Um typical things before you can bust in the way something to slides up another end.

Yeah, I can introduce you in the hand we can bounce.

Okay, maybe I can question it.

Oh, so let me know.

Oh, that's a very good difference.

Um I'm not a driver, so I'm not gonna go back.

So we'll see.

It is the only thing that there's an issue you have to search for community.

The only thing that pops up is Planning Commission, and that one residential PF committee, and I told AI we need to add the planning commission, so it'll pop up against them.

Are you gonna think that there's no meeting?

So she did not realize there was a meeting right now, but she is um we're gonna request that she make her way over from San Francisco.

Um we will not be starting this meeting for a half hour.

Um and then we will make some presentation.

Okay.

Um I have a different thing to run for it.

It's focused on increasing density.

Um here's a secret code how much things like I mean it would be significantly in some areas, um but don't understand.

Yeah, it needs basically underlying things and you like them side other things to be for strength and short.

Yeah, we've all just had about one.

And the front channel Chinatown blankets.

Yeah, I think that's what it was.

Um we don't know if we were being really functions in place.

So we can do an alternative.

I had nothing to have some place.

Um yeah.

Well, this might be that all the time.

The marina save.

Yeah, we just think that I would say that.

I know.

I remember the words.

Yes, I remember that.

Oh yeah, I was like hard on it.

Yes.

Yeah, I know.

The exciting thing is I brought it in the water, at least someone doesn't hear it, but I wouldn't have no water.

Yeah, but yeah, but it's we had in the kitchen, you know, we have like top one.

Um having uh hot water.

Yeah.

No, I mean I I don't think we're like reading about that.

Sounds like a pair of talking about it.

I think I feel like that's we can sound deal.

Yeah, I look like one thing.

Oh, it doesn't look again like all of the I don't know that we're like triggering.

If there are people out there, you're learning the open time about it.

Yeah, but it might have been there's also an app in here.

Um

But yeah, I'm not gonna have to make sure that's like her house.

Yeah.

Yeah, well food and laundry and gym and stuff on your house.

But there's like a I'm sure there's a balance where it's people should feel appreciated and that was for a while, but I think they had optional comments.

Yeah.

Oh, do you want to use water from saying it sounds like I mean even one could break water just like I don't know what I would have got those like so I don't know if that's all right?

If you want to want to bring the water in the office, but was that with some I was probably like from a water bowl?

Yeah, we need to have a sponsor.

But I have to try to say um yeah, I heard from my hands where they're like safe to drink this half water when it tastes really bad.

And so I'm not gonna I mean now I think so.

Like for like always.

Yeah.

Yeah.

I mean, that's fine, it's just not as good.

Well I just college walking and I would be called and something like water and I don't want to push it.

It happens with two different things.

Oh it's just like a disappointment.

You know, do you have a that's just huge?

And so it hasn't the in the kitchen over the works and each other.

Um I think some place or something.

Well, this was a new this one like in the other thing.

But ever since then, I write that.

Yeah, I mean it's a spirit.

So I can shoot too much on the help and then seems to be like going here and doing the person with the desk.

Yeah.

Yeah.

Yeah.

So that's actually that's yeah, we all have a one sense.

Yeah.

I don't do any of this people.

Like two different emails.

Yeah.

So that then we're all short code.

One five shots or trying to answer people's questions about the code.

And every time you want to know, I have answered like I know that this exists in the code.

Um just searching.

Yeah.

Sometimes um thinking about students where you're something to do with this response.

Um you realize it in the I realized that because someone else has one question, and that was somewhere question that I had to answer.

And we referenced the reference uh code section that I didn't know existed.

Um I have been helping helping them like a year ago.

Um probably back and be like this is they would appreciate that.

We didn't know this question.

I hope it's not the same thing.

That's right.

Um this, I guess we were trying to think we've got the two.

It is not it's it really shouldn't probably have to start um actually.

Um I talked so much about this.

So having scared your face is that we'll see.

I think it's an idea.

So that would be so that's what I'm doing.

Okay.

So I was telling you shot she was because that's um but we need to uh start oh yeah, that would be time.

This is the one here.

So this one's talking about it's actually and then I was wondering, should we have a few actually?

And then the point is.

No, it's probably two of the stuff.

