Document elcerrito_gov_doc_89c26a2921

City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 51 of 187 III. RESOURCES AND CONSTRAINTS A. ADEQUATE SITES ANALYSIS Each city is mandated by State Housing Element Law to demonstrate it has adequate sites available through appropriate zoning and development standards and with the required infrastructure for a variety of housing types and income levels. The City must demonstrate it has capacity or adequate sites to accommodate the projected need for housing through the 2014‐2022 RHNA planning period. 1. Units Under Construction and Approved Projects Since the RHNA planning period begins January 1, 2014, El Cerrito’s RHNA can be reduced by the number of new units under construction or approved as of January 1, 2014. City staff compiled an inventory of all residential projects that are (as of August 2014) under construction or approved and anticipated to be built during the current Housing Element planning period. The units shown as affordable to lower‐ and moderate‐income households are all deed‐restricted affordable units. As shown in Table III‐1 (and Table A‐3 in Appendix there are 251 units currently under construction or approved within El Cerrito, including 86 very low‐income units, 38 low‐ income units, 13 moderate‐income units, and 114 above moderate‐income units. The Map ID column in Tables III‐1 and A‐3 in Appendix A correspond with the labels in Figures A‐1 and A‐2 in Appendix A. Table III-1 Residential Projects Under Construction or Approved, El Cerrito (2014) Map ID Project Name Status Total Units Units by Income Level Methodology of Affordability Determination VL L M AM A Ohlone Gardens, 6495 Portola Drive Under Construction 57 56 0 1 Deed-restricted B 6747 Hagen Blvd Under Construction 2 2 C Eden Senior Housing10848- 10860 San Pablo Ave. Approved 63 30 32 1 Deed-restricted D Creekside at El Cerrito Plaza Approved 128 6 13 109 Deed-restricted E 1626 Julian Dr. Approved 1 1 Subtotal 251 86 38 13 114 Source: City of El Cerrito, July 2014. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 52 of 187 Resources & ConstraintsI November 2014 After accounting for units under construction and approved projects, El Cerrito has a remaining need of 147 units, including 14 very low‐income units, 25 low‐income units, 56 moderate‐income units, and 52 above moderate‐income units. The remaining need is shown in Table III‐2. Table III-2 Remaining Need Based on Units Approved/Built/Under Construction El Cerrito (2014) Income Category A B A-B 2014-2022 RHNA Units Under Construction or Approved Remaining Need Very Low (0-50% of AMI) 100 86 14 Low (51-80% of AMI) 63 38 25 Moderate (81-120% of AMI) 69 13 56 Above Moderate (over 120% of AMI) 166 114 52 TOTAL UNITS 398 251 147 Source: City of El Cerrito, July 2014. 2. Sites Summary – Future Development Potential There is vacant and underutilized land located throughout the city ranging from very low‐ to high‐density zoning. Table A‐4 in Appendix A, summarizes the development potential of the vacant lots based on zoning classification, general plan land use designation, and comments specific to the site. Figure III‐1 shows the locations of all units under construction, approved projects, and potential sites. Figures A‐1 and A‐2 in Appendix A include map IDs that correspond with the “map ID” column in Table III‐1 and Table A‐4. To show the development capacity to meet the remaining RHNA of 147 units, the City conducted a site‐by‐site analysis of sites suitable for residential development. All of the sites in the inventory are vacant or underutilized sites zoned for residential use and meet the classification in State law (Government Code Section 65583.2(a)) as “land suitable for residential development.” Together, the identified opportunity sites can yield more than 900 new housing units, exceeding the City’s RHNA. 3. Assumptions A majority of the sites are located within the San Pablo Avenue Specific Plan. Many of these sites are owned by Bay Area Rapid Transit (BART) and have additional hurdles to development beyond that of normal land development. The City is poised to work closely with BART and facilitate these future developments. Before the Specific Plan was adopted, the majority of the sites within the Plan Area were designated Commercial/Mixed Use and zoned Community Commercial or Transit‐Oriented Mixed Use (TOM), which allowed up to 35 units per acre. When the previous Housing ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 53 of 187 Element was adopted, additional density (up to 45 units per acre) was allowed through the City’s Incentives Program or through the Affordable Housing Density Bonus. The previous Housing Element assumed 40 units per acre on these sites halfway between the maximum permitted density of 35 and the maximum permitted density with zoning incentives of 45). The San Pablo Avenue Specific Plan created two Transect Zones: TOHIMU and TOMIMU. The Plan contains a Form‐Based Code (FBC) that includes land use regulations permitted uses), building height standards, and open space and parking requirements. However, there are no maximum permitted density standards within the FBC of the Specific Plan. Since the FBC significantly increased the allowed building heights, decreased parking and eliminated maximum densities, the City anticipates that future development densities under the Specific Plan will exceed the maximum permitted densities under the former General Plan designations and zoning. As described in the next section, the Housing Element conservatively assumes the densities allowed under the former General Plan designations and zoning districts in order to estimate capacity on the sites within the Specific Plan. These sites are inventoried as lower‐income in accordance with the “default density standard” set forth in Government Code Section 65583.2(c). The default density standard is the density “deemed appropriate” in State law to accommodate housing for lower‐income households given the type of the jurisdiction. El Cerrito is considered a “suburban jurisdiction” with a default density standard of 20 units per acre. HCD is required to accept sites that allow for zoning at this density as appropriate for accommodating El Cerrito’s share of the regional housing need for lower‐income households. It has been the City’s experience that these densities are realistically achievable when all other required development standards are taken into account. Several approved multifamily projects have achieved densities at or exceeding 35 units per acre and 45 units per acre through the incentives program. The Creekside project was approved through the City’s incentives program with a density of 45 units per acre. The Ohlone Gardens Apartments, which is currently under construction, includes housing for the persons with special needs with services at a density of 61 units per acre. The Eden Senior Housing project, which received approvals in 2013, includes senior housing with services at a density of 65 units per acre. The San Pablo Avenue Plan increased the development potential on these sites. The densities and modified development standards that were granted under the incentives program are now permitted by‐right for sites within the San Pablo Avenue Specific Plan. As previously stated, the City anticipates that future development densities under the Specific Plan will meet or exceed the maximum permitted densities under the former General Plan designations and zoning. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 54 of 187 Resources & ConstraintsI November 2014 There are seven small sites (map numbers 80 ‐ 86) that are currently zoned Multi‐Family Residential (RM) and designated High Density Residential. This designation allows up to 35 units per acre, but all seven of the sites are less than 0.5 acres. There is also one site (map number 79) that is currently zoned RD and designated Medium Density Residential. This designation allows up to 20 units per acre, but the site is less than 0.5 acres. Due to the difficulty associated with multifamily development on small lots, these sites are inventoried as moderate‐income. All other sites were inventoried as above moderate‐income. 4. RHNA Summary Table III‐3 summarizes El Cerrito’s capacity to meet the RHNA for the 2014‐2022 projection period. After accounting for capacity from units under construction, approved projects, and potential sites, El Cerrito has a surplus of 810 lower‐income units, 10 above moderate‐ income units, and 781 total units. There is a deficit of 39 moderate‐income units, but this need is covered by the surplus in the lower‐income categories. Table III-3 Summary of Residential Development Potential El Cerrito (2014) Units by Income Level Total Units VL L M AM 2014-2022 RHNA 100 63 69 166 398 Units Under Construction 56 0 0 3 59 Approved Projects 30 38 13 111 192 Remaining Need 14 25 56 52 147 Potential Sites 849 17 77 943 RHNA Surplus/(Deficit) 810 (39)1 25 796 1Covered by surplus capacity from lower-income categories Source: City of El Cerrito, 2014. ---PAGE BREAK--- " T " T Hillside Nature Area Hillside Nature Area 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 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 80 80 580 U V 123 U V 123 Arlin gt o n Richmond Carlson Potrero B a r r e tt A sh bury Manila Navellier Fairmount San Mateo Moeser C o l u s a Tehama Cutting Central Curtis Dimm Moeser Carlson Ar l i n gto n Potrero Barrett Ashbury Wildcat Canyon Regional Park Wildcat Canyon Regional Park Hillside Nature Area Hillside Nature Area Albany Hill Park Albany Hill Park Casa Cerrito Park Casa Cerrito Park Canyon Trail Park Canyon Trail Park Castro Park Castro Park Cerrito Vista Park Cerrito Vista Park Arlington Arlington Park Park Tiller Park Tiller Park Huber Park Huber Park Booker T Booker T Anderson Jr Park Anderson Jr Park Tassajara Park Tassajara Park Mira Vista Park Mira Vista Park Poinsett Park Poinsett Park Fairmont Fairmont Park Park Harding Harding Park Park Memorial Park Memorial Park Abraham Abraham Braxton Braxton Park Park Eastshore State Park Eastshore State Park Figure III-1 Citywide 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 Approved Project Potential Site Under Construction Under Review " T BART Station BART ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 56 of 187 Resources & ConstraintsI November 2014 This page is intentionally left blank. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 57 of 187 B. GOVERNMENTAL RESOURCES AND CONSTRAINTS Governmental resources include programs that provide funds for housing‐related activities, as well as, incentives provided by the local jurisdiction for the provision of housing. Governmental constraints are policies, standards, requirements, and actions imposed by the government that may have a negative impact on the development and provision of housing for a variety of income levels. These constraints may include land use controls, building codes and their enforcement, environmental review fees and processes, site improvements, fees and exactions required of developers, and local processing and permit procedures. State and Federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are, therefore, not addressed in this analysis. 1. Land Use Controls Land use controls include City‐initiated General Plan policies, zoning regulations and standards, permit processing requirements, and development fees. a. General Plan The General Plan constitutes the highest‐level policy document for the City of El Cerrito. The Land Use Element of the General Plan identifies the location, distribution, and density/intensity of the land use within the city. Residential densities are measured in dwelling units per acre (du/ac). The 1999 El Cerrito General Plan, as amended in September 2014, identifies seven land use designations that permit residential uses, shown in Table III‐ 4. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 58 of 187 Resources & ConstraintsI November 2014 Table III-4 General Plan Residential Land Use Designations El Cerrito (2014) Designation Description Permitted Density Very Low Density Residential The Very Low Density category of residential land uses is intended for single family, residential units on large lots. Typically the Very Low Density category is to protect sensitive hillside areas from extensive development and to protect against hazards related to earthquakes, unstable terrain, and wild fires. In addition, Very Low Density land uses are also intended to protect sensitive environmental areas and features, and provide sites for larger, distinctive residences. Maximum of 6 dwelling units per net acre. Low Density Residential The Low Density category of residential land uses is intended to promote and protect single family neighborhoods. 7 to 9 dwelling units per net acre. Medium Density Residential The Medium Density category of residential land use accommodates more intensive forms of residential development while still remaining compatible with surrounding land uses. This category is intended to provide greater housing choice in the city for different family sizes and incomes. Medium density residential uses are intended to be located closer to community and retail services, such as neighborhood shopping centers, parks, and open spaces areas, and near minor and major collector streets where greater access can be provided. This land use category includes a number of housing development types including duplexes, townhouses, apartments, and small-lot, single family residential designs. 10 to 20 dwelling units per net acre. High Density Residential The High Density residential land use category is intended to provide opportunities for multifamily residential development in a well-designed environment. The range is intended to be located in areas where higher traffic volumes and buildings can be accommodated. These developments should be located outside of single family residential communities, where services and transportation systems are adequate to serve the increased densities. 21 to 35 dwelling units per net acre. Commercial/Mixed Use The Mixed-Use Commercial designation is intended primarily for all types of commercial uses and secondarily for residential uses or a combination of the two. The designation is intended to encourage ground floor, pedestrian-friendly, retail sales and service uses with upper floors of office and residential uses. The Mixed-Use Commercial category applies to commercial activity ranging from neighborhood convenience stores to community shopping centers and regionally-oriented specialty stores. In addition to retail stores, the Mixed-Use Commercial designation is also intended to allow for residential and office uses, including administrative, professional, medical, and dental offices, and “high-tech” research and development uses and laboratories. The Mixed-Use Commercial designation also allows for limited, small-scale specialty manufacturing uses, such as arts and crafts, woodworking, and assembly processes, when located on sites compatible with surrounding neighborhoods. Maximum of 35 units per net acre. