGLÉS
qrco.de/oakley1
ESPAÑOL
qrco.de/oakley2
La Ciudad de Oakley
está en el proceso de actualizar
el Elemento de Vivienda para
el período de planificación
2023-2031.

El Elemento de Vivienda es
nuestro plan a 8 años sobre
cómo cubriremos las necesidades
de vivienda de todos en la
comunidad y muestra cómo la
Ciudad acomodará su parte justa
de la vivienda.

La Ciudad está obligada por
la ley estatal a identificar
lugares específicos donde se
puedan construir viviendas
de precio accesible.Como
parte de esta Actualización
del Elemento Vivienda, Oakley
tendrá que identificar dónde
y cómo se podrían construir
aproximadamente 440 viviendas
de precio accesible para cumplir
con el requisito del Estado.

Ken Strelo
Gerente de Planificación
925-625-7036
[email protected] 1403
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 APPENDIX A | PUBLIC ENGAGEMENT MATERIALS
Online Survey Results –
English
1404
Oakley 2023-2031 Housing Element Update
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97.79% 221

2.21% 5
Q1 Are you a resident of Oakley? (Choose one)
Answered: 226 Skipped: 0
TOTAL 226
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No

ANSWER CHOICES RESPONSES
Yes
No
1405
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0.44% 1

0.44% 1

9.33% 21

40.89% 92

27.11% 61

21.78% 49
Q2 How old are you?
Answered: 225 Skipped: 1
TOTAL 225
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Under 18
18 - 24
25 – 34
35 – 49
50 – 64
65 and above

ANSWER CHOICES RESPONSES
Under 18
18 - 24
25 – 34
35 – 49
50 – 64
65 and above
1406
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1.33% 3

5.75% 13

2.65% 6

1.33% 3

54.87% 124

10.18% 23

19.03% 43

4.87% 11
Q3 What is your race?
Answered: 226 Skipped: 0
TOTAL 226
# OTHER (PLEASE SPECIFY) DATE
1 Latino 5/27/2022 6:57 AM
2 Hispanic 5/26/2022 12:18 PM
3 Italian American 5/25/2022 7:14 AM
4 Human 5/19/2022 10:28 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
American
Indian or...

Asian
Black or
African...

Native
Hawaiian or...

White
Multi-racial
(Two or More)
Prefer Not to
Answer
Other (please
specify)

ANSWER CHOICES RESPONSES
American Indian or Alaska Native
Asian
Black or African American
Native Hawaiian or Other Pacific Islander
White
Multi-racial (Two or More)
Prefer Not to Answer
Other (please specify)
1407
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5 Hispanic 5/19/2022 6:07 PM
6 Mexican 5/19/2022 5:29 PM
7 Hispano 5/14/2022 3:13 AM
8 Human 5/13/2022 11:21 AM
9 Choose not to specify 5/12/2022 5:56 PM
10 Caucasian 5/12/2022 4:50 PM
11 Mexican 5/12/2022 4:47 PM
1408
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18.22% 41

63.11% 142

18.67% 42
Q4 Are you of Hispanic, Latino, or Spanish origin?
Answered: 225 Skipped: 1
TOTAL 225
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Prefer not to
Answer

ANSWER CHOICES RESPONSES
Yes
No
Prefer not to Answer
1409
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1.33% 3

8.00% 18

90.67% 204
Q5 Do you currently rent or own your home? (Choose one) Answered: 225 Skipped: 1
TOTAL 225
# OTHER (PLEASE SPECIFY) DATE
1 Currently homeless 5/14/2022 7:00 AM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
None of the
above
Rent
Own

ANSWER CHOICES RESPONSES
None of the above
Rent
Own
1410
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95.13% 215

1.33% 3

0.88% 2

1.77% 4

0.00% 0

0.44% 1

0.44% 1
Q6 What type of housing do you live in? (Choose one)
Answered: 226 Skipped: 0
TOTAL 226
# OTHER (PLEASE SPECIFY) DATE
1 Currently homeless 5/14/2022 7:00 AM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single Family
Home
Duplex/triplex/
fourplex
Condominium or
Townhouse
Apartment
Accessory
Dwelling Uni...

Mobile home or
Manufactured...

Other (please
specify)

ANSWER CHOICES RESPONSES
Single Family Home
Duplex/triplex/fourplex
Condominium or Townhouse
Apartment
Accessory Dwelling Unit (granny flats/second units/guest houses) Mobile home or Manufactured Home
Other (please specify)
1411
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6.67% 15

28.44% 64

46.22% 104

5.33% 12

1.33% 3

9.33% 21

0.00% 0

0.00% 0

2.67% 6
Q7 Which of the following best describes your household? (Choose one) Answered: 225 Skipped: 1
TOTAL 225
# OTHER (PLEASE SPECIFY) DATE
1 Couple with child and uncle 5/27/2022 6:57 AM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
One person
living alone
Couple with no
children in ...

Couple with
child(ren)
Single-parent
with child(ren)
Grandparent(s)
raising...

Multi-generatio
nal...

Unrelated
individuals...

Multiple
families liv...

Other (please
specify)

ANSWER CHOICES RESPONSES
One person living alone
Couple with no children in the home
Couple with child(ren)
Single-parent with child(ren)
Grandparent(s) raising grandchild(ren)
Multi-generational (grandparents, parents, and grandchildren) Unrelated individuals living together
Multiple families living together
Other (please specify)
1412
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2 Too damn expensive here 5/24/2022 7:50 PM
3 No e 5/23/2022 1:58 PM
4 2parents and 1 special needs adult 5/19/2022 5:03 PM
5 Adult living with parents. 5/12/2022 6:06 PM
6 Children grew up in house. Now married and residents of Oakley 5/12/2022 5:56 PM 1413
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53.02% 114

13.95% 30

20.93% 45

5.12% 11

16.74% 36

3.72% 8

19.07% 41

1.86% 4
Q8 Have you or are you experiencing any of the following housing issues? (Choose all that apply)
Answered: 215 Skipped: 11
Total Respondents: 215
# OTHER (PLEASE SPECIFY) DATE
1 Taxes are to high 5/26/2022 8:56 AM
2 Too much section 8 housing nearby bringing in crime and sucking up police resources 5/16/2022 7:24 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
None of the
above
Struggle to
pay rent or...

Lack funding
to make...

Significant
rent increase
Want to move
but can’t fi...

Too many
people livin...

Adult child
living at ho...

Other (please
specify)

ANSWER CHOICES RESPONSES
None of the above
Struggle to pay rent or mortgage (e.g., sometimes paying late, not paying other bills to pay rent, not buying food or medicine)
Lack funding to make necessary home repairs
Significant rent increase
Want to move but can’t find or afford a home that meets my and my family’s needs Too many people living in one home (overcrowding)
Adult child living at home due to inability to afford housing Other (please specify)
1414
Oakley 2023-2031 Housing Element Update
11 / 27
3 Too many houses built so close 5/12/2022 7:51 PM
4 Taxes to high 5/12/2022 4:13 PM
1415
Oakley 2023-2031 Housing Element Update
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Q9 What do you feel is the most significant housing problem facing Oakley residents? (Choose up to three)
Answered: 226 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Not enough
homes for sale
Not enough
places to rent
Rents are too
high
Buying a house
is too...

Housing sizes
don’t meet...

Housing
conditions a...

Too expensive
to maintain ...

Not enough
housing for...

Not enough
shelters or...

Other (please
specify)
1416
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6.19% 14

9.29% 21

38.50% 87

52.21% 118

4.87% 11

1.77% 4

16.81% 38

19.03% 43

22.12% 50

21.68% 49
Total Respondents: 226
# OTHER (PLEASE SPECIFY) DATE
1 Utilities creeping up in cost. 5/27/2022 10:17 AM
2 Too much growth, losing small town feel. Too much generic developments. 5/26/2022 5:27 PM 3 City infrastructure not equipped for such huge growth in housing. I live in Summerlake and there’s almost no water pressure in the morning because of the huge amount of new homes built in the area. This is a relatively new issue that will presumably only be getting worse.

Summerlake is boxed in with one road in and one road out and needs to be upgraded for safety.
5/26/2022 3:01 PM
4 Still waiting for shopping center to open on Cypress 5/26/2022 8:56 AM 5 Too many new houses being built! 5/26/2022 8:22 AM
6 Too MANY people. No jobs where we live. Society is aging, families are smaller- yet houses are being built bigger with no infistructure.
5/25/2022 7:13 AM
7 How is it I don’t qualify to by a home for $2500 a month but I’ve been paying $3000 a month for a couple of years now
5/24/2022 7:50 PM
8 Too many section 8 . Bringing this city crime . 5/24/2022 9:18 AM 9 New homes are not needed! Stop the building the city is already over impacted with the current housing.
5/23/2022 7:02 PM
10 Over building and housing to close 5/23/2022 6:13 PM 11 Too many rental houses with absentee landlords 5/23/2022 6:11 PM 12 They’re building houses that are too big on lots that are too small. 5/23/2022 2:12 PM 13 None 5/23/2022 1:58 PM
14 Lack of services such a police and fire, too much congestion in neighborhoods, and residential theft issues
5/23/2022 11:05 AM
15 City won't enforce ordinances 5/23/2022 10:26 AM
16 Too many houses being built in this area 5/21/2022 6:29 PM 17 Crowded schools 5/19/2022 6:07 PM
18 Stop building all the houses. We have enough with all the traffic 5/19/2022 5:21 PM

ANSWER CHOICES RESPONSES
Not enough homes for sale
Not enough places to rent
Rents are too high
Buying a house is too expensive
Housing sizes don’t meet family needs
Housing conditions are poor
Too expensive to maintain my home as a property owner
Not enough housing for seniors or people with disabilities Not enough shelters or services for people experiencing homelessness Other (please specify)
1417
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19 Too many homes. Getting too crowded. 5/19/2022 5:03 PM 20 Too much high density housing 5/19/2022 3:32 PM
21 Too many house stop building homes traffic is bad enough 5/19/2022 3:19 PM 22 High Density housing going up everywhere and not enough schools, or streets. More housing is overcrowding.
5/17/2022 2:03 PM
23 The area is too populated 5/17/2022 11:30 AM
24 Too much section 8 housing nearby bringing in crime and sucking up police resources 5/16/2022 7:24 AM 25 Crime 5/15/2022 3:51 PM
26 Not enough new 1-story houses with 3-car garages 5/15/2022 3:00 AM 27 Property taxes and extra assessments 5/14/2022 6:28 PM 28 Horrible city engineering for emergency situations, lack of police and firefighters 5/14/2022 6:25 PM 29 Too many houses 5/14/2022 8:20 AM
30 Not enough community services and infrastructure for families. 5/13/2022 9:29 PM 31 Haven't lived in Oakley long enough to provide a valid assessment to this question. 5/13/2022 7:50 PM 32 property taxes are TOO high 5/13/2022 7:03 PM
33 Backyards too small in new housing developments 5/13/2022 6:11 PM 34 Too many homes 5/13/2022 1:38 PM
35 Too many homes 5/13/2022 11:21 AM
36 Too many rental homes ruining neighborhoods. 5/12/2022 9:43 PM 37 Too many houses, not enough resources 5/12/2022 5:55 PM 38 Way too many houses and no place to work. Some moron doesn't have a clue about the horrendous traffic!!! Living in a nightmare!!!
5/12/2022 4:50 PM
39 No Firefighters 5/12/2022 4:47 PM
40 Inconsistent enforcement of property code enforcement. Apparently the head of code enforcement arbitrarily decides which codes to enforce, and which areas those rules apply to.

