ALAMEDA COUNTY COMMUNITY DEVELOPMENT AGENCY
COST ANALYSIS OF PRESERVING “AT RISK” PROJECTS
QUANTIFIED OBJECTIVES FOR PRESERVATION OF AFFORDABLE “AT RISK”
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t, each locality‘s ―fair share housing needs‖ that the jurisdiction is to consider in the
ams to implement the County‘s housing policies. These programs include
by the private sector in the development of housing. One of the County‘s goals is to
The Alameda County Housing Element consists of five key components that fulfill the State‘s
1 lists the County‘s RHNA allocation for the 2007
me. Therefore, the County‘s
addressing a locality‘s share of the regional housing need.
community‘s needs, an assessment of its existing housing stock, current populations
composition, and age composition to obtain a profile of the residents who make up the County‘s
as census designated places (CDP‘s) and provides information on each place. However, there
are additional parts of the Unincorporated County that are located outside of the CDP‘s. It is
approximately nine percent of the County‘s total population of 1,543,000. The State Department
Like much of the Bay Area, Alameda County‘s population has been aging as ―baby boomers‖
ABAG‘s Proje
number of households (2%), while San Lorenzo‘s and Ashland‘s growth in households was less
it can be an indicator of increased fertility rates, people ―doubling up‖ in order to cut housing
e Unincorporated County comes from the Census 2000. In 2000, 48 percent of the County‘s
For the year 2008, HUD‘s definition of annual median income was $86,100 f
2008, HUD‘s estimates of median income for the County
welfare employment training programs increase recipients‘ earnings enough t
ns in these companies and the occupations‘ mean annual wages for the metropolitan
$68,799 to $113,222. Teachers‘ aides earn about $30,815. Besides the jobs that are specific
the County. Castro Valley‘s unemployment rate of 5.8% is one of the lowest in the County.
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housing costs, we reviewed data from the Census Defined Places (CDP‘s) of Ashland, Castro
below represents the sum of all CDP‘s
Defined Places (CDP‘s) of Ashland, Castro Valley, Cherryland, Fairview, San Lorenzo and
n these CDP‘s, the vast
with high housing costs can take up most of the household‘s incomes. Persons with mobility
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two ―sub regions‖—―North and other mid county‖ (Albany, Alameda, Emeryville
―South and East County‖ (Union City, Fremont, Newark, Pleasanton, Dublin, Livermore and
those that don‘t receive HUD funding may choose not to participat
identified as ―places of last permanent address‖. For those homeless individuals and families
6.7% and San Lorenzo‘s is 2.2%. Sunol‘s percentage of South and East Coun
es an unmet need for 52 ―Total
ound Beds‖ of emergency shelter countywide. Given that only an estimated 9% of the
county‘s share on unmet need for emerge
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Alameda County‘s agricultural lands include cropland as well as land devote
new and continued occupancy of those dwellings within the ―A‖ (Agricultur
thus ―securing‖ the existing regula
Castro Valley contains almost forty percent of the unincorporated area‘s multifami
jurisdictions estimates that in 2008, sixty percent of the County‘s total housing stock consists of
just over one percent of the County‘s housing stock. The breakdown between individual
percent of the Unincorporated County‘s housing stock will require significant reinvestment to
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monthly income to rent or own the unit. Although ―affordable housing‖ can theoretically mean housing that is
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Income between 1998 and 2008 pg 7). The County‘s 2003 Housing Element
Median Rents are currently higher than FMR‘s for Studio, One and Two bedroom uni
units. Three bedroom Median Rents are lower than FMR‘s, but due to the relatively small
number of existing subsidized housing units that are ―at risk‖ of conversion to other, non
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Projects are considered ―High Risk‖ if they are owned by private, for
housing element. Projects are considered at ―Low Risk‖ if they are owned by nonprofit housing
represents 4.1% of the Unincorporated County‘s restricted affordable housing supply.
