Document elcerrito_gov_doc_22a53d4dd3

City of El Cerrito Draft 2015‐2023 Housing Element Appendices I November 2014 Page 123 of 176 V. LIST OF APPENDICES Appendix A: Land Resources Appendix B: At Risk Assisted Units Appendix C: Evaluation of Prior Housing Element Programs Appendix D: Summary of Community Outreach Appendix E: Consistency with State Law Appendix F: Glossary ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 124 of 187 Appendix A I November 2014 APPENDIX A: LAND RESOURCES The number of units identified in Table A‐3, Available Land Inventory, takes into account Zoning Ordinance standards, General Plan requirements, and the new standards in the San Pablo Avenue Specific Plan Form‐Based Code. Figures A‐1 and A‐2 show the sites in the northern and southern sections of the city, respectively. The “Map No.” column corresponds with the numbers and letters associated with each site in Figures A‐1 and A‐2. For the vacant parcels in the Single‐Family Residential (R‐1) zoning districts, some of the lots are constrained, as noted in Table A‐3, by their topography (steep slopes) or small size. A few of these sites are within landslide and/or seismic hazard zones based on their proximity to a fault that runs along the eastern border of the City. Both potential landslide hazards and topography specific to each site determine whether and where residences and/or accessory structures can be built. For sites within the San Pablo Avenue Specific Plan (SPASP), there are no maximum density standards. The City considered factors such as commercial development potential, height, parking, and open space requirements in assessing residential development potential on these sites. These factors may limit the number of residential units that can realistically be developed, and the comments on the City’s analysis in Table A‐3 reflect those limitations. In some cases, the inventory includes sites that are not counted towards the RHNA. These sites have residential potential, but site specific constraints and other uncertainties prevent the City from counting units towards the RHNA. These sites have a in the “Units Counted Towards RHNA” column and are explained in the “Constraints and Comments” column. Other factors that govern residential development on vacant sites include design criteria and building height. Site‐specific design requirements that aid in ensuring the compatibility of a development with surrounding uses dictate how a site is configured, thus affecting the number of units created. Design criteria for mixed use, general commercial, industrial, high‐density, and duplex zoning districts are determined by the City’s Design Review procedures. Design Review is a discretionary process whereby developments are reviewed either by staff or the City’s Design Review Board for quality and adequacy in architecture and landscaping. Sites in the RS single‐family residential zoning district are not subject to Design Review. Table A‐2 summarizes height limits by zoning district. In medium‐ to high‐density residential zones, the maximum allowable building height is 35 feet, which restricts housing unit construction to within three stories. In the TOMIMU zoning district the maximum allowable building height is 55 feet, or 65 feet for an affordable housing project. In the TOHIMU zoning district the maximum allowable building height is 65 feet, or 85 feet for an affordable housing project. Within the SPASP, affordable housing projects can also request open space and parking requirement reductions to increase the building footprint. Even with the parking, design, and height limits discussed above, the City has determined that the densities of 35 and 45 units per acre are achievable, and perhaps conservative, for residential and mixed‐use projects within the TOMIMU and TOHIMU zones. As discussed in Section III A, Adequate Sites Analysis, the City anticipates that densities within the Specific Plan will meet or ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 125 of 187 exceed the maximum allowed densities allowed under the previous zoning. However, in an effort to conservatively estimate future densities, the inventory uses the same density assumptions as the previous housing element for sites within the Specific Plan. Table A‐1 shows the Zoning Districts and General Plan Designations included in the inventory: Table A-1 Zoning Districts that Permit Residences El Cerrito (2014) SYMBOL ZONING GENERAL PLAN DESIGNATION Allowed Density RS Single-Family Residential Very Low Density Low Density Up to 6 units per net acre Up to 9 units/acre RD Duplex (2 units) Medium Density Up to 20 units/acre RM High-Density Residential High Density Up to 35 units/acre and up to 45 units/acre with Zoning Ordinance Incentives TOMIMU Transit Oriented Mid-Intensity Mixed Use TOMIMU, TOHIMU No maximum density, but must comply with Form- Based Code TOHIMU Transit Oriented High-Intensity Mixed Use Source: City of El Cerrito (2014), San Pablo Avenue Specific Plan (2014) Table A‐2 shows the maximum building heights allowed in each zone included in the inventory: Table A-2 Allowable Building Height El Cerrito (2014) Zoning Districts Ground Slope Height Less than 10% 25 Feet RS-5, RS-7.5, RS-10, RS-20 10%-50% 30 Feet Greater than 50% 35 Feet TOMIMU Not Applicable 55 Feet, or 65 feet for affordable projects TOHIMU 65 Feet, or 85 feet for affordable projects Source: City of El Cerrito (2014), San Pablo Avenue Specific Plan (2014) ---PAGE BREAK--- " T ÆÆ 21 Hillside Nature Area Hillside Nature Area ÆÆ C ÆÆ 36 ÆÆ 67 ÆÆ 4 ÆÆ 5 ÆÆ 4 ÆÆ 10 ÆÆ 2 ÆÆ 60 ÆÆ 76 ÆÆ 77 ÆÆ 78 ÆÆ 3 ÆÆ 37 ÆÆ 68 ÆÆ 59 ÆÆ 34 ÆÆ 61 ÆÆ 69 ÆÆ 74 ÆÆ 47 Æ ÆÆ 73 ÆÆ 6 ÆÆ 71 ÆÆ 72 ÆÆ 46 ÆÆ 70 ÆÆ 15 ÆÆ 53 ÆÆ 81 ÆÆ 80 ÆÆ 42 ÆÆ 27 ÆÆ 22 ÆÆ 23 ÆÆ 9 ÆÆ 56 ÆÆ 14 ÆÆ 55 ÆÆ 13 ÆÆ 52 ÆÆ 12 ÆÆ 58 ÆÆ 17 ÆÆ 18 ÆÆ 66 ÆÆ 16 ÆÆ 20 ÆÆ 44 ÆÆ 30 ÆÆ 29 ÆÆ 11 ÆÆ 48 ÆÆ 79 ÆÆ 7 ÆÆ 54 ÆÆ 57 ÆÆ 49 ÆÆ 43 ÆÆ 50 ÆÆ E ÆÆ A ÆÆ B ÆÆ F ÆÆ 33 ÆÆ 39 ÆÆ 25 ÆÆ 31 80 80 U V 123 U V 123 Potrero Arlington Barrett Richmond Manila Navellier Carlson Moeser Tehama Ashbury Dimm Moeser Key Elm Cutting 55Th Balra Schmidt Blake Liberty Norvell Everett King Portola Donal Hazel Yuba Hill Gladys 56Th Scott Carquinez Sierra Waldo Jordan Hagen Carl Arlin g to n Terrace Knott Tulare Tamalpais Stockton Avis Alva Pomona C ontr a Costa 52Nd Vista Heights Zara Galvin Betty C arl ston Gately Vista Shevlin Canyon 59Th B r e w s t e r Fern Mono Kent Snowdon Ga n ges Bayview Kearney Burlingame Merced Harper 50Th Wildcat 57Th C o l u s a Cypress Plank View Club View Carlos Jefferson San Benito School Walnut Gill Tuller Glen M awr Nevin Lexington Sonoma Orchard Santa Clara Conlon Wilson Wildwood Eastshore Tho r s B a y S e a vie w Park Victor Regency Avila Wenk Earl James La Honda Mound M a de ra Fay Eureka Summit Park Noble Alb e m arle D o u gla s Maiden Linda Vista Ranchito Elm Seaview E lm Madera Hill Everett Kearney 56Th Kearney St o ckton L iberty Wildcat Canyon Regional Park Wildcat Canyon Regional Park Hillside Nature Area Hillside Nature Area Casa Cerrito Park Casa Cerrito Park Canyon Trail Park Canyon Trail Park Castro Park Castro Park Cerrito Cerrito Vista Park Vista Park Arlington Arlington Park Park Huber Park Huber Park Tassajara Park Tassajara Park Mira Vista Park Mira Vista Park Poinsett Park Poinsett Park Figure A-1 Northern Sites 0 0.2 0.4 0.1 Miles ¯ Source: City of El Cerrito (2014); Contra Costa County (2014) Map Date: 8/14/2014 City Limits San Pablo Avenue Specific Plan Boundary " T BART Station BART Approved Project Potential Site Under Construction Under Review ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 127 of 187 This page is intentionally left blank. ---PAGE BREAK--- " T ÆÆ 21 Hillside Nature Area Hillside Nature Area C o n t r a C o s t a C o n t r a C o s t a C o u n t y C o u n t y ÆÆ C ÆÆ 86 ÆÆ 84 ÆÆ 82 ÆÆ 83 ÆÆ 85 ÆÆ D ÆÆ 67 ÆÆ 1 ÆÆ 10 ÆÆ 60 ÆÆ 37 ÆÆ 68 ÆÆ 59 ÆÆ 26 ÆÆ 34 ÆÆ 69 ÆÆ 47 ÆÆ 62 ÆÆ 6 ÆÆ 71 ÆÆ 75 ÆÆ 72 ÆÆ 46 ÆÆ 70 ÆÆ 63 ÆÆ 28 ÆÆ 8 ÆÆ 19 ÆÆ 53 ÆÆ 27 ÆÆ 22 ÆÆ 64 ÆÆ 65 ÆÆ 38 ÆÆ 56 ÆÆ 13 ÆÆ 52 ÆÆ 12 ÆÆ 35 ÆÆ 58 ÆÆ 66 ÆÆ 24 ÆÆ 20 ÆÆ 48 ÆÆ 32 ÆÆ 54 ÆÆ 57 ÆÆ 51 ÆÆ 50 ÆÆ A ÆÆ 25 80 U V 123 Arlington Richmond Ashbury Carlson Manila Navellier Potrero Fairmount Moeser Colusa Central San Mateo Ashbury Moeser Arlington Elm Balra Kearney Schmidt Terrace Norvell Colusa K ing Stockton Everett Portola Donal Lincoln Eureka Central Waldo Scott Carmel B C Liberty H i g h g a te Clayton Cont r a C o sta Seaview Gladys Albemarle Coventry Ramona Pomona Lynn Avis Fresno Franciscan Bonnie Lexington Galvin Betty San Carlos Shevlin Lawrence Avila Van Fleet Blake Kerr Leneve Behrens Highland Ward Kent Sutter Panama A l a m e d a A l a m e d a C o u n t y C o u n t y Santa Clara Anson Sunset El Dorado Bates Kin gsto n Plank R in con Lenox Ganges Stra tf o r d N o rwoo d San Diego San Benito Santa Fe Havens Errol Arb o r Devonshire B u ck i n gham W e s l ey A rdm ore Tho r s B a y Carlson Park Regency Arlmont Oakview Leviston Rockway Earl Craft James J ul i a n Mound San Luis V ill a N u eva Ridgeway Coronado W i l low Marchant Dou g las Maiden Ranchito Seaview Park Pom on a Stockton Elm Liberty Norvell Eureka Kearney Everett Lexington Everett Waldo Lawrence Wildcat Canyon Wildcat Canyon Regional Park Regional Park Hillside Nature Area Hillside Nature Area Casa Cerrito Park Casa Cerrito Park Albany Hill Park Albany Hill Park Castro Park Castro Park Cerrito Vista Park Cerrito Vista Park Arlington Park Arlington Park Huber Park Huber Park Fairmont Fairmont Park Park Figure A-2 Southern Sites 0 0.2 0.4 0.1 Miles ¯ Source: City of El Cerrito (2014); Contra Costa County (2014) Map Date: 8/14/2014 City Limits San Pablo Avenue Specific Plan Boundary " T BART Station BART Approved Project Potential Site Under Construction Under Review ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 129 of 187 This page is intentionally left blank. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 130 of 187 Appendix A I November 2014 Table A-3 Projects Under Construction, Approved Projects, and Pending Projects El Cerrito (2014) Map No. Address and Location APN(s) Zoning at Time of Approval General Plan SPSP Transect Zone & Overlay Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Units Counted Towards RHNA Income Category Constraints & Comments LI MI AM Residential Projects Under Construction as of Jan. 1, 2014 A Ohlone Gardens, 6495 Portola Drive, El Cerrito (new, affordable, MF rental development) 503-121-019, 503-121-020 TOM Commercial/ Mixed Use (as of date of project approval) TOMIMU 40,000 Sites consisted of 2 parcels, one vacant and one occupied by SFH and accessory structures. 57 56 1 56 units of deed-restricted affordable housing, 1 manager's unit. 10 units reserved for special needs residents, including households living with HIV/AIDs and mental health consumers. Very low- income households will occupy the remaining 46 affordable units. All of the units are designed to be adopted to the needs of residents with disabilities, including three that will be built as fully accessible units. B 6747 Hagen Blvd 501-422-011 RS-5 Low Density Residential 5,000 Vacant 2 2 1 primary unit and 1 accessory unit entitled and under construction Residential Projects Approved as of Jan. 1, 2014 C Eden Senior Housing, 10848-10860 San Pablo Ave 503-010-003, 503-010-014 TOM Commercial/ Mixed Use (as of date of project approval) TOMIMU 40,300 Underutilized (several existing commercial structures) 63 63 Mixed-use residential building including 63 deed-restricted units of affordable housing for seniors and ground-floor commercial space, including a medical clinic operated by Samuel Merritt University and a small retail space. D Creekside 504-170-022 TOM Commercial/ Mixed Use (as of date of project approval) TOHIMU 3 acres Vacant 128 22 106 128 unit development consisting of two separate condominium buildings that total approximately 211,596 gross square feet. The Project includes two three-story buildings above single level podium parking garages. The proposed development would range in height from 45 to 59 feet. The North Building would consist of 48 units and South Building would consist of 80 units. The proposal includes 3 studios, 60 1-bedroom, 59 2-bedroom, and 6 3-bedroom units. E 1626 Julian Dr. 505421011 RS-10 Very Low Density Residential 10,560 Vacant 1 1 1 single family residence was entitled in 2012 Residential Projects under Review as of Jan. 1, 2014 F 1715 Elm St. 502112038 RM High Density Residential 0.42 acres Occupied by existing structure (SFH) and channeled creek 0 Site contains creek, City Creeks Ordinance applies. Proposed project is for 14 new dwelling units and the conservation of one existing dwelling unit. Project was approved by Planning Commission and then appealed. The City Council denied the appeal of the Planning Commission’s approval on June 23, 2014. Total 251 119 22 101 110 ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 131 of 187 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA Income Category Infrastructure Capacity Constraints & Comments LI MI AMI 1 El Cerrito Plaza BART Central Avenue at Liberty Street (surface parking lot) 504-130-031, 504-122-010, 504-121-017, 504-050-012 TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 2.78 1.63 1.59 1.54 7.54 acres Under Utilized - El Cerrito Plaza BART Station surface parking lot. 260-333 297 297 Yes 289-370 units could be could be developed under the 35-45 units/acre density standards in place before adoption of the San Pablo Avenue Specific Plan. Range is discounted by 10% to account for flexibility related to development standards. 2 Mayfair Block Bordered by San Pablo Avenue, Knott Blvd, Cutting Blvd, and Kearny Street 502-062-003, 502-062-028, 502-062-029 TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 0.10 0.29 1.17 1.56 acres Vacant 54-70 62 62 Yes 54-70 units could be developed under the 35-45 units/acre density standards in place before adoption of the San Pablo Avenue Specific Plan. Developer engaged in predevelopment work on site is proposing 240 units under San Pablo Ave Specific Plan 3 Del Norte BART Bordered by Key Blvd, Knott Blvd, Cutting Blvd, and Kearny Street 502-052-006, 502-061-005 502-060-xxx TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 1.58 0.29 0.80 2.67 acres Under Utilized - Site is currently a Del Norte BART Station surface parking lot. 85-110 98 98 Yes 95-122 units could be developed under the 35-45 units/acre density standards in place before adoption of the San Pablo Avenue Specific Plan. Number is discounted by 10% to account for flexibility related to development standards. 4 Del Norte BART bordered by San Pablo Avenue, Cutting Boulevard, Hill Street and Key Blvd 502-071-015, 502-082-029 TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 4.63 5.18 9.81 acres Under Utilized - Site is currently used as a Del Norte BART Station surface parking lot and parking structure. 309-397 353 353 Yes About 343-441 units could be could be developed under 35-45 units/acre density standards in place before adoption of the San Pablo Avenue Specific Plan. Number is discounted by 10% to account for flexibility related to development standards. 5 11450 San Pablo Avenue 502-100-041, 502-100-042 TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 0.86 5.06 5.92 acres Under Utilized – Site is location of a former Target store now converted to new Safeway store. 