And then this one should be kind of it was going to have to make something to do with birds or just catching trouble.

Oh yeah, talking about you.

That's fine.

It seems like it's not really talking about it.

Well, no, I'm not going to tie that too.

I think it's fine to have a subject.

So it's just gonna get the hardest time.

Hello.

I'm so sorry.

Oh, it's okay.

I'm sorry.

I realized I sent out the invitation in January and probably should have sent it out later.

No, it was on my calendar, and then I I asked Catherine if anything was going to be going on.

I she must have just thought planning commission and wires across.

So my apologies.

K Top, we're almost ready.

So it's just apologizing everyone.

K Top, we're ready.

All right.

Um, welcome everybody to uh today's zoning update committee meeting.

I'd like to call the meeting to order.

And proceed with roll roll call.

Commissioner Sandoval is absent.

Commissioner Rank.

Here.

Chair Aaron.

Here.

Great.

And do we have any committee matters?

Or agenda discussion?

Looks like no.

So there's none.

Thank you.

I'll move us on to open forum.

Which is a time where members of the public may speak on any items that are not on the agenda for today's meeting.

Do we have any cards for public comment?

We do not.

Great.

So we'll move on to new business, which is a study session today.

Thank you.

Thank you.

Okay.

Hello.

I am Bibi Lagarder.

I'm a planner two with the planning and building department.

And I'll be presenting today with Faye Darmawi.

On the 2025 housing element annual progress report.

So the purpose of the housing element annual progress report or APR is to assess the city's progress implementing housing programs and meeting its regional housing needs assessment.

Sorry, regional housing needs allocation or RENA committed to in the sixth cycle housing element.

Oakland's total RENA is 26,251 units for the sixth cycle.

The APR is required pursuant to California law, specifically sections 65400 and 6570 of the California government code.

And the APR must be submitted to the California Office of Land Use and Climate Innovation and the California Department of Housing and Community Development by April 1st of each year.

We submitted it this year on March 30th.

So we are presenting in front of the ZUC today in accordance with Action 5.2.11 of the adopted 2023 to 2031 Oakland Housing Elements.

We will be presenting to the full planning commission on May 20th, to the Community and Economic Development Committee of the City Council on May 26th, and to City Council on June 2nd.

At this meeting, I'll be providing an overview of the content reported on in the 2025 housing element APR.

So the form, the APR form provided by California HCD collects information on housing units proposed, entitled, permitted, and completed in each reporting year.

Proposed units are those included within applications submitted to the planning bureau.

1,07 units were proposed in 2025.

Entitled units are those that have received all the required land use approvals necessary for the issuance of a building permit.

So we receive we sorry, we entitled 1,944 units in 2025.

Permitted units have been issued a building permit, uh, 712 units were permitted, and finally completed units are those that have passed their final inspection and are now ready for occupancy.

Um there were 1,391 units completed in 2025.

So household affordability levels are based on the area median income, uh which is set by general metro area.

Oakland falls within the Alameda County metro area, which ranges from Berkeley to Fremont.

For a four-person household in Alameda County in 2025, the area median income was 159,800.

Um the California Department of Housing and Community Development uses six categories of affordability.

Um these line up with uh housing funding.

Um these are acutely low income, which uh is for households earning less than 15% of AMI, extremely low income, which is households earning between 15 and 30 percent, very low income, which is between 30 and 50 percent of AMI by also encompasses our acutely low income and extremely low-income units for the purposes of the APR.

Um low-income households earn between 51 and 80 percent of AMI, moderate income households are in between 81 and 120% of AMI, and above moderate income households earn more than 100, sorry, 120% of AMI.

Uh the AMI is the midpoint of the area's income distribution.

So this means that half of all families in the area earn more than the median income and half are in less than the median.

So this slide just shows um the ranges of income levels for a family of four in Oakland based on 2025 numbers.

As previously stated, the city must track housing development across each income level as part of our annual reporting.

And just to note, Oakland's housing and community development department is exclusively focused on supporting housing development for low-income, very low income, and extremely low-income households, as they will discuss later in the presentation.

Okay, so Oakland's progress toward meeting the RENA is presented in table B of the housing element APR and on page five of the agenda report.