Sparksway Commons is a tenant cooperative, funded by the State of California‘s Rental
SERVING “AT RISK” PROJECTS
F AFFORDABLE “AT RISK” UNITS
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Local policies and regulations play an important role in protecting the public‘s health, safety and
housing elements to ―address and where appropriate and legally possible, remove
, improvement, and development of housing‖
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that can be achieved. However, Alameda County‘s setback requirements are flexible. A
― ‖, Freeway Access; ― ‖, Residential Commercial ― ‖, Transit Access; ― ‖, Transit Corridor
ough they are not part of the County‘s Zoning Ordinance, they function as zoning district
― S11‖ refers to Subarea 11 within the CVCBD. Although the variou
Single family residences are permitted in all residential ―R‖ districts, a
agricultural ―A‖ districts.
proposed project meets the County‘s development standards for second units.
Under the County‘s
Under the County‘s
A ―significant portion‖ must be for
occurred in the County‘s
County‘s efforts to remov
The County‘s bu
Under State and Federal laws, local governments are required to provide ―reasonable
accommodation‖ to persons with disabilities when exercising planning and zoning powers.
(DOJ) a ―reasonable accommodation‖ is a change, exception, or adjustment to a rule, policy,
nance does not define the term ―family‖, and as such has no
provides for stays for up to two years depending upon the individuals‘ needs.
employee housing. This has been included as a part of the County‘s programs to address
The terms manufactured home and mobile home are defined within the County‘s
ruled an ordinance as invalid if it defines a ―family‖ as (a) an individual; (b) two or more persons related by blood,
County‘s Zoning Ordinance conditionally permits emergency shelters in its R
as a part of the County‘s ongoing Ordinance review, it will establish performance standards
Housing Needs Assessment section ―Homeless Persons and Families‖ there is
ts, comprising 6.68 acres, which are listed on the County‘s
secondary units, but excessively prohibit their development. As a part of the County‘s Housing
The County‘s
Ordinance Review Committee will draft standards relating to SRO‘s as a part of the County‘s
In the County‘s unincorporated urbanized areas (e.g. Castro Valley), most of the remaining
development. A parcel‘s topography is always a major considerati
accommodate single family residences. In addition, the County‘s Building Code has additional
Protection District (the ―District‖) is an independent special f
organized under the provisions of the California Health and Safety Code. The District‘s goal is to
surrounding the County‘s airports. Within these areas, certain land use
The majority of the sites identified in the County‘s Sites Inventory (Appendix A) are served by
ch is the source of 90% of EBMUD‘s water
to plan for. EBMUD‘s Mokelumne River supply is sufficient during normal
rs, in addition to water consumption reduction programs, the District‘s
long term impact of the state‘s water crisis is unknown. Nonetheless the availability of water
that ―a public agency may not charge applicants a
necessary‖ to provide basic permit processing services.
costs, Alameda County‘s fees are consistent and in some cases lower than those charged by
affordable housing, the County‘s fee structure
Map Act, and the County‘s Title 16 (Subdivisions) address these requirements.
improvements necessary for a subdivision‘s approval. For example,
site improvements, while directly related to the proposed project‘s impacts, relate to the
County‘s infrastructure and therefore are for the public‘s benefit. There are various types of off
lieu fees. Due to the County‘s broad geographic scope,
ation the jurisdiction‘s need for affordable and senior
development is permitted ―by right,‖ suc
ental meeting known as the ―Fireworks‖ meeting. Furthermore, applicants are
Most of the County‘s design standards do not significantly constrain the provision of housing.
the County‘s subdivision ordinance, a single family home must
The East County Area Plan‘s (ECAP) Urban Growth Boundary is redrawn to remove
County generally costs $8,000 or more for so called ―standard septic systems‖ and
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―A‖, Agricultural. Under this zoning designation parcels generally must be 100 acr
size, per the County‘s Zoning Ordinance and General Plan, as well as frontage on a
described in the County‘s Housing Plan will be used to accomplish these goals:
adopting by reference the above codes and defining the County‘s administrative processes and
typical of those enforced throughout the state. The County‘s Grading Ordinance was last
Please refer to Alameda County Zoning Ordinance 17.52.120 parts ―F‖ and ―G‖ for more information.
inspector‘s observations that construction is occurring or has occurred without proper permits.