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 59 of 187 Table III-4 General Plan Residential Land Use Designations El Cerrito (2014) Designation Description Permitted Density Transit-Oriented Higher-Intensity Mixed Use The San Pablo Avenue Specific Plan articulates a vision for the future of San Pablo Avenue, identifies improvements, and adopts context-sensitive regulations that can be applied along its length and to adjacent areas. The Plan’s Form-Based Code regulates land use and development standards based on Transect Zone, Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) and Transit-Oriented Mid-Intensity Mixed Use (TOMIMU), designed to encourage vertical and horizontal mixed use. The TOHIMU zone emphasizes commercial uses on the ground floor with upper residential uses to activate the pedestrian right-of-way and cluster services near transit nodes. Maximum height of 65 feet. Transit-Oriented Mid-Intensity Mixed Use The San Pablo Avenue Specific Plan articulates a vision for the future of San Pablo Avenue, identifies improvements, and adopts context-sensitive regulations that can be applied along its length and to adjacent areas. The Plan’s Form-Based Code regulates land use and development standards based on Transect Zone, Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) and Transit-Oriented Mid-Intensity Mixed Use (TOMIMU), designed to encourage vertical and horizontal mixed use. The TOMIMU zone allows for “flex” spaces on the bottom floors to accommodate ground floor commercial where needed, but emphasizing mid-intensity residential uses to increase housing along the transportation corridor to encourage walking, biking and public transit use. Maximum height of 55 feet. Source: City of El Cerrito General Plan, September 2014. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 60 of 187 Resources & ConstraintsI November 2014 b. San Pablo Avenue Specific Plan and Form-Based Code The San Pablo Avenue Specific Plan, effective date of November 6, 2014, articulates a vision for the future of San Pablo Avenue, identifies improvements, and adopts context sensitive regulations that can be applied within the Specific Plan Area. The Plan’s key principles are to deepen a sense of place and community identity; attract private investment; strengthen partnerships; enhance the public realm; promote the everyday use of transit, walking, and biking; and foster environmental sustainability. The Plan establishes a Form‐Based Code that regulates land use and development standards based on Transit‐Oriented Higher‐ Intensity Mixed Use (TOHIMU) and Transit‐Oriented Mid‐Intensity Mixed Use (TOMIMU) Transect Zones. Goals and strategies include:  Maximize Transit‐Oriented Development (TOD) potential along the corridor;  Allow ground floor residential development to provide flexibility and expand the Plan Area’s residential base;  Promote residential infill development through increased land use intensity close to existing transit infrastructure; and  Increase the supply, diversity, and affordability of housing in proximity to existing or planned transportation investments. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 61 of 187 Table III-10 Transect Zone Land Use Regulations El Cerrito (2014) TOHIMU TOMIMU Theater Overlay Block Residential Use Types Single Family Dwelling L-1 L-1 Second Unit L-1 L-1 Duplex L-1 L-1 Multiple Family Residential P P L-4 Group Housing A A Residential Care Facilities (Institutional Residential) Residential Care Facilities, General C C C Residential Care Facilities, Limited C C C Residential Care Facilities, Senior C C C — Uses permitted as-of-right that require no discretionary review if in compliance with all standards. — Uses permitted as-of-right subject to limitations restricting location, size or other characteristics to ensure compatibility with surrounding uses. — Uses subject to an Administrative Use Permit following discretionary review by the Zoning Administrator. — Uses subject to a Conditional Use Permit following discretionary review and public hearing by the Planning Commission. — Uses that are not permitted. Source: San Pablo Avenue Specific Plan, Form-Based Code, 2014. Table III‐11 provides a summary of development standards in the TOHIMU and TOMIMU zones. The TOHIMU and the TOMIMU zones are further analyzed under Residential Development Standards. Table III-11 Development Standards El Cerrito (2014) TOHIMU TOMIMU Building height Maximum Height 65’ maximum. Up to 85’ with affordable housing density bonus. 55’ maximum. Up to 65’ with affordable housing density bonus. Minimum Height 3 Stories Residential (Except Constrained Lots) Parking Requirement Residential Buildings: Automobile Up to 1 auto space/unit Up to 1.5 auto spaces/unit Residential Buildings: Bicycle Minimum 1 short-term bicycle space/10 units Minimum 1 long-term bicycle spaces/unit Parking Areas Auto parking shall be located behind habitable space, underground, or on the interior of the building. Long-term bicycle parking shall be located in a secure, weather-protected place on-site. Short-term bicycle parking shall be located inside or outside the building. It will need to be visible to pedestrians and bicyclists and serve the main entrance of a building ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 62 of 187 Resources & ConstraintsI November 2014 Types of Auto Parking Shared, Stacked, Unbundled Source: San Pablo Avenue Specific Plan, Form-Based Code, 2014 It is important to note that most sites included in Table A‐4(Available Land Inventory) of the Housing Element’s sites inventory zoned CC or TOM were rezoned as either TOHIMU or TOMIMU when the San Pablo Avenue Specific Plan was adopted in November, 2014. These available sites are subject to the development standards described in Table III‐10 above. c. Zoning Code The Zoning Code is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare, as well as to promote quality design and quality of life. The City of El Cerrito’s residential zoning designations control both the use and development standards of each residential parcel. The housing types allowed within the City of El Cerrito zoning districts are described below in Table III‐5. Residential zoning includes six main districts: RS, RD, RM, TOM, CC, and CN as well as the TOHIMU and TOMIMU Transect Zones of the San Pablo Avenue Specific Plan (See section b. San Pablo Avenue Specific Plan). The RS District is split into four separate subsets guiding the minimum size of each lot and other development standards such as minimum lot depth and width and setbacks. Single family units are permitted by right in all single family residential districts. New single family uses are not allowed in the RM, TOM, CC, and CN districts. Multiple family dwellings are permitted by right in the RM, TOM, CC, CN zones, and San Pablo Avenue Specific Plan Transect Zones. Multiple family dwellings are not permitted on the ground floor of the Theater Overlay Block of the San Pablo Avenue Specific Plan. ---PAGE BREAK--- City of El Cerrito Draft Housing Element Update 2015‐2023 Resources & Constraints I November 2014 Page 63 of 187 Table III-5 Housing Types Permitted by Zone El Cerrito (2014) RS-5 RS-7.5 RS-10 RS-20 RD RM CN CC TOM TOMIMU TOHIMU Single Family Detached P P P P P P2 P2 P2 P2 P2 Multifamily townhouse, apartments) P P P<25 units C>25 units P P P Second Unit P P P P P P1 P1 P1 P1 P2 P2 Duplex P P P P P2 P2 Community Social Service Facilities homeless shelters) C P A A A Emergency Shelters P3 P3 Manufactured Housing4 P P P P P P Single Room Occupancy C C P P C C Group Housing C C P P A A Live/Work Loft A A P P P Senior Citizen Housing A A A A A P P P P Residential Care – General (for 7 or more) C C C C C C C C C C C Residential Care – Limited (for 6 or fewer) P P P P P P C C C C C Residential Care – Senior C C C C C A C C C C C P = Permitted, C = Conditional Use Permit, A = Administrative Use Permit 1 Permitted with existing single family use. 2 Permitted if an existing use; new uses are prohibited. 3Within the Specific Plan Area, emergency shelters are a separate land use type from Commercial Social Service Facilities. Emergency shelters are permitted in the TOHIMU and TOMIMU zones, with the exception of the Theater Overlay Block, subject to operating standards described in the San Pablo Avenue Specific Plan. 4The City of El Cerrito Municipal Code defines “single family dwelling” to include manufactured homes. Source: City of El Cerrito Municipal Code, 2014. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 64 of 187 Resources & Constraints I November 2014 Residential Development Standards The City regulates the type, location, density, and scale of development through the General Plan, San Pablo Avenue Specific Plan, and the Zoning Ordinance. Provisions in the Zoning Ordinance specify minimum lot areas, setbacks, coverage, FAR, height limits, and parking. El Cerrito regulations are comparable to those of similar cities. In addition to the base zoning districts described in the following tables, applicants can request rezoning to a customized Planned Development (PD) District that allows deviation from the normal regulations where a development project is consistent with the General Plan and meets other community objectives. El Cerrito’s zoning regulations are not restrictive and do not create a financial or physical constraint to residential development due to a wide range of densities permitted by the City and flexible parking requirements. Additionally, the San Pablo Avenue Specific Plan contains a Form‐Based Code, which establishes flexible development regulations for structures within its Plan Area, including building height, parking, setbacks, and access (See Table III‐10). Table III-6 Residential Development Standards El Cerrito (2014) RS-5 RS-7.5 RS-10 RS-20 RD RM Minimum Lot Area (sq. ft.) Interior Lots 5,000 7,500 10,000 20,000 5,000 5,000 Corner Lots 6,000 7,500 10,000 20,000 6,000 6,000 Minimum Lot Width at Building Setback Line (ft.) Interior Lots 50 75 80 100 50 50 Corner Lots 60 75 80 100 60 60 Maximum Lot Coverage Where Lot Slope is 30% or Less 50 50 50 50 50 60, up to 80 with underground parking Where Lot Slope >30% 40 40 40 40 40 40 Maximum Impervious Surface Coverage on Lots with Slopes >30% 40 40 40 40 40 40 Minimum Yards (ft.) Front - Minimum 10 20 20 30 10 10 Front - For the Entire Width of Required Covered Parking 20 25 25 35 20 20 Side 5 6 6 12 5 5; 10 for portions of building greater than 25 feet in height Minimum Yards (ft.) Corner Side – Minimum 8.5 8.5 8.5 12 8.5 8.5 ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 65 of 187 Table III-6 Residential Development Standards El Cerrito (2014) RS-5 RS-7.5 RS-10 RS-20 RD RM Corner Side – For the Entire Width of Required Covered Parking 20 20 20 20 20 20 Rear 15 15 20 25 15 15, 20 in some cases Maximum Height (ft.) Base Height 25-35; Maximum Height with CUP 30-40 Base Height 30; Maximum Height with CUP-35 35 Required Off-Street Parking 2 spaces per dwelling unit for each unit of two or more bedrooms. 1 space per studio or 1-bedroom unit. 1 space for a second unit in addition to the spaces required for the primary dwelling unit. Source: City of El Cerrito Municipal Code, 2014. Multifamily Housing The purpose of the City’s mixed‐use zones is to promote and encourage multiple family developments at densities that are consistent with the General Plan land use designation and surrounding development. The intent is to provide for higher‐density classifications in and around the development nodes and adjacent to major transit centers, and lower‐density multifamily development in transition areas between single family development and commercial areas or higher‐density residential areas. Multiple family dwellings are permitted by right in the RM, TOM, CC, CN and San Pablo Avenue TOHIMU and TOMIMU transect zones. Multifamily structures that contain more than 25 units require a conditional use permit in the CC zone. However, as described earlier, the TOHIMU and TOMIMU transect zones of the San Pablo Avenue Specific Plan replaced most of the CC and TOM zoned sites in the city. Table III‐7 describes multifamily development standards in commercial areas and the San Pablo Avenue Specific Plan TOHIMU and TOMIMU transect zones. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 66 of 187 Resources & Constraints I November 2014 Table III-7 Multifamily Residential Development Standards in Commercial Areas El Cerrito (2014) CN CC TOM San Pablo Avenue TOHIMU San Pablo Avenue TOMIMU Minimum Lot Size (sq. ft.) 5,000 2,000 for commercial 5,000 5,000 5,000 5,000 Minimum Residential Density 35 units per acre within 300 feet of the BART stations N/A N/A Maximum Residential Density – lot area per unit (sq. ft.) (may be in addition to non-residential FAR) Base Density 20 units per acre 35 units per acre 35 units per acre N/A N/A Density for Mixed Use Development 35 units per acre N/A N/A Density with Incentives 25 units per acre 45 units per acre 45 units per acre; up to 70 du/ac for housing for elderly and disabled persons if services are provided. N/A (See State Affordable Housing Bonuses) N/A (See State Affordable Housing Bonuses) Density with State Affordable Housing Bonuses 27 units per acre 48 units per acre 48 units per acre; up to 70 du/ac for housing for elderly and disabled persons if services are provided. Affordable Housing Bonuses will be granted through height increases Affordable Housing Bonuses will be granted through height increases Maximum Building Height (ft.) 35 35, up to 50 with CUP 50, up to 65 with CUP in Del Norte & Plaza areas 35, up to 45 with CUP in Midtown node 65, up to 85 with State Affordable Housing Bonuses 55, up to 65 with State Affordable Housing Bonuses Minimum Building Height 2 stories, exceptions may be granted with a CUP 3 stories Residential (except constrained lots) 2 stories commercial (exceptions granted with CUP) 3 stories Residential (except constrained lots) 2 stories commercial (exceptions granted with CUP) Building Setback on Street Frontages 0 - 10 feet 0 - 10 feet, more with a CUP 0 - 10 feet 0 – 15, front setback is regulated by Street Type. See Section 2.04.01 Regulation by Street Type of the San Pablo Avenue Specific Plan 0 – 15, front setback is regulated by Street Type. See Section 2.04.01 Regulation by Street Type of the San Pablo Avenue Specific Plan Minimum Yard Requirements (ft.) – None unless adjacent to a residential district Building Transition Zone Adjacent to For any portion of a structure adjacent to a residential district boundary), the minimum To minimize impacts of shadows on adjacent To minimize impacts of shadows on adjacent ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 67 of 187 Table III-7 Multifamily Residential Development Standards in Commercial Areas El Cerrito (2014) CN CC TOM San Pablo Avenue TOHIMU San Pablo Avenue TOMIMU Residential Districts required setbacks of the residential district shall apply. To protect privacy and