Frequently Asked Questions (FAQ) (last updated on 8/13/2020)
Below are some frequently asked questions we have received to date from community members, and we have compiled these questions and our answers so that this information can be available to the community, especially those who are not able to attend the community meetings. These FAQs may be updated as we further develop the plans for the development. Please check the website for additional questions and updated responses.
WHAT IS AFFORDABLE HOUSING?
A home is generally considered affordable if a household pays 30% or less of their gross income (before taxes are taken out) towards rent. The term usually refers to homes affordable to people with low, very low and extremely low incomes, including low-wage working individuals and families, seniors on fixed incomes, veterans, and people with disabilities. The rents at this proposed MidPen community will be regulated so that they are affordable compared to other unrestricted rental communities in the area. For example, in 2020, the maximum allowed rent for a two-bedroom apartment at the planned community would be between $587-$2,350 per month, depending on household income. The maximum income and rent limits are updated annually by the U.S. Department of Housing and Urban Development (HUD) and change every year.
HOW IS A "HOUSEHOLD" DEFINED?
The U.S. Department of Housing & Urban Development (HUD) defines a household as, “All the people who occupy a housing unit. A household includes the related family members and all the unrelated people”.
HOW DO I QUALIFY FOR AFFORDABLE HOUSING?
In order to qualify to live at Lazuli Landing, a household must earn less than a certain percentage of the Area Median Income (AMI). The Area Median Income is published annually each year by the Department of Housing and Urban Development (HUD) and varies depending on the number of people in the household and the County. During the community meetings held in August 2018 and October 2018, we shared income and rent limits up to 60% Area Median Income (AMI), which for a family of four in Alameda County was $69,720 in 2018, and we heard from some community members that they would like to see the income limit increased because they were above 60% AMI, but they also have challenges finding affordable housing. Given this feedback and some community members’ desire to see income limits increased, we are planning to offer a limited number of apartments be at 80% AMI so that households earning up to 80% AMI would qualify for an affordable apartment. In 2018, 80% AMI in Alameda County was $92,960 for a family of four. The maximum income limits are updated annually by the U.S. Department of Housing and Urban Development (HUD) and change every year.
WHAT IS THE AGE LIMIT FOR SENIOR AFFORDABLE HOUSING?
Currently, the age limit for senior affordable housing is 62+ years old and would require the head of household to be 62+ years old. MidPen did not propose senior affordable housing for this development. MidPen is planning to provide housing for families and individuals, which could include seniors as well.
HOW CAN I ADD MY NAME ON A WAITLIST OR INTEREST LIST?
MidPen properties fill vacancies from a property’s waitlist. Please visit MidPen’s website to see which properties have open waitlists. For MidPen properties currently under construction, each property has its own interest list. Please visit MidPen’s website here (www.midpenproperty.midpen-housing.org/LeasingNow) to see which properties are under construction and if you're interested in a particular property, please complete an Online Inquiry Form to be added to the interest list. Before the property is ready to accept leasing applications, MidPen will mail those on the interest list (to the mailing addresses provided) to inform you of where to pick up a leasing application.
DOES THIS planned DEVELOPMENT HAVE AN INTEREST LIST OPEN? (UPDATED 8/13/2020)
An interest list has not been opened yet since the planned community is still in the early stages. MidPen Housing typically opens an interest list for a community closer to the start of construction and MidPen will provide an update once an interest list is available.If you are interested in being notified when the interest list is open, please provide your email address by completing the form on this page (www.mission2de-midpen.com/participate.html) of the website. Please note that the purpose of the interest list is to compile contact information for households that would like to be notified when applications for newly constructed apartments are available. Once a leasing application is available for a newly constructed property and the application is completed and submitted, then it is added to the property’s waitlist. The interest list is NOT a waitlist. For more information on the application process, please visit our Typical Application Process page here (www.mission2de-midpen.com/typical-application-process)
HOW LONG ARE HOUSEHOLDS TYPICALLY ON A WAITLIST BEFORE AN AFFORDABLE APARTMENT BECOMES AVAILABLE AT A PROPERTY?
The length of time a household may be on a waitlist can be different for each property. MidPen finds that apartments at its properties do not turnover often and so it could be a couple of years before an affordable apartment is available. When there is turnover and a new unit is available, the property will look to fill the vacancy from its waitlist and will contact households on that specific property’s waitlist.
IS THE planned development FOR APARTMENTS TO OWN OR RENT?
