CarlileMacy’s Affordable Housing Projects and Partners

Housing is unaffordable for millions of Americans, particularly those with the lowest incomes, and the need for affordable housing has never been greater. Across the country, rising housing costs continue to outpace incomes, leaving millions of Americans struggling to find stable, affordable places to live. In response to this growing crisis, Congress recently passed the 21^st Century ROAD to Housing Act with overwhelming bipartisan support. This legislation is the largest federal housing bill since the American Recovery and Reinvestment Act of 2009, which provided funding for shovel-ready affordable housing projects, such as Carlile Macy’s Potrero HOPE SF and Hunters View HOPE SF projects in San Francisco.

The 21^st Century ROAD to Housing Act revises federal housing programs, expands financing for affordable housing, and provides grants for planning and community development activities. At Carlile ▪ Macy, we celebrate this legislation and are optimistic about what it will mean for the future of affordable housing and community development in California, especially in Sonoma County and the greater SF Bay Area. Keep reading to learn more about affordable housing, why it matters, and how this legislation could help shape stronger, more resilient communities.

What qualifies a development as affordable housing?

Affordable housing isn’t simply housing with a lower cost. It refers to homes that are reserved for households that meet specific income requirements and are intended to remain affordable over the long term. In California, housing is generally considered affordable when a household at or below the median income level spends no more than 30% of its gross income on housing costs, including rent and, in some cases, utilities.

Most affordable housing developments also include long-term affordability requirements. Deed restrictions or regulatory agreements help ensure the homes remain available to qualifying low- and moderate-income households for decades, often 55 years or more, rather than transition to market-rate housing.

What types of affordable housing developments are there?

Affordable housing includes a variety of housing types designed to meet different community needs. These may include income-restricted rental housing, affordable homeownership opportunities, supportive housing for individuals who require additional services, and workforce housing for employees in essential industries.

Each type of development has unique funding sources, regulatory requirements, and design considerations that influence how it is planned, financed, and constructed.

How are affordable housing projects funded and developed?

Affordable housing developments require close coordination between developers, public agencies, lenders, and funding partners. California jurisdictions plan for housing at all income levels through the Regional Housing Needs Allocation (RHNA) process, while affordable housing projects commonly rely on a set of federal, state, and local funding programs to move forward.
Because affordable housing rates typically do not cover the full cost of development, projects frequently depend on grants, tax credits, public financing, and other funding sources to bridge the gap between construction costs and long-term operating revenue.

Why is affordable housing important?

Across California, housing costs have outpaced wage growth, making it increasingly difficult for many residents to live in the communities where they work. Affordable housing provides stable housing opportunities for teachers, healthcare professionals, service workers, seniors, people with disabilities, and others who contribute to the economic vitality of their communities.
In addition to expanding housing opportunities, affordable housing helps reduce overcrowding and homelessness, supports local employers by strengthening the workforce, and contributes to healthier, more resilient communities.

How do inclusionary housing requirements affect new developments?

Many California communities have inclusionary housing policies that require residential developments to contribute to the local supply of affordable housing. Depending on the jurisdiction, developers may be required to include affordable units within a project, pay an in-lieu fee that funds affordable housing elsewhere, or construct affordable units at another approved location.

Successfully planning an affordable housing project calls for balancing community housing goals with the financial realities of development. Incentives such as increased density, streamlined approvals, and other development benefits are often used to help make projects financially viable while advancing local housing objectives.

Carlile Macy‘s Recent Affordable Housing Projects

Affordable housing is ultimately defined by how it is implemented. The projects below illustrate how policies, funding structures, and design requirements come together in real developments where Carlile Macy provided engineering, landscape architecture, and/or surveying support.

The Stewart Cannery at Railroad Square is a 100% affordable apartment community near the SMART train station and within walking distance of local boutique shops, restaurants, a large shopping mall, and multiple walking and biking trails. The project includes 129 affordable units for households earning roughly 30%–80% of Area Median Income (AMI), and 25% of the units are reserved for formerly homeless households.

The development was designed to preserve some of the old cannery and Railroad Square industrial character, with exposed brick, warehouse-style architecture, courtyards, and community spaces.

The Saggio Hills affordable rental housing project consists of 3 phases spread across 4 lots. Phase 1 includes 48 units across two buildings, a community building, and a multi-use trail, while Phase 2 consists of 42 units across four buildings, for a combined total of 90 affordable units. Phase 3 is planned for the future.

The development was designed to preserve the site’s natural topography, with swales and bioretention areas positioned to mirror its natural drainage.

“This project is a key part of Healdsburg’s overall housing strategy for sustainable growth, aimed at providing affordable housing options for our local workers and neighbors, and we’re excited to see it move forward,” said Mayor David Hagele. (source: Healdsburg Secures $21.1 Million in State Funding for Affordable Housing)

The Hunters View HOPE SF project is a 22.5-acre redevelopment of a San Francisco Housing Authority property in the Hunters Point area of San Francisco. Originally built in 1956, Hunters View was a 267-unit public housing community designed to provide temporary housing for the local workforce. Over time, the neighborhood faced significant challenges, including aging buildings, steep terrain, and a street grid that limited connectivity with the surrounding community.

As the first project selected for the HOPE SF program, the revitalization of Hunters View was made possible through an unprecedented partnership among City, state, and federal agencies. Led by the City, the transformation was shaped by a comprehensive and inclusive planning process focused on creating a vibrant, connected, and sustainable neighborhood.

The redevelopment was completed in three phases. Phase I, completed in 2013, introduced new infrastructure, Promontory Park, and three residential buildings featuring 107 affordable rental homes, along with a community room and property management offices. Phase II, completed in 2018, added 179 affordable rental homes across three new buildings, expanded neighborhood infrastructure, created Ironwood Park, and established a community hub with a childcare center, wellness center, and service offices. Phase III, completed in 2026, marked the final stage of the revitalization with the addition of 118 affordable homes across two new buildings, a new neighborhood park, and supporting infrastructure.