Frequently Asked Questions (FAQs)

POLICY

1. What is transit-oriented development (TOD)?

Transit-oriented development (TOD) is well designed, higher density, mixed-use development adjacent to frequent transit. It helps communities and transit agencies increase sustainable transit ridership, enhance communities and regional quality of life, and strengthen economic competitiveness. By focusing housing and jobs near transit, communities can accommodate new growth while minimizing associated congestion and environmental impacts.

2. Why is this a good place to build housing?

The opportunity to transform underutilized sites in transit rich locations is rare, and our team is energized by the prospect of transforming El Cerrito Plaza into a community-responsive, mixed-income transit village that not only betters the lives of future residents but the adjacent neighbors, businesses, and transit riders. See BART FAQ #1 for more information.

3. What is Assembly Bill (AB) 2923 and how is it related to this project?

In 2018, AB 2923 was passed and signed into law, adding new sections to California’s Public Utilities Code which affect zoning requirements on existing BART-owned property near BART stations. The City, BART, and project team are assessing how it applies to the project. See BART’s AB 2923 website for general information (www.bart.gov/AB2923) and BART’s FAQ #10 for how the new state law affects TOD at El Cerrito Plaza.

PROCESS

4. Is the project a done deal?

In April 2023, the City of El Cerrito Approved plans for the first phase of development, Parcel A South, for a 70-unit affordable housing project. The project team is continuing to work on the remaining phases and master plan for the project and the team expects to apply to the City of El Cerrito for planning approvals in Summer 2023. There will be future opportunities for the public to comment. See FAQ #9 below and BART FAQ #3 on City approvals and the public hearing process for more information.

5. What is the Berkeley - El Cerrito Corridor Access Plan and what will it do?

The Berkeley - El Cerrito Corridor Access Plan (Corridor Access Plan) comprehensively analyzes how people living in Berkeley, El Cerrito, Richmond, Albany, Kensington, Emeryville, and Oakland who have historically driven and parked at these stations could still access BART.

The Corridor Access Plan identifies innovative access strategies to enhance access to BART, as well as how to make the most of existing transit service, bikeways, walkways, and parking along the corridor These strategies will reduce the need for people to rely on parking at the BART stations. They will also help BART and the cities invest in walking, rolling, biking, riding transit, driving, and parking more equitably. As many of these strategies will be off BART property, BART will work together with the cities and partner agencies on implementation feasibility and funding sources.

For more information, see BART’s Corridor Access Plan website at www.bart.gov/beccap.

6. What is the El Cerrito Plaza Station Access Plan and what will it do?

BART has completed a Station Access Plan for El Cerrito Plaza that looks at how riders get to the station today and addresses how these patterns are likely to change when the TOD project is completed. The Access Plan includes a suite of recommendations for walking, biking, taking the bus, getting dropped off, and driving and parking in the future.

7. What will the planning approval process look like?

Both BART and the City of El Cerrito will need to approve the project. Given the new changes to State law related to zoning of BART property (see FAQ #3), BART and the City are still determining what specific planning approvals will be required and the process and timeline for obtaining such approvals. This information will be shared by BART and the City when it is available.

8. How is the project being funded?

The development team is responsible for all conceptual design, entitlements, financing, and construction work. A construction financing plan for the approved project will be prepared as project details are finalized. The development team will utilize a mix of private and public funding sources. The residential development portion will pay all applicable local development impact fees and utility connection fees.

9. How can I give input on the project and find out about project updates?

We’d love to hear from you. Right now, the best way to share your thoughts or ask a question is to submit questions or contact us at: contact@up-partners.com as well as sign-up for our mailing list at www.elcerritoplazadevelopment.com. There will also be Advisory Reviews with the Design Review Board for the overall Master Plan and for each future individual phase as they are submitted.

PROJECT

10. How much parking will be provided at the station?

According to Census Bureau data, residents near BART stations are twice as likely to walk, bike and take transit to work compared with the typical county resident. For that reason, transit-oriented development can accommodate new growth while reducing automobile dependency, congestion, and pollution. To this end, BART and many cities are now limiting the number of parking spaces that can be built in transit-oriented development.

In addition to promoting a car-free lifestyle, transit-oriented development promotes housing affordability. Construction of parking is expensive and drives up the cost of each unit. Each parking space costs an estimated $80,000 or more to construct in podium parking and around $120,000 to -$150,0000 to construct in subterranean parking. Transit-oriented development promotes more affordable housing and more open space for the community.

Still, BART is committed to providing some parking for BART riders to those who depend on it most, and we will provide residential parking. BART will provide 100-150 rider parking spaces (see FAQ #6 and BART FAQ #12). We are currently planning for residential parking in the range of 0.25 to 0.5 spaces per unit, though the exact ratio is not finalized. This range is consistent with both City of El Cerrito Specific Plan and State legislation.

11. How will parking impacts on street parking be addressed?

The Berkeley-El Cerrito Corridor Access Plan will include recommendations on how to balance neighborhood street parking for residents with the station’s parking demand. See BART FAQ #15.