Code enforcement is limited to correcting violations that are brought to the County‘s att
The County‘s building codes do
applicant‘s difficulties in being able t
For example, using a ratio of 28% of a household‘s monthly gross income as a reasonable
Alameda County‘s Redevelopment Agency
ing. Alameda County‘s Housing and Community Development
ent affordable developments in the County that are subsidized by the County‘s Housing and
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construction at $250 per square foot, fees, permits, financing, and the developer‘s profit.
may vary within the County because Castro Valley‘s fees are a
environments. The ―Not In My Backyard‖ or NIMBY syndrome can be a significant constraint to
negative image of higher density. The ubiquitous ―motel style‖ buildings, oriented perpendicular
reas of Alameda County and the County‘s ability to satisfy its share of the region‘s future
County‘s RHNA
e County‘s RHNA of 536 very low
summary of the County‘s progress towards achieving its RHNA allocation.
Sales data from the Alameda County Assessor‘s o
of a household‘s gross income is used for housing.
‘s
had a ―high‖ risk of conversion to a market rate development.
the County‘s Department of Housing and
At 251 housing units, the County‘s efforts
―Preservation of at Risk Housing‖ is included in its Housing Plan (Chapter IV).
development ―credits‖
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Single family residences described as ―secondary units‖ and limited to 640 sq. feet of habitable area we
The County‘s goal is to encourage housing development that is consistent with existing patterns
has been used to identify several parcels located within the County‘s Redevelopment Areas as
areas, referred to as the ―Joint Project‖ and ―Eden Project‖ areas. The Joint Project Area & the
The County‘s evaluation of adequate sites began with
The County‘s land inventory was developed with the use of a combination of resources
including the County‘s GIS database, updated Assessor‘s data, field surveys, and review of the
County‘s various plans and Zoning Ordinance. The inventory inc
The realistic development capacity is an estimate of a parcel‘s residential development
The County‘s Site
analysis describes the County‘s process in determining the realistic development capacity for
―first ring‖ suburbs. In unincorporated Alameda County, these sites were granted 48%
s than 0.5 acres) have been included in the County‘s Site
Other communities in the Bay Area that have adopted similar ―urban growth boundaries‖ or ―urban limit lines‖
difference between a site‘s existing level of development and
estimate of a parcel‘s unit yield. The figure does not rely upon assumptions about which lots
listing of consolidated parcels, and risk inflating the County‘s development capacity estimates, it
Appendix A. Under its ―Residential Sites Inventory‖ program the County will maintain a listing of
County‘s Department of Housing and Community Development to support and encourage low
A significant number of sites identified in the County‘s inventory are mixed use
County‘s targeted redevelopment areas thereby making projects potentially eligible for financial
assistance from the County‘s Redevelopment Age
development financing as described in Chapter II, under the section entitled ―Housing Markets‖.
Currently there is no guarantee that parcels zoned as ―mixed use‖ be developed to include
unincorporated areas of the County are ―built out‖. Consequently, the majority of the County‘s
only one occurred on a parcel that was ―vacant‖ or where there were no existing structures
various community organizations, its Citizen‘s Advisory committees and others to establish
within the first year of the planning period and is included in the County‘s Housing Plan.
unty‘s land use policies or oversight.
the section above entitled ‗Small Sites‖, the County has calculated the realistic development
capacity based upon the sites‘ current configuration and zoning.
e County‘s site inventory includes parcels that are located in close proximity to public transit,
is consistent with the County‘s Housing Element goals as descr
entitled ― Constraints‖
under the heading ―Development Impact Fees‖.
Many of the County‘s affordable housing developments are located in infill locations currently
growth in urban areas, and thus promote ―smart growth‖ develo
The County‘s residential sites potential is composed of the following:
cient to cover the County‘s
summarizes the County‘s RHNA status.
policies set forth in the following section provide the foundation for Alameda County‘s housing
represent the community‘s desired
policies guide the County‘s decision making. Finally, housing programs are presented in a
services to accommodate the locality‘s share of the regional housing needs for each
development must be monitored to ensure that the County‘s efforts are ach
services to meet the County‘s Regional Housing Needs Assessment (RHNA) Allocation of 2,167
Continue to provide adequate sites to accommodate the County‘s RHNA of 2,167 units.