If you look at two separate neighborhoods in Oakley, you see a large disparity in code violations, because some get harassed, and others ignored. 5/12/2022 4:34 PM
41 You keep building low income apartments and housing, Oakley is going to pot! I have lived her since 1983, City Government doesnt know how to run the city. Too much housing, too congested.
5/12/2022 3:38 PM
42 Handicapped adult child would love to live on her own but can't get ahead 5/12/2022 3:11 PM 43 Property management companies buying homes and renting 5/12/2022 12:30 PM 44 City is attempting to grow housing too fast, without corresponding Commercial element. Build OFFICE Space for doctors, dentists, lawyers, etc.
5/3/2022 10:59 AM
45 Too many houses being built 4/27/2022 4:25 PM
46 The unwillingness of a generation to get a second job or work the overtime 60-70 hrs a week that’s what it took me 30 years ago and stand true today anything worth having takes a lot of work
4/21/2022 9:25 AM
47 High property taxes making payments unmanageable 4/20/2022 6:47 PM 48 Too many houses, not enough infrastructure or services. Limited local jobs, 4/20/2022 1:16 PM 49 inadequate services for the size of the population 4/20/2022 9:20 AM 1418
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5.48% 12

88.58% 194

5.94% 13
Q10 When you looked for housing in Oakley in the past 10 years, did you ever feel you were discriminated against?
Answered: 219 Skipped: 7
TOTAL 219
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Maybe/ Unsure

ANSWER CHOICES RESPONSES
Yes
No
Maybe/ Unsure
1419
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Q11 Why do you think you were discriminated against? (Choose all that apply)
Answered: 194 Skipped: 32
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Not applicable
Race/
Ethnicity/...

Sex/
Gender/LGBTQ
Income Status
/ Income Too...

Source of
Income ( e.g...

Age
Familial
status / Hav...

Disability
Criminal
history
History of
eviction,...

Being homeless
Religion
Other:

Other (please
specify)
1420
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85.05% 165

5.67% 11

1.55% 3

6.19% 12

2.06% 4

2.58% 5

2.58% 5

2.06% 4

0.52% 1

2.06% 4

0.52% 1

1.55% 3

0.00% 0

3.61% 7
Total Respondents: 194
# OTHER (PLEASE SPECIFY) DATE
1 Trump haters 5/24/2022 12:41 PM
2 White Lives Matter 5/19/2022 5:21 PM
3 White Lives Matter 5/19/2022 3:19 PM
4 I wans't discrimninated against 5/12/2022 7:51 PM
5 Husband’s ethnicity 5/12/2022 7:26 PM
6 Being a renter 5/12/2022 4:55 PM
7 NONE 5/3/2022 10:59 AM

ANSWER CHOICES RESPONSES
Not applicable
Race/ Ethnicity/ Language spoken
Sex/ Gender/LGBTQ
Income Status / Income Too low
Source of Income ( e.g., Housing Choice Voucher, Rent Subsidy) Age
Familial status / Having children
Disability
Criminal history
History of eviction, foreclosure, bad credit
Being homeless
Religion
Other:

Other (please specify)
1421
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Q12 The City must prove that it can achieve the State-mandated target of 440 lower income units between 2023-2031. Then, provide your input on where else the City could look to develop housing.

Answered: 186 Skipped: 40
Site A -
Bridgehead R...

Site B –
Bridgehead R...

Site C –
Bridgehead R...

Site D - Main
Street near...

Site E -
Oakley Rd. a...

Site F - 3300
Neroly Rd.(3...
1422
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Site G - S/W
corner of...

Site H - 440
W. Cypress...

Site I - 4671
Rose Ave.(0....

Site J - S/E
corner of Ma...

Site K - S/W
corner of Ma...

Site L -
Between Main...

Site M -Main
St., north o...
1423
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52.72%
97 15.22%
28 32.07%
59 184 2.21

51.91%
95 15.85%
29 32.24%
59 183 2.20

51.09%
94 15.76%
29 33.15%
61 184 2.18

47.28%
87 17.93%
33 34.78%
64 184 2.13

45.11%
83 18.48%
34 36.41%
67 184 2.09

28.09%
50 21.35%
38 50.56%
90 178 1.78

18.58%
34 14.21%
26 67.21%
123 183 1.51

20.88%
38 17.58%
32 61.54%
112 182 1.59

28.96%
53 14.75%
27 56.28%
103 183 1.73

27.47%
50 18.13%
33 54.40%
99 182 1.73

27.47%
50 19.23%
35 53.30%
97 182 1.74

29.44%
53 22.78%
41 47.78%
86 180 1.82

34.43%
63 20.22%
37 45.36%
83 183 1.89

26.40%
47 16.85%
30 56.74%
101 178 1.70
# ARE THERE ANY OTHER SITES THAT THE CITY SHOULD CONSIDER IN ADDITION TO, OR IN PLACE OF, THE POTENTIAL SITES IDENTIFIED ABOVE?
DATE
1 Away from Empire. Ohara and Laurel which are already traffic hazards 5/26/2022 5:33 PM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Support Neutral Oppose
Site N - 901
E. Cypress...

SUPPORT NEUTRAL OPPOSE TOTAL WEIGHTED

AVERAGE
Site A - Bridgehead Rd. Parcel #1.(1.42 acres / Potential capacity of 34 units)
Site B – Bridgehead Rd. Parcel #2.(1.42 acres / Potential capacity of 34 units)
Site C – Bridgehead Rd. Parcel #3.(0.74 acres / Potential capacity of 18 units)
Site D - Main Street near Bridgehead Rd.(2.48 acres / Potential capacity of 59 units)
Site E - Oakley Rd. and SR-160(9.75 acres / Potential capacity of 234 units)
Site F - 3300 Neroly Rd.(3.66 acres / Potential capacity of 88 units) Site G - S/W corner of Laurel Rd. and O’Hara Ave.(4.99 acres / Potential capacity of 60 units)
Site H - 440 W. Cypress Rd.(2.46 acres / Potential capacity of 44 units)
Site I - 4671 Rose Ave.(0.83 acres / Potential capacity of 20 units) Site J - S/E corner of Main St. and Rose Ave.(0.65 acres / Potential capacity of 16 units)
Site K - S/W corner of Main St. and Brownstone Rd.(2.23 acres / Potential capacity of 53 units)
Site L - Between Main St., Arminio Ln., and Monte Linda St. (8.46 acres / Potential capacity of 203 units)
Site M -Main St., north of Pena’s Dismantlers (7.65 acres / Potential capacity of 184 units)
Site N - 901 E. Cypress Rd.(4.90 acres / Potential capacity of 118 units)
1424
Oakley 2023-2031 Housing Element Update
21 / 27
2 Services for any type of housing has to be considered first. No more multiple storied housing should be built
5/26/2022 8:40 AM
3 City lacks Infrastructure for more residences 5/25/2022 7:18 AM 4 No Stop Building Homes 5/25/2022 7:15 AM
5 Away from Main Street. That street is ridiculously overcrowded as it is. Fire trucks and police can't get thru before and after school or any time the City shuts it down for anything. 5/24/2022 8:25 PM
6 Yes another city !! Traffic is bad already only going to get worse this is affordable housing for low income what about middle income people who work their asses off and get nothing for it except to pay for the Low income and undocumented ?!!
5/24/2022 7:57 PM
7 No more homes out cypress unless you make another entrance/exit first. Too many cars crossing those railroad tracks with a stop light too close 5/24/2022 7:32 PM
8 NO! 5/23/2022 6:18 PM
9 A-F in place of 1-5 5/23/2022 1:03 PM
10 No 5/19/2022 5:50 PM
11 Not in Oakley. Antioch has also just built a LARGE amount of units just on the other side of Hwy 160 bordering Oakley. There should not be even more high density building placed in such close proximity to existing high density.
5/17/2022 2:56 PM
12 The city should consider modifying their P6 tax to properly accomodate the needs of such low income housing projects. Why should developers be insentivised to build these things that the state is forcing on us without us as tax payers being able to make sure that they pay their fair share? the developers pay less in taxes than the home owners and the low income section 8 renters pay nothing at all. Yet ask the police and they say about 50% of their calls come from the carol ln nightmare that this city foisted on itself by not taking any of this into consideration.