104-133 0 Yes About 208-267 units could be could be developed under 35-45 units/acre density standards in place before adoption of the San Pablo Avenue Specific Plan. The number is reduced by 50% given the location of the new Safeway, which was completed in 2012-13. Low probability of redevelopment into housing in the 2015-2023 period so no units are counted towards the RHNA. However, there is still a desire to see Transit Oriented development including housing on the corner of the project site. 6 10520-10536 San Pablo Avenue 503-233-033, 503-233-015, 503-233-032, 503-233-007 TOMIMU TOMIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 0.15 0.23 0.19 0.11 0.68 acres Under Utilized & Vacant 31 31 31 Yes 31 units previously approved but entitlements have since expired. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 132 of 187 Appendix A I November 2014 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 7 2101-2103 Kearney St. 501-252-019, 501-252-020 TOHIMU TOHIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 2,250 2,250 5,500 sq ft Vacant 2 2 2 Yes This site could accommodate a small mixed use or multi-family residential project. 8 10496 San Pablo Ave. 503-236-027 TOMIMU TOMIMU No maximum permitted density. Density range of 35- 45 units per acre assumed. 7500 sf Vacant 6 to 7 6 6 Yes This site could accommodate a small mixed use or multi-family residential project. 9 2635 Ellerhorst Ave. 500-072-008 RS-5 Low Density Residential 9 units/acre 5,000 Underutilized - large driveway for 2639 Ellerhorst. 1 primary and 1 accessory unit could be developed on this parcel 2 2 Yes 10 7500 Moeser Lane 503-170-003 RS-5 Low Density Residential 9 units/acre 55,757 Vacant 0 0 Yes Site is owned by the City of El Cerrito and is adjacent to large PG&E power lines. 11 6515 Morris St. 501-310-012 RS-5 Low Density Residential 9 units/acre 2500 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 12 1330 Scott St. 502-500-008 RS-5 Low Density Residential 9 units/acre 3450 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 13 1431 Scott St. 502-330-008 RS-5 Low Density Residential 9 units/acre 3850 Vacant 1 primary and 1 accessory unit could be developed on this parcel 2 2 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling.. 14 2065 Tapscott Ave. 501-340-036 RS-5 Low Density Residential 9 units/acre 4425 Vacant 1 primary and 1 accessory unit could be developed on this parcel 0 Yes This parcel has a steep slope that may determine the location of a residence or accessory structure or prohibit construction of a home or accessory structure can be built. It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 133 of 187 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 15 2610 Yuba St. 500-050-034 RS-5 Low Density Residential 9 units/acre 6,775 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes 16 5711 Alta Punta 500-350-029 RS-5 Low Density Residential 9 units/acre 3,000 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 17 2332 Alva Ave. 500-430-016 RS-5 Low Density Residential 9 units/acre 3,564 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 18 2220 Arlington Blvd. 501-110-011 RS-5 Low Density Residential 9 units/acre 3,074 Vacant 1 primary and 1 accessory unit could be developed on this parcel 2 2 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 19 928-934 Arlington Blvd. 505-301-006, 505-301-007 RS-5 Low Density Residential 9 units/acre 7,115 6,885 14,000 sf Vacant 2 primary and 2 accessory unit could be developed on these parcels 0 Yes These parcels are landlocked and access easements would be required in order for them to be developed. 20 809 Ashbury Ave. 503-254-016 RS-5 Low Density Residential 9 units/acre 2,812 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be impossible to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 21 716 Balra Dr. 503-322-068, 503-322-069, 503-322-065, 503-322-063 RS-5 Low Density Residential 9 units/acre 8,600 11,326 4,975 4,343 29,244 sf Vacant 2 primary and 2 accessory units could be developed on this parcel 2 2 Yes Site consists of multiple lots that would have to be assembled to be developable. This parcel has a steep slope that may limit the location of the dwelling units and/or any accessory structure. 22 920 Balra Dr. 503-301-024 RS-5 Low Density Residential 9 units/acre 5,460 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 134 of 187 Appendix A I November 2014 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 23 5914 Barrett Ave. 500-271-003 RS-5 Low Density Residential 9 units/acre 5,293 Vacant 1 accessory unit could be developed on this parcel 1 1 Yes Site has slope constraints. Site consists of existing SFH on multiple lots. It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 24 Adj. to 565 Bonnie Dr. 504-382-002 RS-5 Low Density Residential 9 units/acre 2,750 Vacant 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 25 7846-7834 Burns Court 505-101-019, 505-101-020 RS-5 Low Density Residential 9 units/acre 5,035 5,035 10,070 Under Utilized 2 primary and 2 accessory unit could be developed on these parcels 0 0 Yes Previous residence deemed uninhabitable and demolished. Site is within close proximity of a severe slide and may not be developable. 26 911 Clark Place 505-301-047 RS-5 Low Density Residential 9 units/acre 12,306 Vacant 2 primary and 2 accessory units could be developed on this parcel if it was split. 0 0 Yes This parcel has a steep slope and is located within the Alquist-Priolo fault zone both of which may limit the location of a residence or accessory structure or prohibit a residence and any accessory structures. 27 704 Colusa Ave. 503-330-018 RS-5 Low Density Residential 9 units/acre 5,600 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes 28 834 Craft Ave. 505-302-011 RS-5 Low Density Residential 9 units/acre 7,280 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes Parcel is landlocked and an access easement would be required in order for it to be developed. 29 6607 Cutting Blvd. 501-400-028 RS-5 Low Density Residential 9 units/acre 2,700 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 30 6631 Cutting Blvd. 501-400-025 RS-5 Low Density Residential 9 units/acre 2,660 Vacant 1 primary and 1 accessory unit could be developed on this parcel 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 135 of 187 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 31 7120-7140 Cutting Blvd. 501-110-017, 501-110-014 RS-5 Low Density Residential 9 units/acre 6,970 32,670 39,640 Vacant 2 primary and 2 accessory unit could be developed on these parcels 1 1 Yes Part of a 4-lot subdivision. This is the remaining vacant lot. Site contains huge rock outcropping limiting buildable area; owner proposing one single-family residence at this time. 32 Fairview Dr. 505-040-006 RS-10 Very Low Density Residential 6 units/acre 14.9 acres Vacant 30 primary units and 30 accessory units 15 15 Yes This parcel has steep slopes and riparian habitat that may limit number and location of any residences or accessory structures 33 5205 Cypress Ave. 509-021-009 RS-5 Low Density Residential 9 units/acre 2,300 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 34 7755 Earl Ct. 505-103-023 RS-5 Low Density Residential 9 units/acre 11,000 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes This parcel has steep slopes that may the limit number and location of any residences or accessory structures. 35 441-443 Everett St. 504-112-002, 504-112-026, 504-112-027 RS-5 Low Density Residential 9 units/acre 3,700 3,700 2,500 9,900 Vacant 4 primary and 2 accessory unit could be developed on these parcels 3 3 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 36 630 Everett St. 503-374-006 RS-5 Low Density Residential 9 units/acre 2,500 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 37 943 Galvin Dr. 503-301-018 RS-5 Low Density Residential 9 units/acre 13,780 Vacant 2 primary and 2 accessory unit could be developed on this parcel if it was split. 2 2 Yes This parcel has steep slopes that may the limit number and location of any residences or accessory structures. 38 712 Gelston Place. 505-282-030 RS-5 Low Density Residential 9 units/acre 4,984 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 136 of 187 Appendix A I November 2014 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 39 6465-6473 Hagen Blvd. 501-330-013, 501-330-014, 501-330-015 RS-5 Low Density Residential 9 units/acre 2,750 2,750 2,775 8,275 Vacant 3 primary and 3 accessory units could be developed on these parcels. 1 1 Yes These parcels have steep slopes that may the limit number and location of residences even if they are combined. It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 42 6518 Hagen Blvd. 501-322-014 RS-5 Low Density Residential 9 units/acre 6,000 Vacant 1 primary and 1 accessory unit could be developed on this parcel- See comment to the right 0 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit whether a home or accessory structure can be built. 43 6806 Hagen Blvd. 501-410-014 RS-5 Low Density Residential 9 units/acre 1,440 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 0 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 44 2134-2146 Junction Ave. 501-300-005, 501-300-004, 501-300-003, 501-300-002, RS-5 Low Density Residential 9 units/acre 2,575 2,525 2,500 2,277 9,877 Vacant 4 primary and 4 accessory units could be developed on these parcels. 2 2 Yes Lots could be combined into conforming parcels to allow for larger single family construction. 45 2150 Junction Ave. 501-300-001 RS-5 Low Density Residential 9 units/acre 2,574 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes Lots could be combined into conforming parcels to allow for larger single family construction. 46 945 King Dr. 505-222-015 RS-5 Low Density Residential 9 units/acre 8,848 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 0 Yes Large portion of the sites are encumbered by a Pacific Gas and Electric utility company easement that would prohibit construction of a residence. 47 953 - 969 King Dr. 505-222-004, 505-222-011, 505-222-012, 505-222-013 RS-5 Low Density Residential 9 units/acre 10,170 10,971 10,340 10,080 41,561 Vacant 8 primary and 8 accessory units could be developed on these parcels. 0 Yes Large portion of the sites are encumbered by a Pacific Gas and Electric utility company easement that would prohibit construction of a residence. 48 1244 Liberty St. 503-040-023 RS-5 Low Density Residential 9 units/acre 2,500 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 137 of 187 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 49 5550 Ludwig 500-340-010 RS-5 Low Density Residential 9 units/acre 1,595 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 0 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 50 1415 Navellier St. 502-320-005 RS-5 Low Density Residential 9 units/acre 1,250 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes Minimum required residential lot size is 5,000 square feet. 51 543 Norvell St. 504-061-005 RS-5 Low Density Residential 9 units/acre 2,100 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 52 805 Park Way 505-241-012 RS-5 Low Density Residential 9 units/acre 3,910 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 53 754 1/2 Pomona Ave. 503-480-014 RS-5 Low Density Residential 9 units/acre 6,800 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes 54 814 Pomona Ave. 503-350-022 RS-5 Low Density Residential 9 units/acre 2,331 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 55 5334 Potrero Ave. 509-012-006 RS-5 Low Density Residential 9 units/acre 4,600 Vacant 1 primary and 1 accessory unit could be developed on this parcel. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 56 925 Richmond St. 503-241-026 RS-5 Low Density Residential 9 units/acre 5,000 Vacant 1 primary and 1 accessory unit could be developed on this site. 1 1 Yes 57 1534 Richmond St. 502-290-004 RS-5 Low Density Residential 9 units/acre 2,125 Vacant 1 primary and 1 accessory unit could be developed on this site. 0 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 138 of 187 Appendix A I November 2014 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 58 710 Sea View Dr. 505-244-022 RS-5 Low Density Residential 9 units/acre 3,705 Vacant 1 primary and 1 accessory unit could be developed on this site. 1 1 Yes It would be difficult to locate a detached accessory unit on a lot less than 5,000 feet but it is possible to incorporate one into a primary dwelling. 59 839 Shevlin Dr. 505-230-044 RS-5 Low Density Residential 9 units/acre 12,580 Vacant 2 primary and 2 accessory units could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit whether a home or accessory structure can be built. 60 937-941 Shevlin Dr. 505-221-026, 505-221-027 RS-5 Low Density Residential 9 units/acre 10,925 29,400 40,325 Vacant 8 primary and 8 accessory units could be developed on these parcels. 0 Yes Large portions of these sites are encumbered by a Pacific Gas and Electric utility company easements that would prohibit construction of a residence. 61 2570 Tassajara Ave. 500-210-010 RS-5 Low Density Residential 9 units/acre 11,550 Vacant 2 primary and 2 accessory units could be developed on this site 2 2 Yes 2 units could be developed if the lot were subdivided, otherwise 1 primary and 1 accessory unit could be developed on this parcel. 62 8049 Terrace Dr. 505-230-036 RS-5 Low Density Residential 9 units/acre 10,200 Vacant 2 primary and 2 accessory units could be developed on this site 0 Yes A utility easement and slide traverse this site and it has a steep slope, all of which may prohibit where residences are located or if residences can be built. 63 8350 Terrace Dr. 505-273-005 RS-5 Low Density Residential 9 units/acre 8,184 Vacant 1 primary and 1 accessory unit could be developed on this site. 0 Yes A slide traverses this site and it has a steep slope, both of which may prohibit where residences are located or if residences can be built. 64 8363 Terrace Dr. 505-272-017 RS-5 Low Density Residential 9 units/acre 4,995 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes 65 8551 Terrace Dr. 505-291-014 RS-5 Low Density Residential 9 units/acre 5,200 Vacant 1 primary and 1 accessory unit could be developed on this site 0 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 66 1013 King Dr. 505-101-012 RS-10 Very Low Density Residential 6 units/acre 3,049 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes Minimum required residential lot size is 5,000 square feet ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix A I November 2014 Page 139 of 187 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 68 1364-1370 Contra Costa Dr. 505-181-004, 505-181-010, 505-181-011 RS-10 Very Low Density Residential 6 units/acre 10,420 13,600 13,188 37,208 Vacant 3 primary and 3 accessory units could be developed on this site 3 3 Yes These parcels have steep slopes that may the limit number and location of residences. 69 1324 Contra Costa Dr. 505-181-018 RS-10 Very Low Density Residential 6 units/acre 11,900 Vacant 1 primary and 1 accessory unit could be developed on this site. 1 1 Yes These parcels have steep slopes that may the limit number and location of residences. 