As identified in the El Cerrito City Council-adopted Goals & Objectives, through the Berkeley-El Cerrito Corridor Access Plan, BART and the City are exploring the concept of the City changing how it manages on-street parking around the stations so that non-residents, including BART riders, could pay to park on-street, and to do that in a way that ensures that residents with Residential Preferential Parking permits (RPP permits) can still easily and quickly find a parking space near their home.

12. Will BART riders park at the El Cerrito Plaza shopping center?

The project does not intend to utilize existing parking at the El Cerrito Plaza shopping center to fulfill residential or BART rider parking requirements.

DESIGN/STATS

13. What building heights are proposed?

The City’s Specific Plan for the area generally allows up to 85 feet for buildings with affordable housing. This is consistent with BART’s TOD Guidelines that call for buildings of at least 7 stories to be allowed at TOD projects. The project design will be consistent with these standards with heights ranging between 5 and 7 stories.

14. How many dwelling units will the project include? How many will be affordable housing units and what is the depth of affordability?

Based on the preliminary proposal, the project is estimated to include 743 new residential units, including 351 (47%) affordable housing units. See the anticipated unit breakdown below:

· 31% Affordable Units.

· 15% Affordable (61-80% AMI) Units.

· 53% Market Rate.

15. Why can’t all the housing be affordable?

The project will provide a mix of market-rate, missing-middle, and traditional subsidized affordable units in order to create an economically diverse mixed-income community. Due to limitations in State and federal funding and available grants, the project would not be financially feasible if all units proposed were subsidized affordable units. This mix instead provides housing for all income levels and enables the creation of dynamic and inclusive public spaces and community amenities. The project will designate approximately 35 percent of its units as affordable, which exceeds the 20 percent minimum in BART’s Affordable Housing Policy and is consistent with BART’s goal of ensuring at least 35 percent of units on BART-owned land are affordable.

16. How much open space is proposed? How will the Ohlone Greenway be affected?

The TOD project will include a rich variety of active open spaces, both within the residential communities and the public realm. The development concept envisions a series of linear parks adjacent to the Ohlone Greenway serving all ages with spaces for play, fitness, games, and a bike plaza featuring bike repair areas. In addition a 0.5-acre community open space plaza is planned along Fairmount Avenue. Native and durable plantings will help create inviting spaces and provide a habitat for pollinators.

17. How much space will be dedicated to retail/commercial development?

The development team is committed to activating Fairmount Avenue. The concept plans include a 20,000 SF library and 1,500 SF of active ground-floor commercial retail development.

18. Does the TOD project conform with the San Pablo Avenue Specific Plan?

The TOD project is expected to meet the requirements of the San Pablo Avenue Specific Plan regarding massing, height, and setbacks. The design process with input from various stakeholders will ultimately inform whether any exceptions will be needed.

19. I heard the project is using modular construction. What does that mean?

Modular construction, also called factory-built housing, is when building components (or “modules”) are built off-site at a factory and then transported to the project site to be set by a crane in place. The project will partner with Factory OS where the modules are built to the same or higher standards and designed to the same codes as traditional, site-built construction. Benefits of utilizing modular construction include better quality control and efficiencies given the controlled environment while also providing high-quality union jobs at the Factory.

Using modular construction also reduces the total construction duration and associated costs. Site and foundation work is completed simultaneously as modules are being built in the factory, enabling the project to reduce construction duration and minimize impacts on the surrounding neighborhood. Further, the cost savings will allow the project to increase the amount and speed of affordable housing creation.

20. Will all the buildings be modular? What kind of character will they have? Modern? Flat roofs?

All buildings will be modular. As with traditional construction, there are no restrictions on the character or design of future buildings. With multiple buildings on-site, each will have its own character responding to different adjacent conditions (next to the shopping center, BART tracks or neighboring residential buildings). Specific building features will be determined in the future as the design progresses.

21. Can you talk more about the green strategies on site? Will the buildings be 100% electric?

High-density transit-oriented development is great starting point for green strategies, not only due to proximity to transit, but also the ability to build new, energy efficient housing with drought tolerant landscaping, electric car charging stations and other features. Jurisdictions and the Building Code are moving away from fossil fuels, and with multiple buildings on-site, several will be all-electric, with a potential exception for restaurant/ retail, for example.

22. How does modular construction relate to sustainability? Will single-use plastic be used to wrap the modules?

Factory OS, the modular manufacturing partner for the El Cerrito Plaza development team, is focused on sustainability and has a proven ability to lower construction’s environmental impact.

Reduction in waste is a major component of the environmental benefits of modular construction. Building off-site in a controlled environment enables the more efficient use of materials and lowers the risk of weather loss. Additionally, strong supplier relationships and standardized assembly methods can lead to further waste reductions.