determine if the remaining parcels on the County‘s Sites Inventory are sufficient to meet
the County‘s RHNA, and if not it shall identify additional sites or rezone parcels as need
to provide an annual report to the local government‘s legislative body, to the Office of Planning
The ―status of the plan and progress in its implementation;‖
The ―progress in meeting its share of regional housing needs determined pursuant to
Government Code Section 65584;‖ and
Local efforts to ―remove governmental constraint
development of housing pursuant to Government Code Section 65583(c)(3).‖
County‘s Housing and Community Development Department have targeted ELI households.
s require that housing developers ―include‖ a
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affordable, jurisdictions must also grant ―concessions‖ (additional incentives) in addition to
In addition to an increase in density, the County‘s De
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Revise Chapter 17.56 of the Municipal Code, which contains the County‘s density bonus
ochures and other materials necessary to promote the County‘s Density Bonus
s fee if they conform to the definition of ―affordable housing‖ provided in 12.20.050:
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fund EveryOne Home‘s operations and serve on its strategic Leadership Board. The County will
Alameda County‘s HIV/AIDS housing and service system is supported primarily by two federal
deduction of the itemized return. The result increases the household‘s overall income and ability
Agency (RDA) will collaborate on various projects that will increase the County‘s supply of
―excessive‖ requirements are, identify ―excessive‖ potential
requirements, and make every effort to reduce these ―excessive‖
the County‘s parking requirements on the development of housing and
that the County‘s requirements and standards do not act as a constraint to the development of
Evaluate the County‘s Ordinance with respect to Secondary Units and amend it as
In 2008, Alameda County‘s Housing and Community Development Department (CDA
The ACLPPP‘s unique multi
The County‘s apartment housing stock represents an important source of affordable housing to
common interest developments (such as condominiums) compromises the County‘s ability to
Codify the County‘s practice of offering reasonable a
County can have a significant impact on the County‘s environmental sustainability, green house
productivity of residents, workers, and visitors to the County. Constructing ―green‖ buildings will
The ―new construction‖ objectives are specified by the Association of Bay Area
has designated a total of 2,167 units of housing as the unincorporated areas ―fair share‖
The rehabilitation goals were provided by the County‘s HCD and Redevelopment
meet Alameda County‘s affordable housing goals. Resourc
wide. The California Housing Finance Agency will administer these funds. Alameda County‘s
allocation of MCC‘s.
County‘s Redevelopment Agency (RDA) is comprised of two Redevelopment Project Areas
Below is an outline of the Agency‘s projected projects and allocated m
The unit‘s affordability can be preserved for the long term t
The unit‘s
The unit‘s affordability can
pursue an infill project in Cherryland based on the community‘s high interest in improving
The unit‘s
serve the county‘s low and moderate income
Preserving the county‘s housing stock through re
their local Citizen‘s Advisory Committees. The Agency focuses on developing partnerships with
trate the community‘s re
sufficiency. BHCS also collaborates with the County‘s HCD to plan and implement the
The County‘s HCD works with a large number of affordable housing developers and managers.