The planned development is for apartments to rent. The apartments would be available to a range of household sizes and household incomes. MidPen will be the long-term owner and property manager of the property.
HAS MIDPEN CONSIDERED DEVELOPING SINGLE-FAMILY HOMES INSTEAD?
No, MidPen has not. In order to provide more opportunities for affordable housing in Union City, MidPen plans to build an apartment community to maximize the scarcity of land and resources.
WILL THIS planned DEVELOPMENT DECREASE MY PROPERTY VALUES?
Multiple studies have shown that affordable housing properties, such as this planned development, do not decrease property values. Instead, it can raise property values. To view one of these studies, please click here.
WHAT IS MIDPEN’S ROLE AND OBJECTIVE IN BEING INVOLVED IN THIS planned DEVELOPMENT? (UPDATED 8/13/2020)
As a non-profit organization, MidPen is guided by its mission is to provide safe, affordable housing of high quality to those in need and to establish stability and opportunity in the lives of our residents. MidPen would be the developer, owner, property manager, and resident services provider. MidPen is to receive a one-time upfront development fee that covers MidPen’s staff time and overhead costs for managing the development process. The fee is paid once the financing is secured and construction is completed.
WHAT IS CENTRO DE SERVICIOS’ AND YOUTH AND FAMILY SERVICES’ INVOLVEMENT IN THIS planned DEVELOPMENT? WILL CENTRO DE SERVICIOS’ STORE MOVE AS WELL? (UPDATED 8/13/2020)
The planned development includes new office spaces on the first floor along Mission Boulevard for Centro de Servicios and Youth and Family Services. YFS and Centro de Servicios would continue to provide services at this new office location, but Centro de Servicios’ store would not move to this new location.
How long will Centro de Servicios be able to lease the new planned office space? Will the length of their lease be guaranteed and what will happen to Centro’s current space?
MidPen’s and the City’s intent is to provide permanent office space for Centro de Servicios. The City currently provides a 2-year funding contract to Centro de Servicios, aligning with the City’s budget cycle.
There is a truck doing some drilling on the site. Is MidPen conducting that?
MidPen’s geotechnical engineer took soil samples in order to get a better understanding of the type of soil beneath the surface. The soil samples are being analyzed and compiled into a report, which will be used by our architect and structural engineer to design the building’s foundation.
HOW MANY APARTMENTS IS MIDPEN planning to BUILD ON THE CITY-OWNED VACANT PROPERTY? (UPDATED 8/13/2020)
In early 2018, the City issued a Request for Proposals, which invited non-profit affordable housing organizations to submit proposals to develop affordable housing on the vacant City-owned property. In MidPen’s proposal, an analysis was completed to include 81 apartments for rent. The proposal with 81 apartments was presented to and approved by the City Council on July 28, 2020. For more information on the City Council Hearing, please visit our Proposal Updates page at http://www.mission2de-midpen.com/proposal-updates.html.
WHAT IS THE NUMBER OF ONE, TWO, AND THREE-BEDROOM APARTMENTS?
MidPen currently plans to offer a mix of 21 one-bedroom, 37 two-bedroom, and 23 three-bedroom apartments. One of the two-bedroom units will be reserved for the MidPen onsite manager, who will live at the property. There is no typical number of one, two, and three-bedroom apartments that MidPen offers at all of its affordable housing properties. There are various funding programs which have certain requirements around the number of each apartment type to include in a proposed development.
Will the apartments be accessible for disabled residents?
Yes, 10% of the units will built out to be fully-accessible for disabled residents. The remainder of the apartments will be built out to be adaptable and can easily be made accessible if a household requires the modification in their apartment.
WHAT IS THE TYPICAL NUMBER OF PARKING SPACES THAT YOU HAVE AT YOUR PROPERTIES?
For each proposed development, MidPen evaluates the proposed development’s location, proximity to public transit and amenities, and community being served in order to determine the appropriate number of parking spaces. For example, MidPen provides less parking for senior affordable housing because MidPen finds that seniors do not own as many vehicles. For family properties, MidPen typically provides a minimum of 1 parking space per apartment. For the number of parking spaces at Lazuli Landing, please see below for the response to this question.
HOW WILL YOU MAKE SURE THERE IS ENOUGH PARKING SO THAT FUTURE RESIDENTS DON’T TAKE UP THE STREET PARKING AVAILABLE ON 2ND STREET AND OTHER NEARBY STREETS?