Over the first three years of this housing element cycle, only 14% of Oakland's total RENA has been met.

While production of moderate income units and market rate units has underperformed, with only 9% of RENA permitted at each of those affordability levels.

Over the last eight years, significant shifts have occurred in our housing market.

In 2018, Oakland permitted record levels of market rate housing, as you can see on the left side of this graph.

This major influx has helped to stabilize rents in Oakland.

However, high construction costs and high interest rates have deterred market rate developers from continuing to produce units at such a high rate.

And meanwhile, the city has aimed to leverage the cooler market to produce more affordable housing.

In 2025, funding from Measure U, recent zoning changes, and other factors have led to high levels of affordable housing production in the city.

Continuing a trend started in 2023, more deed restricted affordable units than market rate units were permitted in 2025.

As shown on page 10 of the agenda report, fewer units were permitted in 2025 than in 2024.

Units permitted remain below average relative to the prior seven years.

This represents a 31% decline from 2024 and a 10% decline from the previous low in 2023.

In contrast to planning entitlements, housing developers typically only apply for building permits once they are ready to break ground on a project.

This means that building permit issuance is the best indicator for the current state of housing development.

In that regard, this is the stage at which housing developers are most sensitive to high construction costs, high interest rates, and low market rents.

Accordingly, the permitting activity in 2025 was largely driven by production of affordable housing.

The largest number of new affordable units are being produced within housing projects that have five or more units.

Sorry about that.

Okay.

So the city made important progress advancing affordable housing across all phases of development in 2025.

Significantly more affordable housing units were proposed, entitled, permitted, and completed compared to market rate units.

870 affordable units were proposed, 1,283 affordable units were entitled, 602 affordable units were permitted, and 791 affordable units were completed.

It should be noted that given that affordable housing is entitled, that is entitled as a strong.

Oops, sorry, it should be noted that affordable housing that is entitled is a strong predictor of affordable of what will become permitted for affordable housing.

Given the high number of affordable units entitled in 2025, we expect these to translate pretty directly into permitted affordable units in the coming years based on funding availability.

Affordable housing is not subject to market forces in the same way as market rate housing.

Many of the trends we're seeing in Oakland are also playing out in our pure cities, specifically in San Jose, Fremont and in Sunnyvale.

Through 2025, Oakland has permitted 3,614 of its required units or 14% of its RENA, as I mentioned earlier.

This is roughly average compared to pure cities.

San Jose has also permitted 14% of required units.

And Sunnyvale has permitted 16% of required units.

Notably, as you can see from the purple bars on this chart, Oakland has permitted a larger share of its very low income and low-income RENA than any of its pure cities.

Meanwhile, Oakland has permitted a below average proportion of moderate income and market rate units.

So accessory dwelling units or ADUs saw relatively stable levels of production in 2025.

While ADU production fell slightly across all phases of development tracked on the APR, this decrease was less significant relative to the decrease seen in multifamily development.

The relative stability of ADU production shows that even amid a financially constrained development environment, ADs continue to be affordable by design, not just for renters but also for those who are developing them.

The city entitled 244 ADUs, permitted 192 ADUs, and completed 183 ADUs in 2025.

The number of units entitled and permitted in 2025 were below average relative to the last five years.

ADU entitlements in 2025 represent a 7% decline from 2024 and a 34% decline from the peak year of 2020.

Permitted ADUs in 2025 represent a 9% decline from 2024 and a 34% decline from the peak year of 2019.

And completed ADUs declined by 28% from 2024, which was also the peak year of completed units.

So this figure just shows the trends in production of ADO ADUs over the last few years.

The number of ADUs entitled and permitted in 2025 are below average, as I just mentioned.

And I just want to know that ADU production is not broken out by affordability for a few reasons.

Prior to 2023, the city of Oakland reported ADUs as market rate units.

So we don't have that breakout available before 2023.

This was done because ADUs are not deed restricted.

However, recent studies on the affordability of ADUs support the idea that ADUs are an important source of housing that is affordable by design.

The Association of Bay Area Governments conducted an analysis of ADU affordability and concluded that in most jurisdictions, 30% of ADUs could be counted as very low-income units, 30% could be counted as low-income units, 30% would be counted as moderate income units, and only 10% of ADUs would be considered above moderate income units.