Make the fees high and show the data to back it up.
5/16/2022 7:29 AM
13 1-4 N and 5 too much traffic on E Cypress no grocery store and crime from Bethel Island 5/15/2022 3:55 PM 14 Stop ruining our city with new housing. 5/15/2022 9:51 AM 15 Any land near bridgehead would be best for low income housing. Plenty of land to develop on and support that many homes
5/15/2022 6:24 AM
16 the area around summer lake 5/13/2022 7:20 PM
17 Antioch 5/13/2022 11:23 AM
18 Places closer to freeway and road widening 5/13/2022 7:58 AM 19 This is ridiculous! Stop building houses, it’s already way too congested and schools are too full 5/13/2022 6:54 AM 20 All along the north side of Main street between Bridgehead and Big Break. Lots of room apartments and stores nearby. close to freeway too.
5/12/2022 9:53 PM
21 No 5/12/2022 8:43 PM
22 No 5/12/2022 8:28 PM
23 No more low income in the areas mentioned above. How about in the Far East Cypress corridor and where all of the million dollar homes are located. Stop making our lower and middle class neighborhoods the location for apartments. You are discriminating against lower and middle class homeowners. Find other properties in the high income areas of Oakley. 5/12/2022 6:05 PM
24 No! Jobs jobs jobs!!!!! 5/12/2022 4:52 PM
25 Please address adding more housing to east cypress unless there is adequate roadways for emergency access, disaster preparedness and exit routes. Also additional schools in each area.
5/12/2022 4:11 PM
26 No 5/12/2022 12:33 PM
27 120 W. Cypress Rd, Gardenia & Main St. (035-424-016) Wildcat way. 035-424-012-9 4/26/2022 1:45 PM 1425
Oakley 2023-2031 Housing Element Update
22 / 27
28 L and m leave main str frontage for commercial put housing in the back or east side 4/21/2022 9:35 AM 29 anywhere near HWY4 so there have easier access to the freeway and prevent congestion within the city (Laurel x Empire x Neroly)
4/20/2022 9:22 AM
1426
Oakley 2023-2031 Housing Element Update
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Q13 Do you have any additional housing related comments that are not listed above and should be considered in the Housing Element update process?
Answered: 86 Skipped: 140
# RESPONSES DATE
1 Stop building houses! Oakley needs retail, medical offices, and jobs. 5/27/2022 8:10 AM 2 Consider overcrowding at schools and crime rates of current areas. 5/27/2022 7:02 AM 3 Affordable housing should connect to affordable transportation. Building the units over off 160 there makes a lot of sense so that people can’t get on the e-Bart and go. Also, City infrastructure is not equipped for such huge growth in housing in the Cypress Corridor. I live in Summerlake and there’s almost no water pressure in the morning because of the huge amount of new homes built in the area. This is a relatively new issue that will presumably only be getting worse. Summerlake is boxed in with one road in and one road out and needs to be upgraded for safety.
5/26/2022 3:12 PM
4 There should be some financial aid to home owners who would like to create ADUs for family members who cant afford to buy or rent. The aid could be grants, low interest loans or other financial assistance that could be partially supported by city, state, or federal funds. 5/26/2022 12:36 PM
5 The schools are already too crowded. We need at least one more Elementary school, desperately need a new Middle School, and need high quality expansions of the High Schools. 5/26/2022 8:48 AM
6 the city of Oakley needs to be building services sites to accomodate all the new housing. The traffic is horrific on east cypress. Quit building, until stores are added. Also, quit the more than 2 stories housing - it looks like tenements and unfortunately a crime element is moving into those type of housing.
5/26/2022 8:43 AM
7 Rent control 5/25/2022 5:08 PM
8 Houses should not be until roads infrastructure can handle extra people 5/25/2022 12:39 PM 9 No 5/25/2022 10:47 AM
10 We need local JOBS, not homes for commuters. 5/25/2022 7:19 AM 11 Stop Building Homes and overcrowding our city. No more low income developments. Carol Lane is a disaster. Crime is increasing ! I only support senior housing with strict guidelines. We don’t want to be like Antioch! Learn from Antioch!
5/25/2022 7:18 AM
12 Until we have water resources, wider roads and more schools we need to quit building!!!!!!! We need the state to tell us how we can build.more with NO WATER!!!!!!!! 5/24/2022 8:26 PM
13 Scrap the idea that the city of Oakley wants to be new Jack cities all over ! Middle class income earners where’s the help for them?
5/24/2022 7:58 PM
14 No more homes unless you fix the roads and widen the roads. Property taxes are TOO high for new homes. $13k a year is NOT affordable to anyone.
5/24/2022 7:33 PM
15 FJB 5/24/2022 12:53 PM
16 Property taxes are out of control and this will only raise our taxes!!!!!!!!!!! 5/24/2022 8:43 AM 17 Get rid of the homeless encampments 5/24/2022 12:45 AM 18 This housing element is ridiculous. The proposed areas need to stay empty! The land is changing underneath and is causing shiftage within surrounding areas. This proposal isn't for low income housing! Its for the developers and you city council members to price gouge.

Oakley is no longer a small community. There is no low income homes when these locations rents start at 2000.00 a month just for 55 and over elderly communities! Stop the development! 5/23/2022 7:13 PM
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19 Have already reported them. Don't patronize.Fuck off 5/23/2022 6:19 PM 20 Need restrictions to limit the number of single family homes can be used for rental houses in a given neighborhood. There are far too many rental houses where the landlords do not care about upkeep.
5/23/2022 6:18 PM
21 Stop building anything 5/23/2022 3:01 PM
22 I believe that there are too many housing projects going up already. We won’t be able to drive,especially on Main Street , without a long wait. The nature of Oakley will be gone and incorporated in filling it up with houses. Plus using the current way of rent is to use an average from rents in the county. Since we have cities that are expensive, Alamo, Walnut Creek etc this area still cannot fairly keep up. It makes low income rent still too high 5/23/2022 12:33 PM
23 I realize there’s a state law requiring more housing. But please only meet the minimum‘s. This town is already full and has gone to shit! We need more schools and police/fire services WAY more than we need houses our aging streets can’t support. Lived here 37 years and hate what Oakley has become!
5/23/2022 11:14 AM
24 Grocery store should be close walking distance. PublicTransportation 5/21/2022 6:36 PM 25 Why do we need so much low income housing when we have more than our share already? 5/20/2022 12:12 PM 26 Need more law enforcement to support more residents. Too many crimes such as vandalism and thefts occurring everywhere.
5/20/2022 9:53 AM
27 Build near shopping and activities to make a good city 5/19/2022 10:35 PM 28 We need adequate Police & Fire with additional Housing. 5/19/2022 8:00 PM 29 I’m in favor of several smaller sites to make up the needed total so as not to effect one school and or services
5/19/2022 6:15 PM
30 No 5/19/2022 5:50 PM
31 No 5/19/2022 5:05 PM
32 You should look at ingress, egress and condition of the roads in the area before deciding. As an example there is only one road in and out for residents of Summer Lake and Bethel Island.

This is very dangerous and unacceptable when there is a fire, car accident. 5/19/2022 4:18 PM
33 Oppose to any low income housing too many homes town is crowded already.!!! 5/19/2022 3:22 PM 34 Build more businesses (except for gas stations and storage facilities) and less housing. 5/19/2022 3:05 PM 35 There are already SO many new units in being built in Antioch right up against the border with Oakley at HWY 160 that I feel we need to put new units over on the other side of town, off of or near West Cypress and Main st.
5/18/2022 6:55 PM
36 Do you have sufficient emergency services to accomidate this many more residents? Fire, Police, Medical... and there would defiantly need to be more schools opened up in the city of Oakley as well with more residents being able to reside here. 5/17/2022 2:58 PM
37 I would hope that the city starts requiring new builds to widen streets near the locations to AT LEAST 2 LANES each direction. It is short sighted to only require the street to be widened on the side of the build, as those residents will travel both directions on that road. Additionally, start looking into adding roundabouts instead of constantly adding new stop signs/lights. 5/16/2022 8:30 AM
38 Modify the P6 on all future ghetto projects being built in Oakley. Carol Ln is a nightmare scenario. The developer and/or property owners should be responsible of paying their fair share of our police resources. Higher a consulting firm to determine just how great of a deal these guys have it now with sucking up 50% of our police resources and probably paying next to nothing with their special deal where they only pay for their acreage as opposed to paying per unit like they should.
5/16/2022 7:32 AM
39 Crime I don’t let my daughter go for a run around Delaney park area because I feel it is u safe.

I don’t like walking around this area because I feel it is unsafe. 5/15/2022 3:57 PM
40 Stop ruining our city with more housing. Start maintaining the roads. 5/15/2022 9:52 AM 41 Low income housing comes with its share of issues. I believe police staffing needs to 5/15/2022 6:25 AM 1428
Oakley 2023-2031 Housing Element Update
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increase, at the same time low income housing is built. 42 This town is ruined now. You put 5G right next to my home , a year later dog dead now I have heart issues. sold out your residents
5/14/2022 6:30 PM
43 TRAFFIC!!! 5/14/2022 8:06 AM
44 Hope for commercial and business office development. and please do not neglect farm land for vegetations and food security.
5/13/2022 10:41 PM
45 We should be focused on infrastructure and safety for Oakley. Not bring into low-income and crime into the community.
5/13/2022 9:40 PM
46 Please keep some open space and do not go high density. 5/13/2022 8:22 PM 47 N/A 5/13/2022 7:20 PM
48 Keep affordable housing as far away as possible from elementary schools. Zone “F” worries me the most because there is already presence of homeless on the adjacent lot and high density units would only make worse and Almond Grove Elementary School is only blocks away.
5/13/2022 3:51 PM
49 Our roads, our water and electricity, can't handle any more! 5/13/2022 1:40 PM 50 State requirements like this are one of the reasons so many people are moving out of the state. If Oakley turns into Antioch, we’ll be leaving too. 5/13/2022 11:25 AM
51 Affordable housing needs to he located near public transportation, grocery, etc. And we can't treat these units the way the people at the Carol Lane Apartments have been treated. 5/13/2022 8:28 AM
52 When trying to accommodate the state triulations you should be thinking about the reality of the growth of the city grocery store etc. our city is not meant for this and is not meant to be a big city. It is a small farm town and there are some parts that should still be preserved like the vineyards and improved downtown area where it is actually beneficial and logical to attract businesses. Everyone flocks to Brentwood because they have built it up in multiple areas.

Roadways need improvement and to be able to handle more traffic if created more housing and in reality should be put on builder. Or withdraw funding and keep our town manageable. Right now there is not enough resources to patrol, care for and expand. 5/13/2022 8:01 AM
53 Oakley needs a high school, and maybe another middle school. 5/13/2022 7:49 AM 54 Before we worry about building more houses we should worry about traffic impacts and and our overflowing schools. Cramming a bunch of housing into these small already congested areas is ridiculous
5/13/2022 6:55 AM
55 We bought our home in 1979 as a comfortable place to grow our family. I feel like the multistory buildings for housing is making Oakley just another ghetto. I watched a gent drive thru Cypress/Rose stop sign at 35 mph yesterday and it will only get worse with people that do not own but rent.
5/13/2022 6:46 AM
56 To many houses of all types. No Infrastructure to support the people and there needs . Living in an overcrowded city is not a good environment.
5/13/2022 6:16 AM
57 Before you keep building houses on top of houses you need to focus on our roads and infrastructure to support all of these people. Also Gehringer and O’Hara are packed and run down. Improve the schools or build more if you intend to add all of these people. 5/12/2022 11:18 PM
58 In original plans for Jersey Island, it stated no housing developments. I am hearing that levee housing is being considered. Cypress Corridor is already jammed packed with houses. You need more infrastructure before adding more the Cypress Rd. 5/12/2022 10:36 PM
59 We don't need a residential apartment complex near Laurel Elementary School. 5/12/2022 8:44 PM 60 Think About How over crowded our Schools Have Become Not to Mention A Heavy Prescence of Crime
5/12/2022 8:30 PM
61 In Oakley we pay highest taxes and you want to this money for AHO housing then increase our taxes again. People need to save enough to get a proper house otherwise crime rate goes up. Stop giving us these useless diagrams listen to us residents first who are facing and dealing problems from the pandemic.
5/12/2022 8:00 PM
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62 With all the recent building of homes and these plans how does the city plan on supporting the needed fire support and schools needed
5/12/2022 6:17 PM
63 Additional affordable housing around The Lakes neighborhoods. No more apartments here in Oakley. We have an enormous apartment complex going in Antioch, by the Oakley city limit.

