Community
Financing Faith-Based Affordable Housing
Faith-based, specifically African-American church-based affordable housing development in Oakland, “requires a holistic approach,” says The Reverend Dr. Kenneth Anderson, Senior Pastor of Williams Chapel Baptist Church, currently building 88 apartments and a community center at 10th Avenue and International Boulevard in Central East Oakland.
Mentored and inspired by Pastor Emeritus J. Alfred Smith, Sr., Dr. Anderson quotes from “For the Facing of the Hour – A Call to Action,” by Dr. Smith who said, “I accepted my conviction that the city at large must be our turf.”
Dr. Anderson accepts the same commitment and said, “My biggest desire – is building the community center component of the project as a gathering place for the neighboring community.”
So, how do faith-based organizations finance affordable housing in changing political times, especially when there is rampant gentrification?
Veteran housing development attorney and Allen Temple Deacon John Harrison, says, “There are two categories of development – housing built in the 1970s that needs rehab, and new projects being built for increasing needs in the community.”
However, there have been changes in federal law and the disappearance of California Redevelopment Agency funding initiated by Governor Jerry Brown, makes financing a more complicated puzzle to assemble.
The Federal Government’s HUD funding was the core source of money decades ago. With the disappearance of Section 202 funds (senior housing) and Section 811 (disabled housing) funds at the federal level, the available financing is now called LIHTC (Low Income Housing Tax Credits).
Dr. Anderson says the total cost of his project is $52 million. The LITHC program will provide $35 million dollars and Dr. Anderson will fill the gap in financing needs from a combination of local funding sources.
Those local sources include funds from Alameda County Measure A1, Affordable Housing Sustainable Communities Program, Federal Home Loan Bank’s Affordable Housing Program, the City of Oakland Measure KK, and the “deferred developer fee.”
A two-year planning effort that started April 16, 2015, brings Williams Chapel to the point of applying for funding this year.
“Our church made a commitment to build affordable, lowincome senior housing as a first step,” said Dr. Anderson.
“Then we put our ‘dream team’ of builders and architects together before we approached Beacon Communities to be our developer. I wanted a diverse team consisting of MWA Architects and Nibbi Brothers/Baines Group as our general contractor,” said Dr. Anderson.
Dr. Anderson said Beacon Communities will guide the funding application process. Federal LIHTC applications are opened twice a year and Williams Chapel is targeting the March application window for their project.
Property ownership or acquisition is also a major piece of the complicated development puzzle.
Attorney John Harrison states that the simplest and most desirable situation is that a church already owns the property to be developed, which is the case for Williams Chapel.
He added that the rehabilitation for older development projects is more difficult because ownership must be transferred to a limited partnership to attract financing, and “regaining ownership can be difficult.”
Dr. Anderson’s advice to other churches and non-profit organizations is to not rush in to try to do things in a hurry. He advises any potential faith-based developer to remember that ownership of the land is vital and the ability to arrange for mutual assistance from government agencies is also key to successful developments.
Dr. Anderson credits his success so far to the relationships he has established with city and county officials.
Activism
Oakland Post: Week of December 31, 2025 – January 6, 2026
The printed Weekly Edition of the Oakland Post: Week of – December 31, 2025 – January 6, 2026
To enlarge your view of this issue, use the slider, magnifying glass icon or full page icon in the lower right corner of the browser window.
Activism
Big God Ministry Gives Away Toys in Marin City
Pastor Hall also gave a message of encouragement to the crowd, thanking Jesus for the “best year of their lives.” He asked each of the children what they wanted to be when they grow up.
By Godfrey Lee
Big God Ministries, pastored by David Hall, gave toys to the children in Marin City on Monday, Dec. 15, on the lawn near the corner of Drake Avenue and Donahue Street.
Pastor Hall also gave a message of encouragement to the crowd, thanking Jesus for the “best year of their lives.” He asked each of the children what they wanted to be when they grew up.
Around 75 parents and children were there to receive the presents, which consisted mainly of Gideon Bibles, Cat in the Hat pillows, Barbie dolls, Tonka trucks, and Lego building sets.
A half dozen volunteers from the Big God Ministry, including Donnie Roary, helped to set up the tables for the toy giveaway. The worship music was sung by Ruby Friedman, Keri Carpenter, and Jake Monaghan, who also played the accordion.
Big God Ministries meets on Sundays at 10 a.m. at the Mill Valley Community Center, 180 Camino Alto, Mill Valley, CA Their phone number is (415) 797-2567.
Activism
First 5 Alameda County Distributes Over $8 Million in First Wave of Critical Relief Funds for Historically Underpaid Caregivers
“Family, Friend, and Neighbor caregivers are lifelines for so many children and families in Alameda County,” said Kristin Spanos, CEO, First 5 Alameda County. “Yet, they often go unrecognized and undercompensated for their labor and ability to give individualized, culturally connected care. At First 5, we support the conditions that allow families to thrive, and getting this money into the hands of these caregivers and families at a time of heightened financial stress for parents is part of that commitment.”