Therefore, beginning in 2023, we've been using that ratio for our ADU reporting on the APR.

Though the preservation of units is not counted towards our RENA goals, it's an important anti-displacement strategy that converts housing on the market into deed restricted housing.

This slide shows the production and preservation of affordable units since 2017.

As you can see, 2025 produced slightly fewer affordable units than 2024, but was still an above-average year for affordable housing production and preservation.

So in addition to reporting on housing production, the housing element APR also reports on Oakland's progress implementing its housing action plan.

These are just a few highlights of the housing action plan actions that we made progress on in 2025 in 2025.

They include promoting healthy homes and lead-safe housing, investigating a tenant community opportunity to purchase act, uh, rate sizing development fees, adjusting or waiving city fees, and payment tiding timing for affordable housing developments, continuing the acquisition and conversion to affordable housing program, implementing objective design standards, and also streamlining development.

So now I'm going to hand things over to Faye to provide some information on the city's sorry city HCD's priorities for 2026.

So it's just this.

Okay.

Good afternoon.

My name is Faye Darmaui.

I'm the deputy director of housing at the housing and community development department.

And I'm going to speak a little bit about HCD's priorities in 2026.

So the Measure U bond has been instrumental in pushing through the production of affordable housing through a few different programs.

We fund it funded the new construction program.

It funded the acquisition and conversion to affordable housing program, and it also funded the Rapid Response Homeless Housing Program within HCD.

We note that more than a thousand affordable homes will or have already received building permits in this first half of 2026.

I know this report is about 2025, but we just wanted to make sure that you knew that we're still rocking and rolling into 2026.

The other HCD priority is to deepen partnerships with other agencies.

Um we will be closely engaging with the um Alameda County for their measure W funding.

Um we will also be working with planning on um identifying tax defaulted lots.

Uh we will also be working with uh Alameda County on a small infill development initiative, and we will also be working with the with the a regional housing authority, uh regional finance agency called the Bay Area Housing Finance Authority as they ramp up their own uh loan products for affordable housing.

We also work with Alameda County and other agents and other departments in the city of Oakland uh to implement our new homelessness strategic action plan.

Um just to reiterate, so we're investing measure U in shovel ready projects, and we're ensuring that in the pipeline that they're ready to apply for tax credits and bonds in 2026 and 2027.

Um we also want to make sure that we're improving uh to mitigate construction risk on these projects as we ramp up production.

Um and in 2026, we'll be looking at different kinds of uh homeownership programs, mostly because the PLHA funding allocation will be leaning towards more homeownership uh in the coming years.

Again, we will be implementing the um anti-displacement strategic action plan, which is very very uh in step with the homelessness strategic action plan, mostly focusing on prevention of homelessness, which means um uh using evidence, evidence-based uh risk assessment to provide financial support to tenants who are at risk of displacement.

That's it.

Is there another slide?

Oh PBD's priorities.

Okay, um, and so just to go quickly go over the planning and building department's priorities for 2026.

Uh we are continuing to work on streamlining planning approval for housing projects um as noted earlier.

We're also can now actually know if I noted that earlier, sorry.

Um we are also continuing to work on phase two of the general plan update, uh, which includes updates to the land use and transportation element and relevant updates to the estuary policy plan, which will be folded into the loot, um, updates to the open space conservation and recreation element, noise and noise element, and the creation of a new infrastructure and capital facilities element.

Um these will likely have impacts on housing streamlining as well and considerations around density and you know where housing is located across the city.

Um and with that, we are done.

Thank you.

Wonderful.

Thank you so much.

I will open it up to clarifying questions.

Thank you.

I actually I don't have any, well, I have I think we'll just have some questions, but thank you so much.

I know this takes a lot of work, and I apologize again for holding everyone up.

Um, so I know this uh takes a lot of work, so really appreciate the effort.

Um, I guess my I just have a sort of a big picture question more about sort of where we are with our pipeline.

You know, I know we're talking about stuff that's been entitled, permitted under construction.

Um, I mean, do we and I see a lot of things happening in other cities just as a land use lawyer.

Um, I mean, do we feel that we have a healthy pipeline with projects using you know all of the tools in the toolkit with state housing laws?