verview of the General Plan Elements, as well as the County‘s process for
limited specified circumstances. It does provide that ―To the maximum extent feasible, the
Growth Boundary.‖ It further states:
While preparing the Housing Element update staff consulted the County‘s most recent
D ST
A ST
E ST
CENTER ST
W A ST
MEEKLAND AV
JENSEN RD
STANTON AV
ELGIN ST
SEVEN HILLS RD
REDWOOD RD
FAIRVIEW AV
WASHINGTON AV
CROW CANYON RD
SUNSET BL
CASTRO VALLEY BL
E CASTRO VALLEY BL
CULL CANYON RD
GROVE WY
BOCKMAN RD
HESPERIAN BL
167TH AV
HACIENDA AV
JAMES AV
PASEO GRANDE
KELLY ST
TIMES AV
CHERRY WY
HATHAWAY AV
GREENRIDGE RD
MADISON AV
LEWELLING BL
EAST AV
FOREST AV
ASHLAND AV
FAIRMONT DR
HAMPTON RD
ROYAL AV
BLOSSOM WY
MEDFORD AV
E LEWELLI NG BL
159TH AV
VIA ARROYO
WALNUT RD
NORBRIDGE AV
LAUREL AV
ANITA AV
MAUD AV
HANSEN RD
LAMSON RD
JOSEPH DR
BIRCH ST
VAN AV
SMALLEY AV
PARSONS AV
WILLOW AV
JOHN DR
162ND AV
4TH ST
VINEYARD RD
7TH ST
GOLF COURSE RD
165TH AV
KNOX ST
HAVILAND AV
151ST AV
COMMON RD
GARY DR
ORANGE AV
FOOTHILL BL
3RD ST
SANDY RD
BARTLETT AV
N 5TH ST
W SUNSET BL
PRINCETON ST
LOCUST ST
WISTERIA ST
ALANA RD
MONTGOMERY AV
170TH AV
HIDDEN LA
152ND AV
REGENT WY
BAYFAIR DR
LAKE CHABOT RD
RICARDO AV
VILLAREAL DR
166TH AV
HEYER AV
FIVE CANYONS RD
DELANO ST
SHADOW RIDGE DR
OAK ST
JAMIE WY
BROOKDALE BL
DOLORES ST
WAGNER ST
PINE ST
168TH AV
MATTOX RD
PLACER DR
SAN MIGUEL AV
WOODROE AV
STROBRIDGE AV
RAY AV
PROCTOR RD
CARLWYN DR
153RD AV
BRICKELL WY
CRANE AV
BAYVIEW AV
OLD DUBLIN RD
MT OLYMPUS DR
WILBEAM AV
SHIRLEY AV
OLD FAIRVIEW AV
CHRISTENSEN LA
N 6TH ST
172ND AV
SHAWN WY
BERDINA RD
KNIGHT DR
CAMPUS DR
GREENVIEW DR
174TH AV
BYRON ST
ELROD DR
RIZZO AV
SOLANO AV
TRENTON DR
MADEIROS AV
POPLAR AV
171ST AV
BAYWOOD AV
CLUBHOUSE DR
SKYWEST DR
FLAGG ST
SOL ST
TYEE ST
REAMER RD
STANDISH AV
OCEAN VIEW DR
APRICOT WY
COLB Y S T
LOWELL AV
ASH ST
MONIKA LA
MALABAR AV
PEPPER ST
HENRY LA
THORNALLY DR
155TH AV
BAKER RD
MOONEY AV
CAMDEN AV
PARK WY
VIA MARIPOSA
RUBY ST
PANDA WY
ASPEN AV
ROCKHURST RD
DOMINIC DR
ARBOR AV
JUSTCO LA
KROLOP RD
LAMSON RD
TANGLEWOOD DR
CROW CREEK RD
APPLE AV
RALSTON PL
YOUNG AV
SIMON ST
NINA CT
BLACKSTONE CT
SORANI WY
HOBERT ST
BEACON HILL DR
LOBERT ST
EDDY ST
BECKHAM LA
COTTER WY
SANTA CLARA ST
BERTERO AV
SULPHUR DR
CHESTER ST
REEDLEY WY
JACOBS ST
CRESCENT AV
VALLEY VIEW DR
N 4TH ST
N 3RD ST
MACHADO CT
5TH ST
W BLOSSOM WY
LORI WY
VIA MIRABEL
WEIR DR
SHELL PL
DEXTER CT
CANYON DR
MEADOWLARK DR
BARTLETT LA
ALAMEDA ST
LEVINE DR
HARDEMAN ST
OLIVE PL
BURBANK ST
ALTAMONT RD
RAFAH I WY
DUCEY WY
SANTA MARIA AV
E ST
PICKFORD WY
MIDLAND RD
MANSFIELD AV
MIRA LOMA ST
ZORRO CT
DUKE CT
HILLSIDE PL
WILCOX LA
RALSTON WY
AURELIA WY