MidPen understands that parking is a concern and are providing adequate parking onsite for its residents. MidPen will be the long-term owner and property manager of the property and so we also would like to make sure there is adequate parking onsite. As a part of this planned development, the City is proposing to have the on-street spaces along the perimeter of the property and on the opposite sides of D Street and E Street to be designated for two-hour parking from 8am to 8pm Monday through Saturday to encourage turnover. The City is proposing to require MidPen to install signage for this parking restriction as a part of this development.
Would it be possible to have one-way in and one-way out of the parking garages?
During our community engagement process, we heard concerns about traffic flow along D and E Streets. We determined that in order to provide safe access in and out of the proposed property to the surrounding streets, the planned development will have a garage entrance on both D and E Streets.
Will there be landscaping along Mission Blvd?
Yes, we are planning to provide landscaping along Mission Blvd.
How many visitor parking spaces are you proposing?
At Lazuli Landing, we plan to provide 121 parking spaces for residents, visitors, onsite MidPen staff, Youth and Family Services, and Centro de Servicios. Each one- and two-bedroom apartment will be assigned one parking space and each three-bedroom apartment be assigned two parking spaces. The remaining parking spaces in the garage will be available to MidPen residents’ guests, MidPen onsite staff, and Youth and Family Services and Centro de Servicios staff and guests.
Will people who live in the planned development be allowed to park on the street?
Street parking is available for the general public. MidPen is not allowed to enforce who parks on a public street.
Could you build an underground parking garage to build more apartments above ground?
As much as MidPen would like to build more apartments at this community, building an underground parking garage would be cost prohibitive. While taking into consideration the community’s need for affordable housing, MidPen also wants to make sure that we provide enough parking onsite. If we were to build more apartments, then we would need to build more parking at the planned development, and we believe that the current mix of total apartments and parking spaces is an appropriate balance.
Will there be parking along Mission Blvd for this planned development?
All parking at Lazuli Landing will be provided onsite. As a part of this planned development, the City is proposing to have the on-street spaces along the perimeter of the property and on the opposite sides of D Street and E Street to be designated for two-hour parking from 8am to 8pm Monday through Saturday to encourage turnover. The City is proposing to require MidPen to install signage for this parking restriction as a part of this development.
WILL THERE BE A TRAFFIC IMPACT TO MISSION BOULEVARD AND THE SURROUNDING NEIGHBORHOOD?
Per California Environmental Quality Act (CEQA), an environmental analysis was completed. Earlier this year in February 2020, City Council approved the Zoning Text and Zoning Map Amendments and adopted the environmental clearance document and mitigations for the proposed development. The environmental clearance document concluded that project-generated traffic would have no adverse effect on intersection operating conditions at any of the intersections studied. The City Council meeting agenda and staff report can be accessed on-line on the City’s Agendas and Minutes webpage, located at https://www.unioncity.org/199/City-MeetingsVideo.
Can the public access the ground level courtyard?
The original proposed design included a separation between two buildings providing a ground floor courtyard between those two buildings. Due to high construction costs and funding program constraints to limit costs, MidPen needed to make design changes to reduce construction costs. In order to reduce costs, the proposed development’s updated design includes one building, which appear to be two buildings on the upper floors, with upper level courtyards and so there is no longer a ground level courtyard.
HAS THE CITY DONATED THE VACANT LAND, LOCATED AT MISSION BOULEVARD, D STREET, E STREET, AND 2ND STREET, TO MIDPEN HOUSING?
In the early 2000s, the City’s former Redevelopment Agency acquired and assembled the individual parcels that comprise the current vacant property. The vacant property has been identified on the City’s Housing Element over the past few updates. The City has not and will not donate the land to MidPen or to a MidPen affiliate. If the proposed development is approved, the City is proposing to retain ownership of the land and enter into a long-term lease for the land with a MidPen affiliate for a nominal lease payment.
WILL THE CITY BE CONTRIBUTING TO THE PROJECT FINANCIALLY? (UPDATED 8/13/2020)
Like many other affordable housing communities, local municipalities commit financing towards affordable housing development. Lazuli Landing will receive funding from the City of Union City for the affordable housing portion of the development as well as funding to build out the new office space for YFS and Centro de Servicios. Lazuli Landing will also receive funds from Alameda County from its Measure A1 Housing Bond Program.
WILL UNION CITY AND DECOTO RESIDENTS BE GUARANTEED TO LIVE IN THIS planned AFFORDABLE HOUSING COMMUNITY?