Um are we seeing folks come in with AB 130 um CEQA exemption requests?

Just curious, and and I don't expect numbers, but I'm just wondering if our general prognosis is, you know, do we feel like we have a healthy pipeline?

Um and will that kind of hopefully maybe start making up for the lower percentages as we move through the the housing element cycle.

Not sure who that's for, but um, I can start and just say that we we did see uh uh oh sorry, forgot about that.

Um we did see slightly lower um applications and entitlements this year than we have seen in previous years.

Um, however, those are significantly higher still than the number of permitted units that we saw.

So there is a you know a pretty sizable amount of projects that are still going to be permitted in the near future, so I can speak to that.

Um the housing element, the APR doesn't speak specifically to that CEQA exemption, so I don't have knowledge of that, but I would be happy to look into that more.

Okay, just I was just curious.

Yeah.

And I would add, you know, we also, I mean, there's a lot of entitlements from previous years that haven't been built as well.

Yeah.

So I would say there is, I I couldn't say offhand what that pipeline is, but I would say it's probably pretty significant.

And um what we did do in the with some of our zoning uh amendments is we allowed for people to have um more extensions of time for their projects.

So before after two years they would expire, but we allowed you know the extensions to go further to so that people could still build within this housing element cycle, and we did it on purpose, knowing that the economy is not doing so well.

So that way people, you know, their entitlements actually keep going, and hopefully as the economy picks up, they can still build those projects.

Okay.

Well, that makes sense.

We don't want to have a cooling effect on that.

Um, thank you.

And actually, I can oh, sorry.

Mr.

Branson, sorry.

Uh yeah, I thought I would just answer the AB 130 part of it, which is just anecdotally.

I'll say we have seen many fewer requests than I had anticipated seeing under AB 130.

I'm I have heard that there's some caution around using it still, maybe some concern about um how it interacts with um the LUST uh list, you know, underground storage tanks, and if that's like a barrier to the Cortesi list is a yeah, it's one of the eligibility criteria.

I think this may be just uh the unique part about Oakland and the efforts that we've done in the housing element.

I think there's a lot of tools available for developers, and so um they're exploring different options using some sometimes and some other times.

Okay.

Thank you.

I just wanted to add a little bit about affordable housing, which is a subset of what we're talking about in the housing element and what I was saying before, what BB was saying before, is that uh on this slide on slide 15, we we see that the that the entitled affordable housing um number is pretty high and for affordable housing, the entitled number is pretty good predictor for the permitted number in the coming years, and affordable housing is really um limited, challenged by the amount of funding subsidy, not so much about the where the market is.

So as long as there is funding subsidy uh from the state, from the county, from the city, uh those entitled projects will become permitted and complete pretty right pretty pretty on pretty predictably.

Thank you.

Thank you so much.

Um I do have a a few questions uh before public comment.

Um so I was wondering if you could share uh if any projects have been built in S13 zones.

I know that was a change that uh was adopted with the housing element, and I'm just wondering if we've seen production in those areas.

Um I I can say anecdotally, yes.

Um I some have um I don't have an exact number, so I'm happy to look into that and maybe we can incorporate that into the planning commission report.

Um I know of a couple.

I also know that a couple of affordable housing projects that were 100% affordable um realized that they didn't need to use the S13.

There we was a separate provision written in Torco that just says if you're 100% affordable, then you are eligible for buy right.

So they didn't use the S13 strictly, where you know, I think S13 gives opportunity for some other bonuses and some incentives, and um they've decided to just use the streamlining that exists for uh affordable housing projects.

Thank you.

Yeah, but uh uh it would be great to see like a map, I guess an overlay of the geography.

But I'm happy to hear that people are taking advantage of it and and are using that.

Awesome.

Um another question I had, which is more for my own education, is about uh Senate Bill uh 423 streamlining.

So I know the report on page 15 did mention that one project was submitted using that.

Um I guess again for my own education, just to understand that this is because the city has not met their like our arena goals, and so they were able to use this as okay.

That's correct.

Yes, from the previous um housing elements.

From the previous housing element.

Okay.

Great.

Yeah, I was just wondering why we weren't seeing more projects using this if we hadn't met some context to that as well.

There's two different provisions under the SMAP program, the SB423 or SP35.