minimize sunlight blockage, structures shall not intercept a 45- degree daylight plane inclined inward starting from a height of 35 feet above existing grade at the setback line. Exceptions to the above requirements are permitted for a one-story parking or garage structure that does not exceed 10 feet in height in a side or rear yard that does not front on a street. residential districts, buildings shall not cast shadows onto adjacent existing residential uses on December 21st greater than 14’ deep at 1:30 pm on adjacent parcels to the east. To protect privacy and minimize additional sunlight blockage, structures shall not intercept a 45-degree daylight plane inclined inward starting from a height of 35 feet above existing grade at the setback line. residential districts, buildings shall not cast shadows onto adjacent existing residential uses on December 21st greater than 14’ deep at 1:30 pm on adjacent parcels to the east. To protect privacy and minimize additional sunlight blockage, structures shall not intercept a 45-degree daylight plane inclined inward starting from a height of 35 feet above existing grade at the setback line. Required Off Street Parking RM & CC Zones: 2 spaces per dwelling unit for each unit of two or more bedrooms. TOM Zones: 1.5 spaces per dwelling unit for each unit of two or more bedrooms. At least one space per unit must be located in a garage or carport. In the TOM district, required parking reduced by 25% within ¼ mile of a BART station. Residential up to 1 auto space/unit Commercial Buildings: <3,000 square feet no parking required > 3,000 square feet up to 1 auto space/1,000 square feet Residential: up to 1.5 auto space/unit Commercial Buildings: < 3,000 sf - no parking required > 3,000 sf – up to 1 auto space/500 sf Source: City of El Cerrito Municipal Code, 2014 ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 68 of 187 Resources & Constraints I November 2014 Table III‐8 describes the minimum lot area for a given number of units in the RM District. When a lot is irregular, the minimum lot area shall be as determined by the Zoning Administrator but at least 10 percent greater than the following table. Table III-8 Maximum Density in RM District El Cerrito (2014) Number of Units Minimum Lot Size 2 units: 5,000 square feet 3 units: 6,500 square feet 4 units: 7,700 square feet 5 units: 8,700 square feet 6 units: 9,650 square feet 7 units: 10,500 square feet 8 units: 11,350 square feet 9 units: 12,150 square feet 10 units: 13,000 square feet 11 units 13,900 square feet 12 units 15,000 square feet 12+ units 1,250 square feet x the number of units. Source: City of El Cerrito Municipal Code, 2014. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 69 of 187 Parking Table III‐9 summarizes residential parking requirements in El Cerrito. Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot area for residential development. Table III-9 Required Residential Parking El Cerrito (2014) Use Classification Required Off-Street Parking Spaces Additional Regulations Single Family Dwelling 2 spaces per dwelling unit for each unit of two or more bedrooms. 1 space per studio or 1-bedroom unit. 19.06.030(N), Limitations on Parking and Garage Frontage. All required spaces must be located in a garage or carport. Second Unit 1 space for the Second Unit in addition to the spaces required for the primary dwelling unit. Section 19.20.190(D), Second Units. Two-Family Dwelling; Multiple Family Residential 1 space per unit for each studio or 1- bedroom unit. RD, RM & CC Zones: 2 spaces per dwelling unit for each unit of two or more bedrooms. TOM Zones: 1.5 spaces per dwelling unit for each unit of two or more bedrooms. 19.06.030(N), Limitations on Parking and Garage Frontage At least one space per unit must be located in a garage or carport. Transit-Oriented Higher-Intensity Mixed Use (TOHIMU) Up to 1 auto space/unit All projects include basic Transportation Demand Management (TDM). Projects proposing 0-0.5 auto spaces/residential unit may be required to perform a parking study and/or provide additional TDM measures. Projects requesting more parking need to provide justification for the increased amount. Transit-Oriented Mid-Intensity Mixed Use (TOMIMU) Up to 1.5 auto spaces/unit All projects include basic TDM. Projects proposing 0-1 auto spaces/residential unit may be required to perform a parking study and/or provide additional TDM measures. . Projects requesting more parking need to provide justification for the increased amount. Group Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage. Senior Citizen Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage. Transitional Housing 0.5 per unit 19.06.030(N), Limitations on Parking and Garage Frontage. Source: City of El Cerrito Municipal Code, 2014. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 70 of 187 Resources & Constraints I November 2014 d. Planned Development District The specific purpose of the ‐PD Planned Development district is to provide for detailed review of development that warrants special review and deviations from the existing development standards. This district is also intended to provide opportunities for creative development approaches and standards that will achieve superior community design, environmental preservation, and public benefit, in comparison to subdivision and development under district regulations. All site and building requirements, including yard, building height, lot coverage, and landscaping are determined on a case‐by‐case basis based on the specific characteristics of the site and the need to provide additional zoning control by establishing site specific conditions of approval and standards for a specific PD District. 2. Density Bonus Ordinance In order to encourage the construction of affordable housing developments for very low‐ and low‐income households and senior households, and in accordance with Section 65915 et seq. of the California Government Code, the City of El Cerrito has two different Density Bonus Ordinances. The first is the Affordable Housing Bonus Program (Chapter 19.22 of the Zoning Ordinance) that is governed by the requirements of Government Code Section 65915. The second is the Incentives Program (Chapter 19.23. of the Zoning Ordinance), which is still in place but has limited applicability now that the San Pablo Avenue Specific Plan is in place. In addition to the Affordable Housing Bonus Program, the San Pablo Specific Plan includes a “Tier IV” review process to consider projects that provide community benefit, such as affordable housing, but do not meet the form‐based code standards. The Tier IV process is described under below. a. Affordable Housing Bonus The Affordable Housing Bonus Program is in Chapter 19.22 of the El Cerrito Municipal Code. The City last updated its affordable housing bonus ordinance in 2008, which implements the policies of the General Plan Housing Element for encouraging and expanding housing opportunities for households with extremely low‐, very low‐, and low‐ incomes, seniors, disabled, other persons with special housing needs, and development that includes a childcare facility through density bonuses and additional incentives, consistent with Government Code Section 65915. The program also provides additional incentives for affordable housing containing three or more bedrooms to meet the needs of large families. It also requires resale and rental controls on affordable housing and ensures that lower‐ income rental units remain affordable for at least 30 years or such other term approved by the City, consistent with State law. The amount of the density bonus is set on a sliding scale, based upon the percentage of affordable units at each income. The number of units to which the applicant is entitled can increase to a maximum of 35 percent of the maximum allowable residential density for the site for very low‐income dwellings, low‐income dwellings, condominium and planned unit ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 71 of 187 developments, and housing accompanied by land donation. Depending upon the percentage of affordable units and the level of affordability, the program also provides the applicant with the opportunity to receive incentives such as increased building height, reduced building setbacks, reduced parking requirements or other incentives that would improve the economic feasibility of the affordable development. b. Incentives Program (Chapter 19.32 of the ECMC) In 1977 the City adopted an Incentives Program that provided flexibility in the application of development standards within the RM, CC, or TOM districts in exchange for community and environmental benefits or creative designs that enhanced quality of life in the City. The San Pablo Avenue Specific Plan was adopted in September 2014 and rezoned the majority of parcels zoned RM, CC, and TOM to TOHIMU and TOMIMU. Many of the incentives provided through the program are now granted as a matter of right through the Form‐Based Code in an effort to encourage mixed‐use development along the corridor. With the adoption of the Specific Plan, the Incentives Program now has limited applicability. c. San Pablo Avenue Specific Plan Projects within the San Pablo Avenue Specific Plan Area will be subject to the Administration regulations of the Specific Plan. The Plan Form‐Based Code is designed to facilitate an increased intensity of residential development in proximity to transit. In the event that the development standards for the Transect Zones create an impediment to achieving multifamily residential development, the developer may submit an application for Site Plan and Design Review – Tier IV. The Tier IV Site Plan and Design Review process is meant to incentivize overarching community benefits, including affordable housing, as part of developments that would not otherwise be permitted under Specific Plan regulations but nevertheless comply with the intent of the Specific Plan. Approval findings for Tier IV Site Plan and Design Review include the following:  That the project furthers the goals of the Specific Plan by encouraging practical and market‐friendly development, ensuring return on investment, strengthening a sense of place, enhancing and humanizing the public realm, and catalyzing mode shift;  That the project provides a public benefit which is consistent with the goals of the Specific Plan and furthers an important goal(s) stated in adopted city policy documents as identified by the Community Development Director. These documents include, but are not limited to: o El Cerrito Climate Action Plan o El Cerrito Strategic Plan o El Cerrito General Plan ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 72 of 187 Resources & Constraints I November 2014 o El Cerrito Economic Development Action Plan o El Cerrito Urban Greening Plan o El Cerrito Active Transportation Plan  That the development will not have an undue adverse effect upon the Transect Zone in which it is located, and will be compatible with the design features and land uses permitted in the Transect Zone in which the project is located;  That the proposed development complies with the intent of the Specific Plan, and;  That the project implements applicable goals and policies of the General Plan. 3. Residential Care Facilities A “residential care facility” is a resident‐occupied dwelling, licensed by the State/County that provides housing and care for children and/or adults on a full‐time, live‐in basis. According to the Federal Department of Health and Social Services, there are a total of 14 licensed care facilities in El Cerrito (See Table II‐17). The City of El Cerrito Municipal Code defines three types of residential care facilities as follows:  Residential Care – General. A residential care facility providing 24‐hour nonmedical care for more than six persons in a single unit in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. Residential Care – General facilities require a conditional use permit in all residential and commercial zones.  Residential Care – Limited. A residential care facility providing 24‐hour non‐ medical care for six or fewer persons in a single unit, in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. This classification includes residential care facilities restricted to persons 60 years of age or older if there are six or fewer residents. Six or fewer persons does not include the licensee or members of the licenseeʹs family or persons employed as facility staff. Residential Care – Limited facilities are permitted by right in all residential zones (consistent with State law), but require a conditional use permit in all commercial zones.  Residential Care – Senior. A housing arrangement chosen voluntarily by the resident, the residentʹs guardian, conservator, or other responsible person; where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at time of admission or as determined necessary at subsequent times of reappraisal. Any younger residents must have ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 73 of 187 needs compatible with other residents, as provided in Health & Safety Code Section 1569.316 or a successor statute. This classification includes continuing care retirement communities and lifecare communities licensed for residential care by the State of California. Residential Care – Senior facilities require a conditional use permit in all residential and commercial zones, except in RM zones, where an administrative use permit is required. 4. Emergency Shelters State law (Government Code 65583(a)(4)) requires local jurisdictions to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. The City Zoning Ordinance allows emergency shelters as a permitted use under “Community Social Service Facilities” within the Community Commercial (CC) zone. The definition of Community Social Service Facilities as listed in the City’s Zoning Ordinance:  Community Social Service Facilities. Any noncommercial facility, such as homeless shelters, emergency shelters and facilities providing social services such as job referral, housing placement and which may also provide meals, showers, and/or laundry facilities, typically for less than 30 days. Specialized programs and services related to the needs of the residents may also be provided. This classification excludes transitional housing facilities that provide living accommodations for a longer term. As updated by the San Pablo Avenue Specific Plan, emergency shelters with fewer than 50 beds are also permitted in the TOHIMU and TOMIMU zones, with the exception of the Theater Overlay Block, subject to specified operational standards. The definition of Emergency Shelter as listed in the San Pablo Avenue Specific Plan is:  Emergency Shelters. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person or family. No individual or household may be denied emergency shelter because of an inability to pay. Medical assistance, counseling, and meals may be provided. Emergency shelters are permitted subject to the following operational standards: emergency shelters shall have a maximum of 50 beds, shall provide on‐site staffing and shall comply with licensing requirements and all applicable health and safety codes. Emergency shelters shall provide a written management plan to the Zoning Administrator. A minimum separation of 300 feet is required between Emergency Shelters. Nearly all Community Commercial parcels are being rezoned with the San Pablo Avenue Specific Plan to either TOHIMU or TOMIMU. There are five vacant parcels currently (June 2014) zoned for CC that will be rezoned to TOMIMU ranging from 0.12 acre to 0.23 acres which could accommodate one or more year‐round emergency shelters. All four lots have utilities and are in existing service areas. In addition, the zoning district contains other ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 74 of 187 Resources & Constraints I November 2014 underutilized parcels such as surface parking lots and underdeveloped properties that total a little more than an acre. Existing and future building vacancies could also accommodate one or more year‐round emergency shelters. Table III-12 Vacant Parcels in the CC Zone El Cerrito (2014) APN Zoning* General Plan Designation* San Pablo Avenue Specific Plan Designation Acreage 503233033 CC Commercial/Mixed Use TOMIMU .154 503233015 CC Commercial/Mixed Use TOMIMU .233 503233032 CC Commercial/Mixed Use TOMIMU .191 503233007 CC Commercial/Mixed Use TOMIMU .115 503236027 CC Commercial/Mixed Use TOMIMU .172 Total .865 *Prior to adoption of San Pablo Specific Plan Source: City of El Cerrito, 2014. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 75 of 187 5. Transitional Housing and Supportive Housing With the enactment of SB 2 in 2008, State law requires cities and counties to treat transitional and supportive housing as a residential use subject only to those restrictions that apply to other residential uses of the same type in the same zone. As updated in 2014 by the San Pablo Specific Plan, transitional housing and supportive housing are allowed in the TOHIMU and TOMIMU zones under the same standards as other types of permitted residential uses. The definitions of transitional housing and supportive housing contained within the San Pablo Specific Plan Land Use Definitions are:  Transitional Housing. Buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of assistance.  Supportive Housing. Housing with no limit on length of stay that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and , where possible, work in the community. The City is in the process of amending other sections of the Zoning Ordinance to also comply with State law. These amendments, which will ensure that transitional and supportive housing are treated the same as other residential uses, are expected to be adopted in December 2014. 6. Single Room Occupancy Units Single Room Occupancy (SRO) units, as defined in the California Code of Regulations, Title 4, Section 10325(g)(3), are efficiency units that may include shared or private bath and kitchen facilities and are typically between 200 and 500 square feet in size. SROs are rented on a and can provide an entry point into the housing market for extremely low‐income individuals, formerly homeless, and disabled persons. The City Zoning Ordinance allows SROs as a permitted use under “Group Housing” within the Community Commercial (CC) zone, requires a Conditional Use Permit in the CN, and RM zones, and requires an Administrative Use Permit in the TOHIMU and TOMIMU zones. The definition of Group Housing as listed in the City’s Zoning Ordinance and San Pablo Avenue Specific Plan is below:  Group Housing. Shared living quarters without separate kitchen or bathroom facilities for each room or unit. This classification includes rooming and boardinghouses, dormitories, and private residential clubs, offering shared living ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 76 of 187 Resources & Constraints I November 2014 quarters, but excludes hotels, residential care facilities and transitional housing facilities. 7. Second Unit Ordinance A “second unit” is an additional residential unit on the same lot as a primary single family dwelling that provides complete, independent living facilities for one or more persons. Second units are usually considered to be housing that is affordable to lower‐income households because there are no land costs associated with their development and they frequently rent for less than comparably‐sized apartments. They may also occupy unused space in large homes, and by supplementing the income of the homeowner, allow the elderly to remain in their homes or make it possible for lower‐income families to afford homes. The State of California has determined that second units are a valuable form of housing in the state for extended family members, students, the elderly, in‐home health care providers, the disabled, and others. State law provides that any regulations adopted by the City to regulate second units cannot be so arbitrary, excessive, or burdensome so as to unreasonably restrict the ability of homeowners to create second units. Second units may be established on any lot in any district where a primary single family dwelling has been previously established or is proposed to be established in the RS zone in conjunction with construction of a second unit. Only one second unit is permitted per primary single family dwelling on the same lot. Second dwelling units must comply with City design and development standards to ensure that they are compatible with existing neighborhoods. The City’s Second Unit regulations (Municipal Code Section 19.20.190) sets forth the criteria for second units including the definition of a second unit, the maximum allowable square footage, and the development standards for these units. These criteria do not pose a constraint to the development of second units. Criteria for second units include:  Type of Unit. A second unit may be attached, detached, or located within the living area of the primary dwelling unit on the lot, subject to the standards of this Section.  Minimum and Maximum Floor Area. The maximum floor area of a second unit shall not exceed 750 square feet or 40 percent of the floor area of the primary dwelling, whichever is less, except that an attached second unit of 400 square feet in floor area is permitted regardless of the size of the primary dwelling. Up to 1,200 square feet, or 75 percent of the floor area of the primary dwelling, whichever is less, may be permitted with the approval of a Conditional Use Permit. No second unit may be smaller than 150 square feet.  Development Standards. Second units shall conform to setback, height, lot coverage, and other zoning requirements applicable to the primary dwelling in the zoning district where the second unit is proposed, subject to the following additional ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 77 of 187 standards:  A detached second unit may exceed 15 foot in height with the approval of a Conditional Use Permit.  An attached or detached second unit shall be located on the interior side of a corner lot or behind the existing dwelling.  An attached second unit that results in two‐story construction shall be located in the rear half of the structure.  A second unit shall have a separate, private exterior entrance.  Architectural Compatibility. The architectural design, exterior materials and colors, roof pitch and style, type of windows, and trim details of the second unit shall be substantially the same as, and visually harmonious and compatible with, the primary dwelling, as determined by the Zoning Administrator. Color photographs of the street‐facing side(s) of the primary dwelling unit shall be submitted with the second unit building permit application.  Parking. One additional parking space shall be provided for each second unit. This space may be in tandem with required parking of the principal dwelling unit, may be located in front setback areas provided the ground slope in this area does not exceed 10 percent and may be uncovered. The principal dwelling unit must conform to the parking requirements of Chapter 19.24: Off‐Street Parking and Loading.  Exceptions. Exceptions to Development Standards and Architectural Compatibility above shall require an Administrative Use Permit and a finding that the second unit is compatible with, and preserves, the single family character of the primary dwelling and the surrounding neighborhood. Exceptions to Minimum and Maximum Floor Area and Parking above shall require a Conditional Use Permit.  Deed Restriction. The second unit shall not be sold, transferred, or assigned separately from the primary dwelling. 8. Housing for Persons with Disabilities The U.S. Census Bureau defines persons with disabilities as those with a long‐lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business. The provisions of SB 520 require municipalities to analyze potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities, and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 78 of 187 Resources & Constraints I November 2014 disabilities. Cities are required to include programs that remove constraints and provide reasonable accommodations for housing designed for persons with disabilities. a. Reasonable Accommodations Chapter 19.37 of the City’s Municipal Code contains the City’s reasonable accommodations procedures. The City of El Cerrito makes reasonable accommodations for persons with disabilities to allow equal access to City services and facilities and equal participation in public processes. Individuals with disabilities can request special accommodations at the City’s public counter or make an advance request for such accommodations through one of several communications channels offered by the City. These channels include contacting the appropriate department via, phone, email, or permit fax line. A City staff person at the public counter or who takes the inquiry/request determines the nature of the need and ensures that persons requesting accommodations have adequate access to the requested services of the responsible City department. The City follows this same accommodations process for persons with special needs who desire to participate in public events in City facilities (such as public hearings and meetings). At no time has the City denied a zoning ordinance exception to an individual who has requested a variance for access accommodations or other disabilities needs. The City provides public information at its permit counter that summarizes processes for requesting variances from codes and standards to accommodate the needs of persons with disabilities. Discretionary permit applications that do not require California Environmental Quality Act review must be submitted at least 30 days prior to the scheduled hearing dates. But for applicants requesting permits for reasonable accommodations purposes, the discretionary process is fast‐tracked, which means that applicants can apply 20 days prior to the upcoming hearing dates instead of the standard thirty days. Twenty days is necessary for staff to route plans and comply with State public noticing requirements, which stipulates a 10‐day public review and comment period prior to public hearings. Zoning Ordinance standards and CEQA review determines if a project is discretionary. If a project or request complies with zoning ordinance standards and is exempt under CEQA guidelines, then it is not considered discretionary. Non‐discretionary (ministerial) projects are routed through the department responsible for the request. Typically ministerial projects in El Cerrito only require building permits. The Building Department, via administrative procedures, ensures that handicap accessible modifications comply with the California Building Code, so the Department does not distribute brochures. If reasonable accommodations are requested, the Building Department provides additional help, information, and/or consideration to applicants on an as needed basis. b. Permits and Processing Residential care facilities ‐ limited (for less than six individuals) are allowed by right in all residential zones, consistent with State law. The City does not restrict residential care facilities – limited other than compliance with the same zoning standards as for any other ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 79 of 187 single family use. Residential care facilities ‐ general (for six or more individuals) are allowed in all residential and commercial zones with a conditional use permit. c. Zoning and Other Land Use Regulations The City has not identified any zoning or other land use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals. Examples of the ways in which the City facilitates housing for persons with disabilities through its regulatory and permitting procedures are:  Supportive multiple family or single family housing for the disabled is permitted in any residential zone that permits non‐designated single or multiple family housing.  All multiple family complexes are required to provide handicapped parking spaces, depending on the size of the development. The City is flexible and works with the developers of special needs housing and will reduce parking requirements if the applicant can demonstrate a reduced need for parking. The City has no separate restrictions or development standards for group homes or other special needs housing.  Recognizing that some persons with disabilities may require the assistance of specially trained persons who live with the disabled persons, the Zoning Code does not differentiate between related and unrelated persons occupying the same residential unit. 9. Building Codes and Enforcement The City of El Cerrito building codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance. a. Building Codes The City of El Cerrito currently (2014) operates under the 2013 California Building Code, which is based on the 2012 International Building Code and establishes construction standards for all residential buildings. The latest edition of the California Building Code must be submitted to the City Council from time to time together with changes or modifications as are reasonable and necessary because of local climatic, geological, or topographical conditions, or as otherwise permitted by State law. The regulations set forth are designed to ensure the safety and welfare of El Cerrito’s residents. The 2013 California Building Code and 2013 Cal Green Building Code were adopted by City Council in October 2013. The City of El Cerrito adopted several amendments to the 2013 California Building Code, ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 80 of 187 Resources & Constraints I November 2014 which require more stringent building and housing regulations. One amendment (Section 16.02.080 of the City’s Municipal Code), requires automatic fire‐extinguishing systems to be installed in every building where the total floor area exceeds 5,000 square feet and in every building having three or more stories. While this may impact high density housing and mixed‐use structures within the city, this amendment does not substantially add to the cost of housing. b. Americans with Disabilities Act The Federal Fair Housing Act of 1998 (FHA) and the Americans with Disabilities Act (ADA) are Federal laws intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of housing construction as well as the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is not at the discretion of the City, but is mandated under Federal law. c. Code Enforcement The City conducts code enforcement activities on a complaint basis in response to reports from residents and other community members. When a complaint is received the City inspects the property and determines whether there is a code violation. If there is a code violation, the City sends a letter to the property owner informing them that they have 10 days to correct the violation. If the violation is not abated within the 10 days, an administrative citation with a fine is issued. Each violation of the El Cerrito Municipal Code constitutes a separate violation for every day such violation continues, and an administrative citation may be issued for each and every separate violation. As such, an administrative citation will then be issued every day until the violation is abated. 