Don’t add to the traffic congestion and possible crime that may come from these units. I’m sure our Oakley PD will be impacted by these units and any units Oakley decides to build along the Antioch/Oakley border.
5/12/2022 6:10 PM
64 Start building more grocery stores and shops.. enough with the houses especually affordable housing, gas stations and storage facilities!! You're running our small town to the ground and crime rates gave skyrocketed. We'd leave town for good of we could afford it 5/12/2022 5:59 PM
65 Please check out Santa Clara new low-income housing ideas. Housing with a community garden, dog park & many more brilliant ideas. (www.agrihood-sc.com). Please check it out to give Oakley a better future idea & making sure it doesn’t end up trashy. 5/12/2022 5:21 PM
66 Could Oakley look into a combination of mixed-use, high density housing between the railroad tracks and hwy 4 for a transit station extension of bart? That seems like a good use for that parcel.
5/12/2022 4:56 PM
67 It is unacceptable what you people have done to this city or should I say not done! Very poor management! It's a disaster!!!
5/12/2022 4:54 PM
68 All affordable housing should be approved. Oakley should invest in homeless support. It’s reprehensible that we have million dollar homes, explosive growth, and we still have people without a roof over their heads
5/12/2022 4:43 PM
69 Please address adding more housing to east cypress unless there is adequate roadways for emergency access, disaster preparedness and exit routes. Also additional schools in each area.
5/12/2022 4:11 PM
70 No, just disappointed as to what has happened to this City, it's definitely become low income everywhere along with the scum it's brought into town. Way too much crime! 5/12/2022 3:42 PM
71 Untill fire and roads are taken care no more subdivisions should be approved.Our roads all the betel Island corridor. Leave all resident stranded with fire and accidents.And we do not need houses on Jersey Island leave it open space.Not ever square inch needs to be covered by housing and when you put in low income housing you better increase the police staffing. I have lived in Oakley for 63 years .Mdad lived in Oakley on Brownstone road since 1930 till 1978 when my parents moved to Brentwood. I was on the Oakley Volunteer Fire Dept for 13 years till our Supervisor Tom Tolkensin sold us out because the union people wanted the overtime to man our stations.And treated us volunteers terribly! Anything that was approved by our former city manger needs to be revisited and discarded if necessary Thank you for asking Richard Ambrosino 1 925 813 2560
5/12/2022 3:26 PM
72 Jobs should follow 5/12/2022 3:20 PM
73 Build better infratstructure around them, add entertaintment business like bowling alley, movie theatre, skating rink(s).
5/12/2022 3:11 PM
74 No 5/12/2022 3:05 PM
75 NO 5/12/2022 1:32 PM
76 Please consider where the children will attend school when looking at the locations for multi family dwellings. Our schools are already at capacity, so we will likely need to add another elementary school and soon another middle school.
5/12/2022 1:30 PM
77 For all the house there needs to be additional commercial buildings like grocery stores and other businesses.
5/12/2022 1:24 PM
78 Do you want to be like Clayton, quiet and comfortable? A small community adjacent to a crime ridden city like Concord (ours will be Brentwood). Or do you want Oakley to be an extension of Antioch? Time to move!
5/12/2022 12:36 PM
79 These people need JOBS. Where is the Commercial concern and element?!? 5/3/2022 11:11 AM 80 Yes - stop the increased development of the area - what was once a 'country town' is going to soon be like every other crowded community which will in time make Oakley no longer 4/27/2022 4:30 PM
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desirable for people looking for a change.
81 Eliminate Landlord inspection fees. It’s fine to inspect but landlords already pay property taxes, and business license fees.
4/26/2022 1:56 PM
82 More sites north of E Cypress towards Bethel Island should be identified instead of just the proposed sites to spread out the trraffic.
4/22/2022 1:14 PM
83 Homeowners in new construction communities already pay a lot in Mello Roos. Does this not contribute enough funding for Oakley? My concern is too many affordable housing units will increase more crime in Oakley.
4/21/2022 5:17 PM
84 It seems to me the state of California is encouraging this thought process of if I can’t afford it the state will give it to me.these programs are put in place to be a helping hand not a life style home ownership is a product of hard work and dedication and the state should be looking to help with higher education, drug intervention , and better jobs not just passing out vouchers for more affordable or low income housing
4/21/2022 9:49 AM
85 Can the City require private security for these sites as part of the approval process to lighten the impact on Police Services?
4/20/2022 5:30 PM
86 I feel like the first choice options should be those that are already zoned residential, specifically multi family residential… potentially giving up commercial zoning for even more housing, when Oakley is already over saturated with housing at all levels is not the best option. Parcels with easy access to multiple transit options-along main st and Highway 4/160- should be prioritized. Parcels that are walkable to downtown may offer better job opportunities 4/20/2022 1:28 PM
1431
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 APPENDIX A | PUBLIC ENGAGEMENT MATERIALS
Online Survey Results -
Spanish
1432
Actualización del Elemento de Vivienda de Oakley 2023-2031 1 / 17
100.00% 1

0.00% 0
Q1 ¿Vive en Oakley? (Escoja una opción)
Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No

ANSWER CHOICES RESPONSES
Sí
No
1433
Actualización del Elemento de Vivienda de Oakley 2023-2031 2 / 17

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1
Q2 ¿Cuáles su edad?
Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Menos de 18
18 - 24
25 – 34
35 – 49
50 – 64
65 o mayor

ANSWER CHOICES RESPONSES
Menos de 18
18 - 24
25 – 34
35 – 49
50 – 64
65 o mayor
1434
Actualización del Elemento de Vivienda de Oakley 2023-2031 3 / 17
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q3 ¿Cuál es su raza?
Answered: 1 Skipped: 0
TOTAL 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Indio
americano o...

Asiático
Negro o
afroamericano
Nativo de
Hawái o de...

Blanco
Multirracial
(dos o más)
Prefiero no
responder
Other (please
specify)

ANSWER CHOICES RESPONSES
Indio americano o nativo de Alaska
Asiático
Negro o afroamericano
Nativo de Hawái o de otras islas del Pacífico
Blanco
Multirracial (dos o más)
Prefiero no responder
Other (please specify)
1435
Actualización del Elemento de Vivienda de Oakley 2023-2031 4 / 17
100.00% 1

0.00% 0

0.00% 0
Q4 ¿Es usted de origen hispano, latino o español?
Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
Prefiero no
responder

ANSWER CHOICES RESPONSES
Sí
No
Prefiero no responder
1436
Actualización del Elemento de Vivienda de Oakley 2023-2031 5 / 17

0.00% 0
100.00% 1

0.00% 0
Q5 ¿Usted actualmente es inquilino o propietario de su hogar? ((seleccione una))
Answered: 1 Skipped: 0
TOTAL 1
# OTRO (ESPECIFIQUE) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Alquilo
Soy propietario
Otro
(especifique)

ANSWER CHOICES RESPONSES
Alquilo
Soy propietario
Otro (especifique)
1437
Actualización del Elemento de Vivienda de Oakley 2023-2031 6 / 17

0.00% 0
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q6 ¿En qué tipo de residencia vive? ((seleccione una))
Answered: 1 Skipped: 0
TOTAL 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Casa
unifamiliar
Complejo de 2,
3 o 4 unidades
Condominio o
casa adosada
Apartamento
Unidad anexa
(mini...

Casa móvil o
prefabricada
Other (please
specify)

ANSWER CHOICES RESPONSES
Casa unifamiliar
Complejo de 2, 3 o 4 unidades
Condominio o casa adosada
Apartamento
Unidad anexa (mini apartamento/unidad secundaria/para invitados) Casa móvil o prefabricada
Other (please specify)
1438
Actualización del Elemento de Vivienda de Oakley 2023-2031 7 / 17

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q7 ¿Cuál opción describe mejor su grupo familiar? ((seleccione una)) Answered: 1 Skipped: 0
TOTAL 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Una persona
que vive sola
Pareja sin
hijos en el...

Pareja con
hijo(s)
Padre o madre
soltera con...

Abuelo(s) que
crían a su(s...

Multi-generacio
nal (abuelos...

Personas sin
parentesco q...

Varias
familias que...

Other (please
specify)

ANSWER CHOICES RESPONSES
Una persona que vive sola
Pareja sin hijos en el hogar
Pareja con hijo(s)
Padre o madre soltera con hijo(s)
Abuelo(s) que crían a su(s) nieto(s)
Multi-generacional (abuelos, padres y nietos)
Personas sin parentesco que viven juntas
Varias familias que viven juntas
Other (please specify)
1439
Actualización del Elemento de Vivienda de Oakley 2023-2031 8 / 17

0.00% 0
100.00% 1

0.00% 0

0.00% 0

0.00% 0
100.00% 1

0.00% 0

0.00% 0
Q8 ¿Ha tenido o tiene alguno de los siguientes problemas de vivienda? (Seleccione todas las que apliquen)
Answered: 1 Skipped: 0
Total Respondents: 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Batallo para
pagar la ren...

Insuficientes
fondos para...

Aumento
significativ...

Quiero mudarme
pero no pued...

Demasiada
gente vivien...

Hijo(a) adulto
viviendo en...

Ninguna de los
anteriores
Other (please
specify)

ANSWER CHOICES RESPONSES
Batallo para pagar la renta o la hipoteca (por ejemplo, a veces pago con retraso, dejo de pagar otras facturas para pagar la renta, o dejo de comprar alimentos o medicinas) Insuficientes fondos para hacer las reparaciones necesarias en el hogar Aumento significativo de la renta
Quiero mudarme pero no puedo encontrar/pagar una vivienda que satisfaga mis necesidades y/o las de mi familia Demasiada gente viviendo en una casa (hacinamiento)
Hijo(a) adulto viviendo en casa por no poder pagar una vivienda Ninguna de los anteriores
Other (please specify)
1440
Actualización del Elemento de Vivienda de Oakley 2023-2031 9 / 17
Q9 ¿Cuál cree usted que sea el problema de vivienda más significativo que enfrentan los residentes de Oakley? (Seleccione hasta tres opciones) Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
No hay
suficientes...