Um is available for developers in jurisdictions that did not meet their market rate arena numbers.

We did meet our market arena numbers last time.

Uh so that pathway is not available under the SMAP.

There's a separate path for um available in jurisdictions that did not meet their lower income housing numbers in the last cycle.

So that path is available.

That means um projects that are at least 50% of the units are lower income household units, um, can utilize um the SMAP process.

That essentially I have not seen a 50% affordable project pretty much once you're at that threshold.

It's the 100% affordable housing developers that are using the SMAP process.

And then once again, they're really looking at a menu of options.

Do they want to use the SMAP process?

Do they want to use one of our buy right processes?

Thank you.

And then my last question for now is about uh the impact fees.

So I know there was a mention of that in this report, and that's related but different to the APR.

And I uh know that the impact fees uh are going to go to council.

And so I was wondering if you had a date for that.

Um, because I'm curious about the changes that were adopted last year, what the impacts of that have been, especially with the exemptions or the sort of refinements around East Oakland.

Um the impact fees they they went to council last year and were adopted already.

Right, but I think the staff report said that there would be an update going to council.

Oh, yeah.

So the update is that is um through the mitigation fee act that requires a five-year update and what the update does, and Mike can clarify if I'm not correct in this or if I miss something.

But essentially it just looks at we're um it's similar to there's the annual report for the impact fees.

So it's just looking at how much money we've collected so far over you know five year period and how much money has been spent of that and how much is remaining, and then what projects we've used the money for.

And then if there is money that we haven't spent, we need to be showing that we've essentially allocated that money to be used for something.

Um, and that is essentially what the five-year impact fee update is for.

Is that device?

Right.

I the only thing I would disagree with is I wouldn't call it an update.

It's really it's an informational report.

It's required by state law, uh, required to do annual reports that include specific information about how we're spending the money.

And then the five-year report is more looking at what was the original uh reason for adopting the impact fees, and does that reason still exist?

Thank you.

Do you by chance have a date for when that's going to council?

The report is due to be published in December.

Um, and it would go to council in 2027.

Uh first quarter.

Okay.

Okay.

I I had a quick question.

Um, do the uh APRs also talk about sort of where we are um with respect to sort of the implementation programs that were in the housing element, or is that a different yes?

Okay.

They do talk about that.

Um, those are all in table Dable D of the housing element, the progress report.

Um so we have a full list of all every action from the housing element action plan and um an update.

Uh okay.

Can you give me the reader's digest version?

I mean, do we feel like we're on track?

Yes.

I mean, we have completed many of the actions.

Um there are a few actions.

This is high level, um, but there are a few actions that uh are part of the second phase of the general plan update, and that deadline has shifted slightly, so those um are still in progress.

Um there are a number of actions that are ongoing, and we are, you know, in the process of implementing them, but there's not really a deadline associated with them.

Um but writ large, yes, I'd say we are we are meeting the the deadline set by the the action plan.

Okay, cool.

Thanks.

Okay, I will open it up to public comment before we move to commissioner comments.

Do we have any public comments?

No.

All right.

Now I will close the public forum.

Thank you.

All right.

Any comments or further questions?

No, I mean I I appreciate all the hard work that goes into this.

Um, I I hope that you know, sort of we can start boosting our numbers.

I mean, I don't I don't think it's because we're not trying to do everything that that we can, but um, it would be nice to, you know, sort of see the numbers up from sort of the 14%.

I know we did a good job with all the market rate, and so getting more affordable on the books is obviously key.

Um, you know, I guess you guys are trying to leverage every opportunity that's out there, both you know, here and at the state.

Um, so I just encourage everyone to keep going and appreciate all the hard work.

Thank you.

Thank you, Commissioner Mink.

Um, so I I have a number of comments and maybe some further questions.

Um, but uh especially because I may not be here, I'm realizing on on May 20th, so I'll try to share them now during this study session.

Um, but want to echo the thanks to staff.

Um I know that you all work very hard on this and have uh put a lot of effort into tracking our numbers and I appreciate that work.

And I think you know, the silver lining from this is that we are building a lot of affordable housing.

Um that you know the report said that that's a significant share of the units.

That's that's great to see.

And I'm happy that measure U and Measure W funding is happening as well as the change in the availability of tax credits.