70 1304 Contra Costa Dr. 505-181-032 RS-10 Very Low Density Residential 6 units/acre 8,400 Vacant 1 primary and 1 accessory unit could be developed on this site 0 Yes Minimum lot size in the RS-10 zoning district is 10,000 sq. ft., so an exception to the subdivision ordinance would be required to build on this site. 71 1103 Contra Costa Dr. 505-203-029 RS-10 Very Low Density Residential 6 units/acre 9,798 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 72 1115 Contra Costa Dr. 505-203-009 RS-10 Very Low Density Residential 6 units/acre 9,750 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 73 1618 Julian Dr. 505-421-008 RS-10 Very Low Density Residential 6 units/acre 10,800 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 74 1638 Julian Dr. 505-421-014 RS-10 Very Low Density Residential 6 units/acre 11,600 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 75 Leneve Pl. 573-111-008 RS-7.5 Very Low Density Residential 6 units/acre 10,120 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes This parcel has a steep slope that may limit the location of a residence or accessory structure or prohibit a residence or accessory structure. 76 8407 Wildcat Dr. 573-132-023 RS-20 Very Low Density Residential 6 units/acre 19,994 Vacant 1 primary and 1 accessory unit could be developed on this site 1 1 Yes These sites are located within the Alquist-Priolo fault zone and contain active landslides. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 140 of 187 Appendix A I November 2014 Table A-4 Potential Sites, El Cerrito (2014) Map No. Address and Location APN(s) Zoning General Plan Maximum Permitted Density Lot Size (Square Feet or Acres) Vacant or Under Utilized (Existing use) Estimated # of dwelling units Units Counted Towards RHNA LI MI AMI Infrastructure Capacity Constraints & Comments 77 8440-8436 Wildcat Dr. 573-132-002, 573-132-003 RS-20 Very Low Density Residential 6 units/acre 19,800 20,043 39,843 Vacant 2 primary and 2 accessory units 2 2 Yes These sites are located within the Alquist-Priolo fault zone and contain active landslides. 78 1460 Rifle Range Rd. 573-132-021 RS-20 Very Low Density Residential 6 units/acre 19,994 Vacant 1 primary and 1 accessory unit 1 1 Yes These sites are located within the Alquist-Priolo fault zone and contain active landslides. 79 1610 Liberty St. 502-211-006 RD Medium Density Residential 20 units/acre 2,500 Vacant 2 1 1 Yes 80 1745 Elm St. 502-112-037 RM High Density Residential 35 units/acre, up to 45 units per acre with incentives 6,150 Vacant 2 2 2 Yes Zoning Ordinance allows up to 2 units on a 5,000 sq. ft. lot 81 1743 Liberty St. 502-113-029 RM High Density Residential 35 units/acre, up to 45 units per acre with incentives 6,500 Vacant 3 3 3 Yes Zoning Ordinance allows up to 3 units on a 6,500 sq. ft. lot 82 3405 Carlson Blvd. 510-014-011, 510-014-015 RM High Density Residential 35 units/acre, up to 45 units per acre with zoning ordinance incentives 2,500 2,280 4,780 Vacant 2 primary and 2 accessory units could be developed on this site 0 Yes Site is located within a FEMA 100-Year flood zone. Due to flood constraints, no units are counted towards the RHNA from this site. Minimum required residential lot size for more than one unit is 5,000 square feet. The parcel could possibly be merged with adjacent parcel, but no application has been submitted for a lot merger. 83 5833 Central Ave. 510-036-012 TOHIMU TOHIMU No maximum permitted density 2,704 Vacant 1 primary and 1 accessory unit could be developed on this site 0 Yes Minimum required residential lot size for more than one unit is 5,000 square feet. Specific Plan may change minimum required lot size for residential development. Sites inventory assume that site capacity has not increased due largely to small size of lot. 84 3027 Carlson Blvd. 510-037-013 RM High Density Residential 35 units/acre, up to 45 units per acre with zoning ordinance incentives 5,450 Vacant 2 primary and 2 accessory units could be developed on this site 2 2 Yes Minimum required residential lot size for more than one unit is 5,000 square feet. No application has been submitted for a lot merger. 85 5627 Central Ave. 510-043-004 TOHIMU TOHIMU No maximum permitted density 2,175 Vacant 1 primary and 1 accessory unit could be developed on this site 0 0 Yes Minimum required residential lot size for more than one unit is 5,000 square feet. Specific Plan may change minimum required lot size for residential development. Sites inventory assume that site capacity has not increased due largely to small size of lot. 86 5730 El Dorado St. 510-045-006 RM High Density Residential 35 units/acre, up to 45 units per acre with zoning ordinance incentives 12,500 Vacant 9 9 9 Yes Zoning Ordinance allows up to 9 units on a 12,150 sq. ft. lot Total 943 849 17 77 ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix B I November 2014 Page 141 of 187 APPENDIX B: AT RISK ASSISTED UNITS 1. Assisted Housing Units at Risk of Converting to Market Rate Rents Housing that receives governmental assistance is often a significant source of affordable housing in many communities. Because of its significance, this section identifies publicly assisted rental housing in El Cerrito, evaluates the potential of such housing to convert to market rate during a 10‐year planning period (2015 to 2025), and analyzes the options and associated costs to preserving these units. Covenants and deed restrictions are the typical mechanisms used to maintain the affordability of publicly assisted housing, ensuring that these units are available to lower‐and moderate‐income households in the long term. Over time, the City may face the risk of losing some of its affordable units due to the expiration of covenants and deed restrictions. As the relatively tight housing market continues to put upward pressure on market rents, property owners are more inclined to discontinue public subsidies and convert the assisted units to market‐rate housing. Table B‐1 provides the inventory of assisted rental housing units in El Cerrito as of August 2014. Of the 487 total assisted units within five developments, 58 units in two developments are at risk of converting to market‐rate during the 2015 to 2025 period. A total of 31 at‐risk units are reserved for seniors. Hazel Shirley Manor was at‐risk in 2026 but the developers (Eskaton Properties Inc.) renewed the affordability restrictions. Table B-1 Inventory of Publicly Assisted Rental Housing El Cerrito (2014) Project Name Address Total Units Assisted Units Population Assisted Type of Subsidy Earliest Expiration of Affordability At-risk Hazel Shirley Manor 11025 San Pablo 63 63 Senior, mobility impaired HUD 202 and Project Based Section 8 2031 No El Cerrito Royale Assisted Living 6510 Gladys 102 31 Senior RDA, CDBG, County Tax- Exempt Bonds 2019 Yes Del Norte Place 11720 San Pablo 135 27 Family TCAC, County Tax-Exempt Bonds 2020 Yes Idaho Apartments 10203 San Pablo 29 25 HIV/AIDS/Homele ss/Mental Illness RDA, County HOPWA, Richmond 2052 No Village at Town Center Apartments 10810 San Pablo 158 24 Family RDA Inclusionary Agreement 2035 No Total Assisted Units 487 170 Total At-Risk Units - 58 Source: Eskaton Properties Inc., City of El Cerrito, 2014. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 142 of 187 Appendix B I November 2014 2. At-Risk Units The following is a summary of the two developments with at‐risk units:  El Cerrito Royale. The El Cerrito Royale is a 102‐unit congregate care facility that is licensed through the State. The project includes 31 very low‐income units. The El Cerrito Redevelopment Agency held the ground lease though a partnership. The County issued tax‐exempt bonds for the project. The initial 30‐year period of affordability is set to expire in 2019. Room, board, and care are included in the rent and some units are double occupancy. This makes the market value of the project difficult to estimate as this project is not a typical multi‐family rental development. For this analysis, the market value was estimated assuming an operating cost that included an estimated social service expense.  Del Norte Place. Del Norte Place is a 135‐unit apartment complex in El Cerrito near the Del Norte BART Station. In exchange for El Cerrito Redevelopment Agency assistance through a Disposition and Development Agreement and a ground lease, the development allocates 27 units for very low‐income households. These units are also restricted through the Low Income Housing Tax Credit program. The term of affordability is set to expire in 2020. Because it is not possible to only acquire the 27 affordable units in Del Norte Place, the estimated market value is calculated for all 135 units in the project, as shown in Table B‐2. 3. Preservation and Replacement Options To preserve the existing affordable housing stock, the City must either preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of the at‐risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non‐ profit ownership; 2) provision of rental assistance to tenants using other funding sources; and 3) purchase of affordability covenants. In terms of replacement, the most direct option is the development of new assisted multi‐family housing units. Transfer of Ownership. Transferring ownership of an at‐risk project to a non‐profit housing provider is generally one of the least costly ways to ensure that the at‐risk units remain affordable for the long term. By transferring property ownership to a non‐profit organization, affordability restrictions can be secured and the project would become potentially eligible for a greater range of governmental assistance. The estimated market value for the at‐risk units in the two projects is shown in Table B‐ 2. Because it is not possible to only acquire the affordable units in the Del Norte and El Cerrito Royale developments, the estimated market value is calculated for all units in each of the projects, as indicated in Table B‐2. Current market value for the projects is estimated on the basis of the project’s potential annual income, and operating and maintenance expenses from the 2007 Bay Area Local Initiatives Support Corporation (LISC). As indicated below, the estimated market value of the two projects is $44.8 ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix B I November 2014 Page 143 of 187 million. (These estimates are provided for purposes of comparison and understanding the magnitude of costs involved and do not represent the precise market values of these projects. The actual market values at time of sale will depend on market and property conditions, among other factors.) Table B-2 Market Value of At-Risk Projects El Cerrito (2014) Development Costs Del Norte Place Annual Operating Costs $974,565 Annual Gross Income $3,180,408 Estimated Market Value $26,470,116 El Cerrito Royale Annual Operating Costs $583,338 Annual Gross Income $2,117,520 Estimated Market Value $18,410,184 Total Estimated Market Value $44,880,300 Del Norte Place has 135 total units, with 67 1-bedroom units and 68 2-bedroom units. El Cerrito Royale has 102 1-bedroom units. Assumptions: Average market rent 1-bedroom: $1,730 2-bedroom: $2,193 Source: Real Answers rental survey, July 2014 Annual operating expenses per unit per year Del Norte: $7,219.00 EC Royale: $5,719 Source: Bay Area LISC Operating Cost Database, 2007, adjusted to 2014 dollars Rental Assistance. Rental subsidies using other funding sources can be used to maintain affordability of the 58 at‐risk affordable units. These rent subsidies could be structured to mirror the federal Section 8 program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent (FMR) on the unit. In Contra Costa County, the 2014 FMR was $1,255 for a one‐bedroom unit and $1,578 for a two‐bedroom unit. The feasibility of this alternative is highly dependent upon the availability of reliable funding sources necessary to make rent subsidies and the willingness of property owners to participate in the program. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 144 of 187 Appendix B I November 2014 As indicated in Table B‐3, the total cost of subsidizing the rents of all 58 at‐risk units is estimated at $21,437 per month or $257,244 annually. This is $14.1 million over 55 years. Table B-3: Rental Subsidies Required El Cerrito (2014) Unit Size Total Units 2014 Fair Market Rent Household Size Annual HH Income - Very Low- Income Affordable Housing Cost per unit Subsidy Total Subsidy 1-bedroom 44 $1,255 2 $37,400 $935 $320 $14,080 2-bedroom 14 $1,578 3 $42,100 $1,053 $526 $7,357 Total 58 $21,437 Total Annual Cost: $257,244 Notes: Fair Market Rent (FMR) is determined by HUD. Contra Costa County 2014 Area Median Income (AMI) limits set by the California Department of Housing & Community Development (HCD). Very Low Income is calculated at 50% of AMI. Affordable Housing Cost equals 30% of household income Bedrooms per units: Del Norte (13 1-bedroom and 14 2-bedroom units); El Cerrito Royale (31 1-bedroom units). Tax‐Exempt Bond Refinancing. Contra Costa County acts as a conduit issuer of mortgage revenue bonds. The El Cerrito Royale was partially financed with County‐ issued tax‐exempt bonds. A potential way to preserve the affordability of the 31 very low‐income restricted units at the El Cerrito Royale under the bond program is to refinance the remaining mortgage on the project. When refinanced, the project would be required by the 1986 Tax Reform Act to commit its 20 percent affordable units for the greater of 15 years or as long as the mortgages are outstanding. The costs to refinance the project would include the difference in interest rates on the remaining debt between the previous and renegotiated loan packages, an issuance cost to be paid up front by the County, and administrative costs. To provide the property owner with an incentive to refinance, the County could offer to refinance the project with a new tax‐exempt bond issue at an interest rate lower than the rate on the initial bond. Other assistance, such as rehabilitation loans or grants, may also be available. Purchase of Affordability Covenants. Another option to preserve the affordability of the at‐risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, providing a lump‐sum payment, and/or supplementing the rents to market levels. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump‐sum financial incentives or ongoing subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix B I November 2014 Page 145 of 187 Construction of Replacement Units. The construction of new low‐income housing units is a means of replacing the at‐risk units should they be converted to market‐rate units. The cost of developing housing depends upon a variety of factors including density, size of the units, location, land costs, and type of construction. The average construction cost for a rental residential unit is approximately $456,940 (including land costs), based on assessments from a recent multi‐family developments in El Cerrito. Based on this estimate, it would cost approximately $26.5 million to develop 58 new units should both projects convert to market rate. Table B-4 Construction of Replacement Units El Cerrito (2014) Cost Total Per Unit Acquisition Costs Land Cost $2,900,000 $50,877 Title/Recording/Escrow $22,179 $389 Off-Site Improvements $189,252 $3,320 General Development Costs Costs $22,934,148 $402,353 Total Development Costs $26,045,579 $456,940 Total Development Cost for 58 Units $26,502,519 Source: California Housing Partnership Corporation, 2014. 