No hay
suficientes...

Las rentas son
demasiado altas
Comprar una
casa es...

El tamaño de
las vivienda...

Las
condiciones ...

Es demasiado
caro mantene...

No hay
suficientes...

No hay
suficientes...

Other (please
specify)
1441
Actualización del Elemento de Vivienda de Oakley 2023-2031 10 / 17

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1

0.00% 0
100.00% 1

0.00% 0
100.00% 1

0.00% 0
Total Respondents: 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.

ANSWER CHOICES RESPONSES
No hay suficientes hogares en venta
No hay suficientes lugares en renta
Las rentas son demasiado altas
Comprar una casa es demasiado caro
El tamaño de las viviendas no cumple con las necesidades de las familias Las condiciones de las viviendas son malas
Es demasiado caro mantener mi casa como propietario
No hay suficientes viviendas para personas mayores o discapacitadas No hay suficientes albergues o servicios para las personas que sufren la falta de hogar Other (please specify)
1442
Actualización del Elemento de Vivienda de Oakley 2023-2031 11 / 17

0.00% 0
100.00% 1

0.00% 0
Q10 Cuando usted buscaba vivienda en Oakley en los últimos 10 años, ¿se sintió alguna vez discriminado(a)?
Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
Quizás/No
estoy seguro(a)

ANSWER CHOICES RESPONSES
Sí
No
Quizás/No estoy seguro(a)
1443
Actualización del Elemento de Vivienda de Oakley 2023-2031 12 / 17
Q11 ¿Por qué cree que fue discriminado(a)? (Seleccione todas las que apliquen)
Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
No aplica
Raza/
Etnicidad/...

Sexo/ Género/
LGBTQ
Situación
económica/...

Fuente de
ingresos (po...

Edad
Situación
familiar/Ten...

Incapacidad
Historial
delictivo
Historial de
desalojo,...

Por estar
desplazado s...

Religión
Other:

No estoy
seguro(a)
Other (please
specify)
1444
Actualización del Elemento de Vivienda de Oakley 2023-2031 13 / 17
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Total Respondents: 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.

ANSWER CHOICES RESPONSES
No aplica
Raza/ Etnicidad/ Idioma
Sexo/ Género/ LGBTQ
Situación económica/ Ingresos demasiado bajos
Fuente de ingresos (por ejemplo, Vale de elección de vivienda) Edad
Situación familiar/Tener hijos
Incapacidad
Historial delictivo
Historial de desalojo, quiebra financiera, mal crédito
Por estar desplazado sin tener hogar
Religión
Other:

No estoy seguro(a)
Other (please specify)
1445
Actualización del Elemento de Vivienda de Oakley 2023-2031 14 / 17
Q12 La Ciudad debe demostrar que puede alcanzar el objetivo obligatorio de 440 unidades de ingresos más bajos en el periodo del 2023 al 2031.

Por favor, estudie cada sitio (ver las figuras 3-10) y señale su nivel de apoyo. Luego, dénos su opinión sobre otros lugares donde Ciudad podría considerar desarrollar la vivienda.

Answered: 1 Skipped: 0
Sitio A -
Bridgehead R...

Sitio B –
Bridgehead R...

Sitio C –
Bridgehead R...

Sitio D - Main
Street cerca...

Sitio E -
Oakley Rd. y...
1446
Actualización del Elemento de Vivienda de Oakley 2023-2031 15 / 17
Sitio F - 3300
Neroly Rd.(3...

Sitio G -
Esquina S/O ...

Sitio H - 440
W. Cypress...

Sitio I - 4671
Rose Ave.(0....

Sitio J - la
esquina S/E ...

Sitio K -
Esquina S/W ...

Sitio L -
Entre Main S...
1447
Actualización del Elemento de Vivienda de Oakley 2023-2031 16 / 17

0.00%
0 100.00%
1 0.00%
0 1 2.00

0.00%
0 0.00%
0 100.00%
1 1 1.00
100.00%
1 0.00%
0 0.00%
0 1 3.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00

0.00%
0 0.00%
0 100.00%
1 1 1.00
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Support Neutral Oppose
Sitio M -5700
Main St. al...

Sitio N - 901
E. Cypress...

SUPPORT NEUTRAL OPPOSE TOTAL WEIGHTED

AVERAGE
Sitio A - Bridgehead Rd. Sitio #1.(1.42 acres / Capacidad potencial de 34 unidades)
Sitio B – Bridgehead Rd. Sitio #2.(1.42 acres / Capacidad potencial de 34 unidades)
Sitio C – Bridgehead Rd. Sitio #3.(0.74 acres / Capacidad potencial de 18 unidades)
Sitio D - Main Street cerca de Bridgehead Rd.(2.48 acres / Capacidad potencial de 59 unidades)
Sitio E - Oakley Rd. y SR-160(9.75 acres / Capacidad potencial de 234 unidades)
Sitio F - 3300 Neroly Rd.(3.66 acres / Capacidad potencial de 88 unidades)
Sitio G - Esquina S/O de Laurel Rd. y O’Hara Ave.(4.99 acres / Capacidad potencial de 60 unidades)
Sitio H - 440 W. Cypress Rd.(2.46 acres / Capacidad potencial de 44 unidades)
Sitio I - 4671 Rose Ave.(0.83 acres / Capacidad potencial de 20 unidades)
Sitio J - la esquina S/E de Main St. y Rose Ave.(0.65 acres / Capacidad potencial de 16 unidades)
Sitio K - Esquina S/W de Main St. y Brownstone. Rd(2.23 acres / Capacidad potencial de 53 unidades)
Sitio L - Entre Main St., Arminio Ln. y Monte Linda St. (8.46 acres / Capacidad potencial de 203 unidades)
Sitio M -5700 Main St. al norte de Pena’s Dismantlers. (7.65 acres / Capacidad potencial de 184 unidades)
Sitio N - 901 E. Cypress Rd.(4.90 acres / Capacidad potencial de 118 unidades)
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Actualización del Elemento de Vivienda de Oakley 2023-2031 17 / 17
Q13 ¿Tiene algún comentario adicional relacionado con la vivienda que no se haya mencionado anteriormente y que deba considerarse en el proceso de actualización del Elemento de Vivienda?
Answered: 0 Skipped: 1
# RESPONSES DATE
There are no responses.
1449
OAKLEY HOUSING ELEMENT 2023-2031 REVISED HCD REVIEW DRAFT | JANUARY 2023 APPENDIX A | PUBLIC ENGAGEMENT MATERIALS
Comments Received on Public
Review Draft
1450
From: Barbara Nunn
To: Kenneth Strelo
Subject: proposed housing "Site E"
Date: Sunday, July 24, 2022 6:35:52 PM
I did not attend the meeting .

Oakley Planing Division
I am against 234 units being put in at Oakley Road & Neroly (Site E) for the following reasons:

Do to the fact many of my neighbors are elderly ( including my husband and myself) who occasionally need emergency medical assistance a lot more traffic could slow the response time.

Our roads are narrow and can not handle a large amount of cars, trucks,etc that could come from that many units. There are no stores available close. No Medical typeoffices,etc.

Our property value could more than likely drop. We support Oakley but also protect our future. We have lived here for almost 34 years.

Barbara and Bill Nunn
3048 Frandoras Circle, Oakley Ca. 94561
Phone cell # 925 -783-2864 house phone is 925-779-9426
1451
From: Brenda D"amico
To: Kenneth Strelo
Subject: Low Income Housing
Date: Saturday, July 23, 2022 2:05:14 PM
Mr. Strelo
To Whom it May Concern:

It’s been brought to our attention that the City is trying to locate an area for approximately 400 more low income housing units
and are proposing to build 234 of them within our neighborhood. This is very concerning to us and all who live in the Neroly Rancho Estates.

As we speak, there are low-income apartments being built, at rapid speed, on Elm which is probably one football field away
from the entrance to our subdivision, through the vineyard, off Oakley Road. Now there is talk of building an additional 234 units
next to that near/on Oakley & Neroly Rd. This will be adjacent/kitty corner to the new Discovery Homes houses being built on ½ parcels,
on the NE corner of the streets mentioned above. Why is the City concentrating all the low-income apartments in one area, in our
area of 1 & 1+ acre parcels?
The neighboring roads in this area are two lane roads, some with four way stops and NO sidewalks. With that many proposed
apartments the traffic on our streets will increase tremendously along with wear & tear of the asphalt. As it is now, students
walk along these roads to attend school on Live Oak.They walk wherever they can, on the asphalt or in the dirt, making this
a very dangerous situation for kids.

If the City was proposing single family residences instead of apartments, it would not be quite as concerning for our neighborhood (my opinion only).

Purchased homes, with families who respect, appreciate and take care of their homes would be more welcome.

I also believe with any low income housing the City should have much more oversight or control over that housing. There should be
consequences for the apartment property managers/owners for not maintaining the properties, the occurrences of illegal activities, for
keeping tenants that show no respect or appreciation for property, etc.

Respectfully,
Brenda D’Amico
1452
Chris Wiesner
Leticia Wiesner
51 Cunha Ct.

Oakley Ca, 94561
C- 510-200-3172
L- 480-561-2086
[email protected]
[email protected]
Oakley City Council
Oakley Planning Division
3231 Main St, Oakley Ca 94561
First and foremost, allow me to introduce ourselves and give a little background to our residency in Oakley.

My wife Leticia and I moved to Oakley early in 2017 after searching the Bay Area for our forever home.

We both still work in the central bay area and needed to be close enough to still commute and see family, but also find a special place that had a more rural feel, quieter lifestyle, the simple day to day amenities but not the traffic, congestion and issues of the larger suburban communities.

We had never been to Oakley. When we began looking at homes, we fell in love with the vineyards, the open space, the country feel, the neighborly reception and the welcoming vibe we received when we went into the stores on main street.

As wine enthusiasts, we immediately felt like we were in Napa Valley or Sonoma 30 years ago. The vineyards scattered throughout the open spaces creates an upscale feel and lent us visions of wineries, tasting rooms and the class of handcrafted wines.

