An Affordable Housing Agenda - East Bay Housing Organizations Home by wuyunyi

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									     An Affordable Housing Agenda
     For the Regional “Sustainable Communities Strategy”
                            The regional Association         will be a blueprint for an environmentally sensitive,   n   Matching the housing prices/rents in
                            of Bay Area Governments          geographically balanced, and socioeconomically              communities to actual income levels of existing
                            (ABAG) and the                   equitable pattern of growth over the next                   and projected jobs assures greenhouse gas
                            Metropolitan Transportation      two decades; at worst it could be a recipe for              reduction while increasing social equity.
                            Commission (MTC) are             continued under-production of affordable housing        n   Socially equitable land use and development
                            currently engaged in an          and destabilization of vulnerable low-income                policy is a value in and of itself.
                            ambitious effort to create a     communities that become “hot” development
                            “Sustainable Communities         markets.
                                                                                                                     n   Recognizes that healthy communities have a mix
                            Strategy” to guide                                                                           of households at different income levels and that
                                                             With these two potential futures in mind,                   housing should be provided for all.
                            development throughout           EBHO has been working with other advocacy
                            the Bay Area’s cities and        organizations to ensure that affordable housing
                                                                                                                     n   Explicitly addresses needs for housing
                            counties for the next 20         and equitable development are integrated in the             affordability rather than relying on the real estate
                            years. Driven by recent          SCS. In November of 2010 we collectively crafted            market to set housing costs.
                            climate change and land          an Affordable Housing Agenda for                        n   Stabilizes existing “communities of concern” at
                            use laws AB 32 and SB            the SCS.                                                    risk of housing cost increases resulting from
                            375, this “SCS” aims to                                                                      stimulated development.
                            reduce greenhouse gas            Principles/Assumptions
                                                                                                                     n   Housing affordability needs cannot be met simply
                            emissions by encouraging
                                                                                                                         through market-based strategies.
                            compact development that         n   Providing for sufficient affordable homes is
                            allows people to drive less,         a necessary part of any strategy to reduce
                            reducing the collective              greenhouse gas emissions from vehicles
                            “vehicle miles traveled”             as required by SB 375.
                            (VMT) of the growing Bay         n   Investing in affordable housing near
                            Area population.




                                                                                                                                                                                Illustration courtesy of Fernando Martí
                                                                 jobs reduces commutes.
     While the Sustainable Communities Strategy              n   Affordable housing residents use
     is often framed as a green initiative, it is just as        transit at higher rates; therefore
     valid to frame it as a housing initiative. By setting       investing in affordable housing
     development guidelines and targets, the SCS                 near transportation centers will
     could help determine what housing gets built                help make transit successful.
     where and for whom, and its VMT impacts.                    (See The Green Connection
     Once adopted, the SCS could have dramatic                   article on page 14 for more
     implications for housing affordability. At best, it         information.)



12                                                                                                                   East Bay Affordable Housing Guidebook | 2011–2012
                                                                                                                  This Housing Agenda is ambitious, even
                                                                                                                  aggressive, in its expectations for housing
                                                                                                                  affordability and community development. And yet
                                                                                                                  so is the stated intent of the SCS process itself: in
                                                                                                                  July 2010 MTC adopted the target of a 15% per
                                                                                                                  capita reduction in greenhouse gas emissions by
                                                                                                                  2035, relative to 2005 levels. However, the most
                                                                                                                  recent projections by MTC/ABAG suggest just a
                                                                                                                  7 to 10% reduction by 2035 under current growth
                                                                                                                  patterns. This means that the SCS will have to
                                                                                                                  find new strategies to achieve the 15% target.
                                                                                                                  From EBHO’s standpoint, we also need to find
                                                                                                                  new strategies to achieve affordable housing and
                                                                                                                  equitable development goals.                            Get involved in
Goals                                                       through policies such as: linking increased
                                                                                                                  While the regional SCS policy-making process
                                                                                                                                                                          our SCS efforts,
                                                            transit and other infrastructure funds to the                                                                 become an EBHO
                                                                                                                  may seem abstract compared to EBHO’s direct             member, and join
The SCS should:                                             production of affordable housing, or linking
                                                                                                                  campaign work, its long-term implementation             EBHO’s SB 375
1 Create a fair and realistic distribution of housing       Environmental Review relief to meeting                                                                        committee.
                                                                                                                  will impact local planning processes, zoning
   through the “regional housing needs allocation”          affordable housing needs.
                                                                                                                  ordinances and development decisions. City and
   (RHNA) process that takes advantage of jobs,          4 Incentivize affordable housing production in           county jurisdictions will build on the framework
   transit and community infrastructure (including          transit-rich neighborhoods by linking increased       set at the state and regional level. If the SCS
   high-performing schools across the region),              transit and other infrastructure funds to the         contains a strong affordable housing agenda,
   recognizing the need to produce affordable               production of affordable housing.                     advocates will have more leverage to influence
   housing in suburban jurisdictions as well as          5 Prioritize transportation investments to meet          local decision-making. They could also make the
   urban centers.                                           existing needs, especially in low-income, transit-    argument that more funding for affordable housing
2 Preserve existing resources for affordable                dependent communities isolated from regional          is essential if the SCS is to become a reality.
   housing and incorporate plans for a new                  transit infrastructure.                               EBHO’s current work in Concord and Oakland,
   dedicated funding source that is sufficient to                                                                 for example, is strengthened by tying affordable
                                                         6 Prioritize preventing displacement as the
   invest in producing the Regional Housing Needs                                                                 housing to greenhouse gas emissions goals. While
                                                            desirability and accessibility of Transit-Oriented-
   Allocation at all income levels, but especially                                                                the ABAG/MTC process is long and daunting, we
                                                            Development neighborhoods rises, and facilitate
   for the most vulnerable, people at the lowest                                                                  hope pushing for an Affordable Housing Agenda
                                                            preservation of existing housing supply through
   incomes, families with children and people with                                                                for the SCS will set the stage for truly sustainable
                                                            acquisition and enhancement as part of
   special needs.                                                                                                 communities.
                                                            affordable housing strategies, especially in low-
3 Incentivize a production balance between                  income neighborhoods proximate to jobs and            EBHO thanks Peter Cohen, EBHO Policy Director,
   market-rate housing and affordable housing               transportation.                                       for contributing this article.