4. Cost Comparisons The previous analysis attempts to estimate the cost of preserving the at‐risk units under various options. The cost of acquiring both projects and transferring ownership to non‐ profit housing organizations is highest at approximately $44.8 million, due to the large number of market‐rate units that would also need to be purchased. In comparison, the annual costs of providing rental subsidies to preserve the 58 assisted units are relatively low ($257,244 annually); however, long‐term provision of rental subsidies for at least 55 years would cost more than $14.1 million. New construction of 58 replacement units is another option at approximately $26.5 million. However, this option is constrained by a variety of factors, including growing scarcity of land zoned for residential use and land costs. 5. Resources for Preserving At-Risk Units Available public and non‐profit organizations with the capacity to preserve assisted housing developments include Contra Costa County, the City of El Cerrito, and various non‐profit developers, including Eden Housing, Resources for Community Development, Mercy Housing, EAH, and Bridge Housing Corporation. Financial resources available include CDBG and HOME funds, Section 8 rental assistance, and low income housing tax credits. According to a list of qualified entities maintained by the California Department of Housing and Community Development (HCD), there are a number of non‐profit housing providers that would be suitable candidates to receive the transfer ownership of ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 146 of 187 Appendix B I November 2014 the at‐risk units discussed here. There are three qualified entities on the HCD list that are well established non‐profit housing providers active in Contra Costa County, including BRIDGE Housing Corporation (San Francisco), Resources for Community Development (Berkeley), and Eden Housing, Inc. (Hayward), which could be suitable candidates for the transfer of ownership. The HCD list does not include a number of housing developers who have the capacity to own and manage this type of property. The entities named above are representative of the active developers in the County. Table B-5 Qualified Entities Contra Costa County (2014) Organization Phone Number ACLC, Inc. (209) 466-6811 Alameda County Allied Housing Program (510) 670-5404 Anka Behavioral Health (925) 825-4700 C. Sandidge and Associates (510) 964-0916 Christian Church Homes of Northern California, Inc. (510) 632-6714 City of Walnut Creek (925) 943-5899 x236 Community Housing Developers, Inc. (408) 279-7677 Community Housing Development Corp. (510) 412-9290 Community Housing Opportunities Corporation 530)757-4444 Contra Costa Department of Conservation & Development (925) 335-1290 East Bay Asian Local Development Corporation (510) 287-5353 East Bay NHS (510) 237-6459 Eden Housing, Inc. (510) 582-1460 Eskaton Properties Inc. (916) 331-8513 Northern California Land Trust, Inc. (510) 548-7878 Pacific Community Services, Inc. (925) 439-1056 Resources for Community Development (510) 841-4410 ROEM Development Corporation (408) 984-5600 Rubicon Programs, Inc. (510) 235-1516 Rural California Housing Corp (916) 447-2854 Sacramento-Yolo Mutual Housing Association (916) 453-8400 x219 Satellite Affordable Housing Associates Inc. (510) 647-0700 Vallejo Neighborhood Housing Services, Inc (707) 552-4663 Source: HCD, 2014. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix C I November 2014 Page 147 of 187 APPENDIX C: EVALUATION OF PRIOR HOUSING ELEMENT PROGRAMS Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 1.1: Continue to implement the Residential Rental Inspection Program under Section 16.30.040 of the El Cerrito Municipal Code. The Program’s purpose is to ensure that rental housing units in the City are maintained in a safe and habitable condition and comply with all codes and standards applicable to rental housing and requires that each rental unit in the City be inspected every two years. If the property is in compliance with applicable codes and standards, a certificate of compliance shall be issued to the property owner. Over time, as it is implemented, the Program will provide a current housing condition survey of all rental housing units within the City. This survey should include the number of units in need of rehabilitation or replacement. Ongoing The City continues to implement the Residential Rental Inspection Program, and a new cycle started in 2013. Maintain Program 1.2: Continue to investigate complaints and take action about code violations in single family and multifamily rental housing, and provide information on the City’s Residential Rental Inspection Program, the County Rental Rehabilitation Program and the County Neighborhood Preservation Program. Ongoing The City continues to investigate complaints and take action regarding code violations in single family and multifamily rental housing. Maintain Program 1.3: Continue to encourage the rehabilitation of existing housing units by providing information on programs available to assist in housing rehabilitation, such as the Contra Costa County Housing Authority Rental Rehabilitation Loan Program and the Contra Costa County Neighborhood Preservation Program. Informational material on these programs will be available through the City’s website, at City Hall and in conjunction with the City’s code enforcement program. Ongoing The City continues to make information available to the public at the front counter. Maintain Program 1.4: Continue to permit new housing units and housing rehabilitation in mixed use and commercial zoning districts subject to Zoning Ordinance requirements so that housing and commercial uses can complement and support one another. Ongoing The Zoning Ordinance continues to allow housing in mixed use and commercial zones. The San Pablo Avenue Specific Plan expanded housing opportunities in these areas. Maintain as a policy Program 1.5: Continue to regulate condominium conversions in accordance with Chapter 19.45 of the Zoning Ordinance. Ongoing The City continues to regulate condominium conversions consistent with the Zoning Ordinance; however, there were no requests for conversion during the planning period. Maintain as a policy Program 1.6: Continue to regularly monitor assisted housing units to help preserve the existing stock of affordable housing. The Redevelopment Agency will continue to maintain a database of assisted housing units and annually review existing agreements to ensure that they are in compliance with affordability requirements. Annual Although the Redevelopment Agency dissolved in 2012, the City completed annual monitoring of assisted housing units in 2013. Although one development was at-risk during the housing element planning period, the developer renewed the affordability restrictions. Maintain. ---PAGE BREAK--- 2015‐2023 Housing Element Draft City of El Cerrito Page 148 of 187 Appendix C I November 2014 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 1.7: Continue to enforce notification requirements on Below Market Rate [BMR] and Section 8 Project Based Subsidy units, prior to resale of units or and/or conversion of such units to market-rate in accordance with Chapter 19.22 of the Zoning Ordinance. Ongoing The Zoning Ordinance continues to mandate notification requirements on Below Market Rate (BMR) and Section 8 Project Based Subsidy units. No units converted to market the during the planning period. Maintain. Program 1.8: Capital Improvements Program: The Planning Commission and City Council shall, on an annual basis, review the City Capital Improvement Program (CIP) to determine what special priorities are needed for capital improvement projects required to maintain the community’s older residential neighborhoods. Annual review of the CIP shall also include verification that needed improvements are scheduled for funding. Annual The City Council and Planning Commission continues to review the City’s Capital Improvement Program (CIP) on an annual basis. Maintain. Program 2.1: Retain existing residential zoning and discourage non- residential uses in these zones. The City will strictly enforce the Zoning Code which states that non-residential uses in residential areas are limited to churches, daycares, and schools. Ongoing The City continues to discourage non-residential uses in residential zones, with the exception of churches, daycares, and schools. Maintain as a policy. Program 3.1: Consider enacting additional incentive programs and requirements to encourage retrofitting of seismically unsafe buildings, such as soft-story buildings. Ongoing The city has a URM ordinance but it does not apply to soft-story residential Maintain Program 3.2: Explore possible funding sources or programs to minimize the financial impact of retrofits on low- and moderate-income residents. Review upcoming grant opportunities on a quarterly basis and explore programs bi- annually. Ongoing The City continues to explore funding sources and programs to minimize financial impacts of retrofits on low-income and moderate-income residents. Maintain Program 4.1: Conduct an annual evaluation of the City’s inventory of available sites, and take appropriate action to ensure that the inventory list is available to potential housing developers. Ongoing The City is updating the sites inventory as part of the Housing Element Update and will make the inventory available to potential developers. Maintain. Program 5.1: Maintain General Plan designations for mixed use and high- density residential housing and the Transit Oriented Mixed Use districts in the development nodes of the City. Ongoing The City continues to maintain General Plan designations for mixed-use and high-density residential housing, and the San Pablo Avenue Specific Plan further enforces mixed-use, high-density, and Transit Oriented Mixed Use designations in its Plan Area. Maintain as a policy. Program 6.1: Continue to fast-track processing for units meeting established City standards and provide additional information on second units and the application process for public distribution. Ongoing The City continues to fast-track processing for units meeting City standards. Maintain ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix C I November 2014 Page 149 of 187 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 6.2: Consider the establishment of a “pre-approved” second unit program. Such a program could offer residents and contractors the opportunity to purchase or use second unit plans that have been pre- approved by the City for conformance with building codes and many other standards. Ongoing The City continues to encourage the development of second units. However, upon further investigation, a “pre-approved” program does not appear to be practical given the many potential lot configurations and unit sizes. City will continue policy of encouraging second units. Delete Program 7.1: Continue to implement City-adopted regulations that allow manufactured housing and pre-fab housing in residential districts provided any manufactured unit is certified under the standards set forth in the National Manufactured Housing Construction and Safety Standards Act of 1976 (42 USC 5401 et seq.) and follows the standards set in Chapter 19.20 of the Zoning Ordinance. Ongoing The Zoning Ordinance continues to allow for manufactured housing and pre-fabricated housing in residential districts. Maintain as a policy Program 8.1: Continue to support property owners and developers to identify underutilized and deteriorated properties where redevelopment as higher- density, transit-oriented developments could be feasible. The required 431 units may be realized through the redevelopment of lots to higher density across the City’s TOM (Transit Oriented Mixed-Use) zoning district. Ongoing The City continues to support property owners and developers in identifying underutilized and deteriorated properties. Several new projects have been proposed on underutilized sites. For example, the City transferred a City-owned underutilized site to Eden Housing to develop an affordable senior housing project with 63 units, ground floor retail space, and a medical clinic. Ohlone Gardens, a 57-unit affordable development, is under construction on a formerly underused site on Portola Drive. The 1715 Elm Street project is proposed on a site that includes a vacant single family home, which the developer will restore and relocate on site to incorporate it into the project. Maintain ---PAGE BREAK--- 2015‐2023 Housing Element Draft City of El Cerrito Page 150 of 187 Appendix C I November 2014 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 9.1: Encourage the use of the planning development process included in the Zoning Ordinance to allow innovative approaches aimed at increasing affordable rental and for-sale housing opportunities. Through applications for Planned Development or Development Agreements for new units or the conversion of apartments to condo or vise-versa, staff will negotiate with the applicant to provide 15% of the units to be affordable housing units. Through the City’s Density Bonus program in the Zoning Ordinance developers are allowed to build additional units and in turn create additional affordable housing units Ongoing The Zoning Ordinance (Chapter 19.22 ) continues to allow innovative approaches aimed at increasing affordable rental and for-sale housing opportunities. The City works with applicants to encourage affordable housing to be included in new developers. Eden Senior Housing took advantage of the density bonus to build additional units and receive a height increase and parking reduction. Maintain Program 10.1: Revise the Zoning Ordinance to include housing size diversity standards. Staff will examine incentives (i.e. expedited plan check and planning review, see Program 13.1 and 15.3) for multifamily residential projects that have 3 to 4 bedroom units Ongoing The San Pablo Avenue Specific Plan Transect zones encourage the provision of multifamily housing that includes units with 3 or more bedrooms. Maintain as a policy Program 11.1: Continue to enforce the Zoning Ordinance which provides regulatory incentives for affordable housing development, including density bonuses and site flexibility.  