In 2017 we purchased and remodeled a home on Cunha Ct and to keep with the surrounding Oakley terroir, planted a Grenache vineyard on our property.

Oakley adopted us and we love it…We want our home and life to revolve around how Oakley makes us, and those we’ve talked to, feel.

Quiet, safe, upscale yet down to earth, country living within reach of the big city. I bought a tractor; just because I love the way Oakley feels like a family farm.

Oakley has a gift that we are squandering…

1. We have open space

2. We have direct access to the delta waterfront.

3. We have established vineyards that have ancient vines that are known, and used, throughout the wine world. Trinitas and Auburn James wineries in Napa are two off the top that are currently and consistently using Oakley grapes.

4. We still have reasonably affordable living that is close enough to the central bay area where people can live in a place that they are proud of, without having to seek alternative employment outside of the bay area

5. We have an opportunity.

6. We have a choice.

This gift is being eroded acre by acre and lot by lot as we begin to build high density housing units and tract homes, and we are choosing to do it by ripping out the one thing that separates Oakley from every other urban center in Contra Costa County.
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What does Oakley want to be? Are we going to be an extension of Antioch? Are we going to be the bedroom community to “thriving” Brentwood? Or are we going to create our own identity with the resources we have, right here?
We are at a crossroads now, where we have a choice that needs to be made.

If we look at the housing models and community plan of two neighbor communities, we see the stark difference in strategy and outcome.

1. Antioch has built a reputation on maximizing affordable housing, over developing their land resources and pressing policies that drive down rents and home values. Anecdotally, the initial strategy appeared to be short term maximization of tax revenue by over producing housing and infrastructure, which in turn drove population growth with low rents, lower than average mortgages and quick and easy access to basic amenities.

The long-term impact of this strategy has resulted in a depressed economy, shuttering of downtown shops and small business, increased traffic, crime, graffiti, housing insecurities and the loss of any “special feel” that Antioch once had.

You can still see the opportunities of what used to be a quaint downtown and waterfront that is essentially now a stomping ground for bad behavior.

2. Livermore on the other hand has come at their community plan in a very different way. The feel of the town, from every angle, is that of a budding destination place for visitors and residents. The plan strives to keep the elevated look and feel driven toward a wine, shopping and culinary region with all the amenities, and revenue, that come along with them.

Livermore, much like Oakley had established vineyards and a wine producing background, and decided to build a plan that used the vineyards to create a soul, and a goal, to create something different.

During the growth strategy, the community plan looked toward the long-term sustainable revenue opportunities of creating higher end housing, investing in attracting restaurateurs, artisan small business owners, wine makers and entrepreneurs to create a destination location that was attractive for both generations of visitors and attractive for home owners and residents.

These communities are on both sides of Oakley and represent the choice we get to make. Oakley is essentially still a budding small town with the opportunity to choose what we want to become.

We can make the quick grab, develop the land as quickly as possible, rip out the vines and put in high density housing and affordable multiplexes, widen the roads, add more gas stations, more stop lights, invite more traffic, noise, pollution and allow Oakley to become an extension of Antioch; or, we have the option of creating a destination.

A place where people come to enjoy, explore, buy and live in an environment that is upscale, sought after and differentiates itself from all the other urban sprall that has taken over much of Contra Costa County.

The short-term gains of mass populating Oakley will end the opportunity to make it anything but another extension of the HWY 4 corridor. We will never be able to turn back the clock to “right now” and decide we want to create a different experience in this place. 1454
What do we have? And What could we do?

1. We have waterfront and Delta access.
a. This is an attraction! Vrbo, Airbnb opportunities, waterfront restaurants, access to wine and shopping? Even Napa doesn’t have the access that Oakley has from the water

2. We have an established wine and grape growing history. a. Make Oakley a place where people come to taste wine! Work with wineries to open tasting rooms, and wine making facilities. Partner with Lodi, Napa, Livermore, Sonoma wine makers for sister wineries in the area

3. With wine comes food. How do we get the restaurant business to see Oakley as a good investment?
The locations for the majority of the proposed high-density housing is at both main entrances to Oakley.
- Site E is directly off the freeway, and one of the larger vineyards that is a focal point for passerby’s and the Calle de Oro/Neroly Estates residents. Removing this removes any potential to entice people off the main street exit unless they live there. - Site A-B is off the Wilbur exit and prime waterfront property…why would we put an apartment there?
- Site C-D is the largest vineyard space with ancient vines. The history of Oakley’s wine production in that space will be lost and replaced by apartments. - Not detailed in this proposal, but also part of the apartment plan is the space directly off the Laurel Road exit. This is scheduled to become a major thoroughfare from Antioch into Oakley Fiscal implications
- More medical, police and first responder staff will be needed to support the rise in population - Infrastructure will need to be improved. 2 lane vineyard roads will need to be widened to support the increase in traffic.
- Water usage will increase dramatically
- There is one elementary school to service all of this part of Oakley. What is the impact to the school, existing students and staff?
In closing, I am hopeful that the Council will take these thoughts into consideration and choose to develop a plan that does not make Oakley an extension of, or subordinate to, the communities around us; and rather a place where current residents are excited and proud to show off.

We moved to Oakley for the openness, the vineyards and the quiet life. If we wanted what Antioch had to offer, we would have spent far less and moved there.

Please don’t make us regret not choosing Livermore and reevaluate this plan.

No to mass housing.

No to more traffic.

No to more crime.

With Respect, thank you for taking the time to read and we look forward to hearing what you plan to do next
Chris Wiesner
Leticia Wiesner
1455
From: Ciara Chandler
To: Kenneth Strelo
Subject: Low income housing
Date: Saturday, July 9, 2022 3:43:59 PM
Hello,
Whoever is reading this, I hope you’re having a great day.

I’m writing in to share my opinions and concerns with all of the low income units that are being built. My fiancé and I recently just bought a house here in October and we have a 2 year old son. We were moving from Pittsburg and we couldn’t WAIT to get out. However, since moving here I can’t help but notice that there’s even more crime and shootings and it’s happening even closer to our house than in Pittsburg.

When we go to the grocery stores, a lot of the shelves are bare. I know that there’s a lot of construction happening all over Oakley. My neighborhood recently added 20+ units, but I just feel as if it’s becoming WAY too populated for the resources we currently have.

I guess what I’m saying is that I feel like it’s becoming too crowded as it is WITHOUT the low income units being added, and there’s a lot of crime happening as it is in all the low income apartments that are already up. I just don’t see how this is going to enrich our city. I want to feel safe. Statistically speaking, lower income neighborhoods have higher crime rates.

What measures are going to be taken to ensure that Oakley stays trending upwards in the quality of the city? I don’t want to lump low income in with criminals, but with all the shootings that’s been happening already, I don’t think it’s a good idea, AT ALL. I’m starting to see Oakley becoming more like Antioch and less like Brentwood. 1456
From: Doug Scheer
To: Kenneth Strelo
Cc: Joshua McMurray
Subject: Low Income housing
Date: Thursday, August 4, 2022 4:31:09 PM
I am seeing this Low-income housing plan.

Been around long enough to know that at this point it is just a formality having the citizens write and talk about it. This is already a done deal by this time I am sure.

But I will voice my concerns, the same as the rest with maybe a few exceptions.

1. I have told every Oakley council member and city person I know over the years that Oakley has zero job opportunities, for anything other then low wage work. Or of course public work with the city.

Oakley could perhaps use this land to bring money people into town, business owners that actually might build or lease space and hire real wage people. Like medical, manufacturing etc. How about incentivizing the property for something that brings long term work/wages? Building this low income housing does ZERO to attract any money people to the city, in fact they will bypass it. A much better use of this dirt right off the freeway would be medical, or some other industry that creates decent wages.

Business owners if successful to any degree want to live in a nice area and can afford it. Why not try to attract those folks who bring money to town.

2. The end of town this is/might be built in is the neighborhood viewed as one of the in Oakley, it is beyond believe that this area is even being considered when there is plenty of room elsewhere. Hard to get one’s brain wrapped around that this location was selected. We have acres and acres elsewhere, away from the freeway that business want to be near. I know you guys, so assume there must some good reason, however please reconsider.

3. Budgets, we all know the cost of the city for this type of housing, police and fire response very frequent visits daily, at great cost to the rest of the community for a small group of people. Has this actually been looked at in relation to just “saying NO thank you” other cities have done so and frankly are better off because of it.

4. There are 400 low income places just built across the freeway, with 1457
these added ones and the others by Laurel our neighbor hood will have about 1000 units nearby.

5. When you are not affected by the issues and are insulated from them it does not matter what happens away from your own home. But we who live there will be affected and are 100% against this plan

6. We already have a lot of homeless, and interesting people cruising our neighborhood, stealing mail, and all the “normal” stuff that goes on. Adding these units will only bring more of it. I do a lot of work in this type of housing and they spend a lot of money trying to circumvent all the things that go on constantly.

7. I wonder how the folks building the Ranchettes on the corner are feeling about this? If I were the builder the project would get killed, as any potential homeowner will most likely run when they are told of the plans for the direct neighbors.

You all know what my business is, we are only getting busier as the crime and thefts increase all over, there seems to be no limit and no fear of any repercussions . I see it every day, and really don’t want it any worse than it is in our town, or neighborhood, I have had more then one customer tell me they think the Bay Area is becoming the wild, wild, west, great for my business bad for everyone else. Why invite more of this to our town? Please reconsider this plan and either move it elsewhere, “just say NO” , or break it up into smaller projects spread around, maybe off Sellers or down that way.

Doug Scheer
Scheer Security Alarm Systems Inc.
925-625-7580
1458
From: FLORENCIO GONZALEZ
To: Kenneth Strelo
Subject: Comments on Draft 2023-2031 Housing Element
Date: Thursday, August 4, 2022 11:46:34 PM
Dear Mr. Strelo,
I am writing to voice my opposition to the proposed affordable housing projects known as Site E (Oakley Rd. & Neroly, 234 units), Site A&B (Main St. & Bridgehead, 68 units), and Site C&D (Main St. & Bridgehead, 77 units). Currently, there are two affordable housing properties within

1.5 miles of my home: Summer Creek Place in Oakley with 80 units and the recently completed Antioch Family and Senior Apartments with 394 units. In addition, the Elm Lane Workforce Housing project in Oakley is under construction which will add 170 units, while the newly proposed properties will create an additional 379 units. According to HUD, there are an average of 2.2 residents per affordable housing unit. This means there may someday be a total of 1,023 affordable housing units with 2,250 new residents within 1.5 miles of my home.