10. Local Processing and Permit Procedures a. Building and Development Fees Various development fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services. Often times, development fees are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing. In most California cities, home builders are required to provide a full complement of on‐site improvements such as streets, curbs, gutters, water lines, and sewer lines. Many cities also collect impact fees to fund the cost of expanding infrastructure and community services, such as sewers, parks, and roads to serve new growth. Impact fees as high as $60,000 per unit are common in newer East Bay cities. These fees are typically passed on to homeowners in the form of higher sales prices. Because El Cerrito is an infill city and essentially built out, the vast amount of development opportunities are on sites with a full complement of ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 81 of 187 existing urban services and impact fees are not required. El Cerrito is one of the few cities in the East Bay that does not collect impact fees, except for a state transportation mitigation program fee of $2,595 per single family home, $1,648 per multifamily dwelling, and $701 per senior housing unit. This represents a significant savings relative to the cost of development in nearby communities. Water and sewer treatment facilities impact fees are levied directly by the East Bay Municipal Utilities District (EBMUD). EBMUD charges both connection fees and capacity fees. A typical single family residential unit will have between a 5/8” and 1” line, for a cost of $6,193 per water connection, and a typical multifamily development will require a 3” line for a cost of $23,892. EBMUD also charges a water system capacity fee of between roughly $16,000 and $26,000 (if located in EBMUD Region 2) for a single family unit and $9,370 for a multifamily unit to account for the additional demand of a new water connection. EBMUD charges a wastewater capacity fee of approximately $1,600 per dwelling unit for connections to the regional wastewater treatment system. Developers are required to provide laterals to connect to local sewer lines that feed into the regional system. EBMUD charges additional fees when unusual conditions exist, such as when the meter is more than 25 feet from the lateral line, underground utilities or other obstructions are in the way of a lateral line, or traffic conditions requires special traffic control measures. Wastewater collection in the City is primarily provided by Stege Sanitary District (SSD). New development of 10 or more residential units, 10,000 square feet or more of commercial or more than 1,000 square feet of restaurant use must perform a sewer capacity study to evaluate whether there is sufficient wastewater infrastructure capacity in the system to accommodate the proposed development. If sufficient capacity exists, SSD collects a connection charge of $1,790 per unit. If there is insufficient capacity, including existing deficiencies, the development project is responsible for the costs of the upgrade to the sewer line capacity, in addition to the connection charge. As part of the implementation of the San Pablo Avenue Specific Plan, the City is working with SSD to assess the capacity of the wastewater collection system to accommodate the new development anticipated under the Plan. The City will also partner with SSD to pursue outside funding to upgrade the system to accommodate future transit‐oriented development. School impact fees are levied by the West Contra Costa Unified School District and collected at the time of application for a building permit. The school impact fee is $4.58 per square foot for new residential dwellings. Based on the residential projects constructed in El Cerrito, the City has not found the development and permit fees to hinder the supply of housing or negatively impact the affordability of housing. City‐assessed fees in El Cerrito are lower than other cities in the region. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 82 of 187 Resources & Constraints I November 2014 b. Planning Fees Unless a property is proposed to be rezoned or contain a planned development, planning fees represent a very small percentage of the overall project cost. As noted above in the summary text following Table A‐4 in Appendix A, most of the multifamily housing units built during the planning period will be produced within the City’s commercial zoning districts and within the TOHIMU and TOMIMU transect zones around the City’s two BART stations. A Planning Commission use permit would be required as would Design Review. By themselves, planning fees for discretionary multifamily applications represent a small fraction of the overall development cost and do not pose barriers for multi‐unit development. Fees for environmental review under CEQA vary dependent upon the nature of the proposed development and existing conditions. The City charges a 30 percent administrative fee on any consultant contract for an environmental review. If the project is small enough for City staff to conduct the environmental review, fees run from $204 for a categorical exemption to $3,669 for a negative declaration to $10,641 for a mitigated negative declaration. As described earlier the City does not impose any impact fees. c. Total Fees Based on a Development Fee Comparison prepared for the City of Emeryville Housing Element in July 2014, the City of El Cerrito has low fees compared to other jurisdictions surveyed in the Bay Area. Total fees for a 100‐unit multifamily rental development project in El Cerrito are approximately $736,000 or $7,357 per unit. This is significantly lower than the median fee of $1.2 million. The same is true for owner and townhome development fees; El Cerrito’s fees for a 100‐unit development totaled approximately $809,000 (compared to the median fee of $1.4 million) and its townhome development fees totaled approximately $1.0 million (compared to the median fee of $2.5 million). Table III‐13 shows development impact, plan review and inspection, and permit fees in the City of El Cerrito. For an actual affordable multifamily development that was recently approved in El Cerrito, permit fees and development impact fees were only two percent of total development costs. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 83 of 187 Table III-13 Fees for New Residential Multifamily Development El Cerrito (2014) Fee Categories 100 Multifamily Units (Rental)12 100 Multifamily Units (Owner-Occupied)13 100 Townhomes14 Development Impact Fees WCCUSD School Developer Fee1 $333,200 $392,000 $548,800 WCCTAC Subregional Transportation2 $164,800 $164,800 $164,800 Construction Tax3 $425 $495 $668 Art in Public Places4 $150,000 $150,000 $150,000 Subtotal $648,425 $707,295 $864,268 Plan Review & Inspection Fees Plan Check5 $47,967 $56,367 $79168 Inspection6 $28,522 $33,472 $46,672 California Building Standards Commission7 $663 $780 $1,092 Subtotal $77,152 $90,619 $126,932 Permit Fees S.M.I.P8 $1,658 $1,950 $2,730 Use Permit9 $4,445 $4,445 $4,445 Grading10 $3,954 $4,677 $3,231 Encroachment11 $75 $75 $75 Subtotal $10,132 $11,147 $10,481 Total Fees $735,709 $809,061 $1,001,681 Total Fees Per Unit $7,357 $8,091 $10,017 1 School fees are calculated based on a cost of $3.92 per sq. ft. for residential development. (Note: In August 2014, school fees are $4.58). 2 Fees charged at $1,648 per multifamily unit 3 Construction tax equal to 0.5 percent of total permit fees charged to new constructions and additions 4 Art in public places fee equal to 1 percent of total project valuation for projects over $250,000, up to a maximum fee of $150,000 5 Includes electric, mechanic, and electric permits. Based on project size and construction type. See Master Fee Schedule p. 27. 6 Includes grading plan check, issuance, and inspection charges. Based on project size and construction type. Master Fee Schedule p.35 7 Administration fee equal to $1.00 per $25,000.00 (or fraction thereof) of project valuation 8 Fee is equal to the construction value x 0.0001 for residential development 9 Based on residential rate for properties greater than 11 units 10 Includes grading plan check, issuance, and inspection charges 11 Includes encroachment issuance and permit charges 12 Project size for the rental prototype was a four story, 85,000 square feet building 13 Project size for owner occupied prototype was a four story, 100,000 square feet building 14 Project size for the townhome prototype was a two story, 140,000 square feet building. Source: City of Emeryville Development Fee Comparison, July 2014, City of El Cerrito. East Bay Municipal Utility District (EBMUD) and Stege Sanitary District (SSD) fees water service, installation, and wastewater fees) are not included in the multifamily development fees described above. Although the fee comparison was prepared prior to the adoption of the San Pablo Avenue Specific Plan, it is anticipated that fees for multifamily development within the Plan Area will not vary significantly from the amounts shown. Costs for building permits, grading permits, etc were not impacted by the Specific Plan. Planning fees in the Plan Area were amended to reflect the Plan’s new administration fees and a Specific Plan Maintenance Fee of $160.00 per unit was also included. Since El Cerrito was the lowest in ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 84 of 187 Resources & Constraints I November 2014 terms of development fees of all the cities surveyed in the July 2014 study, staff does not think these minor costs will negatively impact El Cerrito’s ability to attract new residential development. The City can further help to mitigate the cost of fees by waiving, reducing, or deferring City‐ imposed fees to reduce the initial cost to the affordable housing developer. Figure III‐2 shows a fee comparison for a 100‐unit multifamily rental development. Figure III-2 Fee Comparison for 100-Unit Multifamily Rental Development El Cerrito and Surrounding Jurisdictions (2014) Source: City of Emeryville, 2014. d. Permit Processing Procedures Applications for development permits are made in writing to the Community Development Department. Application processing times vary depending on the permit being requested. In addition, some planning applications require public hearings. On average, development projects are processed in less than 75 days. Overall, development permit approval processing in El Cerrito does not create any unnecessary delays or increases to the cost of housing. The City is required to determine if an application is complete within 30 days of receipt. Once deemed complete, application processing begins. Applications are reviewed for consistency with the General Plan and Zoning Code, and conformance with design standards. The City has determined that the most likely zoning categories that can $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000 $3,000,000 $3,500,000 $4,000,000 $4,500,000 Permit Fees Plan Review & Inspection Fees Development Impact Fees ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 85 of 187 accommodate very low‐ or low‐income housing are the RM, CC, TOM, TOHIMU, and TOMIMU zoning districts. Assuming that neither a general plan amendment, Planned Development or rezoning is needed, a typical single family home will require the following permits:  If in a new subdivision, tentative/final subdivision approval (more than four parcels) or minor subdivision approval (four parcels or fewer);  CEQA compliance review (A single family home will typically be exempt or require a negative declaration if part of a subdivision.);  Grading permit;  Site work plan review (if project is not part of a subdivision) if two or more stories are proposed; and  Building permit. A typical multifamily project will require the following permits:  Administrative design review (for small projects such as duplexes) or Design Review Board review;  Use permit if housing is located on the ground floor in the TOM, CC and CN, or it the proposal is greater than 25 units.  