www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                      13
                                                                                                                                 easier for more people to get around without
                                                                                                                                 a car for more of their trips, thereby reducing
                                                                                                                                 vehicle miles traveled (VMT) and greenhouse
                                                                                                                                 gas emissions (GHGe). As part of this effort,
                                                                                                                                 the Bay Area has redoubled long-standing
                                                                                                                                 efforts to encourage compact land-use
                                                                                                                                 patterns and facilitate transit-oriented
                                                                                                                                 development (TOD) projects near major
                                                                                                                                 transit nodes.
                                                                                                                                 However, recent national research suggests
                                                                                                                                 that some kinds of development near transit
                                                                                                                                 can actually lead to increases in the average

                        The Green Connection:
     Affordable                                                                                                                  rates of car ownership and traffic in existing
     housing and
     transit combined
                                                                                                                                 neighborhoods. This can result when
                                                                                                                                 development projects are transit adjacent but
                        More Affordable Housing = Less Traffic
     can create
     an attractive                                                                                                               not transit oriented, are targeted exclusively
     community
     and reduce car                                                                                                              at high-income households, and/or displace
     traffic. (Image:   Affordable housing =                               of affordable housing. As a result, parking
                                                                                                                                 lower-income households most likely to take
     Nelson/Nygaard
     Consulting         green housing?                                     requirements are often too high for affordable
                                                                                                                                 transit.
     Associates)
                                                                           housing, meaning that money that could have           One solution to this problem is to require
                        A wide range of national studies suggest                                                                 TOD projects to incorporate traffic-reducing
                                                                           been spent on constructing more affordable
                        that low-income households are less likely                                                               strategies like unbundled parking, on-site
                                                                           homes may be wasted on unneeded parking.
                        to own a private vehicle and most likely to                                                              carsharing, and discounted transit passes to
                                                                           In addition, many communities prohibit
                        take transit. When these groups do travel by                                                             encourage residents of market-rate homes
                                                                           “unbundled parking” (which allows for
                        car, on average they make fewer and shorter                                                              to use nearby transit. But another critical
                                                                           parking to be paid for separately from the
                        vehicle trips and are more likely to travel                                                              strategy is to include the maximum feasible
                                                                           price of housing, without increasing the total
                        during off-peak hours when road capacity                                                                 number of affordable housing units at TOD
                                                                           cost of both), meaning that low-income
                        is generally unconstrained. Similar to these                                                             sites.1 This is both an ethical policy to pursue
                                                                           households often pay for parking spaces they
                        national findings, local studies show that                                                               (because low-income households need
                                                                           don’t want or need.
                        affordable housing in the Bay Area is also                                                               good access to the regional transit network)
                        “low traffic” housing.                             Maximizing the “low traffic”                          as well as a practical one, since affordable
                        Despite these research findings, the               benefits of affordable housing                        housing units are the key to unlocking the
                        conventional methods used by transportation                                                              potential traffic-reducing benefits of TOD and
                        planners to estimate auto parking demand           California and the Bay Area are at the                getting the most “bang for the buck” out of
                        and vehicle trips can overlook the “low traffic”   forefront of prioritizing policies that make it       taxpayer dollars spent on public transit.



14                                                                                                                           East Bay Affordable Housing Guidebook | 2011–2012
Affordable housing as climate                       Conclusion                                            transit. To maximize the transportation
change mitigation?                                                                                        benefits of affordable housing, policymakers
                                                    Our research has led us to conclude                   should seek to include the maximum
Bay Area cities and counties will increasingly      the following:                                        feasible amount of affordable housing at
be looking for strategies to help them meet                                                               TOD sites. If affordable homes are optimized
                                                    n   One of the most effective ways for Bay
their GHGe reduction targets.2 Due to the                                                                 as part of mixed-income development
                                                        Area communities to reduce barriers to
“low traffic” nature of affordable housing                                                                projects at the Bay Area’s remaining TOD
                                                        affordable housing would be to confirm
units, Bay Area communities should consider                                                               sites, the “low-traffic” affordable homes
                                                        that their parking requirements and
how locating more affordable housing units                                                                could be considered a mitigation for any
                                                        traffic models are appropriate for “low-
within their boundaries can help these                                                                    potential transportation impacts of the
                                                        traffic” affordable housing. When current
communities meet their climate change                                                                     market-rate homes.
                                                        residents know that new affordable housing
goals, relative to the GHGe if the same                 in the neighborhood will not result in        n   Communities that welcome affordable
number of comparable market-rate homes                  “traffic Armageddon” or spillover parking         housing should explore the potential
were developed within the jurisdiction’s                problems, they are more likely to be              to take credit for affordable housing’s
boundaries.                                             supportive of it.                                 reduced emissions of transportation-related
Following that same logic, affordable                                                                     greenhouse gases (relative to comparable
                                                    n   The overall transportation impacts of a
housing developers should explore whether                                                                 market-rate homes) to help them meet
                                                        mixed-income project near transit will be
quantifying the reduced transportation-                                                                   their local GHGe goals. Under some
                                                        less than if a) the same site was developed
related GHGe generated by their projects                                                                  circumstances, tradable GHGe credits may
                                                        entirely with market-rate homes or b) the
over the useful life of the project might be                                                              be a potential new source of funding for
                                                        site was left undeveloped and affordable
a sellable commodity. For example, several                                                                affordable housing.
                                                        homes were located further away from
voluntary cap-and-trade carbon markets                                                                                The bottom line: encouraging
                                                                                                                                                          1. It is important to note that
already exist, and a mandatory cap-and-                                                                               low-traffic affordable housing         including market-rate
trade exchange is one climate change                                                                                  near transit must be a
                                                                                                                                                             housing is often critical to
                                                                                                                                                             make many TOD projects
strategy being considered by the federal                                                                              critical part of every Bay             financially viable, especially
                                                                                                                                                             in regions with high land
government. The revenue generated                                                                                     Area community’s efforts to            costs like the Bay Area.
                                                                                                                                                          2. Communities may have
from selling these tradable “carbon                                                                                   reduce traffic congestion and          established GHGe targets
credits” (expressed as the price of                                                                                   greenhouse gas emissions.
                                                                                                                                                             as part of their locally-
                                                                                                                                                             initiated climate action
a one ton GHGe that was reduced                                                                                                                              plan. If not, GHGe targets
                                                                                                                      EBHO thanks Jeremy Nelson and          for local jurisdictions may
or avoided) could be a new source                                                                                                                            be established as part of
                                                                                                                      Daniele Petrone of Nelson/Nygaard      the regional Sustainable
of funding for affordable housing.                                                                                    for contributing this article.         Communities Strategy
EBHO is currently seeking funding                                                                                                                            currently being developed
                                                                                                                                                             by the MTC.
for a joint research project with
EAH and Nelson\Nygaard that                                                                                           Carsharing services at TOD
would explore the feasibility of this                                                                                 projects offer an equitable,
                                                                                                                      affordable alternative to
approach and its revenue potential.                                                                                   car ownership. (Source:
                                                                                                                      City Carshare. Used with
                                                                                                                      permission.)