ROMEY LA
STARVIEW DR
RUTH CT
RUFUS CT
FLINT CT
CARLSON CT
VIA DEL PRADO
UPLAND RD
SAN SIMEON PL
HENRY CT
SANTA ANA ST
UPLAND WY
CROWN CT
EARL DR
JUNIPER ST
ROCKAWAY LA
BEDFORD DR
160TH AV
KEVIN CT
NULA WY
CARMEL CT
BURR WY
HELEN PL
LAURENTIAN LA
LIVE OAK TE
FAIRMONT DR
CAMELOT LA
PRIME AV
OAK CREEK PL
HESPERIAN CT
ROMAGNOLO ST
QUINN LA
JUNE CT
ALMOND CT
ROCKFORD RD
BAYFAIR WY
REDWOOD CT
CAPRICORN CT
GINA CT
JOE MARY ST
SWEET LA
GARLAND CT
DORIS CT
HUNTINGTON CT
EDGEBROOK DR
BIANCA LA
CROW CANYON RD
SHEILA ST
WILMA WY
ROSARIO CT
HILLSDALE ST
STAFFORD AV
ST JAMES CT
OAK CANYON PL
SYLVAN GLEN CT
ARENDAL CT
COHOE CT
BRIGHT PL
REYNA DR
BOULDER CANYON DR
APPLE AV
ELM ST
156TH AV
VISTA LA
BANYAN ST
SANTOS ST
MERO ST
URSA WY
LANSING WY
HERMOSA TE
JILL WY
E 14TH ST
KENTWOOD LA
HILLSIDE DR
SAN CARLOS AV
COSTA DR
GLENBROOK LA
CANYON RIDGE PL
MEAD WY
WOODRIDGE DR
ST GEORGE ST
RIFFEL CT
164TH AV
WEST RIDGE CT
ATWAL CT
OLD QUARRY RD
POST ST
CASTRO VALLEY ON I580 WB
PEPPERWOOD PL
STACEY LA
HILLSIDE LA
CHARTER O
STRATTON CT
PACHECO CT
MAYVILLE DR
SHAWN CT
TONI CT
KENTFIELD LA
NAOMI DR
EMERY CT
PETERSON CT
CASTRO VALLEY PLAZA
MEDFORD CT
DOVER PL
SONNET LA
TABUA CT
ALLEN CT
HENSON PL
LUKE LA
MARCIEL CT
RIO VISTA ST
MISSION CT
GERMAINE CT
TAMERA LA
CENTENNIAL LA
LINDSAY LA
PROSPECT CT
CHERRYLAND CT
WALTER DINOS CT
WALTER DINOS CT
BLOSSOM CT
VALLEY BROOK CT
THORNALLY DR
HARTMAN TE
SUNSHINE PL
OLEANDER WY
HIDDEN VIEW PL
LEIGHTY CT
REDWOOD HEIGHTS
JANELLE CT
HATHAWAY CT
BLANDING CT
ECHO SPRINGS DR
MATTHEW CT
CAMBRA CT
PERGOLA CT
MAROLYN CT
ANDERLY CT
OLIVE CT
PESHEL CT
JUNE MARIE CT
WALKER CT
HIDDEN CT
LAIRD CT
WILDROSE LA
WOODROE CT
AUGUST CT
ALEXIS RD
BRIDGE CT
SPEED LA
CATAL I NA CT
GANNET LA
NORTHPOINT CT
SOMERSET AV
FOREST PL
CARTER LA
SCHOOL WY
DUNNIGAN CT
FLOWER PL
UNNAMED
HESPERIAN BL
FOOTHILL BL
UNNAMED
FILBERT ST
PROCTOR RD
SIMON ST
WESTERN BL
6TH ST
EAST AV
UNNAME
MABEL AV
5TH ST
HESPERIAN BL
MYRTLE ST
GROVE WY
FRAGA RD
REX RD
UNNAMED
UNNAMED
Caassttrroo Vaalllleeyy
FFaaiirrvviieew
Asshhllaanndd
Saann LLoorreennzzoo
Chheerrrryyllaanndd
FFiivvee Caannyyoonnss
FFaaiirrmoonntt
Ell Poorrttaall Riiddggee
Haayywaarrdd Accrreess
Hiillllccrreesstt Knnoollllss
O
1 in = 1,074 feet
Source: Alameda County Base Map as of March 30, 2010 and Alameda County Planning Department Data
Alameda County Community Development Agency
Planning Department
Adopted March 30, 2010
2009 Alameda County Housing Element
Streets
Highways
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Unincorporated Communities
Redevelopment Area
500 Year Flood Plain
100 Year Flood Plain
Housing Element Sites adopted 3/30/10
County’s current and future housing needs.