So, yes, the funding piece is is is the most important.

Um, I was also happy to hear that developers are taking advantage of the density bonus or other opportunities across the city to to build housing and to build affordable housing.

And I appreciate the um call out again about the ADUs and the the nuance there that they provide you know stabilization to neighborhoods and our anti um could be some anti-displacement and provide intergenerational housing, but that because the units themselves are not deed restricted, um that you know the they need to be taken in the aggregate and not as um you know individual uh units.

I think that was a change from the report from last year.

So I appreciate that nuance.

Um and yeah, I want to thank HCD for your focus on preservation and and homelessness and anti-displacement measures, and I'm happy to hear that you know you're exclusively focused on 80% AMI or or lower.

And I also want to thank you for your efforts to advance permanent supportive housing throughout the city.

I know the city of San Francisco and others are beginning to pivot away from that, which is really detrimental to the health and well-being of our region.

And I want to say thank you to the City of Oakland for continuing to focus on that as uh something that is uh proven to work.

Um, and just want to say keep doing it and keep finding ways, please to fund permanent supportive housing.

Um so more comments that I have, um which I have shared before.

So um kind of on the topic of focusing on 80% AMI and lower.

I was you know happy to see that in the homelessness strategic action plan and the anti-deplacement strategic action plan.

And I just want to encourage the city to align our policies with that goal.

I hear that loud and clear from HCD, and and I want to make sure that that's reflected in in our in our planning code and in other areas.

And I as I've shared here before.

Um I uh am concerned that uh in the impact fees, there's a moderate income only option.

That is 15% uh for on-site units.

Um other peer cities, including San Jose, Sunnyville, Fremont, which are referenced in the report as well as San Francisco, do not have a moderate income only on-site option.

When they do have moderate income on-site, it is in combination, which I know the city also has.

Um, but for me, I want us to be focusing uh our requirements and the regulatory power that we have as a city to really focus on 80% AMI and lower.

I want us to be incentivizing that, and I want that to be clear in our planning code.

Um so I've shared this before.

Um to that end.

I've asked for data from city staff trying to get a better understanding about what moderate income deed restricted units look like in the city.

Um I asked for this information prior to the last annual progress report last year.

I have asked for this information over the last 10 months, and I'm not the only commissioner that has asked for it.

So I was really hoping to see the rent and vacancy data in this APR.

I was uh given information thinking that it would be available in this report.

And that's to look at rents and vacancies for deed restricted units in the city.

So I'm curious why that information wasn't included today.

Um so we will be bringing, we have done a uh review of moderate income deed restricted units and market rate units in the city, and we will be bringing that report with the um fall planning commission report.

Um so we'll be presenting more on that there.

Um we don't have access um and I don't know if Kay, if you can speak to this, but we um don't have access to the deed restricted vacancy rate.

However, we do we will be sharing some information on citywide vacancy rate um through that moderate income analysis.

Awesome.

Thank you.

Um I know now I'm like um maybe I won't go to my conference so I can be here.

Um okay, thank you.

That um I appreciate that.

Yeah, because I um I'm looking forward to to having that information.

Um great.

Okay, that answers that question.

Um I guess I should also caveat as I've said before, like I think that um my concern is about that moderate income only on-site option for rental units, but as the city starts to expand, um, I know it's mentioned in the report, uh, opportunities for ownership.

Um, I do think that having a moderate income only option for ownership units is really important because ownership units, people at moderate incomes, they are not their needs are not able to be met at the market, where for renters, you renters can find rent at the market for those.

So I just want to share that nuance uh, you know, comparing uh renter to to owner units, and I was happy to see that called out in the report.

Can I also just add one other thing?

Um so uh there were actually no units permitted at the moderate income, no deed restricted moderate income units permitted in 2025.

Um and we anecdotally bel have heard that some um developers are actually moving away from permitting moderate income units, even if they were entitled to that income level.

So just wanted to add that um it is not uh being used broadly right now in Oakland.

That's helpful.

Yeah, because I think maybe that's showing that we don't then need to be offering that as a only option because people are not using it.

And San Jose and Sunnyvale, you know, all of these cities have renamed requirements that require moderate income deed restricted units, and they're able to meet that at higher rates than Oakland is without having a moderate income only option.

