Resources for Home Developers

Interested in building in Alameda? Here are some things you might need to know.

The City of Alameda has an estimated population of 74,605 persons and 31,644 housing units (see below). Of these units, 53% are single-family homes, 16% are 2–4 unit dwellings, and 30% are multifamily (five+) units.

The Estimated Number of Households Assisted—families living in units that have been subsidized in some way by public agencies—is 3,041 households. In addition, 208 new assisted units are in the process of being built or rehabilitated. (9/27/2002)

Estimated population, January 2004

City of Alameda 74,900

Source: CA Department of Finance

 

Median sales price

May 2004	$551,000
June 2003	$445,000
Source: California Association of Realtors

 

Single family housing units	16,916	53%
2–4 units	5,063	16%
5+ multifamily units	9,679	30%
Mobile home, boat, RV, van, etc.	300	1%
Total Housing Units	32,003	100%
Source: CA Dept Finance 1/2004

 

Housing units built before 1940	33%
Housing units built before 1970	69%
Homeowner vacancy rate	5%
Rental vacancy rate	2.4%
Source: 2000 Census

 

 

A “healthy” housing market is generally considered to have about a 3% vacancy rate

Estimated rent for newly vacant 1 bedroom unit	$995
Estimated rent for newly vacant 2 bedroom unit	$1,295
Estimated rent for newly vacant 3 bedroom unit	$1,600
Source: ehousing.com

 

Alameda homeownership rate	47.9%
National homeownership rate	67.4%
Source: 2000 Census

What should affordable housing in Alameda look like?

One of the goals of the Alameda Development Corporation is to establish community guidelines to encourage the integration of affordable housing into the fabric of the City of Alameda. Affordable housing should reflect the needs and accommodate the more limited resources of many of our citizens while avoiding stigmatizing or isolating the occupants. These guidelines apply to the creation of new housing as well as the rehabilitation of existing affordable housing, whether for-sale or rental. Developers and owners are encouraged to find creative ways to meet or exceed these provisions.

 

Overall Design Goals

· Affordable housing units should be compatible with the character, scale and massing of the neighborhood and not appear out-of-place within the community, or be easily identifiable as affordable housing.

· Affordable housing units should make efficient use of interior and exterior space and be cost effective, yet attractively designed.

· Housing projects should have mixed affordability. Larger developments of for-sale housing should include Low and Moderate income units (affordable to households with incomes between 60% and 120% of the Area Median Income as defined by HUD) as well as market rate units. Rental housing developments should include market rate units as well as Very Low, Low and/or Moderate rate units. Enclaves of primarily lower income units should be avoided.

· Affordable housing units in a mixed income development should be scattered throughout the development, and not concentrated into areas or placed only in predictable patterns, such as only on corner lots, the end of a row, etc.

· In a mixed income development the mix of unit sizes (number of bedrooms) of the affordable housing units should be similar to that of the market rate units.

· If Very Low Income units are included in a for-sale development, the developer should establish a method for enabling homeowners to perform on-going maintenance of their unit by such efforts as a developer established maintenance reserve, or alternative solutions.

· To preserve affordable housing stock, affordable housing restrictions should remain in place for the longest period allowed by California law.

 

Site Planning

· Outdoor play areas for children (toddlers to teens) should be provided in non-senior oriented developments, located in areas that are safe, convenient and can be visually supervised from the kitchen/family areas of several units.

· Fences should be discouraged as a barrier to creating community. If used between neighbors, fences should be limited to 5 feet high. Fences along the perimeter of a development, including “sound walls” should be avoided. Site plans should embrace adjacent public streets.

· Each unit should have adequate parking with spaces being as close to the unit as is practical. In single family developments three car garages/carports for affordable units should be avoided.

· To increase the safety of the community, “blind” areas between buildings (areas not observable from the street or an adjacent unit) should be avoided.

· To promote modest pricing, developments should maximize housing density on a site.