www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                               15
                                           Steps to Find Affordable Housing
                                           Finding a great, affordable place to live can be challenging, but the tips below can help.
                                           Call 2-1-1 and the organizations on pages 19 and 20 for more information.


                                           1.        Learn about different types of
                                                     affordable housing
                                                                                                          many of them find that the program allows competitive
                                                                                                          rents and prompt rental payments. It’s difficult to obtain
                                                                                                          a Section 8 voucher, but it’s worth getting on the waiting
                                           Non-Profit Housing                                             list. Contact your local housing authority for more
                                           Non-profit housing developments offer well-designed and        information. (See page 19)
                                           well-managed homes like the properties on pages 21–25.
                                           Tenants are carefully screened. Some non-profits offer         Public Housing
                                           services on-site, including youth and senior activities, job   Many public housing developments have been renovated
                                           training and computer labs. Find out about non-profit          in recent years. Public housing has certain income and
         “Living in decent and
                                           housing opportunities by contacting the organizations          residency restrictions; contact the housing authorities on
       affordable housing has              listed on page 20 and visiting their websites.                 page 19 for information.
     enabled me to maintain a
                                           Section 8 (Housing Choice Voucher Program)                     First-Time Homebuyer Programs
              good quality life.”          The Housing Choice Voucher Program—better known as             Renting is a great option for many families. But if you
                    –Francine Williams     Section 8—is a federally-funded program managed by             are ready to think about buying a home, contact your
           Satellite Housing Resident      local government agencies and housing authorities. A           city’s housing department about assistance programs.
                   (pictured on page 11)   Section 8 voucher helps close the gap between rent and         The organizations on page 19 can help you through the
                                           your income. Seek out landlords who accept vouchers;           homebuying process.



16                                                                                                              East Bay Affordable Housing Guidebook | 2011–2012
2.        Get your finances and
          credit ready                                   4.        Identify your housing
                                                                   needs and preferences                         5.        Contact non-profit
                                                                                                                           developers and apply

The Credit Check                                         Think about the location and amenities that are         n Check the websites of non-profit developers
Many landlords run credit checks and will not rent       best for you, be flexible and consider several cities     on page 20 at least monthly.
to applicants with credit issues. Obtain your credit     to increase your chances of finding the right place.    n Call them and ask for a list of properties,


report early, and be prepared to tell prospective                                                                  including those in development. Have your
                                                         See which housing type fits you and your family:          name placed on an “Interest List” for any
landlords about any problems and the steps you
have taken to address them. Some landlords will
                                                         n Senior: You or your spouse must be at least 62          properties that meet your needs and income
accept a poor credit history if you have good              or older. Children are usually not allowed.             level.
                                                         n Special Needs: You must have a disability             n Get on as many waitlists as you can. When
references and can demonstrate ability to pay
the rent through proof of employment, a higher             (mental, physical, developmental)                       a waitlist opens, call the property. Ask for an   For resources
security deposit, or a co-signer.
                                                         n Studio: You must be a person living alone, or a         application, or go to the property to get an      to help you
                                                           two-person household (not necessarily married)          application. Submit it by the deadline.           find affordable
If you need help with credit, contact a credit           n Family: You may be a single parent with children,     n Once you have submitted your applications,        housing, see
counseling agency. (See page 19)                                                                                                                                     page 19.
                                                           a two-parent family with or without children, or        let each property know if you move or change
The Security Deposit                                       two or more persons who have chosen to live             your phone number. In order to remain on a
If the security deposit is a challenge, there are          together but are not necessarily married                waitlist, you must be in regular contact with
programs that can help you pay move-in costs             n Formerly Homeless, Youth or Other: You                  the site manager of each property. Ask to find
(see page 19). Some landlords are also willing             belong to the designated group                          out the best way to do this.
to accept a deposit in installments.
                                                         Identify how many bedrooms you need. Generally,         Apply to as many affordable housing properties
Savings and Budgeting                                    two persons must share a bedroom unless there           as you can. Remember, the agencies and
Make sure that you can afford transportation,            is a medical reason requiring separate bedrooms.        organizations in this guidebook want to help
childcare, health care and other costs along with        For example, a couple would apply for a one-            you find affordable housing. Be persistent,
rent. The agencies on page 19 can help you with          bedroom apartment, while a family of five could         don’t get discouraged, and advocate for more
savings plans and managing your finances.                apply for three bedrooms.                               affordable housing in your community!