Clearly, the construction of these units will have significant negative impacts on traffic, infrastructure, and community resources. In addition, it will lead to lower property values. Based on a 2017 Stanford University study, low-income housing developments built near higher income neighborhoods reduced home values in the higher income neighborhoods by an average of 2.5%.

This amounts to about $30,000 in my case. Finally, low-income housing, particularly those that are not senior-only housing, inevitably bring with it the problems associated with low-income neighborhoods in modern-day America such as drugs and crime.

I lived in an apartment in Burlingame for 23 years after immigrating with my parents and brother from Cuba. My bedroom was a closet that was converted to sleeping quarters. I bought my first home in Antioch in 1991 because I couldn’t afford to buy one on the Peninsula. I didn’t ask the government for assistance to pay my housing, nor did I feel that I had the right to expect to pay less than market value to rent an apartment or purchase a home. I made decisions based on what the market offered. I could rent in Burlingame or buy a home in Antioch. I chose to buy a home in Antioch. Eventually, after many years of hard work, my wife and I bought our dream home in Neroly Estates. We wanted the tranquility, safety, and open spaces it offered us and our six children. We loved that the neighborhood had no streetlights. But now I wonder if that will continue to be part of the charm of the neighborhood.

Please do not sacrifice our special neighborhood for a federal government that seeks to undermine the authority of local government. A federal government that creates programs to address housing affordability when it can be better solved through free-market forces. Take a stand. Take our city back. Take your city back. Do not proceed with these projects.

Florencio C. Gonzalez
3108 Frandoras Circle
1459
From: gabriela saavedra
To: Kenneth Strelo
Subject: Written comment for public hearing 7/12/22
Date: Sunday, July 10, 2022 2:16:36 PM
Hello Mr.Strelo ,
My name is gabriela saavedra. I moved to oakley approximately 3 years ago . To myself and many other neighbors Oakley side by Main Street was a small private neighborhood with quiet and peace. Due to the increase of housing being made it has rather turned into a noisy construction site that warrants fear with the upcoming realization that we will be overcrowded and surrounded by so many more houses . The ones green pastures and farm land that surrounded our beautiful city will now be filled with traffic, homes, cars everywhere parked filling up the streets. Please reconsider we do not need more crime in this city , it is already going to be more crowded due to the housing that had already been approved. 1460
From: Gary Claytor
To: Kenneth Strelo
Subject: Low Income Apartments off of Neroly and Oakley Roads Date: Friday, August 5, 2022 8:19:56 AM
I understand that the city is considering allowing low income apartments to be built through zoning changes on a large agricultural parcel on the northwest corner of Neroly Road and Oakley Road.

This would be immediately adjacent to a significant neighborhood of custom homes on large 1+ acre lots and is not commensurate with an effective planning process. This is NOT an appropriate zoning change and would significantly impact the quality of life of every current resident of this area. We purchased our home here in 1983, made significant additions to the home resulting in increased taxes for the county and city of Oakley, and see this potential development as a direct affront to our property values and quality of life.

Please do not allow this zoning change for low income housing in this area. We must already deal with an absurdly large apartment complex just completed on the west side of the freeway in the city of Antioch. Do not add insult to injury by allowing more low income housing in the same general area.

With best regards,
Gary Claytor
3102 Frandoras Cir, Oakley
925-354-2053
1461
From: JoAnn Jones
To: Kenneth Strelo
Subject: Housing Survey- Opposition on affordable housing Neroly and Oakley Road Date: Friday, July 8, 2022 6:25:40 AM
I strongly oppose the building of affordable housing in Oakley. We have more than our fair share. Do not build affordable housing on Neroly or Oakley Road. This city is going down due to the city management. We have nothing but homeless camps, and high density apartments. Not to mention an over abundance of storage facilities, gas stations and car washes. The city MUST look to attract business here build more affordable housing that will detract business and lower property values
The City MUST send the survey out more broadly and stop trying to sneak this through. You are doing a great disservice to your towns population.

Stand up an be open and honest City of Oakley Management and think about those in the city that are trying to make this a great and safe place to live and build up the city to a place that everyone would want to live vs. a DUMP Shame on you for being so dishonest and trying to do this under the radar JoAnn
Sent from my JoAnn's IPAD
1462
From: joe4fun56
To: Kenneth Strelo; [email protected]; [email protected] Subject: Proposed Low Income Housing Units in Oakley
Date: Tuesday, July 12, 2022 1:17:11 PM
We have been here 35 years paying taxes. The infrastructure is crumbling in Oakley, although property and other taxes go up.

Adding 3 more low income developments shows no respect for existing residents. The roads are shot, schools overcrowded, and there are no real shopping or dining places unless you count Skipolinis.

Adding low income units affects traffic and quality of life for those of us living here.

Crime is on the rise. We never had murders, drive by shootings and other violent crime like this. Check the police logs for the Carol Lane development. Crime Logs are public, you can't hide them.

We have people who don't work stealing from Target, Lucky, Rite Aid and Raleys. They are stealing catalytic converters at night and packages on porches by day. Mail has been hard hit.

Cars are stolen.

People are leaving here. We have 1 or 2 families nearby who have lived here since we have been here. The rest moved.

We didn't move to Antioch or Pittsburg for the above reasons. And by the way, none of this is called progress.

This is your job. Act responsibly.

No more low income housing here.

Joseph P. Thiel
Oakley resident
Sent from my T-Mobile 5G Device
1463
From: kgbkatka
To: Kenneth Strelo
Subject: Site E
Date: Monday, August 1, 2022 11:49:31 AM
I am e-mailing in regards to the potentioal low income housing in my neighborhood. I am extremely apposed to the Site E low income housing at Oakley Rd. And Nearly. I live on cattle Dr. Off Nearly. We purchased our home almost 5 years ago and the number one reason was because of the neighborhood. Adding 234 units in this area would create congestion, foot traffic and potential increase in crime. The schools and grocery stores are already impacted. We love our quiet space of land and our neighbors.

Please, Please do not let this happen to our quiet neighborhood! Thank you,
Katherine Polcar
(925) 216-8730
1464
From: Leslie McKinnon
To: Kenneth Strelo
Subject: Re: Low Income Apartments off of Neroly and Oakley Roads Date: Friday, August 5, 2022 1:04:23 PM
Dear Mr. Strelo,
I am writing in regards to the proposed apartment complex, particularly the one suggested for District 1 At Oakley Road and Hiway 160. I completely agree with many of my neighbors who have written to you and voiced their concerns. I, too, am very opposed to this development. I am wondering why we even have a General Plan if it is constantly being amended and property rezoned. I thought that the General Plan detailed how Oakley was supposed to handle density when authorizing the building of housing. Isn’t it supposed to be a gradual increase in density (ie. one acre parcels next to 1/2 acre lots, then 1/4 acre lots, etc.)? This is clearly not the case for this proposal as high density apartments would be built adjacent to 1 acre parcels! (In addition to the ones on Elm Lane and across the freeway in Antioch.). I think we already have more than our share! I understand that by law Oakley must have a certain amount of low-income homes, but this is an opportunity to show EXISTING Oakley residents that they count too.

Thank you for your time.

Sincerely,
Leslie McKinnon
3101 Frandoras Circle
Sent from my iPad
1465
From: Lorraine Maxson
To: Kenneth Strelo
Subject: Site E, Sites A & B, Site C and D housing Proposal Date: Friday, August 5, 2022 12:33:09 PM
I am opposed to the scope of this housing proposal as suggested. While I appreciate a need for affordable housing, there is a point when there is too much in one place.

This area has been low density for a long time, Oakley has been a small town, and the infrastructure represents that.

The current city plan of growth by 2030 is crazy. Why? More tax dollars? Let’s crowd the place and lose the small town quality that people in Oakley enjoy. Let the quality of life deteriorate. Why not.

Already, there is a huge apartment complex going up right between Phillips and the freeway on-ramp. There are 141 units going up on Elm Lane just on the Oakley side of the freeway. Now you want to squeeze another 234 units between Neroly and Oakley Road, 68 at Main and Bridgehead and another 77 right across the street. Too much in so many ways.

This corner and the roads are already congested. Potential for increased accidents is real. Neroly is a speedway, and Amazon has drivers who are not necessarily aware of what they are doing.

Also, would these public housing or privately owned. WHO will make sure the units are well run and maintained? So many low income housing places become run down in a short time.

How about just the B,C, D and E? Instead of 234 at Neroly and Oakley, how about townhouses or duplexes instead. Still affordable, and less congestion. There are other parts of town available that can handle some of the low income housing you seem to need, without impacting just one part of town.

May common sense prevail.

Lorraine Maxson
2900 Regal Court
1466
From: marc & jackie angelo
To: Kenneth Strelo
Subject: 2023-2031 Housing Element
Date: Thursday, August 4, 2022 3:53:20 PM
Dear Ken,
I am writing to express my strong opposition to the 2023-2031 housing element. There is already a good amount of low income housing in this small area. It will be detrimental to the area to add additional multifamily housing that will cause more traffic and safety problems that is already present with the new Amazon warehouse in Oakley. Also, it will create even more problems with schools that are already overcapacity, destroy local wildlife habitat, and potentially lower the property values of the existing community.

The lack of oversight on low income properties has also created problems.

Thank you,
Marc Angelo
1467
From: Maria Glisson
To: Kenneth Strelo
Subject: Public Review Draft of 2021 - 2031 Housing Element Update Date: Saturday, July 9, 2022 4:52:44 PM
Shawn and Maria Glisson, owners of All Raingutter Systems Inc and residents of property on Silverado Drive are contesting the proposal of putting almost 400 low income housing in our neighborhood for the following reasons:

Possibility of increase of crime. We have seen what has happened to neighborhoods in the Oakland, Richmond, Pittsburg and Antioch areas when low income housing was erected. The property values of homes in these areas decreased significantly.

Property value of homes has decreased where low income housing has been built (see statement above). We are currently paying such a high property tax on our property as it stands and we cannot afford for the value of our home to decrease as this may cause our mortgage/value of our home to go “upside down”.

Overcrowding / Traffic - currently, traffic on Highway 4 has gotten increasingly worse since the pandemic has been lifted and people have returned to work and back to school.

Lack of infrastructure - narrow rural roads, drought. Our water bill has increased since we moved here and we cannot afford to continue to be penalized for water usage due to our pond, which is the home to several large koi fish. Adding more homes in the area would definitely put a strain on the water that is available in this area and possibly cause our water bill to increase even more. Many of the roads in the Oakley area are very narrow, with no sidewalks and lots of rural roads. Adding more housing would put a strain on these roads, which could cause further damage to the roads and streets and higher traffic during rush hour commute.