Incentives currently in the ZO:  Incentives program  Density Bonus  PD and DA process  Parking reduction ¼ mile from Transit Ongoing The City continues to enforce the Zoning Ordinance. Repetitive with Program 5.1. Delete. Program 11.2: Continue to inform developers about and allow density bonuses consistent with State law, the General Plan, and Zoning Ordinance (Chapter 19.22 ECMC). Ongoing The City continues to inform developers about and allow for density bonuses. Maintain as a policy Program 12.1: During the annual revision of the Master Fee Schedule evaluate planning and development fees as they relate to housing development. Fees were updated with Master Fee Schedule as part of the 2013 budget. Maintain ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix C I November 2014 Page 151 of 187 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 13.1: The City will help streamline the application process by continuing to offer interdepartmental team meetings with applicants, conceptual review and study sessions with approval bodies, and assistance with pursuing outside funding opportunities. Ongoing The City continues to streamline the application process by offering interdepartmental team meetings with applicants, conceptual review and study sessions with approval bodies, and assistance with pursuing outside funding opportunities Maintain Program 14.1: Continue to enforce the Zoning Ordinance and encourage development in the Transit Oriented Mixed Use Zone. Ongoing Ongoing Maintain as a policy Program 15.1: Assist developers in obtaining state and federal funding available to develop affordable housing for seniors, persons with special needs, large families and households with children. Where possible, leverage Redevelopment Agency funds with state and federal sources of funding Ongoing The City continues to assist developers in obtaining funding; however Redevelopment Agency funds are no longer available since the Redevelopment Agency was dissolved in 2012. Maintain Program 15.2: Continue to enforce Federal and State Handicapped Accessibility and Adaptability Standards. Ongoing The City continues to enforce Federal and State Handicapped Accessibility and Adaptability Standards through its Building Code. Maintain as a policy Program 15.3: The City will continue to fast track the planning and building inspection processes for housing units with three or more bedrooms for large families, housing for seniors, and other special needs housing for extremely low-, very low-, low-, and moderate-income households. Ongoing The City continues to fast-track the planning and building inspection processes for affordable and special needs housing. Any new affordable housing projects would be moved to the top of queue in both entitlements and plan check. Maintain Program 15.4: The City shall continue to encourage and support development of senior housing that offers a wide range of housing choices that offer a wide range of community services including healthcare, nutrition, transportation and other amenities. Ongoing The City provided City-owned property to assist in the development of Eden Senior Housing, which will provide 63 units of mixed-use senior affordable housing with ground floor retail and a community clinic. Maintain, combine with Program 15.5 Program 15.5: Facilitate the provision of housing that supports “aging in place” for the City’s senior population. Ongoing The Eden Senior Housing Mixed-Use Apartments (63 units) will provide opportunities for El Cerrito senior residents. Maintain, combine with Program 15.4 Program 15.6: The City shall update its Zoning Ordinance to include a definition of transitional and supportive housing as defined in Health and Safety Code Sections 50675.2 and 50675.14. Transitional and supportive housing will be allowed as a permitted use subject to only the same restrictions on residential uses contained in the same type of structure In process The City is in the process of updating its Zoning Ordinance to comply with State law requirements for transitional and supportive housing. These code amendments are anticipated to be completed in Fall 2014. Anticipated completion in November 2014. Delete Program 16.1: To the extent financially feasible, assist in the development of extremely low-, very low-, low- and moderate income housing units. Ongoing The City continues to assist in the development of extremely low-, very low-, low-, and moderate income housing units. Maintain as a policy ---PAGE BREAK--- 2015‐2023 Housing Element Draft City of El Cerrito Page 152 of 187 Appendix C I November 2014 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 16.2: Conduct a study of the feasibility of an inclusionary housing ordinance that would include the terms and conditions under which new developments would be required to provide a specified percentage of housing affordable to very low-, low-, and/or moderate-income households. or pay into an affordable housing in-lieu fee (i.e. based on a % of project cost) to offset building affordable units. As part of a potential inclusionary program, the City will consider requirements and incentives to developers for a mix of dwelling sizes, including units with three or more bedrooms to meet the need of large families. Incomplete This program is still under development. Maintain Program 16.3: Continue to encourage developers to leverage limited Redevelopment Agency Housing Funds with other sources of assistance, such as Low Income Housing Tax Credits, mortgage revenue bonds and other sources that fund affordable housing. Provide assistance and support to developers in pursuing these sources of funds for affordable housing developments. Ongoing Although the Redevelopment Agency dissolved in 2012, the City continues to work with developers to encourage them to leverage other sources of financial assistance, such as CDBG and HOME funds and Low Income Housing Tax Credits, to encourage the development of affordable housing. For example, the County Affordable Housing Finance Committee recommended the Eden Senior Housing Mixed-Use Apartments to receive $625,000 from CDBG and $150,000 from HOME. Modify to reflect loss of Redevelopment Program 17.1: Continue to allow emergency and transitional housing facilities as a permitted use within the CC zone. Ongoing The Zoning Ordinance allows emergency shelters in the CC zone by right. The City is in the process of amending the Zoning Ordinance to allow transitional housing as a residential use consistent with State law. This amendment is anticipated for December 2014. The San Pablo Avenue Specific Plan now applies to many of the areas in the City previously zoned CC. The Specific Plan permits emergency shelters in the TOHIMU and TOMIMU zones by right. The Specific Plan also allows transitional and supporting housing by right in all residential areas and treats transitional and supportive housing as a residential use subject only to the same standards required of other residential uses of the same type in the same zones. Maintain as a policy Program 17.2: Consult with the El Cerrito Police Department and the County’s Task Force on Homelessness to maintain 2007 - 2014 estimates of the demand for emergency housing. Ongoing The City continues to consult with the El Cerrito Police Department and the countywide Task Force on Homelessness. Maintain Program 17.3: Continue to coordinate with the County and cities to develop the annual 5-Year Consolidated Plan to address housing and social service needs of the homeless in Contra Costa County Ongoing The 2015-2020 Contra Costa County Consolidated Plan is in progress, and the first draft will be out in January/February 2015. Update to reflect next Consolidated Plan cycle ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix C I November 2014 Page 153 of 187 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 18.1: The City will look for opportunities with non-profits and other agencies for cooperative efforts to expand the City’s supply of affordable housing. Ongoing The City continues to look for opportunities to expand the City’s supply of affordable housing, and 63 units of affordable housing were approved in 2013. Maintain Program 19.1: Continue to provide non-discrimination clauses in rental agreements and deed restrictions for housing constructed with either City or DD&A’s funds and Owner Participant Agreements when Redevelopment Agency participation occurs. Ongoing The Redevelopment Agency was dissolved in 2012, but the City continues to require non-discrimination clauses. Modify to reflect loss of Redevelopment Program 19.2: 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. Ongoing The City continues to implement reasonable accommodation procedures consistent with Chapter 19.37 of the Municipal Code. Maintain Program 19.3: Continue the City’s participation in the Contra Costa Urban County CDBG Consortium. The County utilizes CDBG funds to help fund the Contra Costa County Housing Services Collaborative on behalf of the Urban County jurisdictions. The Housing Services Collaborative offer free housing services including tenant-landlord counseling, fair housing services, and legal advice and representation to Urban County residents, including El Cerrito. Brochures and information about the services offered by the Housing Services Collaborative will be distributed through the City’s website, at City Hall, the City’s Senior and Community Centers, and the El Cerrito Library. Ongoing The City continues to participate in the Contra Costa County Urban County CDBG Consortium. The County uses CDBG funds to help fund this program on behalf of the Urban County jurisdictions. Maintain Program 19.4: To comply with Senate Bill (SB) 2 the City will continue to maintain emergency shelters, transitional housing, and supportive housing to homeless individuals and families to be allowed by right in the CC (Community Commercial) zone. Ongoing See Program 17.1. Delete. Repetitive with Program 17.1 and inconsistent with State law. Program 20.1: Develop an energy conservation strategy that includes programs that 1) promote programs offered by PG&E; 2) provide educational materials and technical assistance; 3) encourage green building and energy conservation in projects. Ongoing The City adopted a Climate Action Plan in May 2013. Modify based on CAP Program 21.1: Continue to enforce the State Energy Conservation Standards for new residential construction and additions to existing structures, and promote the City policy that provides for no fee building permits for solar energy installations. Ongoing The City continues to enforce the State Energy Conservation Standards through the Building Code. City participated in East Bay Green Corridor to standardize and streamline solar permit process across the region. Residential solar energy installations have increased to the point that a no-fee or low-fee policy is no longer needed to incentivize them. The City has raised solar permit rates to $100 per residential system. Maintain as a policy ---PAGE BREAK--- 2015‐2023 Housing Element Draft City of El Cerrito Page 154 of 187 Appendix C I November 2014 Table C-1 Implementation of Programs from Prior Housing Element (2007-2014) Housing Action Status Achievement Recommendation Program 22.1: Develop policies consistent with AB32 and SB375 to reduce greenhouse gas emissions and work with other agencies in the region to establish common thresholds for Green Building. Incorporate incentives for green building to reduce the costs of compliance, such as reduced building fees and rebates. To address energy conservation in existing buildings, promote Pacific Gas and Electric utility assistance programs on the City’s website and through handouts. Ongoing The City adopted a Climate Action Plan in May 2013 as well as targets to reduce GHG emissions by 15% below 2005 levels by 2020 and 30% below 2005 levels by 2035. The City is working with East Bay Energy Watch program to bring energy efficiency programs to El Cerrito. City staff has hosted two workshops on residential energy and water efficiency measures and available programs. Maintain as a policy. Modify based on Climate Action Plan Program 23.1: Continue to enforce the sections of the Zoning Ordinance that increase density, reduce parking requirements, and establish design and development standards to create inviting, mixed-use neighborhoods around transit. Ongoing The City continues to enforce sections in its Zoning Ordinance that increase density, reduce parking requirements, and establish design and development standards to create inviting mixed-use neighborhoods around transit. In addition, the San Pablo Avenue Specific Plan contains a Form-Based Code that establishes flexible regulations that encourage mixed-use development. Maintain as a policy ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix C I November 2014 Page 155 of 187 Table C-2 Total Projects El Cerrito (July 1, 2007 – June 30, 2014) Extremely Low- Income Very Low- Income Low- Income Moderate- Income Above Moderate- Income Total RHNA 2007-2014 46 47 59 80 199 431 Total Complete 0 0 0 0 45 45 Total Under Construction 14 42 0 0 1 57 Subtotal 14 42 0 0 46 102 Pending 0 30 38 13 111 192 Proposed 0 0 0 0 14 14 Total All Units 14 72 38 13 171 308 Percentage of RHNA Met 30.4% 153.2% 64.4% 16.3% 85.9% 71.5% ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 156 of 187 Appendix DI November 2014 APPENDIX D: SUMMARY OF COMMUNITY OUTREACH The City of El Cerrito has encouraged and provided opportunities for public participation in the process of identifying housing needs and formulating housing policies and programs. The City’s objectives for the public participation process in the Housing Element update were as follows:  To inform the public of the purpose of the Housing Element;  To present information regarding the City’s housing needs and current programs;  To gather information about housing needs and ideas for addressing those needs;  To learn from housing and social service professionals who have experience developing, operating or providing services to housing in El Cerrito or other Bay Area jurisdictions; and  To gather comments and feedback on updated programs and policies. The City provided several opportunities for public involvement. The City of El Cerrito’s public outreach and community involvement activities are described below. 1. Community Workshops The City conducted community workshops on July 19, 2014 and August 13, 2014. Notices of the public meetings were posted prior to the meetings in the citywide newsletter, on the City’s website, through a postcard mailer to approximately 2,300 landlords and renter households and local and regional stakeholders, as well at City Hall and the El Cerrito Public Library. Both meetings focused on the Housing Element update process and scope, the demographic information from the 2010 Census, housing market trends, and the City’s Regional Housing Needs Allocation (RHNA). After presenting an overview of the Housing Element update, City staff facilitated an interactive discussion to answer questions about the Housing Element’s purpose and solicit ideas from participants about the most critical housing issues in El Cerrito and potential ways to address these issues. 11 people attended the July 19th workshop and 13 people attended the August 13th workshop. The input from the meetings was used to update the Housing Element, particularly the goals, policies, and programs. Community Workshop, July 19, 2014  Following is a summary of input from this workshop:  What are potential housing solutions for the lowest income population? Are micro units a solution?  Would like to see options such as large units for larger household or multigenerational ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 157 of 187 families, or flexible housing that can accommodate those households  El Cerrito is part of a continuous urbanized area. If El Cerrito creates its share of affordable housing, would there be priority for people who live in El Cerrito?  Does senior housing transition to disabled housing? As people age, they may need a wheelchair, etc.  