3.        Check to see if your
          income qualifies

Because affordable housing is reserved for
people with lower incomes, your gross income
must fall within a certain eligible range (see the
income chart on page 4 for examples of ranges).
All sources of income and assets are taken into
consideration. Find out if you qualify by inquiring
with a specific property or non-profit developer.
If you have a Section 8 Housing Choice Voucher,
ask if the property will accept it.


www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                 17
18   East Bay Affordable Housing Guidebook | 2011–2012
                                                                                                                                                                                                  Resources
Resources to Help You Find Affordable Housing
Housing, Shelter,                       Family Emergency Shelter          Legal, Financial, and                     Consumer Credit Counseling          Tri-Valley Housing
Rental Subsidies, and                   Coalition                         Housing Rights Services                   Services (CCCS) of the East Bay     Opportunity Center
Emergency Resources                     (510) 581-3223                                                              (866) 531-3433                      (925) 373-3930
                                                                          These organizations provide
                                        www.fescofamilyshelter.org                                                  www.cccsebay.org                    www.tvhoc.org
These organizations provide temporary                                     information and support to
and emergency housing assistance.       Greater Richmond Interfaith       individuals who have faced unlawful       Contra Costa Employment             Tenants Together
For general housing referrals and       Program                           discrimination in housing, or residents   and Human Services Workforce        (415)495-8100
services, call 2-1-1.                   (510) 233-2141                    who need assistance with other            Services                            http://tenantstogether.org
                                        www.gripcommunity.org             legal and financial problems such as      (925) 313-1593
American Red Cross Bay Area                                               eviction.
1-800-4-HELP-BAY (443-5722)             A Safe Place Domestic                                                       http://ca-contracostacounty.civic
                                                                          Bay Area Legal Aid                        plus.com/index.aspx?NID=2539        Public Housing
www.redcrossbayarea.org                 Violence Services
                                                                          Alameda County, Contra Costa                                                  Authorities
Bay Area Rescue Mission                 (510) 536-7233                                                              East Bay Community
                                        www.asafeplacedvs.org             West:                                                                         Public Housing Authorities manage
(510) 215-4555                                                            (510) 250-5270                            Law Center
                                                                                                                                                        affordable housing developments
www.bayarearescue.org                   SAVE (domestic violence)          Contra Costa County East:                 (510) 548-4040
                                                                                                                                                        and are responsible for administering
                                        24-hour Crisis Hotline            (925)-219-3325                            www.ebclc.org
Berkeley Food and Housing                                                                                                                               Section 8 programs. If your city is not
Project                                 (510) 794-6055                    www.baylegal.org                          ECHO Housing                        listed here, contact the county Housing
(510) 649-4965                          Community Office:                                                           Assistance Center                   Authority.
                                                                          California LifeLine Program
Shelter Reservation Hotline             (510) 574-2250                                                              (510) 581-9380 Hayward
                                                                          (Discounted home phone                                                        City of Alameda
1-866-960-2132                          save-dv.org                                                                 (510) 496-0496 Oakland
                                                                          service)                                                                      (510) 747-4300
www.bfhp.org                            SHELTER, Inc. of Contra           1-877-858-7463                            (925) 449-7340 Livermore            www.alamedahsg.org
Building Futures with Women             Costa County                      www.californialifeline.com                www.echofairhousing.org
                                                                                                                                                        Alameda County
and Children                            (925) 335-0698                    Causa Justa-Just Cause                    Eviction Defense Center             (510) 670-5404
1-866-A-WAY-OUT (292-9688)              www.shelterincofccc.org           (510)763.5877                             (510) 452-4541                      acgov.org/cda/hcd
www.bfwc.org                                                              www.cjjc.org
                                        The Society of St. Vincent de                                                                                   Berkeley
Catholic Charities                                                                                                  Family Violence Law Center
                                        Paul of Alameda County            Centro de Servicios                                                           (510) 981-5470
of the East Bay                                                                                                     (510) 208-0220
                                        (510) 638-7600                    (510) 489-4100                                                                www.ci.berkeley.ca.us/BHA/
(510) 768-3100                                                                                                      www.fvlc.org
                                        www.svdp-alameda.org              www.ci.union-city.ca.us/
www.cceb.org                                                                                                        Housing Rights, Inc.                Contra Costa County
                                        STAND! Against Domestic           community/centro.htm
                                                                                                                    (510) 548-8776                      (925) 957-7000
Center for Independent Living           Violence (Contra Costa)           Centro Legal de la Raza
                                                                                                                    www.housingrights.org               www.contracostahousing.org
(510) 841-4776                          Crisis Hotline: (888) 215-5555    (510) 437-1554
www.cilberkeley.org                     General Hotline: (925) 676-2845                                                                                 Dublin
                                                                          www.centrolegal.org                       Lao Family Community
                                        www.standagainstdv.org                                                                                          (925) 833-6610
Contra Costa County                                                       Community Resources for                   Development, Inc.
                                                                                                                                                        www.ci.dublin.ca.us/index.
Homeless Hotline                        Tri-City Volunteers               Independent Living                        (510) 533-8850
                                                                                                                                                        aspx?NID=115
(800) 808-6444                          (510) 793-4583                    (510) 881-5743                            www.lfcd.org
www.crisis-center.org/                  www.tri-cityvolunteers.org        www.cril-online.org                                                           Livermore
Homeless_Services.html                                                                                              Operation Hope                      (925) 447-3600
                                                                                                                    (510) 535-6700                      www.livermorehousingauthority.
East Oakland Community                                                                                              www.operationhope.org               com
Project
(510) 532-3211                                                                                                      Pacific Community Services          Oakland
www.eocp.net                                                                                                        (925) 439-1056                      (510) 874-1500
                                                                                                                    www.pcsi.org                        www.oakha.org
Eden Information & Referral/
2-1-1 Alameda County                                                                                                Project Sentinel                    Richmond
Call this number: 211                                                                                               (510) 574-2270                      (510) 621-1300
www.edenir.org                                                                                                      www.housing.org                     www.ci.richmond.ca.us/rha