After hearing the community's concerns about displacement and the importance of prioritizing Union City residents, MidPen and the City worked with an experienced consultant to prepare a displacement study. Alameda County requires that this study be prepared and submitted to the County for review when a proposed affordable housing development with Alameda County Measure A1 funds proposes to apply a local City live or work preference at the property to preference households who live or work in Union City. The study evaluates displacement, the need for a City live or work preference, and to evaluate if the preference would follow all Fair Housing Laws. MidPen and the City submitted a request to the County, requesting approval to implement a City preference to prioritize individuals and families who currently live and/or work in Union City or who formerly lived in Union City. In June 2020, the County approved the City live or work preference. MidPen and the City are coordinating with the County on the implementation of this preference for this planned development. The County is requiring a County live or work preference on some of the units to preference households who live or work in the County. Of the 80 affordable units (not including the 1 manager's unit), 67 units will have a City live or work preference and 13 separate units will have a County live or work preference. The formerly lived preference was not approved by the County and the County requested additional data be provided if this preference was still desired. If the planned development moves forward, MidPen would accept applications from all interested households, run a lottery to determine placement on the property’s waitlist, and then apply the preference so that households who meet the City preference would move to the top of the waitlist. In addition to the City preference, MidPen is also implementing a homeless preference which would apply to the 20% of Area Median Income (AMI) units and extremely-low income households. The intent of the homeless preference is to serve as many Union City households as possible, including working homeless individuals and families.
For the City live or work preference, does one have a higher priority, or get you in easier?
The live or work preference gives equal priority whether the applicant lives or works in Union City. During the lottery process, the preference prioritizes an applicant who lives or works in Union City. Even if an applicant meets both preferences, they do not have higher priority than another applicant who only has one of the two preferences.
Will there be Project-Based Section 8 Vouchers? If someone has a voucher, will they need to qualify?
We are not planning to have apartments with Project-Based Section 8 vouchers at this property because we understand the importance of having a City live or work preference, and the Project-Based Section 8 Voucher program will not allow a preference on the apartments with vouchers. MidPen is happy to accept applications for tenancy from households that hold a tenant section 8 voucher.
WHEN WILL THE planned COMMUNITY START AND COMPLETE CONSTRUCTION?
If MidPen secures the anticipated financing in its current proposed schedule, MidPen expects to start construction in 2022 and complete construction in late 2023. For more information on the timeline, please visit http://www.mission2de-midpen.com/anticipated-timeline.html. If there are changes to this proposed timeline, MidPen will be updating this timeline.
MidPen Property Management
DOES MIDPEN TYPICALLY HAVE ONE YEAR LEASES FOR THEIR APARTMENTS?
Yes, MidPen typically has one year leases for the first year and then depending on the property’s regulatory requirements, the leases can transition to month to month leases or can be renewed annually.
HOW IS THE OCCUPANCY DETERMINED FOR ONE, TWO, AND THREE-BEDROOM APARTMENTS?
There are maximum occupancy limits that are regulated by the property’s financing programs. We expect that the maximum occupancy for a one-bedroom apartment is no more than 3 individuals, for a two-bedroom apartment it would be no more than 5 individuals, and for a three-bedroom apartment it would be no more than 7 individuals. Across multiple family properties that MidPen owns and manages in Alameda County, the average household size for a one-bedroom apartment is 1.5 individuals, for a two-bedroom apartment is 2.5 individuals, and for a three-bedroom apartment is 4 individuals.
What is the average occupancy of one, two, and three-bedroom apartments at MidPen properties?
At our Union City properties, the data collected showed that on average, there is 1 adult and 1 child in a one bedroom apartment, 2 adults and 1 child in a two bedroom apartment, and 2 adults and 2 children in a three bedroom apartment.
Does rent get based on family size and income?
The rent for each apartment is primarily determined by a household’s size and income. The Federal Government that takes the average household size and the Area Median Income (AMI), as determined by the Department of Housing and Urban Development (HUD), to determine rents for different household income ranges and household sizes.
Is there a maximum amount of time a tenant can stay and live at the property? What happens if a household’s income goes up after initially moving in to the apartment?
A tenant can live in their apartment indefinitely as long as they abide by the terms of their lease, which includes a number of house rules for the property. If a household’s income increases after moving in, the household is not required to move out. In this situation, MidPen would increase the household’s rent, however, the increase would be restricted by funding requirements and would not be above the maximum rent amount for their income range.