They have deed restricted units that they have on site in a combination.

Um and so that, you know, uh yeah, I think that that helps to show that as the market is changing that having this moderate income only option is people are not using it.

I I was just wondering if that's because of um the scoring for tax credit financing.

If if you just don't get as many points for modern things.

Maybe it's that moderate income rents are the same as market rents right now.

Yeah, it's just yeah.

And yeah, that is something we will get into in more detail at the planning commission meeting.

Yeah, well, I will know what uh um we heard for some of the projects was it was actually because they don't have to produce as many units, so they there's less units that they have to provide for the lower um affordability levels, and so I think that's one of the reasons that I'd heard that why they changed course, you know.

They they got an entitled under one way, but then decided it was better for them to actually do um have lower income affordable as opposed to the the moderate.

So essentially for the same bonus, right?

You can you don't have to build as many units as you do for the moderate right and sorry through the chair they and I come they come into um play more now because of the state density bonus stacking where you can get up to a hundred, but you have to do more moderate than you would typically.

And that's the only where I'm seeing them out in the out in the world.

So the data that you bring for the next planning, full plan commission meeting go back a number of years.

Yes.

So I it goes back so they're kind of two um areas that we look at.

One is citywide rents going back to the last housing boom, so starting around 2016.

Um and then I am also using data that looks at just recently built buildings in that period to understand how you know rents at new builds compare to moderate income rents because for the APR we're really focused on those newly built buildings, and so we felt that was important to compare rents at newly built market rate buildings to moderate income rents.

Um there's it will have both of those components.

Great.

Thank you.

Yeah, that's the data that I that I wanted to see.

Uh, because I don't have a co-star account and I can't pull, I was just trying to pull information from the census directly and from publicly available Zillow data.

So I'm happy to hear that you know you're able to drill down to those more recent builds.

Um, great.

I'm just looking over my notes to see if I have anything else.

Um I think just my last comment is about um the high resource, high opportunity areas.

Um so I appreciate the screenshot of the TCAC map.

Um it does cut off a little bit of North Oakland, which I think has some more, you know, mid uh, or I guess moderate high and highest resource areas.

Um as I think I've shared here before, um just encouraging the city to you know also pursue building affordable um projects as you can.

I know you don't control the pipeline, um, is what developers bring to you, but really making sure that we're still building affordable housing in highest resource areas.

Um, I think sometimes there's a attitude that, oh, there aren't parcels available in those places and they're in high fire zones.

And yes, some of that is true, but there are parcels in parts of North Oakland in particular that are great sites for affordable housing, and I hope that the city can continue to pursue that.

Um I know there's some changes in scoring and other things at the state, but I I want to make sure that uh we are not furthering racial segregation and allowing opportunities for people to live um in desirable neighborhoods.

Yes, I can speak to that actually a little bit because we have this other program called the acquisition and conversion of affordable housing, ACA.

We actually closed on a 33 unit acquisition for teachers.

I'm sure you saw it in the press.

That's in that's in a high resource area.

So while that's not new construction, it's going to be permanently affordable housing.

So this ACA program is also another way where we preserve affordable housing.

Um I also just wanted to add that um we will be bringing uh uh more of an analysis of uh how many units in 2025 were located in each TCAC area, so high resource areas, um, and also by council district.

We just did not have um access to that um for this meeting.

Wonderful.

Well, I think for me that that's all my comments and uh questions and again I I appreciate staff.

I as I was sharing earlier, I did work for the city of Oakland myself for three and a half years at Oak Dot, and I know what a uh challenging but also wonderful place it is to work, and so I recognize that staff have a lot on your plates.

Um you're understaffed and overworked, and I appreciate your willingness to work together to get some more data on uh some items, and I'm looking forward to continuing to have a policy conversation.

Um I know that we all want to see Oakland remain an accessible and affordable place, and I'm looking forward to continuing to work together to make that happen.

And so with that, I will adjourn the meeting at 423 p.m.

Thank you so much.

Thank you.

Thank you.

Exactly.

So if you have different yes, we have some type of time to take like it's an evaluation.

So yeah, for stuff back here, sorry, yeah.

Thank you.

I would think of our classes, why would I guess everything's like third.