Family, Friend, and Neighbor Caregivers Can Now Opt Into $4,000 Grants to Help Bolster Economic Stability and Strengthen Early Learning Experiences
By Post Staff
Today, First 5 Alameda County announced the distribution of $4,000 relief grants to more than 2,000 Family, Friend, and Neighbor (FFN) caregivers, totaling over $8 million in the first round of funding. Over the full course of the funding initiative, First 5 Alameda County anticipates supporting over 3,000 FFN caregivers, who collectively care for an estimated 5,200 children across Alameda County. These grants are only a portion of the estimated $190 million being invested into expanding our early childcare system through direct caregiver relief to upcoming facilities, shelter, and long-term sustainability investments for providers fromMeasure C in its first year. This investment builds on the early rollout of Measure C and reflects a comprehensive, system-wide strategy to strengthen Alameda County’s early childhood ecosystem so families can rely on sustainable, accessible care,
These important caregivers provide child care in Alameda County to their relatives, friends, and neighbors. While public benefits continue to decrease for families, and inflation and the cost of living continue to rise, these grants provide direct economic support for FFN caregivers, whose wages have historically been very low or nonexistent, and very few of whom receive benefits. As families continue to face growing financial pressures, especially during the winter and holiday season, these grants will help these caregivers with living expenses such as rent, utilities, supplies, and food.
“Family, Friend, and Neighbor caregivers are lifelines for so many children and families in Alameda County,” said Kristin Spanos, CEO, First 5 Alameda County. “Yet, they often go unrecognized and undercompensated for their labor and ability to give individualized, culturally connected care. At First 5, we support the conditions that allow families to thrive, and getting this money into the hands of these caregivers and families at a time of heightened financial stress for parents is part of that commitment.”
The funding for these relief grants comes from Measure C, a local voter-approved sales tax in Alameda County that invests in young children, their families, communities, providers, and caregivers. Within the first year of First 5’s 5-Year Plan for Measure C, in addition to the relief grants to informal FFN caregivers, other significant investments will benefit licensed child care providers. These investments include over $40 million in Early Care and Education (ECE) Emergency Grants, which have already flowed to nearly 800 center-based and family child care providers. As part of First 5’s 5-Year Plan, preparations are also underway to distribute facilities grants early next year for child care providers who need to make urgent repairs or improvements, and to launch the Emergency Revolving Fund in Spring 2026 to support licensed child care providers in Alameda County who are at risk of closure.
The FFN Relief Grants recognize and support the essential work that an estimated 3,000 FFN caregivers provide to 5,200 children in Alameda County. There is still an opportunity to receive funds for FFN caregivers who have not yet received them.
In partnership with First 5 Alameda County, Child Care Payment Agencies play a critical role in identifying eligible caregivers and leading coordinated outreach efforts to ensure FFN caregivers are informed of and able to access these relief funds.FFN caregivers are eligible for the grant if they receive a child care payment from an Alameda County Child Care Payment Agency, 4Cs of Alameda County, BANANAS, Hively, and Davis Street, and are currently caring for a child 12 years old or younger in Alameda County. Additionally, FFN caregivers who provided care for a child 12 years or younger at any time since April 1, 2025, but are no longer doing so, are also eligible for the funds. Eligible caregivers are being contacted by their Child Care Payment Agency on a rolling basis, beginning with those who provided care between April and July 2025.
“This money is coming to me at a critical time of heightened economic strain,” said Jill Morton, a caregiver in Oakland, California. “Since I am a non-licensed childcare provider, I didn’t think I was eligible for this financial support. I was relieved that this money can help pay my rent, purchase learning materials for the children as well as enhance childcare, buy groceries and take care of grandchildren.”
Eligible FFN caregivers who provided care at any time between April 1, 2025 and July 31, 2025, who haven’t yet opted into the process, are encouraged to check their mail and email for an eligibility letter. Those who have cared for a child after this period should expect to receive communications from their child care payment agency in the coming months. FFN caregivers with questions may also contact the agency they work with to receive child care payments, or the First 5 Alameda help desk, Monday through Friday, from 9 a.m. to 5:00 p.m. PST, at 510-227-6964. The help desk will be closed 12/25/25 – 1/1/26. Additional grant payments will be made on a rolling basis as opt-ins are received by the four child care payment agencies in Alameda County.
Beginning in the second year of Measure C implementation, FFN caregivers who care for a child from birth to age five and receive an Alameda County subsidized voucher will get an additional $500 per month. This amounts to an annual increase of about $6,000 per child receiving a subsidy. Together with more Measure C funding expected to flow back into the community as part of First 5’s 5-Year Plan, investments will continue to become available in the coming year for addressing the needs of childcare providers in Alameda County.
About First 5 Alameda County
First 5 Alameda County builds the local childhood systems and supports needed to ensure our county’s youngest children are safe, healthy, and ready to succeed in school and life.
Our Mission
In partnership with the community, we support a county-wide continuous prevention and early intervention system that promotes optimal health and development, narrows disparities, and improves the lives of children from birth to age five and their families.
Our Vision
Every child in Alameda County will have optimal health, development, and well-being to reach their greatest potential.
Learn more at www.first5alameda.org.
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