www.EBHO.org                                                                                                                                                                                        19
Developers & Providers   Non-Profit Developers & Service Providers
                         Non-Profit Housing                  EAH Housing                         Northern California Land Trust            Anka Behavioral Health, Inc.         East Bay Community
                         Developers                          2169 East Francisco Blvd, Ste B     3122 Shattuck Avenue                      1850 Gateway Boulevard, Suite 900    Recovery Project
                                                             San Rafael, CA 94901                Berkeley, CA 94705                        Concord, California 94520            2551 San Pablo Avenue
                         These organizations construct and   (415) 258-1800                      (510) 548-7878                            (925) 825-4700                       Oakland, CA 94612
                         manage affordable housing and
                                                             www.eahhousing.org                  www.nclt.org                              www.ankabhi.org                      (510) 446-7100
                         provide services in Alameda and
                                                                                                                                           Bay Area Community                   www.ebcrp.org
                         Contra Costa counties.              East Bay Asian Local                Oakland Community Land Trust
                                                             Development Corporation             672 13th Street                           Services (BACS)                      East Oakland Community Project
                         Abode Services/Allied Housing       (EBALDC)                            Oakland, CA 94612                         1814 Franklin Street, Fourth Floor   7515 International Boulevard
                         40849 Fremont Boulevard             310 Eighth Street, Suite 200        www.oakclt.org                            Oakland, CA 94612                    Oakland, CA 94621
                         Fremont, CA 94538                   Oakland, CA 94607                                                             (510) 613-0330                       (510) 532-3211
                                                                                                 Resources for Community
                         (510) 657-7409                      (510) 287-5353                                                                www.bayareacs.org                    www.eocp.net
                                                                                                 Development (RCD)
                         www.abodeservices.org/index.html    www.ebaldc.org                                                                Berkeley Food and
                                                                                                 2220 Oxford Street                                                             Family Emergency Shelter
                         (510) 657-6409, ext. 212                                                                                          Housing Project
                                                             Eden Housing                        Berkeley, CA 94704                                                             Coalition (FESCO)
                         www.abodeservices.org/allied.html                                                                                 2140 Dwight Way
                                                             22645 Grand Street                  (510) 841-4410                                                                 21455 Birch Street, Box 5
                                                                                                 www.rcdev.org                             Berkeley, CA 94704                   Hayward, CA 94541
                         Affordable Housing                  Hayward, CA 94541
                                                                                                                                           (510) 649-4965                       (510) 886-5473
                         Associates (AHA)                    (510) 582-1460                      San Antonio Community
                                                                                                                                           www.bfhp.org                         www.fescofamilyshelter.org
                         1250 Addison Street, Suite G        www.edenhousing.org                 Development Corporation
                         Berkeley, CA 94702                                                      2228 East 15th Street                     Bonita House, Inc.                   First Place for Youth
                         (510) 649-8500                      Habitat for Humanity East Bay                                                 6333 Telegraph Avenue, Suite 102
                                                                                                 Oakland, CA 94606                                                              519 17th Street, Suite 600
                         www.ahainc.org                      2619 Broadway                                                                 Oakland, CA 94609
                                                                                                 (510) 536-1715                                                                 Oakland, CA 94612
                                                             Oakland, CA 94612                                                             (510) 923-1099
                                                                                                 www.sacdc.org                                                                  (510) 272-0979
                         Alameda Development                 (510) 251-6304                                                                www.bonitahouse.org                  www.firstplaceforyouth.org
                         Corporation                         www.habitateb.org                   Satellite Housing, Inc.
                                                                                                 1521 University Avenue                    Building Futures with Women          La Familia Counseling Service
                         851 West Midway Avenue
                                                             Housing Consortium of               Berkeley, CA 94703                        and Children                         (510) 881-5921
                         Alameda, CA 94501
                                                             the East Bay                        (510) 647-0700                            1395 Bancroft Avenue                 www.lafamiliacounselingservice.
                         (510) 523-4460
                                                             1736 Franklin Street, 6th Floor     www.satellitehousing.org                  San Leandro, CA 94577                com
                         BRIDGE Housing                      Oakland, CA 94612                                                             (510) 357-0205
                                                                                                 The Unity Council                         www.bfwc.org                         Native American Health Center
                         345 Spear Street, Suite 700         (510) 832-1315
                                                                                                 1900 Fruitvale Avenue, Suite 2A                                                (510) 747-3030
                         San Francisco, CA 94105             www.hceb.org                                                                  Building Opportunities for
                                                                                                 Oakland, CA 94601                                                              www.nativehealth.org
                         (415) 989-1111                                                                                                    Self Sufficiency (BOSS)
                                                             Lutheran Social Services            (510) 535-6900                                                                 Rubicon Programs
                         www.bridgehousing.com                                                                                             2065 Kittredge Street, Suite E
                                                             988 Oak Grove Road                  www.unitycouncil.org                                                           2500 Bissell Avenue
                                                                                                                                           Berkeley, CA 94704
                                                             Concord, CA 94518                                                                                                  Richmond, CA 94804
                         Christian Church Homes of                                                                                         (510) 649-1930
                                                             (925) 825-1060                                                                                                     (510) 235-1516
                         Northern California                                                                                               www.self-sufficiency.org
                         303 Hegenberger Road, Suite 201
                                                             www.lssnorcal.org                   Non-Profit Housing &                                                           www.rubiconprograms.org
                                                                                                 Services Providers                        Contra Costa Interfaith Housing
                         Oakland, CA 94621                   Mercy Housing California                                                                                           SHELTER, Inc.
                                                                                                                                           978 2nd Street, Suite 240
                         (510) 632-6712                      1360 Mission Street, Suite 300      These community-based organizations                                            1815 Arnold Drive
                                                                                                                                           Lafayette, CA 94549
                         www.cchnc.org                       San Francisco, CA 94103             provide transitional housing, mental                                           Martinez, CA 94553
                                                                                                                                           (925) 299-1067
                                                             (415) 355-7100                      and physical health services, and other                                        (925) 335-0698
                         Community Housing                                                                                                 www.ccinterfaithhousing.org
                                                             www.mercyhousing.org                family supports.
                                                                                                                                                                                www.shelterincofccc.org
                         Development Corporation of                                                                                        Davis Street Family Resource
                         North Richmond (CHDC)               MidPen Housing                      Alameda Point Collaborative               Center                               Volunteers of America Bay Area
                         1535-A Third Street                 303 Vintage Park Drive, Suite 250   677 West Ranger Avenue                    3081 Teagarden Street                1601 Harbor Bay Parkway, Suite 150
                         Richmond, CA 94801                  Foster City, CA 94404               Alameda, CA 94501                         San Leandro, CA 94577                Alameda, CA 94502
                         (510) 412-9290                      (650) 356-2900                      (510) 898-7800                            510.347.4620                         (510) 473-0500
                         www.chdcnr.com                      www.midpen-housing.org              www.apcollaborative.org                   www.davisstreet.org                  www.voaba.org



