Emeryville Mass Timber Development Bonus, Explained
Developers in Emeryville can trade verifiable community benefits for extra height, FAR, and density. Mass timber is now a starring path to those points, and one detail matters to manufacturers: product‑specific EPDs can preserve or unlock points that push a project over the entitlement line.
What Emeryville actually offers
Emeryville runs a points‑based Development Bonus Program that lets projects exceed base height, FAR, and density in exchange for affordable housing and community benefits. The math is transparent. Points required equal the share of the requested bonus relative to the maximum increment, capped at 100 points (Emeryville Municipal Code, 2024) (Municipal Code, 2024).
Where mass timber fits
Mass timber construction can count for up to 50 bonus points as a community benefit. Decking earns 4 points per 10% of total deck area built in mass timber. Framing earns 1 point per 10% of total internal floor area in mass timber. There is also a deduction tied to the thickness and cement content of any concrete topping placed over timber decks (Emeryville Municipal Code, 2024) (Municipal Code, 2024).
The 85‑foot rule (and why California enables it)
To claim the mass timber benefit, the building must be 85 feet or taller, aligning with the state’s tall mass timber allowances. California has adopted tall mass timber provisions into the statewide building code, enabling Types IV‑A, IV‑B, and IV‑C construction with defined height limits and exposure rules (California Building Standards Commission, 2024) (CBSC, 2024).
EPDs move points from “maybe” to “bankable”
Emeryville’s code gets specific about carbon. If a Portland‑cement concrete topping over mass timber contains more than 260 pounds of cement per cubic yard, the project takes a points deduction. That deduction can be adjusted only if a product‑specific, third‑party verified EPD shows a global warming potential below 313 kg CO2e per cubic meter for the topping mix (Emeryville Municipal Code, 2024) (Municipal Code, 2024). If you publish that EPD, your mix can rescue points the developer needs.
Simple example you can share with a GC
A project in a 50/100 height district wants 20 feet above its 50‑foot base. The bonus increment is 50 feet. Points required equal 20 divided by 50 times 100, so 40 points. If the team builds 50% of deck area in mass timber, that is 20 points. If 40% of internal floor area is mass timber framing, that is 4 points. The rest must come from affordable housing and other benefits. Your low‑GWP topping with a product‑specific EPD can avoid or reduce deductions that would otherwise erase hard‑won points.
Why this matters commercially
When extra height or FAR is at stake, uncertainty kills schedules. EPD‑backed claims turn embodied‑carbon promises into permit‑grade facts. That makes your product easier to specify, harder to swap, and faster to approve in plan check. Teams under deadline pick the path of least resistance. Be the easy button.
What manufacturers should prioritize now
- Publish product‑specific, third‑party verified EPDs for mass timber systems and adjacent materials that touch the points calculus (CLT, glulam, connectors, acoustic mats, fireproofing, and especially concrete toppings that can meet the 313 kg CO2e/m³ threshold). Provide mix IDs so contractors can actually recieve the exact product.
- Package a one‑page “points helper” sheet that maps each SKU to the city’s scoring, including any topping mix designs that avoid deductions.
- Align your takeoff tools and submittal templates to surface EPD IDs and declared units up front so planners see the evidence without a scavenger hunt.
Picking the right LCA/EPD partner
Time kills entitlements. Favor teams that collect data directly from your plants, utilities, and procurement records, coordinate with program operators of your choice, and deliver publishable EPDs quickly. The less internal lift for your R&D and plant managers, the more likely you hit the window before design locks.
Keep an eye on code cadence
State allowances shape what’s buildable, and Emeryville tunes incentives to that reality. California’s tall mass timber provisions are now embedded in Title 24, with updates issued on a regular cycle (California Building Standards Commission, 2025) (CBSC, 2025). If numbers shift, update your EPDs and your points helper sheet so your sales team stays credible with AHJs.
Bottom line for spec wins
Emeryville ties extra height to low‑carbon choices in a way that rewards proof, not promises. Bring product‑specific EPDs that meet the city’s thresholds, show exactly how you protect the project’s points, and you will get invited earlier and specified more often.
Frequently Asked Questions
Which projects can earn mass timber community benefit points in Emeryville?
Projects 85 feet or taller can claim up to 50 points for mass timber through decking and framing percentages, subject to deduction rules for concrete toppings over timber decks (Emeryville Municipal Code, 2024).
How are Development Bonus points calculated for height, FAR, or density?
Points required equal the proportion of the requested bonus to the maximum bonus increment, multiplied by 100, capped at 100 points (Emeryville Municipal Code, 2024).
Why do product‑specific EPDs matter for concrete toppings?
If a topping contains more than 260 pcy of cement, points are deducted unless a product‑specific, third‑party verified EPD shows GWP below 313 kg CO2e/m³, which can adjust the deduction (Emeryville Municipal Code, 2024).
Is tall mass timber allowed under California code?
Yes. California has adopted tall mass timber provisions into Title 24, enabling Types IV‑A, IV‑B, and IV‑C, with defined height and exposure rules (California Building Standards Commission, 2024).
About the Author
With a passion for sustainability and a love for complex data, Toby helps manufacturers efficiently collect data from across their organization and get their EPDs done right. He’s especially interested in how AI can support human expertise, helping R&D and factory teams work faster, smarter, and with less friction.