Can someone sublease their apartment?
No, subleasing would be considered a violation of the lease terms.
If someone is moving to another apartment within the property, do they have to requalify?
Yes, they would need to requalify in order to ensure that the household does not exceed the income limit or household size.
How does MidPen ensure that properties are maintained? Who is responsible for maintenance and who pays for it?
MidPen’s professional Property Management team, including an onsite property manager and maintenance technician take pride in maintaining the properties and being good neighbors. Each property has an operating budget that includes payroll for property management staff and other maintenance expenses.
How is MidPen going to address crime at its Union City properties? How do you ensure that tenants are safe? (UPDATED 8/13/2020)
During normal business hours, MidPen’s onsite property manager will be meeting with residents and carrying out their responsibilities and the maintenance staff will be maintaining the property. There will be an onsite manager, who works for MidPen and lives at the property, and they can address any issues after-hours. MidPen properties also have surveillance cameras, which provide the ability to monitor activity at and around the property at key locations. MidPen onsite property managers develop open communication with local police departments and staff to build relationships of mutual trust and understanding.
Would tenants need to let Property Management know about guests?
Under the terms of MidPen’s lease, a tenant may have a guest stay at their apartment for no more than 7 consecutive days and no more than 21 days in a calendar year.
There are some homeless individuals in Union City. There’s one person who is sleeping at the church steps. What about the homeless population?
Of the 80 units that will be offered at the planned development, 16 of them will serve extremely low-income households at 20% Area Median Income (AMI) who have limited income due to limited work or may only have access to social security or other general government assistance. MidPen plans to implement a homeless preference for these sixteen 20% AMI apartments to prioritize Union City residents who are homeless. MidPen’s Resident Services team would also work to connect MidPen residents to other resources and services.
Will there be housing or a preference for veterans?
Although we are not planning to implement a preference for veterans, a veteran is not excluded from applying to the planned development.
Does MidPen protect its renters at its other properties from rent increases?
MidPen’s mission is to provide affordable housing in safe and well-maintained buildings. Our organization’s rent increase policy was developed with these goals in mind. Our regulatory requirements mandate us to keep rents at or below maximum rent limits, which are updated every year by those regulatory agencies and are well below market rate rents. Rent increases, if any, can be between 3% to 10% annually and before any increases are implemented, they are evaluated by looking at the household’s rent compared to their income for that year.
MidPen Resident Services
What services are offered at your properties
MidPen has extensive experience with our Family Services Program. We empower individuals and families to build brighter futures. This includes equipping working-age adults to build resources, better manage their assets, and advance in their educational and career goals. Our academically-based After School Program channels significant resources and expertise to meet the challenges our youngest residents may face to stay in school and perform at grade level. Check out a video available on our website to see our youth in action. For more information on all MidPen Resident Services programs, please visit MidPen’s website hereat www.midpen-housing.org/what-we-do/services/.
IN ADDITION TO THESE COMMUNITY MEETINGS, WHAT IS THE EXTENT OF MIDPEN’S COMMUNITY OUTREACH FOR THIS planned DEVELOPMENT?
MidPen is also meeting one on one with various local stakeholders to learn more about the Decoto neighborhood and the surrounding neighborhoods in Union City, and what we should know and understand as the affordable housing community is developed. The meetings we’ve had to date have been informative and are helping to shape our proposal. To date, MidPen has met with some of the churches, schools, long-time residents, and community-based organizations in the Decoto neighborhood as well as the surrounding neighborhoods in Union City. If anyone or any organization is interested in meeting with MidPen in an individual meeting, please contact us at firstname.lastname@example.org and we would welcome the opportunity to introduce ourselves and meet with you.
CAN THE COMMENTS PROVIDED AT THE LEGACY COMMUNITY MEETINGS FOR THE PREVIOUS MARKET-RATE DEVELOPMENT PROPOSAL BE MADE AVAILABLE?
If anyone is interested in reviewing the comments collected, City staff can provide the comments directly. Please contact Carmela Campbell at email@example.com for more information.
WHAT KIND OF EMPLOYMENT OPPORTUNITIES DOES MIDPEN CURRENTLY HAVE?
MidPen actively works to advance a culture of diversity, equity, inclusion, and belonging. Our staff of over 400 employees who come from many different racial and socio-economic backgrounds are committed to building communities through affordable housing. As a company, we have internships focusing on first-generation college students and we are working to implement hiring strategies to further encourage applicants of various backgrounds to apply.