        20                                                                                                                                                   East Bay Affordable Housing Guidebook | 2011–2012
                                                                                                                                                                               Property Profiles
                                                                             Affordable housing makes an                          community and opportunity, providing
                                                                             immediate difference in people’s lives               recreation, wellness, child and youth
                                                                             and communities, and it also spurs                   development, and technology. Even
                                                                             long-term change. It helps families                  as affordable housing faces tough
                                                                             to plan for the future while attracting              funding cuts, EBHO will keep working
                                                                             business to neighborhoods and                        to give Bay Area households the

   A Tour of Today’s                                                         promoting sustainable growth. The
                                                                             properties profiled here are hubs of
                                                                                                                                  chance to live in quality affordable
                                                                                                                                  homes like these.

   Affordable Housing
                                                                                        Los Medanos Village — Resources for Community Development
                                                                                        2000 Crestview Drive, Pittsburg, 94565, Contra Costa County

                                                                                        Better futures for children, youth and families in a supportive
                                                                                        and accessible community
                                                                                        Newly Constructed Homes for low-income families and
                                                                                        adults, and formerly homeless youth
                                                                                        Completed: January 2010
                                                                                        Property Management Company:
                                                                                        The John Stewart Company
                                                                                        Architect: Van Meter Williams Pollack
                                                                                        General Contractor: James E. Roberts-Obayashi Corporation
                                                                                        Financing: Redevelopment Agency of the City of Pittsburg;
                                                                                        County of Contra Costa; California State HCD MHP; Enterprise
                                                                                        Community Partners; Wells Fargo; General Partner Equity: RCD

                                                                                        Los Medanos Village provides 71 new, green apartments tailored to the needs of
                                                                                        66 low-income families and individuals and five formerly homeless youth. It features
                                                                                        two playgrounds, several picnic/barbecue areas, a computer center, a community
                                                                                        room, and garden space. Residents have support from an on-site manager, and from
                                                                                        services from Contra Costa Interfaith Housing and First Place for Youth, who offer
                                                                                        after-school programs, computer training and independent living skills training.
                                                                                        Los Medanos’ eco-friendly aspects make it sustainable for future generations. These
                                                                                        include a solar water heating system, solar electricity for common areas, and green
                                                                                        building materials. These amenities earned the property a GreenPoint rating of 131
                                                                                        points. Located near the Railroad Avenue pedestrian overpass, the development
                                                                                        encourages walking and transit use.
                                    “I love the community; it’s not just a
                                    place to live but a place for kids and              This beautiful community was made possible through public/private/non-profit
                                            parents to enjoy themselves.”               collaboration, with redevelopment funding playing a key role.

                                     -Maresha Gray, Los Medanos Resident




www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                    21
Property Profiles   Fairmount Apartments — Affordable Housing Associates
                    401 Fairmount Avenue, Oakland, Alameda County

                    Integrating services and supports for those with   units set aside for formerly homeless
                    special needs                                      individuals with mental health disabilities.
                    A Rehabilitated Property for low-income            Another five units house people living with
                    families and individuals and households with       HIV/AIDS or disabilities. These tenants
                    special needs and/or disabilities                  receive support from Toolworks, a social
                    Completed: February 2011                           service agency.
                    Architect: Asian Neighborhood Design
                    General Contractor: JH Fitzmaurice                 Residents enjoy a spacious courtyard with
                    Financing/Funding: Low Income Investment           a landscaped garden and patio. Other
                    Fund; Northern California Community Loan           amenities include a common kitchen area,
                    Fund; 4% Tax Credits, State Department
                    of Housing and Community Development
                                                                       a lounge and a laundry room. In addition
                    (replaced by TCAP MHP Backstop funds);             to the rehab and seismic upgrade, AHA
                    City of Oakland Redevelopment Agency; Wells        made sustainable additions that earned
                      Fargo; Alameda County HOPWA; Mental              a GreenPoint rating of 125. These include
                      Health Services Act Capital; Affordable          dual-paned windows, a solar hot water
                    Housing Program; Alameda County StopWaste.
                                                                       heating system, high-efficiency boilers,       Estabrook Place — Eden Housing, Inc.
                    org; Alameda County Lead Protection Program;
                    Enterprise Green Communities                       fluorescent lighting, low-water-use
                                                                                                                      2103 East 14th Street, San Leandro, CA, Alameda County
                                                                       plumbing and reduced carpet use. The
                    Fairmount Apartments provides 31 homes             result is a healthy environment for the
                    to families and individuals including six          long term.                                     A healthy, supportive environment for seniors in   gardens on the roof terrace, a computer
                                                                                                                      downtown San Leandro                               room/library, and an exercise room.
                                                                                                                      Newly Constructed Homes for low-income             With a GreenPoint Rated score of 184
                                                                                                                      seniors
                                                                                                                      Completed: June 2010
                                                                                                                                                                         points, the community incorporates energy
                                                                                                                      Architect: HKIT Architects                         and resource-efficient features such as
                                                                                                                      General Contractor: J.H. Fitzmaurice               a solar hot water system, photovoltaic
                                                                                                                      Financing: U.S. Department of Housing and          panels, hydronic space heating, Energy
                                                                                                                      Urban Development; Enterprise Community            Star appliances, dual-flush toilets, low-
                                                                                                                      Investment, Inc.; City of San Leandro; City
                                                                                                                      of San Leandro Redevelopment Agency;
                                                                                                                                                                         flow fixtures, native and drought-tolerant
                                                                                                                      County of Alameda; Federal Home Loan Bank          landscaping, and high-efficiency irrigation.
                                                                                                                      Affordable Housing Program; Silicon Valley
                                                                                                                      Bank; StopWaste.org; Home Depot Foundation         Estabrook Place residents have access
                                                                                                                                                                         to services designed to help them live
                                                                                                                      Funded through the HUD 202 Supportive              independently as long as possible. Health
                                                                                                                      Housing for the Elderly Program and the            and wellness initiatives join financial literacy
                                                                                                                      Low Income Housing Tax Credit Program,             classes, voter education and registration,
                                                                                                                      Estabrook Place provides a healthy and             community volunteering, and one-on-one
                                                                                                                      affordable community for 64 diverse                case management. Residents are also
                                                                                                                      seniors. This 51-unit development near             extremely active in holiday and cultural
                                                                                                                      downtown San Leandro includes a                    celebrations and resident-led social
                                                                                                                      beautifully landscaped courtyard, planter          activities.