How does the city encourage accessibility in affordable housing?  To encourage housing development, the City should allow variances on road width, EBMUD utility requirements, C3 (stormwater run‐off) requirements, parking, and increases to allowed FAR (floor area ratio).  Government fees are a huge component of development costs.  WCCUSD is a barrier to people wanting to move here, people prefer Kensington (Elementary School) to other schools in the district.  The City of El Cerrito should annex Richmond’s property along San Pablo Avenue to better redevelop El Cerrito.  Encourage alternative construction techniques such as manufactured housing to reduce costs, including the cost of construction transport.  Attracting developers means reducing some of the barriers – improving the school district, reducing government fees (EBMUD) and regulations.  City government wants to increase its tax base. As a current resident, why should I be interested in creating any more housing, especially high density housing?  City should bring data showing vacancy rate trends. Our population hasn’t grown much. I don’t see an urgent need for housing.  (Responding to comment above.) Vacancy rates do not vary a whole lot with housing demand. Rents increase with increased housing demand but vacancy rates do not change very much. If you see for‐sale and for‐rent signs, that doesn’t mean that there is not an extraordinary demand for housing.  General Plan and the housing element is a statement of values of the community. It’s our moral obligation to provide our fair share of housing. Also, acknowledging that the housing shortage has evolved over many years and there is no way we are going to build our way out of it in 8 years.  Can you explain the intersection between affordable housing and Section 8 housing? ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 158 of 187 Appendix DI November 2014  I am surprised that no one’s suggested rent control instead of building smaller and smaller shoe boxes.  San Pablo Avenue has a lot of vacant commercial space. Maybe these landlords are holding their units vacant because they can’t get the rents they want.  Does the rental price data reflect mom and pop who rent out a single family home or a new apartment building?  Single family properties are exempt from rent control under State law.  You can’t maintain affordability with rent stabilization because every time a tenant vacates, the unit rent goes to market‐rate. You may want to look at something like a just‐ cause for eviction ordinance. A rent stabilization program would be pretty expensive to do in a small community. However, a just cause ordinance could assist tenants in providing some stability, especially tenants who have children in school where it would be disruptive if they had to move.  How many units of El Cerrito’s 2007‐2014 RHNA actually happened?  Is the 398 units of the RHNA a minimum number?  Is the 398 units a maximum number?  Because our population has stayed the same since 1960, we are taking on the burden of providing housing for the Bay Area by accepting the 398 RHNA numbers.  398 units spread over 8 years isn’t that much growth in a city with 10,000 housing units.  Rent control tends to serve older and more stable tenants and is a disincentive for building rental housing. (Rent control) is why developers tend to build condos instead (of rental housing). Adding more housing stock, at whatever income level, is best approach to solving housing need.  What is the site inventory about?  I was a Planning Commission meeting where (City) staff told the Planning Commission that there was no longer a requirement for affordable housing (inclusionary housing). What requirement does the City have, if any, for affordable housing?  What sort of measures or strategies are in the current plan and the new one to address meeting the lower income housing needs?  If it’s cheaper to build a higher story building, why not just build a 20 story building? Community Workshop, August 13, 2014 ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 159 of 187 Following is a summary of input from this workshop:  Residential energy efficiency policies/programs should focus on voluntary energy upgrades and promoting opportunities for rebates and other types of incentives.  Request that City zoning and planning policies encourage alternative models of housing such as co‐housing.  Is there any way to track rental increases? Concerned about neighbors experiencing significant rent increases, such as 69% in one instance. Could the City do something about rent increases? If the rents go up all over the City, renters will have to move, there will be a large impact on people and on the City. People like me will have to relocate. Where do we go?  Could the housing element address rent increases?  Concerns about existing homeless persons around El Cerrito Creek and El Cerrito Plaza. It seems like homeless population is growing. Maybe related to Albany Bulb closure. How do we get on top of that? Does the housing element address that? Maybe we can be proactive.  Does the City market itself to housing developers and to developers?  Our experience with the local school district has been very good and I think we should use the fact that we have good schools to market the community.  (Responding to comment above.) WCCUSD is a problem. People don’t have a good perception of the schools.  More market‐rate housing will help bring more revenue to the city through property taxes.  What is the City doing regarding the vacation rental issue, i.e. VBRO, AirBnB?  Concerned about Creekside Walk (approved residential project in the pipeline) and the flow of traffic.  Want to see demographic data on income levels of residents of El Cerrito.  If a city meets part of its RHNA during a cycle, how is that accounted for in the next cycle RHNA?  We should help stabilize renter households.  Don’t want to see changes in zoning in single family neighborhoods. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 160 of 187 Appendix DI November 2014  City needs to fiscally responsible, look for other sources of funds, manage assets wisely.  I want to age in this community, want to be closer to BART, in a more walkable neighborhood. I want other housing options such as co‐housing close to BART. In addition to comments received at workshops, written comments were submitted which expressed concern for the housing stability of older residents who rent and tend to be on fixed incomes in a time when rents are increasing significantly. Another resident offered co‐housing (currently supported by the Land Use Policy LU1.6 of the City’s General Plan) and “tiny house”‐style stand‐alone dwelling units as potentially affordable solutions to the housing shortage. The suggestion was also made that large, infill developments consider purchasing conservation easements in nearby areas with available agricultural and open space. There was a concern that the Climate Action Plan should specify that, for new residential development, the City should specify that building materials and methods be used that can show a net climate benefit. 2. Housing Needs Survey As part of the 2015‐2023 Housing Element Update, the City of El Cerrito developed an online survey to gather feedback about community housing and to help ensure that the City’s Housing Element reflects the vision and priorities of the El Cerrito community. The Housing Survey included 12 questions that asked respondents about their current housing situation as well as their views on El Cerrito’s housing issues more generally. The survey was publicized through announcements at the Housing Element workshops, through the City’s website and through a press release to local print and online media. There were 44 responses to the survey. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 161 of 187 20.5% 11.4% 20.5% 45.5% 2.3% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% Q1: How long have you lived in El Cerrito? 81.4% 0.0% 0.0% 18.6% Single family home Town home Condo Apartment/Flat or Guest House 0.0% 20.0% 40.0% 60.0% 80.0% 100.0% Q2: Where do you currently live? ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 162 of 187 Appendix DI November 2014 65.9% 34.1% 0.0% 0.0% 20.0% 40.0% 60.0% 80.0% Own Rent Live with family Q3: Do you own or rent? 40.9% 56.8% 2.3% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% Yes No Don't know/Not Applicable Q4: Do you spend more than 30% of your gross income on housing (rent payment or if you own, mortgage payment, property taxes and insurance)? ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 163 of 187 2.3% 2.3% 4.5% 4.5% 75.0% 11.4% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% I don't currently live in El Cerrito 1-2 years 2-5 years 5-10 years No plans to leave Undecided Q5: How many years do you plan to remain a resident of El Cerrito? 11.1% 88.9% 0.0% 20.0% 40.0% 60.0% 80.0% 100.0% Move to another community in Contra Costa County Move outside the County Q6: If you were to move, where would you move? ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 164 of 187 Appendix DI November 2014 47.8% 0.0% 30.4% 21.7% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% Move to a less expensive area Move to a more expensive area Current housing does not meet my family needs Schools Q7: What is the primary reason you would consider moving? ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 165 of 187 11.4% 13.6% 6.8% 9.1% 9.1% 22.7% 27.3% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% Lower cost of housing More room or square footage Better neighborhood More outdoor space or yard area Proximity to better schools Home improvements/repairs to existing home More shops, cafes, restaurants within walking distance Q8: What is the most important factor that would improve your current housing situation? ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 166 of 187 Appendix DI November 2014 21.1% 15.8% 10.5% 0.0% 15.8% 26.3% 2.6% 7.9% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% Expense of housing Lack of housing options(product type) Quality/age of existing homes for sale Quality/age of existing apartment rentals Lack of affordable housing for lower income households (annual income up to $67,600 for a HH of 4) Lack of affordable housing for middle to moderate income households (income between $67,600 to … Lack of larger rental units (2,3 and 4 bdrm units) Lack of capacity at emergency shelter Q9: The City of El Cerrito's most significant housing issue is: ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 167 of 187 11.6% 18.6% 7.0% 11.6% 51.2% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% Focus on addition of Single Family units on vacant/under-utilized parcels Promote mixed use housing along the San Pablo Avenue corridor on underutilized sites Encourage townhome- style housing Encourage in-law (secondary living) units on Single Family properties A combination of those listed below Q10: The City of El Cerrito must be prepared to add approximately 398 housing units throughout the city during the next 8 to 9 years to address Statewide growth. What would your primary approach be toward accommodating future units? ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 168 of 187 Appendix DI November 2014 8.6% 0.0% 11.4% 22.9% 28.6% 20.0% 8.6% More senior housing More market rate rentals More affordable rentals (affordable to households making less than 80% of area median income) More affordable rentals for those between low to moderate income households (80% to 120% of AMI) More housing near El Cerrito Plaza BART and del Norte BART stations More market-rate single family homes for sale More market-rate condos/townhomes for sale 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% Q11: What would be the best improvement to housing within El Cerrito? ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix D I November 2014 Page 169 of 187 Q12: Are there any other suggestions or comments you would like to share regarding housing or other topics of interest to El Cerrito? No. Responses 1 More commercial areas! more cafes on san pablo. that's my dream. 2 I would like to see more newer affordable single family homes and townhouses that are close to public transportation(BART) and stores ( Safeway complex and El Cerrito Plaza). El Cerrito is a beautiful city and I would love to be able to walk to more shops to fulfill my daily needs 3 Housing isn't as much of a problem as is the lack of businesses. Especially along San Pablo between Central, Stockton, Moser, and Portero. How long will the old Safeway stay un- occupied? or the Guitar Center building? or the dozen or so vacant store fronts? We need to focus on local business development more. 4 The single option questions are unnecessarily restrictive and will not produce rational results. Very poor design. 5 Encourage in-law units on existing single residency sites vs more apartment/condo buildings. Taller residential building on San Pablo encourage and concentrate traffic. 6 More walkability. It's already great, but could always be better. Encourage and support local business clusters to promote foot traffic and getting people out of their homes. Slow down cars like they do in Berkeley with all of those crazy concrete pylons. 7 Please improve the middle and high school education. Thanks 8 Mixed use housing is a smart choice in our small city. 3. Stakeholder Workshop After release of the Public Review Draft of the Housing Element update, the City will invite local agencies, community organizations and stakeholders to participate in a Stakeholder Workshop on the Housing Element Update. Workshop date to be determined. 4. Public Review of Documents Throughout the process of updating the Housing Element, the City posted relevant documents, including presentation materials and draft documents on the website for easy download and review by residents and interested parties. As appropriate, the Housing Element has been revised to address public comments. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 170 of 187 Appendix E I November 2014 APPENDIX E: CONSISTENCY WITH STATE LAW 1. Consistency with Housing Element Law The Housing Element is one of seven General Plan Elements required by the State of California. Updated every eight years, this document serves as the guide for residential development and addressing housing needs in the City of El Cerrito. Per State Housing Element law, the document must:  Outline a community’s housing production objectives;  List policies and implementation programs to achieve local housing goals;  Examine the need for housing resources in a community, focusing in particular on special needs populations;  Identify adequate sites for the production of new housing serving various income levels;  Analyze potential constraints to production; and  Evaluate the Housing Element for consistency with other components of the General Plan. Table E‐1 summarizes these requirements and identifies the applicable sections in the Housing Element where these requirements are addressed. Table E-1 State Housing Element Requirements Required Housing Element Component Reference A. Housing Needs Assessment 1. Analysis of population trends in El Cerrito in relation to countywide trends Section II 2. Analysis of employment trends in El Cerrito in relation to regional trends Section II 3. Projections and quantification of El Cerrito’s existing and projected housing needs for all income groups Section III 4. Analysis and documentation of El Cerrito’s housing characteristics, including: a. Level of housing cost compared to ability to pay Section II b. Overcrowding Section II c. Housing stock condition Section II 5. An inventory of land suitable for residential development including vacant sites and having redevelopment potential and an analysis of the relationship of zoning, public facilities and services to these sites Appendix A 6. Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels Section III 7. Analysis of potential and actual nongovernmental constraints upon the Section III ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix EI November 2014 Page 171 of 187 Table E-1 State Housing Element Requirements Required Housing Element Component Reference maintenance, improvement, or development of housing for all income levels 8. Analysis of special housing need: elderly, persons with disabilities, large families, farm workers, and families with female heads of household Section II 9. Analysis of housing needs for families and persons in need of emergency shelter Section II 10. Analysis of opportunities for energy conservation with respect to residential development Section III 11. Analysis of assisted housing developments that are eligible to change from lower-income housing during the next 10 years Appendix B B. Goals and Policies 12. Identification of El Cerrito’s goals, quantified objectives and policies relative to maintenance, improvement and development of housing Section IV C. Implementation Program 13. Identify adequate sites which will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels Appendix A 14. Programs to assist in the development of adequate housing to meet the needs of low and moderate income households. Section IV 15. Address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing Section IV 16. Remove constraints to or provide reasonable accommodations for housing for persons with disabilities Section IV 17. Conserve and improve the condition of the existing affordable housing stock in El Cerrito Section IV 18. Promote housing opportunities for all persons Section IV 19. Identify programs to address the potential conversion of assisted housing development to market-rate housing Appendix B 20. Program actions to identify zone(s) where emergency shelters are permitted without a conditional use or other discretionary permit and with the capacity to meet the needs of individuals and persons needing emergency shelter. Section II ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 172 of 187 Appendix E I November 2014 2. General Plan Consistency Housing Element policies must be consistent with policies identified in other elements of the General Plan. The policies and programs in this Element reflect the policy direction contained in other parts of the General Plan, which was last updated in 1999. As portions of the General Plan are amended in the future, this Housing Element will be reviewed to ensure that internal consistency is maintained. The 1999 General Plan contains several elements with policies related to housing. Policies and the means for achieving consistency are summarized in Table E‐2. The City will ensure consistency between the Housing Element and General Plan policies through the following actions: Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency Land Use LU1.1 Ensure that the existing single-family neighborhoods remain in predominately single-family use, but include accessory units, by prohibiting incompatible uses. All new housing units developed will comply with the City’s existing zoning. LU1.3 Ensure that all multifamily or mixed-use development in residential areas addresses compatibility and quality of life issues. All new housing units proposed by the updated Housing Element will incorporate size and design to blend with existing architecture and neighborhood character as well as provide housing for a variety of needs. LU1.5 Promote suitably located housing and services for all age groups within the City. Within the San Pablo Avenue Specific Plan area, allow ground floor residential development and increased land use intensity close to existing transit infrastructure to promote residential infill development and catalyze mode shift. All new housing units proposed by the updated Housing Element will be phased in accordance with the population and job growth in the City and will provide for a variety of housing needs. LU1.6 Encourage diverse housing types, such as live-work units, studio spaces, townhouses, co-housing, congregate care, and garden apartments. The updated Housing Element policies encourage a diversity of housing types to be incorporated in order to meet the City’s Regional Housing Needs Allocation (RHNA). LU1.7 Maintain the maximum multifamily density at 35 dwelling units per acre, except in the San Pablo Avenue Specific Plan area and as otherwise provided in this Plan. All new housing units proposed by the updated Housing Element will be developed in compliance with the City’s Zoning Ordinance and General Plan densities. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix EI November 2014 Page 173 of 187 Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency LU1.8 Maintain the appearance of existing residential areas by discouraging paving of front yards and parkway strips, excessively wide curb cuts and driveways, and inappropriate fence materials in front yards. All new proposed housing units constructed in the City would be in compliance with the City’s design guidelines. LU5.1 Encourage high-densities and a mix of uses near the city’s two Bay Area Regional Transit (BART) stations to take advantage of the transit opportunities they provide. Some housing units proposed by the updated Housing Element may be constructed between the City’s two BART stations to take advantage of the transit opportunities the City provides. LU5.2 Encourage mixed-use centers along San Pablo Avenue including development along Fairmount Avenue, Stockton Avenue and Moeser Lane, between San Pablo Avenue and the Ohlone Greenway, that provide the opportunity for people to walk among business, employment, and residences. Some high-density housing units may be constructed in mixed-use centers along various downtown City streets to encourage people to walk among business, employment, and residences. LU5.3 Encourage mixed uses, especially offices or housing over ground-floor retail uses, where commercial uses are allowed. Some high-density housing units may be incorporated into mixed-use projects over commercial uses on the ground floor. Community Development and Design CD1.1 Preserve and enhance the character of existing residential neighborhoods by limiting encroachment of new buildings and activities that are out of scale and character with the surrounding uses. All new housing units constructed in the City will reflect the architectural style of the neighborhoods in which they are placed and any visual impacts to the surrounding environment will be carefully considered. CD4.3 Provide front yards in residential areas with structures and parking lots stepped along public streets in keeping with the character and setbacks of surrounding buildings. Ensure that yard spaces are landscaped appropriately to fit the surrounding context. All new housing developed will comply with the City’s Community Development and Design Element. Policies established in the updated Housing Element will not conflict with the current General Plan. CD4.4 Ensure that building design takes into consideration air circulation, natural lighting, views, and shading areas to interior and exterior spaces. All proposed housing units will take into special consideration air circulation, natural lighting, views, and shading areas around interior and exterior spaces. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 174 of 187 Appendix E I November 2014 Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency CD4.5 Integrate good design with the use of energy efficient techniques and equipments, and with materials and construction practices that minimize adverse environmental affects. The updated Housing Element policies encourage the use of energy efficient techniques and equipment, and construction practices that minimize adverse environmental affects. CD5.2 Encourage planned development projects and other techniques that cluster developments to create and preserve open spaces, views, and other amenities. Where possible, all new housing units proposed in the updated Housing Element will be clustered to reduce encroachment into open space areas, views, and other amenities. Growth Management GM5.1 Adopt and implement a development mitigation program requiring developers to pay the costs necessary to offset impacts of their projects on the local police, fire and park service system. Ensure that the local development review process includes consultation with contract agencies supplying domestic water, sanitary sewage and flood control services so that cost impacts are identified and appropriate mitigation included on a cooperative basis. All new housing units proposed by the updated Housing Element will comply with the City’s development review process. Transportation and Circulation T2.1 Recognize the link between land use and transportation. Promote land use and development patterns that encourage walking, bicycling, and transit use. Emphasize high-density and mixed land use patterns that promote transit and pedestrian travel. Some of the City’s housing units proposed by the updated Housing Element will be located in mixed-use projects and high density housing units that promote transit and pedestrian travel. T2.2 Projects should be designed to include features that encourage walking, bicycling, and transit use. Where feasible new housing units proposed by the updated Housing Element will incorporate features that encourage walking, bicycling, and transit use. Public Facilities and Services PR1.3 Use a level of service standard of five acres of publicly owned parkland per 1,000 residents as the minimum requirement for recreation and open space land. All new housing units proposed by the updated Housing Element will comply by the City’s standard of five acres of publicly owned park land per 1,000 residents as the minimum requirement for recreation and open space land. PR1.12 Require that all new multifamily residential projects provide on-site open space and recreational facilities for residents or provide a combination of park in-lieu fees and on-site facilities. All new multifamily residential projects proposed by the updated Housing Element will provide on-site facilities for the residences including open space or a means for providing open space. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix EI November 2014 Page 175 of 187 Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency Police Service PS1.1 Prior to approval of new development, the Police Department shall be requested to review all applications to determine the ability of the department to provide protection services. All new housing units proposed by the updated Housing Element will be reviewed by the Police Department to determine the ability of the department to provide protection services. Fire Service PS2.1 Prior to approval of new development, the applicant will be required to demonstrate that adequate emergency water supply, storage, and conveyance facilities, and access for fire protection either are, or will be, provided concurrent with development All new housing units proposed by the updated Housing Element will be reviewed by the Fire Department to determine the ability of the department to provide protection services. Public Infrastructure PS3.1 Approve new development only if the capacity of public infrastructure is in place or can be reasonably provided. All new housing units developed will show proof that they will be developed to comply with existing capacities. PS3.5 Coordinate and work with other service providers, including East Bay Municipal Utilities District (EBMUD), the Stege Sanitary District, the East Bay Sanitary Company, Contra Costa County, Caltrans, BART, AC Transit, and the East Bay Regional Park District to ensure adequate and safe public infrastructure to serve existing and planned development in the community. All new housing units developed will be designed to comply with existing service providers in the community. Resources and Hazards R1.1 Limit development in areas that support rare and endangered species. If development of these areas must occur, any loss of habitat should be fully compensated onsite. If off-site mitigation is necessary, it should occur within the El Cerrito planning area whenever possible, and a monitoring program prepared by a qualified biologist. No new housing units are proposed in environmentally sensitive areas, and if development should occur, any loss of habitat will be fully compensated onsite. If off-site mitigation is necessary, it should occur within the El Cerrito planning area wherever possible. R1.3 Encourage development patterns that minimize impacts on the City’s biological, visual and cultural resources, and integrate development with open space areas. The updated Housing Element does not propose the development of housing in any environmentally sensitive areas. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 176 of 187 Appendix E I November 2014 Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency R1.9 For development adjacent to creeks and major drainages, provide adequate building setbacks from creek banks, provision of access easements for creek maintenance purposes and for public access to creekside amenities, and creek improvements such as bank stabilization. Also, protect riparian vegetation outside the setback. Any new housing units constructed adjacent to creeks and major drainages will require the necessary building setbacks regulated by the City, and special consideration for the natural vegetation in the area will be taken in to consideration. R1.12 Control development on ridges to protect the form of the ridges and, in particular, by restricting development on ridgelines. Natural contours and vegetation on ridgelines should be maintained. Locate and design structures and other public and private improvements so as to minimize cut and fill areas that will impact public views, safety and surrounding uses, and avoid building profiles (silhouettes) being located above the ridgelines when viewed from public and designated public access areas. No new housing units developed in the City will be developed on ridgelines. All new units will be constructed in a way that minimizes cut and fill areas that could potentially impact public views, safety, and surrounding uses. R1.13 Preserve prominent views of visual resources and the bay, and consider visual access and view corridors when reviewing development proposals. Require assessment of critical public views, ridgelines, scenic overlooks, bay vista points, significant knolls, stands of trees, rock outcrops, and major visual features as part of the project review process to assure that projects protect natural resources through proper site planning, building design and landscaping, and that public access is provided if possible to vista points. An assessment of critical public views will be taken into consideration in every housing-units proposal. All prominent views of visual resources and the bay will be preserved. H1.9 Evaluate new development on sites that may have involved hazardous materials (such as older fill sites, historical auto service uses, industrial uses, or areas where hazardous materials may have been used) prior to development approvals. All new housing units proposed by the updated Housing Element will comply with the City’s Building Code and will be inspected by the City’s Building Inspector for compliance with all geological hazards prevention standards H1.15 Flood Hazards. Assure existing and new structures are designed to protect people and property from the threat of potential flooding. New development shall be designed to provide protection from potential impacts of flooding during the chance” or “100-year” flood. H1.16 In order to maintain unobstructed drainage courses, existing laws prohibiting the dumping of debris, fill or other waste materials into creeks and channels, and the littering of garbage should be strictly enforced. The City will also continue to maintain a high level of maintenance for its storm drainage facilities. New developments will be carefully reviewed to insure that adequate storm drain facilities are available both on and off the site. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix EI November 2014 Page 177 of 187 Table E-2 Summary of General Plan Goals and Policies Affecting Housing General Plan Element Policy Means for Achieving Consistency H1.17 Ensure storm drainage capacity to be available to carry runoff generated by new developments, and implement the City’s Storm Water Master Plan. H3.1 New residential development projects shall meet acceptable exterior noise level standards. All new housing units proposed by the updated Housing Element will comply with the City of El Cerrito’s General Plan, which includes noise level standards. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 178 of 187 Appendix F I November 2014 APPENDIX F: GLOSSARY OF HOUSING TERMS 1. List of Terms Above‐Moderate Income Household. A household with an annual income usually greater than 120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city of a county, or in the absence of such a survey, based on the latest available legibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program. Apartment. An apartment is one or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one family for sleeping or living purposes and containing one kitchen. Assisted Housing. Generally multi‐family rental housing, but sometimes single‐family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs including, but not limited to Federal state, or local housing programs including, but not limited to Federal Section 8 (new construction, substantial rehabilitation, and loan management set‐asides), Federal Sections 213, 236, and 202, Federal Section 221 (below‐market interest rate program), Federal Section 101 (rent supplement assistance), CDBG, FmHA Section 515, multi‐family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs. Below‐Market‐Rate (BMR). Any housing unit specifically priced to be sold or rented to low‐ or moderate income households for an amount less than the fair‐market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” The financing of housing at less than prevailing interest rates. Build‐Out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan. Build‐out does not assume that each parcel is developed to include all floor area or housing units possible under zoning regulations. Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities and by the State Department of Housing and Community Development (HCD) for non‐entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix F I November 2014 Page 179 of 187 Condominium. A form of ownership in which individuals purchase and own a unit of housing in a multi‐unit complex. The owner also shares financial responsibility for common areas. (See “Townhouse.”) Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease. Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer. Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location. Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in unites per gross acre or per net developable acre. Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas. Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price which is financed. Duplex. A detached building under single ownership that is designed for occupation as the residence of two families living independently of each other. Dwelling Unit (du). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing Unit. Elderly Housing. Typically one‐ and two‐bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them. Emergency Shelter. A facility that provides immediate and short‐term housing and supplemental services for the homeless. Shelters come in many sizes, but an optimum size is considered to be 20 to 40 beds. Supplemental services may include food, counseling, and access to other social programs. (See “Homeless” and “Transitional Housing.”) Extremely‐Low Income Household. A household with an annual income equal to or ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 180 of 187 Appendix F I November 2014 less than 30% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program. Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Housing Program. Family. Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. An Individual or a group of persons living together who constitute a bona fide single‐family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [California]. General Plan. A comprehensive, long‐term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety, and noise. The plan must include a statement of development policies and a diagram or diagrams illustrating the policies. Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort. Green Building. Green or sustainable building is the practice of creating healthier and more resource efficient models of construction, renovation, operation, maintenance, and demolition. [US Environmental Protection Agency] Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition. Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value. Household. All those persons—related or unrelated—who occupy a single housing unit. (See “Family.”) Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low‐and moderate income households. Housing Element. One of the seven State‐mandated elements of a local general plan, it ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix F I November 2014 Page 181 of 187 assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years. Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance and utilities. For rental housing this is defined as rent and utilities. Housing Ratio. The ratio of the housing payment to total gross income. Also called Payment‐to‐Income Ratio or Front‐End Ratio. Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single‐family dwelling, a multi‐family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law. Housing and Urban Development, U.S. Department of (HUD). A cabinet‐level department of the federal government that administers housing and community development programs. Implementing Policies. The City’s statements of its commitments to consistent actions. Implementation. Actions, procedures, programs, or techniques that carry out policies. Infill Development. The development of new housing or other buildings on scattered vacant lots in a built‐up area or on new building parcels created by permitted lot splits. Jobs‐Housing Balance. A ration used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. The General Plan uses ABAG’s definition which is a job total equal to 1.2 times the number of housing units within the area under consideration. Land Use Classification. A system for classifying and designating the appropriate use of properties. Live‐Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work. Low Income Household. A household with an annual income usually no greater than 51%‐80% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 182 of 187 Appendix F I November 2014 of Housing and Urban Development (HUD) for the §8 housing program. Low‐Income Housing Tax Credits. Tax reductions provided by the federal and State governments for investors in housing for low‐income households. Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U. S. Department of Housing and Urban Development (HUD). (See “Mobile Home” and “Modular Unit.”) Mixed‐Use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties. Moderate Income Household. A household with an annual income usually no greater than 81%‐120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program. Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower on a basis. Used with gross income to determine affordability. Multiple Family Building. A detached building designed and used exclusively as a dwelling by three or more families occupying separate suites. Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county. Overcrowding Housing Unit. A housing unit in which the members of the household, or group. Are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room. Parcel. A lot or tract of land. Planning Area. The area directly addressed by the general plan. A city’s planning area typically encompasses the city limits and potentially annexable land within its sphere of influence. Policy. A specific statement of principle or of guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix F I November 2014 Page 183 of 187 to follow, in order to meet its objectives before undertaking an action program. (See “Program.”) Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index. Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives. Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use. Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction, and affecting a broad geographic area. Regional Housing Needs Assessment. A quantification by ABAG of existing and projected housing need, by household income group, for all localities within a region. Rehabilitation. The repair, preservation, and/or improvement of substandard housing. Residential. Land designated in the General Plan and zoning ordinance for building consisting of dwelling units. May be improved, vacant, or unimproved. (See “Dwelling Unit.”) Residential Care Facility. A facility that provides 24‐hour care and supervision to its residents. Residential, Multiple Family. Usually three or more dwelling units on a single site, which may be in the same or separate buildings. Residential, Single‐Family. A single dwelling unit on a building site. Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example. Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area. Second Unit. A self‐contained living unit, either attached to or detached form, and in addition to, the primary residential unit on a single lot. “Granny Flat” is one type of second unit. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 184 of 187 Appendix F I November 2014 Section 8 Rental Assistance Program. A federal (HUD) rent‐subsidy program that is one of the main sources of federal housing assistance for low‐income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30% of the household’s adjusted gross income (GMI). “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation. Shared Living. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by §1566.3 of the California Health and Safety Code. Single‐Family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See “Townhouse.”) Single‐Family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See “Family.”) Single Room Occupancy (SRO). A single room, typically 80‐250 square feet, with a sink and closet, but which requires the occupant to share a communal bathroom, shower, and kitchen. Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms or mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like. Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing. Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population as defined in California Health and Safety Code Section 53260(d), and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. “Target populationʺ means adults with low incomes having one or more disabilities, including mental illness, HIV or A IDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix F I November 2014 Page 185 of 187 adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people. [California Health and Safety Code Sections 50675.14(b) and 53260(d)] Target Areas. Specifically designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by Very‐Low and Low‐income households. Tax Increment. Additional tax revenues that result form increases in property values within a redevelopment area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at lest 20% to be used to increase and improve the community’s supply of very low and low income housing. Tenure. A housing unit is “owned” if the owner or co‐owner lives in the unit, even if it is “owned only if it is mortgaged or not fully paid for. A cooperative or condominium unit is “owned only if the owner or co‐owner lives in it. All other occupied units are classified as “rented,” including units rented for cash rent and those occupied without payment of cash rent. Townhouse. A townhouse is a dwelling unit located in a group of three or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance. Transitional Housing. Shelter provide to the homeless for an extend period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self sufficiency through the acquisition of a stable income and permanent housing. (See “homeless” and “Emergency Shelter.”) Undevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City are designated as “undevelopable” by the City. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 186 of 187 Appendix F I November 2014 2. Acronyms Used ABAG: Association of Bay Area Governments ACS: American Community Survey BMPs: Best Management Practices CALTRANS: California Department of Transportation CDBG: Community Development Block Grant CEQA: California Environmental Quality Act CIP: Capital Improvement Program DIF: Development Impact Fee DU/ac: Dwelling units per acre EDD: California Employment Development Department FAR: Floor Area Ratio FEMA: Federal Emergency Management Agency HCD: Department of Housing and Community Development HOA: Homeowners Association HUD: Department of Housing and Urban Development LAFCO: Local Agency Formation Commission MFI: Median Family Income NPDES: National Pollutant Discharge Elimination System RTP: Regional Transportation Plan SPA: Sectional Planning Area STF: Summary Tape File (U.S. Census) TOD: Transit‐Oriented Development TOHIMU: Transit‐Oriented Higher‐Intensity Mixed Use ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Appendix F I November 2014 Page 187 of 187 TOMIMU: Transit‐Oriented Mid‐Intensity Mixed Use TDM: Transportation Demand Management TSM: Transportation Systems Management WCP: Water Conservation Plan