Modular construction also reduces the carbon embodied in the construction process in three ways. First, factories have larger storage facilities than on-site construction. This results in fewer trips by suppliers to the site as they can bring the materials in bulk and the factory can have their supplies on hand project by project. Second, in industrialized construction, the workforce will not have to drive to various locations that can be hours from their homes. They have a reliable manufacturing job and can live and work near their place of work. This reduces travel miles, and by extension carbon output, for each project. Finally, energy to run the facility can come from renewable energy sources, like solar and wind, rather than from on-site generators that are used for traditional construction.

The modules utilize a plastic wrap to provide waterproofing protection during storage and transit. Factory OS will continue to evaluate sustainable alternatives moving forward.

NEIGHBORHOOD

23. Will the project affect my property value?

A large body of research has shown that transit accessibility directly relates to increased property values. This is reflected in research findings that the assessed value of properties near BART stations is increasing faster than the region as a whole and that a single-family home within a half mile of BART is worth 15 percent more than one located over 5 miles from BART, all else being equal.[1] Research has also found that walkable, mixed-use neighborhoods with good connections to transit stations generally experience the most significant property value benefits from transit, particularly when local governments implement zoning and land use regulations to facilitate TOD. The project would help facilitate the type of pedestrian-friendly, amenity-rich, and well-connected neighborhood that is associated with greater property value benefits.

24. Will the project increase crime?

There is no evidence that supports the misconception that BART stations increase crime in the area. By adding activities that occur at different hours (e.g., residences, open space, commercial space) and more eyes on the street, the project may help reduce crime.

25. Will there be a library? What is the community benefit alternative if the library option is not feasible?

The City of El Cerrito, BART, the development team, and stakeholders are in ongoing discussions to explore the feasibility of a library. Whether or not a library is included depends primarily on funding availability. To learn more about the City’s library needs and priorities, visit http://www.el-cerrito.org/936/Library-Services-Priorities. The development team will work collaboratively with the City, BART, and community to identify other community amenities should the library not be included.

26. Will the project impact solar access for nearby houses?

The San Pablo Avenue Specific Plan provides guidelines to ensure that impacts on neighboring property’s solar access are minimized. For example, it requires the project to transition in scale to the north and east using setbacks while allowing for more density and height in areas with less solar impact.

27. Who will maintain open spaces?

The new and existing open spaces will be maintained by a combination of the development team, City of El Cerrito, and BART. The distribution of maintenance responsibilities will be determined as the open space design advances.

28. How will this project deal with potential resident displacement and gentrification?

The project will create a significant amount of new subsidized affordable and middle-income homes. There will not be any existing housing that is lost as part of this development.

29. How will the project impact school capacity?

All development projects will pay full impact fees to the West Contra Costa Unified School District (WCCUSD) to support upkeep and/or expansion of schools. The development team will continue to work with the City of El Cerrito to ensure that WCCUSD remains up to date on the development’s progression and can plan accordingly.

30. How will the project impact traffic?

The City of El Cerrito’s San Pablo Avenue Specific Plan updated Environmental Impact Report is analyzing the project’s impact on traffic and potential mitigation measures. The EIR will be completed over the next year and will inform project design. Additional analysis for the project will be submitted to the City as needed to ensure that the project is consistent with the plan-wide analysis and would not have impacts that were not previously identified.

31. How will the project’s architecture relate to the neighborhood and residential surroundings?

While still in the early phases, the project is proposed to provide several community and neighborhood amenities, such as increased green space and open space with connections to the Ohlone Greenway, as well as retail, commercial, and/or library space. The project design will provide increased setbacks as it rises in height in order to decrease potential shading on adjacent properties while still providing ample mixed-income housing opportunities. The design will include strong transitions in scale at the frontages on Central Avenue, Richmond Street and Liberty Street. Activation of the ground floor with bike facilities, building lobbies, at-grade residential units, and resident amenities are important strategies to improve the public realm.

CONSTRUCTION

32. What will be built first? What does the phasing look like?

We anticipate the project will be completed in six phases over the course of multiple years. Currently we anticipate that the first phase will break ground in 2024, although this may change. At this stage in the process, it is not yet known which portions of the project will move forward first. We expect that BART’s replacement parking number of spaces will be maintained throughout the entire development and construction process.

33. How will the project help local job development?

A recent BART study shows that every housing unit built on BART property generates 4.5 jobs in California, nearly two-thirds of which are “middle skill” jobs that pay a living wage without requiring a formal college degree. Additionally, in accordance with BART’s Project Stabilization Agreement policy, the development team will negotiate local hire targets with the Contra Costa County Building Trades.

BART OPERATIONS

34. How will BART accommodate future riders from this and other TOD projects, as well as other regional growth?

See BART FAQ #2.

35. Will the construction phases affect service and access?

Construction of the transit-oriented development will not affect BART service. BART requires that the development team build the project in a way that does not impact transit service. Access to the station will be maintained throughout construction.

Questions?

Have a question that hasn’t been addressed? Let us know at contact@up-partners.com. You can also get more information from BART and the City of El Cerrito at the following websites:

[1] Strategic Economics, 2014. Property Value and Fiscal Benefits of BART. August. Available at BART.gov