· To encourage a sense of community, large developments should be crafted into neighborhoods.

· Housing developments should integrate with adjacent neighborhoods. Pedestrian and bike paths should be included to reduce dependence on the automobile. These paths should link the new development with its neighbors and nearby commercial districts.

· Pedestrian paths should be wide enough to encourage strolling. Paths accommodating pedestrians and bicycles should be wide enough to accommodate simultaneous use. A demarcation line, noting bike usage area, may be necessary on “collector” paths.

· Whenever possible, purchasers of affordable housing should have choices in selecting finish materials and colors.

· Communal mailboxes should be incorporated into a structure that blends with the design of the buildings.

· Unit trash and recycling containers should be hidden from view from the street and from neighbor’s windows. In single-family units, space should be included within the property for trash containers. In developments with communal trash areas, trash containers should be stored within an enclosure designed to accommodate the containers, withstand continued hard use and be in harmony with the design of the buildings. Communal trash areas shall be evenly distributed throughout the site.

 

Building Design and Planning

· In a single-family development affordable units may be in duplex units. In larger developments, affordable units should include single-family detached as well as duplex units.

· Duplex units should not be mirror images of each other. Each unit should have its own identity using staggered setbacks or other treatments.

· Buildings in multi-family projects should offer variations in massing to provide visual interest while using common design elements to create architectural cohesiveness.

· The size of the dining areas and kitchens should expand with the increase in the number of bedrooms in a unit. Affordable units should provide flexibility in the use of space, such as a kitchen flowing into an adjacent great room or a combination Living-Dining space in lieu of separate rooms.

· Affordable unit plans should promote efficient space use. Niches and other areas that increase building size and cost without adding useable space should be avoided. Walk-in closets should be avoided.

· No more than one bathroom should be included in an affordable studio, one or two bedroom unit. Two baths should be included in a three or four bedroom unit, and three baths should be included in a five or six bedroom unit.

· Site and unit design and selection of equipment and appliances should promote water conservation and energy efficiency. Due to higher operating costs, use of electric source heating is discouraged. Use of direct or borrowed natural light is encouraged. Due to initial and maintenance costs skylights should be avoided.

· Building materials should be durable, with consideration given to reduced long-term maintenance.

· Each housing site should be fully landscaped. Non-paved areas should receive a finish; some combination of groundcover, ornamental mulch, plants and trees. Plantings should be water conserving, drought tolerant and low fire hazard. To promote long-term landscape health, an in-ground irrigation system is encouraged.

· To accommodate aging-in-place, some housing units should include a bedroom on the first floor.

· Housing for seniors should incorporate design features appropriate to the level of frailty of its residents. In general, meeting minimum Americans Disability Act design standards may not be sufficient.

 

Resources and Links for Housing Developers

Information about Alameda

· The City of Alameda, Alameda Powers Business website section, complete with available properties, www.ci.alameda.ca.us/apb/development_map.html

· The East Bay Conversion and Reinvestment Commission is based on Alameda Point, and committed to promoting economic activity and job creation on former military bases, www.ebcrc.org

Information on Affordable Housing Design

· Check out www.designadvisor.org, developed by HUD in cooperation with The American Institute of Architects, The Enterprise Foundation, Bank of Boston, The Local Initiatives Support Corporation, The National Congress for Community Economic Development, The Neighborhood Reinvestment Corporation

 

Funding Options in California

· Housing and Community Development, State of California, www.hcd.ca.gov

· California Housing Law project, www.housingadvocates.org

 

Federal Funding

· www.hud.gov/offices/adm/grants/fundsavail.cfm

· www.fanniemae.com

· www.liscnet.org

 

Supported Housing

· Visit the California Housing Partnership at www.chpc.org

 

Technical Assistance

· At the National Level, check out The Technical Assistance Collaborative, www.tacinc.org

· Locally, check out www.nonprofithousing.org

· For information on the land trust model, check out www.nclt.org