on a countywide basis. These were further divided into two separate categories: “County
Objectives” and “County Objectives”.
specified as being “Unincorporated Area Policies”
ALAMEDA COUNTY’S
through the County’s redevelopment projects,
“Affordable Housing Week” including press
Committee or the Redevelopment Citizen’s
a shared database that enables “smart”
effective. The Planning Department’s
Based on the UBC provisions and HCD’s
and the County’s various
evelopment (“Commercial Linkage
Fee”). (County Housing and Community
define what “excessive” requirements are,
identify “excessive” potential requirements,
“excessive” requirements, if any. (County
panel will consider “excessive” requirements
County’s parking requirements on the
County’s
Codify the County’s practice of offering
County’s development review process
’
Department received funds from the County’s
with the Federal Home Loan Bank Board’s
The County Planning Department’s Zoning
County Community Development Agency’s
of the Community Development Agency’s
, “
”
County indicates that the County’s fees for
services, the County’s fees are significantly
other policies in the County’s
partment’s agenda as
County Area Plan’s Table 9 provides
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the County’s quantified objectives and
County’s housing production as compared to its quantified objectives.
’s median
Another component of this review is the County’s progress toward
County’s RHNA of
the County’s Density
plan’s target
(HCD) adjusts each county’s median family income, as determined by the United S
The number of dwelling units per unit of land. Density usually is expressed “per acre,”
A fee or charge imposed on developers to pay for a jurisdiction’s
redevelopment project area for the purpose of increasing and improving the community’s supply
is based on the share of the region’s future housing need that is assigned to each
s a family’s rent in a privately owned house or apartment. The program is
the City’s General Plan. Detailed information regarding design guidelines and implementation
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or jrodda….
Element project team consisting of staff from the Community Development Agency’s Planning
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predicted by the State and ABAG; and the large inventory of unsold housing. Staff’s
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parcels on the Sites Inventory, and requested clarification about what “status” is implied by
placement on the Sites Inventory. Staff’s response wa
t parcels be developed to their “realistic
development capacity” as quantified in the Sites Inventory. Moreover, the number of
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response to these questions, staff briefly described the County’s
questions about the Density Variable “DV” combining district.
V district as provided in the County’s Zoning Ordinance.
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the community’s character.
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or jrodda….
Element project team consisting of staff from the Community Development Agency’s Planning
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predicted by the State and ABAG; and the large inventory of unsold housing. Staff’s
–
parcels on the Sites Inventory, and requested clarification about what “status” is implied by
placement on the Sites Inventory. Staff’s response wa
t parcels be developed to their “realistic
development capacity” as quantified in the Sites Inventory. Moreover, the number of
–
response to these questions, staff briefly described the County’s
questions about the Density Variable “DV” combining district.
V district as provided in the County’s Zoning Ordinance.
–
–
–
the community’s character.
Hillcrest Knolls Castro Valley
Mt. Eden
§¨¦I-580
§¨¦ I-80
§¨¦ I-80
£¤13
£¤24
§¨¦I-980
§¨¦I-880
§¨¦I-580
§¨¦I-238
§¨¦I-580
£¤92
§¨¦I-880
§¨¦I-680
§¨¦I-580
§¨¦I-680
£¤84
£¤84
Fremont
Oakland
Hayward
Alameda
Livermore
Dublin
Pleasanton
Berkeley
Union City
Newark
San Leandro
Albany
Emeryville
Piedmont
Fairview
San Lorenzo
Ashland
Cherryland
Fairmont
El Portal
Ridge
Hayward Acres
Sunol
Unincorporated Alameda County
± Alameda County Community Development Agency, March 2010
Highways
Unincorporated Areas
§¨¦
§¨¦
§¨¦
§¨¦
§¨¦
O