CEQA compliance review (typically a negative declaration);  Grading permit; and  Building permit. Planning permits are processed by City staff. However, several types of discretionary permits require public hearings before the Planning Commission and/or Design Review Board. These entitlements include: tentative subdivision maps, design review applications and use permits, These layers of review create the potential for a substantial duration of time for project review. The City’s experience has been that even projects requiring discretionary review can be processed within a reasonable timeframe with minimal modifications that do not significantly affect cost or project density so long as the City’s development standards are followed. Developers requesting planned development approvals or participation in the Incentives Program may find longer approval timeframes due to the complexity of these entitlements In the City of El Cerrito, the time necessary for obtaining these typical permit approvals ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 86 of 187 Resources & Constraints I November 2014 varies widely depending on the complexity of the project. On average, a single family development of more than two dwellings will require a maximum of six months for development approvals. Delays usually occur because of complex environmental analysis. El Cerrito acts upon tentative subdivision applications for minor subdivisions within three months. Final maps require only one month. El Cerrito completes plan checks and building permits within approximately three weeks. Multifamily projects can also be reviewed and approved within six months, unless the project requires an environmental impact report (EIR). It is anticipated that the programmatic EIR prepared for the San Pablo Avenue Specific Plan will help facilitate CEQA environmental review for future multifamily development in the Plan Area. Rental multifamily projects do not typically involve subdivision of land, so tentative and final map approvals are usually not required. However, if the project is proposed to be a condominium project, a map would be required. In the part of the city not included in the San Pablo Avenue Plan Area, a typical multifamily project will involve conceptual and final review by the Design Review Board (DRB). If the project is required to secure a use permit, it would also require a hearing at the Planning Commission. In the past, review by the Commission and Board has not resulted in significant delay for residential projects because of the use of study session and conceptual review to identify potential design issues early. Multifamily projects are permitted by right within the multifamily residential zone (RM). A use permit would be required for multifamily projects of 25 units or more within the CC and TOM zones; however mixed use projects are permitted by right (no additional CUP required for retail). The findings of approval required for projects that require a use permit are listed in Section 19.343.040 of the El Cerrito Municipal Code. These findings provide guidance to developers throughout the design and permit processes as do codified guidelines for basic massing and compatibility with other zoning districts within the Zoning Ordinance. The required findings of approval for a CUP are as follows:  The location, size, design, and operating characteristics of the proposed development will be harmonious and compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.  The location and design of the proposal will provide a convenient and functional living, working, shopping, or civic environment that will be an attractive amenity for the City.  The proposal is consistent with the purposes of the district where it is located and conforms in all significant respects with the El Cerrito General Plan and with any other applicable plan adopted by the City Council. In the part of the City that is in the San Pablo Avenue Specific Plan Area, if a project meets all of the development parameters stated in the Form Based Code, (e.g. height, ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 87 of 187 parking, open space) it qualifies for Tier II design review and it will only require one hearing before the Design Review Board. A completely residential project would no longer require a use permit, even if greater than 25 units. However, if a proposal had a use that did require a use permit, (e.g. restaurant serving alcohol) it would still be required to hold a hearing before the Planning Commission. This approach set out in the FBC is intended to incentivize developers to bring high quality residential multifamily projects forward to the City in return for a streamlined entitlement process. If a project cannot meet the development parameters of the FBC, the City will still make every effort to process the project in a timely fashion, likely in a time frame similar to the previous municipal code of six months if the CEQA documentation is not complex. Design Review Throughout the City, the construction of multifamily housing requires a public hearing before the Design Review Board. In practice, design review by the Board does not add significant time for approving a multifamily project. Outside the Plan Area, if a developer wishes to design a project that varies from the City’s zoning requirements, the Incentives Program is available to permit variations from the underlying standards in exchange for a project‐specific design review. Projects that incorporate “desirable features” can qualify for modified parking, setback, building, lot coverage, and other standards. Because many of the desirable features for which the City may grant incentives relate to project design, the Incentives Program is used in conjunction with design review. However, as described earlier, the Incentives Program has limited applicability now that the San Pablo Avenue Specific Plan provides the flexible development standards as a matter of right. San Pablo Avenue Specific Plan’s Tier System. As mentioned above, if an application for a new project conforms to the standards of the FBC, then it qualifies for Tier II review. Inside the Plan Area, if a developer wishes to design a project that varies from the standard of Tier II but has a project that the City feels will serve the goals of the Specific Plan, they can apply for a Tier IV review. This will include review from both the Planning Commission and the Design Review Board. Tier IV is intended to allow high‐quality new development projects that would not otherwise be allowed under a strict interpretation of the Specific Plan regulations but nevertheless comply with the intent of the Specific Plan and that help ensure the City’s long‐term financial sustainability. With the double hearing requirement, this entitlement path is anticipated to take about the same amount of time as steps that an applicant would have needed to through under the prior zoning review process. Environmental Review All applications for development are subject to the requirements of the California ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 88 of 187 Resources & Constraints I November 2014 Environmental Quality Act (CEQA) and require some level of environmental review. The higher levels of environmental review can include the preparation of an environmental document environmental impact report or mitigated negative declaration) before a project can be approved. The requirement to prepare an environmental document can substantially lengthen the development review process, sometimes taking up to one year to obtain project approval. However, the cost associated with preparing an environmental document is not considered to disproportionately constrain residential development in El Cerrito. The costs associated with development project review will vary between projects. El Cerrito utilizes an efficient and comprehensive approach towards development review and permitting that allows for quick response to developer applications. In addition, the City utilizes many practices such as expedited application processing, reducing costs, and clarification of the process to developers and homeowners to minimize City impacts on the development process. Increased development costs resulting from the City’s development review and permitting process are not considered to constrain housing development. 11. Former Redevelopment Agency and Successor Agency Pursuant to AB1x26, which dissolved redevelopment agencies in California in 2012, the City of El Cerrito elected to serve as the Successor Agency. The Successor Agency assumed all of the former Redevelopment Agency’s assets, liabilities, and obligations. The City’s role is to serve as a fiduciary agent for the Successor Agency, administering payments and performance of its obligations. As allowed under AB1x26, the City elected to retain the housing functions of the former Redevelopment Agency. Prior to the dissolution of Redevelopment Agencies, the Low‐ and Moderate‐Income Housing Fund (LMIHF) was the main source of housing funds used to support the City’s housing programs. State law required that the Redevelopment Agency deposit 20 percent of the gross tax increment revenues from redevelopment project areas into the LMIHF to be used exclusively for housing for persons of low and moderate income. Prior to its dissolution, the LMIHF provided $7.5 million in financial assistance to the Ohlone Gardens and Eden Senior Housing affordable developments to create 120 units of affordable housing. With the elimination of the Redevelopment Agency, there will be no future funding for the LMIHF from property tax increment. a. Federal Entitlement Funds The Community Development Block Grant (CDBG) is the largest federal housing‐related program for affordable housing. It is a ʺpass‐throughʺ program that allows local governments to use Federal funds to alleviate poverty and blight. Cities with populations of over 50,000 receive CDBG funds directly from HUD, while smaller cities usually use county‐ administered CDBG funds. HUD makes allocations based on a formula that takes population, poverty, and housing distress into account. CDBG funds are used for a variety of housing efforts including activities aimed at reducing costs for private development (helping fund site acquisition, improvement, and other soft costs); housing acquisition and rehabilitation through short and long‐term loans, grants, or loan guarantees; direct payment ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 89 of 187 of rent or mortgage and housing counseling services; and fair housing activities. CDBG funds are best used in combination with other subsidy sources or to provide predevelopment funding to initiate housing development. El Cerrito’s population is under 50,000, and thus CDBG funds are administered and allocated by Contra Costa County to fund program and service priorities that are established and implemented through the Five‐Year Contra Costa County Consolidated Plan. Contra Costa County will receive $2,976,594 in CDBG funds for the 2014‐15 fiscal year, of which $1,342,443 (45.1 percent) will be used for housing. The Home Investments Partnership (HOME), like CDBG, is a Federal formula‐based block grant program. HOME funds must be spent only on housing, and are intended to provide incentives for the acquisition, construction, and rehabilitation of affordable rental and home ownership units. HOME requires local governments to provide matching funds, though the matching ratio depends on the specific uses to which HOME funds are to be put. The Federal‐to‐local matching ratio for tenant assistance is currently four‐to‐one, while the match for rental construction is two‐to‐one. The fiscal year 2014/15 budget for HOME funds is $1,946,574 million for Contra Costa County. Eligible housing projects in El Cerrito are eligible to apply on a competitive basis for County HOME funds. Section 8 is rental assistance provided to a household which bridges the gap between 30 percent of the householdʹs gross income and the fair market rent of a unit. Although this long‐standing Federal assistance program is not expected to increase in size or scope, it remains an important program for affordable housing by helping to balance household income and housing costs. Section 8 assistance in El Cerrito is administered by the Contra Costa County Housing Authority. Other funding sources include Housing Opportunities for Persons Living with Aids (HOPWA) funds from the HUD, California Housing Finance Authority (CalHFA) and Department of Housing and Community Development (HCD) program funds at the State level, and low income housing tax credit equity funds. Any other loans, grants, or financial assistance from any other public or private sources may be used if available. 12. On and Off-Site Improvements The cost of producing a housing unit not only includes land, construction, and design costs, but also infrastructure connections, site improvements, and payment of fees to ensure adequate public facilities and services. Because many sites are small and being reused, improvements consist of upgrading water and sewer lines if needed for intensification of use, providing parking and on‐site circulation, and placing utilities underground. Public improvements may also be required to improve the safety and livability of the city. These include curbs, gutters, and sidewalks, street trees, street reconstruction, traffic signals, utility lines, and park and greenway improvements. For new subdivisions, the City may require developers to dedicate land, construct on and ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 90 of 187 Resources & Constraints I November 2014 off‐site improvements, or pay fees necessary to construct the necessary improvements. Pursuant to the City’s Subdivision Ordinance, the City may require construction of streets, including curbs, gutters and sidewalks; and all necessary public utilities. For new projects, underground utilities are required. In addition to the required on‐site improvements, the City may require off‐site improvements as mitigation measures to certain project impacts. These off‐site mitigations are determined as necessary on a project specific basis through the CEQA process. There are virtually no privately held parcels in El Cerrito, within zoning districts that allow residential uses, which are large enough to require new streets at the time of development. Nearly every street in the city is improved with curbs, gutters, and sidewalks that continue to serve future residential development. It is extremely unlikely that new projects would be required to dedicate or construct a significant amount of off‐site street improvements due to the built‐out nature of El Cerrito. Street widening could possibly occur within existing public rights‐of‐way, if necessary, but it is unlikely that any project would need to dedicate right‐of‐way or construct a public street with a right‐of‐way wider than that of a minor street. There are no additional major or secondary streets identified for construction in the City’s General Plan. C. NON-GOVERNMENTAL CONSTRAINTS 1. Land Prices Land costs have a demonstrable influence on the cost and availability of affordable housing. Land costs are affected by such factors as zoning density, the availability of infrastructure, the existence or absence of environmental constraints, and the relative amount of similar land available for development. As land becomes less available, the price of land increases. Land costs in the San Francisco Bay Area are relatively high as compared with the rest of the nation. A search of Trulia and LandAndFarm land‐for‐sale records in August 2014 uncovered five vacant properties for sale in El Cerrito. The land characteristics and price per square foot are outlined in Table III‐14. As shown in the table, the price per square foot ranged from $27 per square foot for a hillside property to $115 per square foot for a centrally‐located mixed‐use parcel. There are relatively few recent land sales in the City and pricing is variable based on whether the property is improved or unimproved, entitled for an approved project, or has other constraints or considerations. ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 91 of 187 Table III-14 Lot and Land Characteristics El Cerrito (2014) Location General Characteristics Status Square Feet Price Price/Square Foot El Cerrito Flat, vacant lot; Residential zone For Sale 6,000 $259,000 $43 El Cerrito Flat, vacant lot; Commercial/Mixed-Use zone; High traffic area on San Pablo Avenue For Sale 2,178 $250,000 $115 El Cerrito Flat, vacant lot; Transit-Oriented Mixed-Use Zone Sold 40,946 $2,772,948 $68 El Cerrito Down-slope parcel; Boarders Wildcat Canyon Regional Park; East border of El Cerrito For Sale 10,018 $299,000 $30 El Cerrito Lot slopes to southwest and west; Located in the El Cerrito Hills ; Currently no residence on the property For Sale 54,450 1,495,000 $27 Source: Trulia.com and Landandfarm.com, July 2014. Given the relatively high land costs in El Cerrito, increases in density would need to be significant enough to reduce the unit cost of building a dwelling unit to the level of affordability for low‐ or moderate‐income households. Densities of 45 units or more per acre, combined with small dwelling unit sizes, would be necessary to construct affordable housing for moderate‐ and some low‐income households without significant public subsidies. 2. Construction Costs Construction costs are primarily determined by the costs of materials and labor. They are also influenced by market demands and market‐based changes in the cost of materials. Construction costs depend on the type of unit being built and the quality of the product being produced. The most significant constraint on development of new housing in El Cerrito is the overall cost, including land costs and construction costs. Many factors can affect the cost to build, including the type of construction, materials, site conditions, finishing details, amenities, and structural configuration. Development costs were developed from estimates provided by residential builders who work in the region. Permitting costs and fees are between $30,000 and $35,000 for an average size home. Once a vacant parcel is purchased, the contractor has to make certain site improvements to prepare for building on the property. Such improvements include connections to existing utility systems, rough grading, and installation of water and sewer lines. This type of work generally costs between $55,000 and $80,000 depending on the amount of work required at each location. Including impact fees and land costs (assuming a single family home) the minimum cost to produce a modest home for a family of four in El Cerrito would be nearly $450,000. Based on the costs listed above for a single family home, none of the very low‐, low‐, or even many moderate‐income households in El Cerrito could afford to own a new housing unit ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 92 of 187 Resources & Constraints I November 2014 constructed in the City. The scarcity of easily developed land, combined with the great demand, indicates that housing construction costs are likely to remain high in the future. El Cerrito will continue to follow the trend of increasing housing costs that is occurring throughout the Bay Area. Construction costs for multifamily residential units can vary more than those for single family homes due to the greater range in which they can be built. As a comparison in 2013, RS Means (a reliable published source for construction industry costs) estimated that the hard construction costs in the Oakland area were $135 per square foot for typical four‐ to seven‐story multifamily residential construction and $114 per square foot for one‐ and two‐ family residential construction. This equals a rough estimate of $135,000 for a 1,000 square foot apartment and $228,000 for a 2,000 square foot single family home. A high‐end senior complex with senior‐friendly amenities will cost more than an affordable multifamily complex. Construction costs for a recent multifamily mixed‐use development in El Cerrito totaled approximately $237,000 per unit. To reduce construction costs, developers may build at higher densities to increase the economies of scale. In most cases, reduced parking requirements can also make construction more affordable. Developers can also reduce costs by using better, newer construction methodology such as modular construction, off‐site manufacturing, and prefabrication. Many of these techniques help save time, control quality, and eliminate waste and labor costs – thereby keeping costs to a minimum. Amenities such as elevators, common open space, and landscaped areas can also add to the overall cost. 3. Financing Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower payments for the homebuyer. When interest rates rise, the market typically compensates by decreasing housing prices. Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower‐income households often find it most difficult to purchase a home during this time period. During the early to mid‐2000s (2003, 2004, 2005), lenders provided an increasing number of subprime and adjustable‐rate loans, and, in response to high housing costs, many lenders provided mortgages of up to 95 percent of the value of the home, rather than the traditionally allowed 80 percent. In 2006 and 2007, as interest rates increased, borrowers began to default on those loans leading to a foreclosure crisis and housing market crash. In response in 2008 lenders significantly tightened their lending standards. In 2013 lenders began to reduce the qualifications required for a competitive mortgage rate, and as the ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 93 of 187 economy continues its recovery, lenders may continue to make mortgage loans more accessible, although they may never be as easy to obtain as they were prior to 2008. Although there is more scrutiny of developer’s credentials and banks are requiring a higher loan‐to‐value ratio, the cost of construction financing is historically low, with prime rates below five percent in 2013. As shown in Figure III‐3 mortgage interest rates have been steadily declining since January 2010. Interest rates are at historic lows in 2014, but have started to increase. When interest rates decline, sales increase. The reverse has been true when interest rates increase. Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. Figure III-3 Historical Mortgage Rates United States (January 2003-January 2013) Mortgage Rates Notes: ARM-Adjustable Rate Mortgage FRM- Fixed Rate Mortgage Source: Freddie Mac Primary Mortgage Market Survey. 0 1 2 3 4 5 6 7 Percent 1 yr ARM 15 yr FRM 30 yr FRM ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 94 of 187 Resources & Constraints I November 2014 As shown in Table III‐15, the number of loan applications increases as income increases. The percentage of persons denied for a home loan in the Oakland‐Fremont‐Hayward Metropolitan Area is highest for the very low‐income (less than 50 percent of the MFI) category with 21.9 percent. Table III-15 Mortgage Lending Rates Oakland-Fremont-Hayward MSA (2013) Income Group Total Applications Loans Originated Applications Denied % Denied <50% MFI 2,187 1,289 480 21.9% 50-79% MFI 4,391 2,922 640 14.6% 80-99% MFI 2,799 1,937 338 12.1% 110-119% MFI 2,801 1,976 303 10.8% 120% MFI 14,227 10,484 1,244 8.7% Total 26,405 18,608 3,005 11.4% Source: Federal Financial Institutions Examination Council (FFIEC), HMDA Data, 2013. Federal, state, and local housing programs, particularly first‐time homebuyer programs and similar mortgage assistance programs, can be a useful tool for providing help with down payment and closing costs, which can be significant obstacles to home ownership for lower‐ income and minority groups. 4. Energy Conservation There are many opportunities for conserving energy in new and existing homes. New buildings, by design, can easily incorporate energy‐efficient techniques into the construction. In July 2010, the California Building Standards Commission (CBSC) adopted the 2010 California Green Building Standards Code, otherwise known as “CALGreen,” which became effective January 1, 2011. CalGreen includes optional “tiers” with higher standards for green building. The California Building Code was most recently updated in 2013, and El Cerrito has adopted the 2013 Green Building Standards Code. El Cerrito adopted a Climate Action Plan (CAP) in May 2013. Prepared by the City’s Community Development Department, the CAP assists the City Council and the community in determining the best actions to reduce energy use and to create a safer and more sustainable city. The City adopted targets to reduce GHG emissions by 15 percent below 2005 levels by 2020 and 30 percent below 2005 levels by 2035. The plan suggests resource conservation measures designed to achieve greater energy efficiency, water efficiency, and renewable energy in existing and new buildings through education, incentives, and ordinances. El Cerrito provides free booklets and information on Contra Costa County’s Green Building ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 95 of 187 program at El Cerrito City Hall and online. The Green Building Program promotes designing and constructing buildings that conserve energy, water, and material resources and are healthier, safer, and more comfortable. Since much of El Cerrito is already developed, it is important to consider the opportunity for energy savings in existing housing also. According to the U.S. Department of Energy, the concept of energy efficiency in buildings is demonstrated by the building envelope, which is everything that separates the interior of the building from the outdoor environment: the doors, windows, walls, foundation, roof, and insulation. All the components of the building envelope need to work together to keep a building warm in the winter and cool in the summer. Constructing new homes with energy‐conserving features, in addition to retrofitting existing structures, will result in a reduction in utility costs. There are many ways to determine how energy efficient an existing building is and, if needed, what improvements can be made. PG&E offers free home energy audits and can specify areas for energy conservation. Examples of energy conservation opportunities include installation of insulation and/or storm windows and doors, use of natural gas instead of electricity, installation or retrofitting of more efficient appliances and mechanical or solar energy systems, and building design and orientation that incorporates energy conservation considerations. a. Pacific Gas and Electric PG&E also provides a variety of energy conservation services for residents and participates in several other energy assistance programs for lower‐income households, which help qualified homeowners and renters conserve energy and control electricity costs. These include the following:  The California Alternate Rates for Energy (CARE) Program ‐ Provides a discount on gas and electric rates to income qualified households, certain nonprofits, facilities housing agricultural employees, homeless shelters, hospices, and other qualified non‐profit group‐living facilities.  The Relief for Energy Assistance through Community Help (REACH) Program ‐ Provides one‐time emergency energy assistance to low‐income customers who have no other way to pay their energy bill. REACH aims to assist those who are in jeopardy of losing their electricity services, particularly the elderly, disabled, sick, working poor, and the unemployed, and those who experience severe hardships and are unable to pay for their necessary energy needs. Customers who have experienced an uncontrollable or unforeseen hardship may receive an energy credit up to $200.  The Balanced Payment Plan (BPP) ‐ Designed to eliminate big swings in a customer’s payments by averaging energy costs over the year. On ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 96 of 187 Resources & Constraints I November 2014 enrollment, PG&E averages the amount of energy used by the household in the past year to derive the BPP amount. PG&E checks the household’s account every four months to make sure that its estimated average is on target. If the household’s energy use has increased or decreased dramatically, PG&E will change the amount of payment so that the household does not overpay or underpay too much over the course of a year.  The Low‐Income Home Energy Assistance Program (LIHEAP) Block Grant ‐ Funded by the Federal Department of Health and Human Services, it provides two basic types of services. Eligible low‐income persons, via local governmental and nonprofit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings and/or to have their dwellings weatherized to make them more energy efficient. This is accomplished through these three program components:  The Weatherization Program ‐ Provides free weatherization services to improve the energy efficiency of homes, including attic insulation, weatherstripping, minor home repairs, and related energy conservation measures.  The Home Energy Assistance Program (HEAP) ‐ Provides financial assistance to eligible households to offset the costs of heating and/or cooling dwellings.  The Energy Crisis Intervention Program (ECIP) ‐ Provides payments for weather‐ related or energy‐related emergencies.  The Family Electric Rate Assistance (FERA) Program ‐ PG&E’s rate reduction program for large households of three or more people with low‐ to middle‐income. It enables low‐income large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric rate reduction on their PG&E bill every month.  Medical Baseline Allowance Program ‐ PG&E offers additional quantities of energy at the lowest (baseline) price for residential customers that have special medical or heating/cooling needs because of certain medical conditions.  Energy Works Program/Energy Partners Program ‐ The Energy Works Program provides qualified low‐income tenants free weatherization measures and energy efficient appliances to reduce gas and electricity usage. In order to qualify for the program, a household’s total annual gross income cannot exceed the income as set in the income guidelines households must receive gas and/or electricity from PG&E; and the residence cannot have participated in the Energy Partners Program in the past 10 years.  PG&Eʹs SmartAC™ Program ‐ This program offers a simple and convenient way to help prevent power interruptions. When customers sign up, PG&E installs a free ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 97 of 187 SmartAC device that reduces the energy the air conditioner uses automatically in case of a state or local energy supply emergency. PG&E customers receive $50 for signing up for the SmartAC™ program. b. Local Programs El Cerrito supports the programs described above, and also partners with Community Energy Serves Corporation to provide free solar assessments to help residents and businesses consider their energy efficiency and solar options. East Bay Energy Watch East Bay Energy Watch (EBEW) is a collaboration between Pacific Gas and Electric Company and local governments, and non‐profit and for‐profit energy service providers in the East Bay dedicated to providing innovative energy efficiency solutions for residents and businesses in communities throughout Alameda and Contra Costa Counties EBEW’s direct install programs bring energy efficiency services to local governments, small and medium businesses, and residents throughout the year. Through partnerships EBEW has helped communities across the East Bay save millions of kilowatt hours of energy. EBEW provides no‐cost home energy assessments, or Green House Calls, for Alameda and Contra Costa County residents. EBEW also provides energy assistance to businesses, institutions, nonprofits, and multifamily buildings. Services include no‐cost energy assessments of buildings, where Energy Watch professionals make recommendations for cost effective retrofits and improvements that are designed to save business owners money on their utility bills. Such recommendations are based on an inventory of each business’ energy consuming equipment. Recommendations can include such simple solutions as replacing old and inefficient lighting or improving efficiency of refrigeration systems. The Energy Watch program also offers technical assistance for implementation of energy efficiency projects and rebates to help defray project costs. The rebates typically cover between 50 percent and 70 percent of the total project cost and, in some instances, can cover up to 90 percent of the total project cost. Energy Upgrade California  Multifamily Building Enhancements. Energy Upgrade California in the Bay Area offers planning assistance and cash rebates for multifamily properties that undertake energy and green upgrades. The program assists in planning energy saving improvements designed to save 10 percent or more of a building’s energy usage and provides 750$ per unit in rebates to help pay for the upgrade.  