Lack of resources - not enough grocery stores to fit the high demand of residents living in the area. As it stands now, the local Lucky’s and Raley’s can barely keep up with the inventory for its current residents.

We moved to Oakley (specifically the Silverado Crest community), due to its low crime, quiet streets and “hometown” feel of the community.

As small business owners, we ask that the City of Oakley reconsider this project as it would be detrimental to the growth and well being of the City of Oakley, its community and its residents.

Sincerely,
Shawn & Maria Glisson
All Raingutter Systems Inc.
925-381-7620
1468
From: Mike Dauth
To: Kenneth Strelo
Subject: Affordable housing
Date: Saturday, July 9, 2022 7:52:00 PM
I must say I'm totally against the affordable housing coming in or to be reviewed.. we do not have the structure for any affordable housing or apartments in this city.. the city needs major improvements before we can have any more types of housing.. we need to work on our fire department our Police Department our water department our roads.. our schools.. I could go on and on.. but I think you understand.

Thank you Mike Dauth
1469
From: Kenneth Strelo
To: Lindsey Bruno
Cc: Libby Vreonis
Subject: RE: Contact Us Form
Date: Monday, August 8, 2022 7:40:00 AM
Attachments: image009.png
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Lindsey,
Planning will receive this entry as a comment on the Public Review Draft Housing Element Update. Thank you.

Sincerely,
Kenneth W. Strelo
Planning Manager
925-625-7036
3231 Main Street
Oakley, CA 94561
Thank you for communicating via email. In-person meetings at City Hall will be very limited and will only be by appointment. I look forward to assisting you via email, phone or video conferencing.

From: Lindsey Bruno <[email protected]>
Sent: Friday, August 5, 2022 9:33 AM
To: Kenneth Strelo <[email protected]>; Libby Vreonis <[email protected]> Subject: FW: Contact Us Form
I wasn’t sure if this is related to a future agenda item or if it is related to the Housing Element, so wanted to forward to both of you.

Thank you,
Lindsey Bruno
Recreation Director
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925-625-7042
1250 O’Hara Avenue
Oakley, CA 94561
From: [email protected] <[email protected]>
Sent: Friday, August 5, 2022 6:29 AM
To: Lindsey Bruno <[email protected]>
Subject: Contact Us Form
For best security and privacy of your information, we recommend viewing this entry in the Data Manager
View Entry
Name: Paul Laird
Email*: [email protected]
Phone*: 925-759-8339
Comments or
Questions:*:

Please reconsider the multiple low income housing that you have planned for the Neroly road area. There are too many low income housing being developed or existing in a 2 mile Radius of Neroly and Live Oak rd.

Below is a letter sent by my neighbor that I fully agree with. "The city’s proposal for solving the low income housing problem is to build “affordable” apartments in single family neighborhoods zoned for “affluent, high opportunity communities that have been traditionally closed to denser, more affordable housing.” If that actually happened, those who live in some of the most affluent neighborhoods in our city would move out, lowering the value of those homes. Property taxes would decrease, and taxes on middle and lower-middle income people living in other areas would have to be raised to make up for that loss.

Black, White, Asian, Mexican and other ethnic groups own homes and live in the immediate neighborhood and the surrounding neighborhoods. We are all good neighbors and citizens. We worked very hard to be able to buy a home where we live. We all work together to help maintain low crime neighborhoods. If people want to work hard, they can do well. Putting low 1471
income housing units in nice neighborhoods is not going to solve that problem.

Residents are understandably upset and are balking at the possibility of these units being built in and near their neighborhoods. Is there no limit to the abuse and insult the federal government will heap on taxpayers? It's not enough that taxpayers' already foot the bill for those living and benefiting from the present system. They also now have to endure seeing their property values and other benefits they have worked hard to create slowly reduced to having almost no value, plus the increased crime that follows.

Where will the water, sanitation, electricity and utilities come from for the addition of several thousand new residents in the 500+ apartments. We are already seeing severe cut backs in home water and electrical use. Fire, law enforcement, emergency health services, utility services etc.. are all scrambling to keep up with requests for service.

Please reconsider locating hundreds of new apartments in our city." Thank you for your consideration.

Paul Laird
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From: P Ladeira
To: Kenneth Strelo
Subject: Low income housing site E; site A&B;Site C&D
Date: Monday, July 11, 2022 5:14:52 PM
I am a resident at 30 Madeira court, and I am mad as hell. Why is all the low income housing on our end of town? I also have property on Live Oak Avenue, so I am aware of the crime, vandalism, lack of infrastructure, lack of WATER, and fire and police. When we purchased the property on Live Oak Avenue and started to develop not only did it cost us a boat load of money we also had to notify everyone in the area of our plans. I got a notice from someone who left a flyer in our mailbox, 3 days before the hearing. I believe this hearing should be put off until everyone can attend.

Why not put some of this low cost housing over in the area of East Cypress Avenue? But I think the biggest obstacle is the lack of water. I think the state should stop all building until we have a stable supply. I have spent thousands on landscaping with huge sequoias and other trees and bushes. Most of it is 32 years old. We have raw water that we use but how long till that gets cut off? We have cut back and try to supplement with Iron House, how long till that gets cut back?
STOP being irresponsible and see the forest for the trees. STOP BUILDING!!! Priscilla & Richard Ladeira
Sent from my iPhone
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From: ROY MAXSON
To: Kenneth Strelo
Subject: Low income housing
Date: Friday, August 5, 2022 2:47:54 PM
To whom it may concern,
I am totally against your plans to add low income housing to sites c, a+b, c+d. This is insane. You are killing Oakley. It will become little Antioch. You are asking for increased crime, filth, discarded cars, trash, debris. Neroly road from main st. is a race track right now as it is. The off ramps back up for a block now at commute time.

Homeless roam Neroly road and Bridgehead. Home burglary is rampant. Don’t destroy the small town feel of Oakley. Why do you insist on making it a ghetto?
Roy Maxson
Sent from my iPhone
1474
From: [email protected] on behalf of EmailMeForm
To: Libby Vreonis; Kim Snodgrass; Joshua McMurray; Kenneth Strelo Subject: Feedback via the Meeting Comment Form [#589]
Date: Tuesday, July 12, 2022 10:50:30 AM
Name*: Stacy Winslett
Address*: 4866 CALLE DE ORO
OAKLEY, CA 94561
United States
Phone: 925-595-0520
Email (To receive Agendas Electronically): [email protected] Please select if your comment is for the City Council or Planning Commission.*: City Council Meeting Date:*: 07/12/2022
Agenda Item Number:*: Public Review of Housing Developement Site E of 234 units Do you wish to speak or have your comment entered into record?*: I wish to speak.

Comments:*: I am a resident of Calle de Oro and Oakley Rd. My family and I are OPPOSED to the build proposed at Site E on Oakley Rd. Reasons why would include the following :

Lack of infastructure and resorces!
Several current builds, in progress, completed and proposed builds within Oakley and neighboring Antioch city lines. Just on Oakley Rd alone there are "Oakley Knolls" in Antioch of 29 familes, the 2480 Oakley rd development of 22 units, "The Vines" on Oakley Rd of 63 families, the "Estates at Vineyard Acres" at Oakley Rd and Knarlwood of 7 families, "The Ranchettes" at Neroly and Oakley Rd of 13 families. Then you have the HUGE build Antioch just did at E 18th / Main St just on the boarder of Oakley of 394 families. The Lesher developement in Oakley has 1,283 units. Where are the kids going to school? With each family having several children, where are the kids going to school? You can say Antioch doesn't have anything to do with Oakley but it absolutely does. All up and down Oakley Rd is one elementry school, Orchard Park, and it is an Antioch district school where approximately 677 kids already attend. We need MORE SCHOOLS BEFORE these kinds of builds happen! What about police and fire resorces? Does the city plan on drastically increasing the departments to keep us safe with increased emergencies/residences and crime increase BEFORE these builds are completed? The streets are narrow and old. The city can not accomidate more wear and tear and traffic on these roads.

Water usage in a drought and with no rain in site, our already depleated water is not enough for more residence as the state has made clear we need to conserve!
Crime rates go up with high density and compact areas of residence. Of course this concerns us! The high density build behind Raleys has proven increase in crime activity. Just as the surrounding residents.

We OPPOSE these hight density builds in Oakley! There is not enough rescorces here to accomidate! We want our kids to grow up in a town with good schools that aren't overcrowded and for our family to feel safe! Not flood it with more residence and little to no resorces. Do not lower our quality of life! These builds are irresponsible. 1475
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www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Andrew B. Sabey
415.262.5103
[email protected]
August 4, 2022
VIA E-MAIL @ [email protected]
Planning Division
City of Oakley
3231 Main Street
Oakley, CA 94561
Re: City of Oakley 2023-2031 Draft Housing Element Update Comment Letter Dear Housing Element Team:

We write on behalf of our client, DeNova Homes, Inc. (“DeNova”)—the property owner and developer for the Summer Lake North project—to object to the City of Oakley’s (the “City”) 2023-2031 Draft Housing Element Update (dated June 2022) (the “Draft Housing Element”). As explained below, the Draft Housing Element fails to comply with State Housing Element Law (i.e., Government Code, Article 10.6) and, as such, ultimately suggests a disturbing attempt to inhibit the production of desperately needed affordable housing1 in direct contravention of the letter and spirit of state law.

Thus far, the City has failed and refused to include (or even consider) DeNova’s “Properties”2 in the Draft Housing Element Sites Inventory. The inclusion of these Properties— which could accommodate development of above moderate-income housing as well as the City’s Low-Income (“LI”) and Moderate Income (“MI”) Regional Housing Needs Allocation (“RHNA”) requirements—would work to remedy the City’s noncompliance with the Housing Element Law. Moreover, unlike the sites identified in other parts of the City, the Properties would be readily available for housing and would be likely to be developed for housing by a willing and able developer. As such, DeNova urges the City to comply with state housing laws and add the Properties to the Draft Housing Element Sites Inventory. //
//
1 Given that the City is subject to the 50% affordability requirements of Senate Bill (“SB”) 35 due to its insufficient progress toward its affordable Regional Housing Needs Assessment (“RHNA”) requirement, it goes without saying that the creation of affordable housing is badly needed within and throughout the City. (See Government Code § 65913.4(a)(4)(B)(ii).)
2 See Section 2 of this Letter for the definition of “Properties” and further information thereon. 1477
August 4, 2022