       22                                                                                                                                                   East Bay Affordable Housing Guidebook | 2011–2012
                                                                                                                                                                                          Property Profiles
Newark Gardens — Satellite Housing
35300 Cedar Boulevard, Newark, Alameda County

An affordable community with real longevity   found a home in the community, with its
                                              low-rise buildings clustered around sunny
A Rehabilitated Property for seniors and
                                              garden spaces. Residents enjoy community
adults with mobility impairments
Completed: 1983 (original construction),      rooms, social activities and amenities such
February 2011 (rehab)                         as door-to-door van transportation.
Architect: HKIT Architects
                                              Recently, Newark Gardens received
Rehabilitation General Contractor:
BBI Construction                              a 21st-century facelift: windows were
Financing: HUD 223F FHA Loan from             upgraded, durable fiber cement siding took
Enterprise Community Partners                 the place of cedar shingles, roofing was
                                              replaced and common-area bathrooms
Newark Gardens shows how continued            were reconfigured to meet current ADA
investment in affordable housing can pay      standards. Some homes are pilot-testing
off for decades. When built in 1982-83,       the state-of-the-art WellAWARE system,
it was Newark’s first affordable housing      sponsored by Enterprise Community
development designed specifically for         Partners. It allows loved ones to receive     Edes Avenue — Habitat for Humanity East Bay
seniors. In 1986, it won a Gold Nugget        daily reports on an elderly resident’s
                                                                                            10800 & 10900 Edes Avenue, Oakland, Alameda County
Award for Best Affordable Development.        wellbeing. With these improvements,
Since then, hundreds of older adults and      Newark Gardens and its residents are well-
                                                                                            Transforming a toxic site into a sustainable    two auto salvage yards into a thriving
adults with mobility impairments have         positioned for a long, healthy future.
                                                                                            community of opportunity                        community for first-time homebuyers
                                                                                            Newly Constructed Homes for low- and            by working closely with the EPA, the
                                                                                            very-low-income first-time homebuyer families   Center for Creative Land Recycling, and
                                                                                            Completed: December 2008 (phase A);             the Department of Toxic Substances
                                                                                            September 2010 (phase B)
                                                                                                                                            Control to bring the 3.7 acre brownfield
                                                                                            Architect: Gary Struthers, AIA (phase A);
                                                                                            Pyatok Architects, Inc. (phase B)               site to the highest residential standards.
                                                                                            General Contractor: Habitat for Humanity        The site includes new streets, sidewalks,
                                                                                            East Bay                                        storm drainage systems and a landscaped
                                                                                            Financing: City of Oakland Redevelopment        play area.
                                                                                            Agency; California Department of Housing &
                                                                                            Community Development CalHome; California       Habitat’s partner families receive zero-
                                                                                            DTSC Cleanup Loan; EPA Brownfield grant;        interest mortgages and contribute 500
                                                                                            Federal Home Loan Bank AHP; California          hours of “sweat equity” in lieu of a cash
                                                                                            Self-Help Housing Program grant; Center for
                                                                                            Creative Land Recycling; Habitat for Humanity
                                                                                                                                            down payment. Partner families also
                                                                                            East Bay donations; Pacific Gas and Electric    participate in training programs to prepare
                                                                                            Company; KB Home; Pulte Homes; Thrivent         them for homeownership. The resale
                                                                                            Financial for Lutherans; Bank of America;       of the homes is restricted in perpetuity
                                                                                            Cisco; Wells Fargo; Simpson Strong-Tie          to maintain affordability. As a result,
                                                                                            Edes Avenue is the largest, greenest            Edes Avenue will provide stability and
                                                                                            Habitat for Humanity development in             opportunity for families for generations
                                                                                            California. The project transformed             to come.




www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                               23
Property Profiles                                                                                                   Amistad House — Satellite Housing
                                                                                                                    2050 Delaware Street, Berkeley, Alameda County