Home Upgrades. Energy Upgrade California Home Upgrade provides assistance and incentives for home improvement projects that can reduce energy use and make homes more comfortable. This statewide program is managed locally by utilities and ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 98 of 187 Resources & Constraints I November 2014 regional energy networks and directed by the California Public Utilities Commission in collaboration with the California Energy Commission. Building Design Many modern building design methods are used to reduce residential energy consumption and are based on proven techniques. These methods can be categorized in three ways: Building design that keeps natural heat in during the winter and keeps natural heat out during the summer. Such design reduces air conditioning and heating demands. Proven building techniques in this category include:  location of windows and openings in relation to the path of the sun to minimize solar gain in the summer and maximize solar gain in the winter;  use of “thermal mass,” earthen materials such as stone, brick, concrete, and tiles that absorb heat during the day and release heat at night;  “burying” part of the home in a hillside or berm to reduce solar exposure or to insulate the home against extremes of temperature;  use of window coverings, insulation, and other materials to reduce heat exchange between the interior of a home and the exterior;  location of openings and the use of ventilating devices that take advantage of natural air flow (particularly cool evening breezes);  use of eaves and overhangs that block direct solar gain through window openings during the summer but allow solar gain during the winter; and  use of zone heating and cooling systems, which reduce heating and cooling in the unused areas of a home. Building orientation that uses natural forces to maintain a comfortable interior temperature. Examples include:  orientating the long axis of a dwelling north‐south;  minimizing the southern and western exposure of exterior surfaces; and  locating dwellings to take advantage of natural air circulation and evening breezes. Use of landscaping features to moderate interior temperatures. Such techniques include:  use of deciduous shade trees and other plants to protect the home; ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 99 of 187  use of natural or artificial flowing water; and  use of trees and hedges as windbreaks. In addition to natural techniques, a number of modern methods of energy conservation have been developed or advanced during the present century. These include:  use of solar energy to heat water;  use of solar panels and other devices to generate electricity;  window glazing to repel summer heat and trap winter warmth;  weather‐stripping and other insulation to reduce heat gain and loss;  use of natural gas for dryers, stovetops and ranges;  use of energy efficient home appliances; and  use of low‐flow showerheads and faucet aerators to reduce hot water use. El Cerrito’s Mediterranean‐like climate is typical of coastal northern California with year‐ round mild temperatures that provides an opportunity to use solar energy techniques to generate electricity, heat water, and provide space heating during colder months. Natural space heating can be substantially increased through the proper location of windows and thermal mass. Use of solar panels can generate 1,000 watts of electricity on a sunny day. This can constitute more than enough power for daily residential operations and a special converter attached to the solar panels can take excess electricity and funnel it back into the PG&E grid. 5. Environmental and Infrastructure Constraints Environmental hazards affecting housing units include geologic and seismic conditions, which provide the greatest threat to the built environment. The following environmental concerns may impact future development of residential units in the city. a. Noise The major sources of noise in El Cerrito are related to vehicular traffic including automobile and truck traffic, particularly in areas along Interstate 80 and San Pablo Avenue. This traffic noise is expected to continue to be a major noise source in the future, however, there is not expected to be a significant increase in noise from these sources. A 3 dBA change is realized by a doubling or halving of the traffic volume or by about 7 miles per hour increase or decrease in speed. Interstate 80 at the present time only has a direct noise impact on El Cerrito at the northern end of San Pablo Avenue near Cutting and Potrero. In most of this area, the freeway and San Pablo Avenue are just 450 feet apart and the combination of the ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 100 of 187 Resources & Constraints I November 2014 two generates levels of noise exceeding 70 decibels. BART noise affects the city differently in that unlike traffic, which is characterized by gradual changes in volumes, train noise is characterized by numerous discrete, periodic events during train pass‐bys. Based on existing studies, BART trains produce maximum noise levels typically in the range of 72‐76 dBA. When the trains travel farther away from the station at a significantly higher speed maximum noise levels range from 75‐80 dBA. Multifamily housing is subject to the requirements of Title 24 of the State Building Code and would require further detailed analysis during the design of these projects due to noise exposure. A major concern of the residential land use pattern along the Ohlone Greenway is high levels of noise due to proximity of the BART tracks and San Pablo Avenue. New construction standards and development requirements are expected to mitigate interior noise levels by incorporating required sound barriers such as double paned windows, wall insulation and building orientation. b. Geologic and Seismic Hazards The Hayward Fault passes through El Cerrito, generally following the route of Arlington Boulevard. The city is also potentially subject to ground‐shaking from a major earthquake on the San Andreas Fault, located about 18 miles away. According to earthquake predictions made in 2008 by the United States Geological Survey (USGS), the Southern California Earthquake Center (SCEC), and the California Geological Survey (CGS) with support from the California Earthquake Authority, there is a roughly one in three chance of a large earthquake of a magnitude 6.7 or greater in the next 30 years (beginning in 1990) along the Hayward Rodgers Creek Fault and about a one in five chance of a large earthquake on the San Andreas Fault. The area immediately adjacent to the Hayward Fault has been designated as a special study zone, which imposes some additional development restrictions. From a geologic and geotechnical standpoint, the primary concerns in El Cerrito are slope stability, earthquake ground shaking, fault ground rupture, and liquefaction potential. According to the Tri‐Cities Seismic Safety Study (Bishop 1973), virtually all of the upland areas of El Cerrito have a moderate to high landslide risk. The highest risk for groundshaking is in the flatter areas, which have shallow alluvium. The greatest risk of ground rupture is along the fault trace. Several small areas along Baxter and Cerrito creeks are identified as having a high liquefaction potential. c. Flood Hazards A number of large storms have caused drainage problems and flooding in the past in El Cerrito. Recent completion of the first phase in the City’s storm drain master plan program has addressed the highest priority sites and significantly reduced localized flooding issues in the city. During past years of heavy rains, only three sites had drainage‐related flooding problems. The only portion of El Cerrito located in a FEMA Flood Insurance Zone is the area ---PAGE BREAK--- City of El Cerrito Draft 2015‐2023 Housing Element Resources & Constraints I November 2014 Page 101 of 187 located west of San Pablo Avenue and south of Central Avenue. Flooding is generally caused by the relatively low ground elevations and high tides in this area, coupled with hydraulic restrictions in the existing channels located in Richmond between El Cerrito and San Francisco Bay. There are two parcels, shown in Figure A‐2 as site 82, that are within the FEMA 100‐year flood zone. As noted in Table A‐3, no units are counted towards the RHNA on this site. d. Water Water supply to the Planning Area is provided by the East Bay Municipal Utility District (EBMUD), which derives its water source from the Mokelumne River in the Sierra Nevada. This pristine water is transmitted, via aqueduct, to storage and treatment facilities throughout EBMUD’s service area, and then distributed to customers. EBMUD operates five terminal reservoirs within the following East Bay areas: Briones, Chabot, Lafayette, Upper San Leandro, and San Pablo. To improve water supply reliability in future droughts, EBMUD is adopting a multi‐ pronged approach to reduce water demand, increase water storage capacity, and find alternative sources of water supply. Some ongoing programs include the Freeport Regional Project, Seawater Desalination Research, and Groundwater Banking Program. These efforts should improve the water supply situation during the planning period. e. Wastewater El Cerrito is located in the Stege Sanitary District, which comprises 5.3 square miles and includes the communities of El Cerrito, Kensington, and a portion of Richmond Annex west of El Cerrito and south of Potrero Avenue. The sewage collection system includes 147 miles of collection lines and two small pump stations. The primary elements of this collection system are the public main sewers and the private lateral sewers. The SSD owns and has maintenance responsibility for the main sewers located in public rights‐of‐way or in easements on private land. Individual property owners own and have maintenance responsibility for their lateral sewers installed between the building plumbing and the main sewer. Wastewater collected in the SSD system flows to the Special District #1 Interceptor sewer and is then conveyed to the East Bay Municipal Utility District (EBMUD) Wastewater Treatment Facility in Oakland. The anticipated growth of the District is through building on the remaining vacant or underutilized parcels and commercial area redevelopment. Average annual rainfall is 26.3 inches and generally occurs between November and April. As of 2013 the average age of the collection system is about 57 years. The oldest lines in the District are 90 years old. District main lines are predominantly vitrified clay pipe (VCP) with cement mortar joints, and six inches diameter. Over 90 percent of the VCP sewers were installed prior to the introduction of modern pipe joints such as compression gaskets, which were not available until the 1960s and the introduction of improved VCP manufacturing standards initiated in the mid 1950s. ---PAGE BREAK--- Draft 2015‐2023 Housing Element City of El Cerrito Page 102 of 187 Resources & Constraints I November 2014 In 1995 a System Rehabilitation Program (SRP) was developed as a result of the need to maintain the collection system in a serviceable condition for the current and future generations of customers of the District. Its emphasis is on optimizing the useful life of the collection system and eliminating costly and environmentally damaging system failures. The methodology employed first defines the sewer line segments in terms of their vulnerability to failure by assessing various physical, technical, and cost rating factors to each line segment and then ranking the lines by their overall rating. Lines most vulnerable to failure are scheduled for video inspection for verification of condition and possible rehabilitation. Video inspection of the sewer line segments will continue at a rate of approximately 167,000 feet per year until the entire collection system is inspected and rated as to its condition. Each year lines found to be cost‐effective for replacement will be scheduled for construction when within the financial resources of the District. Approximately $750,000 per year is planned for these purposes. The SRP is planned to continue indefinitely. The District is in its 100th year of existence and the majority of the collection system is over 50 years old. Implementation and continuation of the SRP will assure the customers of the District of an economic and reliable sanitary sewer system into the future. f. Electricity and Gas Pacific Gas & Electric (PG&E) currently provides gas and electric services to El Cerrito homes and businesses and is regulated by the California Public Utilities Commission (CPUC). PG&E obtains its energy supplies from power plants and natural gas fields in northern California and delivers electricity through high voltage transmission lines. Electrical power is provided to the City of El Cerrito from various distribution feeders located throughout the city. The availability of electricity and gas services is not expected to become an issue during the housing planning period since almost all land inventory sites are located within urban infill areas close to existing development. If increased capacity is needed, PG&E can increase demand from regional power plants and natural gas fields or construct new electrical substations in the region, as necessary. While there is no way to completely eliminate additional energy use, improved transportation, conservation and design standards can curtail both existing and future demand for additional energy. Housing Element Goal 5 promotes the residential energy conservation objectives of the City’s Climate Action Plan to support efforts to both conserve energy and reduce housing costs.