                                                                                                                    Service-enriched living in the center of it all     Berkeley. Satellite came in as the property
                                                                                                                    A Rehabilitated Property for seniors and            management agent in 2008, using its
                                                                                                                    adults with mobility impairments                    expertise to maintain affordability and
                                                                                                                    Completed: February 2011                            enhance services for residents.
                                                                                                                    Architect: Anne Phillips Architecture
                                                                                                                    General Contractor: FineLine Construction           In 2010, Satellite embarked on a
                                                                                                                    Financing/Funding: Tax exempt Bond/4% tax           substantial upgrade—installing double-
                                                                                                                    credit equity; AHP; US Bank; City of Berkeley;      paned windows, a new fire safety system,
                                                                                                                    American Reinvestment and Recovery Act
                                                                                                                                                                        new flooring and refreshed landscaping.
                                                                                                                    Built in 1981 with funds from HUD’s 202             Common areas were reconfigured
                                                                                                                    program, Amistad House provides 60                  to create a community kitchen, a
                                                                                                                    units of fully-subsidized, affordable senior        computer area, and expanded offices for
                                                                                                                    housing near the shops, restaurants and             management and services. Completed at
                                                                                                                    amenities of Berkeley’s famous “Gourmet             the height of the recession, the Amistad
                                                                                                                    Ghetto” neighborhood. The development               House rehab would not have happened
                    Lion Creek Crossings III & IV — East Bay Asian Local Development                                was originally sponsored by the Berkeley            without the American Recovery and
                    Corporation, Related Companies of California, Oakland Housing Authority                         Pilgrimage Foundation, a subsidiary                 Reinvestment Act and program funds from
                                                                                                                    of the First Congregational Church of               the Tax Credit Assistance Program.
                    881 69th Avenue, Oakland, Alameda County

                    Bringing resources, recreation, and new hope to   When complete, Lion Creek Crossings
                    East Oakland families                             will consist of 560 units. Services and
                                                                      amenities include computer facilities,
                    Newly Constructed Property for low-income
                    families                                          childcare, and recreation and youth
                    Completion Date: Summer 2008 (Phase III);         programs. Non-profits and public agencies
                    January 2012 (Phase IV)                           provide everything from cooking classes
                    Property Management Company:                      to homework help in 15,000 square feet of
                    Related Companies of California                   social service space. A Resident Services
                    Architect: Pyatok Architects, Thomas Dolan
                                                                      Coordinator gives support and referrals,
                    Architecture
                    General Contractor: Cahill, Nibbi Brothers        and the SparkPoint Oakland Center
                    Financing/Funding: Redevelopment Agency           provides integrated financial services
                    and City of Oakland; Oakland Housing              through a collaborative initiated by the
                    Authority, U.S. Department of Housing and         United Way.
                    Urban Development; HOPE VI Program, Low
                    Income Housing Tax Credits; California Housing    Community involvement was central
                    Finance Agency; Wells Fargo; CDLAC (tax           to the development process. The
                    exempt bond allocation); California Department    centerpiece 5.7-acre park will include
                    of Housing and Community Development;             a creek, picnic tables, and recreation
                    Federal Home Loan Bank of San Francisco;
                                                                      areas. Located by the Coliseum BART
                    U.S. Environmental Protection Agency
                    Brownfields Grant; Boston Financial Capital;      station, Lion Creek Crossings is a transit-
                    Stewardship Council; HCD Workforce Housing        oriented development and a catalyst for
                    Program; Bank of America                          neighborhood revitalization.



        24                                                                                                                                                   East Bay Affordable Housing Guidebook | 2011–2012
                                                                                                                                                                                Property Profiles
                                                                                                  Tassafaronga Village — Oakland Housing Authority
                                                                                                  930 84th Avenue, Oakland, Alameda County
                                                                                                  Recreating a connected, safe, and vibrant urban community

                                                                                                  Newly Constructed Homes for low-income families,
                                                                                                  and households with special needs
                                                                                                  Completed: June 2010
                                                                                                  Property Management Company:
                                                                                                  The John Stewart Company
                                                                                                  Architect: David Baker + Partners
                                                                                                  General Contractor: Cahill Contractors
                                                                                                  Financing: National Equity Fund; U.S. Environmental
                                                                                                  Protection Agency; Citibank; Housing Opportunities for
                                                                                                  Persons with AIDS; State of California Multifamily Housing
                                                                                                  Program; State of California Infill Grant; CalHFA HELP Loan;
                                                                                                  Oakland Housing Authority; City of Oakland Community
                                                                                                  and Economic Development Agency/Redevelopment Agency;
                                                                                                  Tax Credit Assistance Program; Federal Home Loan Bank
                                                                                                  AHP Subsidy

                                                                                                  Tassafaronga Village is designed to bring a diversity of affordable housing
                                                                                                  to an under-served area of Oakland. The 7.5 acre brownfield infill site—
                                                                                                  previously home to decrepit public housing, an abandoned factory, and
                                                                                                  unused train tracks—was sandwiched between residential and industrial
                                                                                                  uses, creating an unhealthy living environment that invited criminal
                                                                                                  activity. From the beginning, the Oakland Housing Authority aimed to
                                                                                                  create a residential environment that was attractive, pedestrian-friendly,
                                                                                                  environmentally healthy, and safe.
   Good Neighbors Today                           Non-profit developers take an “asset            Today, the new village comprises a vibrant, green community of over
   and for the Future...                          management” approach to ensure that these       500 residents living in 157 units of mixed-income housing that includes
                                                  benefits last. Asset management addresses       affordable family rental apartments and townhouses and supportive
   Whether brand-new or newly renovated,          not only the physical sustainability and        apartments with an on-site medical clinic. For-sale family townhomes are
   these properties show the care and             comfort of occupied buildings but also the      going up in cooperation with Habitat for Humanity East Bay.
   commitment of non-profit affordable            development’s financial health, with the goal
   housing developers. Besides showcasing         of keeping rents or mortgages affordable        Tassafaronga’s design creates a neighborhood feel. New, landscaped
   award-winning design and green building        for decades. Non-profit developers continue     walking paths and roadways outfitted with traffic-calming features connect
   practices, these developments offer high-      to build and upgrade properties to the          the development to the library, local schools, and a previously under-used
   quality, professional property management;     highest standards in order to sustain           city park and community center. Many of the original tenants have been
   committed on-site staff; and amenities         their investment in the building—and its        welcomed back to the new development. This sustainable project achieved
   tailored to meet residents’ needs.             residents—for the future.                       the first LEED ND Gold Certified Plan in California.




www.EBHO.org | Affordable Housing: Investing Now For Our Future                                                                                                                     25

								
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