HOUSING ELEMENT
UPDATE
February 15, 2022
City Council Work Session
2 • City of San Leandro
• Long Range Planning
• Avalon Schultz, Principal Planner
• Housing
• Tom Liao, Community Development Director
• Maryann Sargent, Senior Housing Specialist
• Consultant Team
• Rincon Consultants (Housing Element & CEQA)
• Darcy Kremin, Emily Green, Dylan Stafforini
• En2Action (Outreach)
• Andrea Baker and Pooja Rajani
PROJECT TEAM
www.SLHousingElement.com 2
3 • One of eight mandatory elements of the General Plan • Governed by California Government Code Article 10.6
(Sections 65580-65589.11)
• Updated every 8 years in accordance with the RHNA cycle • Only element that MUST be approved and certified by
State
• Certified Housing Element important to:
• Protect City from litigation
• Maintain discretionary review over affordable housing projects
• Maintain eligibility for State housing and grant funds What is the Housing Element?
4 WHAT DOES THE HOUSING ELEMENT INCLUDE?
• Demographic trends and needs Housing Needs Assessment • Review prior Housing Element Evaluation of Past Performance • Opportunity sites at all income levels Housing Sites Inventory • Robust community engagement program Community Engagement • Barriers to housing development Constraints Analysis
• Address identified housing needs Policies and Programs 5 CURRENT SAN LEANDRO HOUSING PROGRAMS
www.SLHousingElement.com
• Inclusionary Housing
Program
• Leveraging City
Affordable Housing
Funding
• Long-Term Neighborhood
Plans
• Marketing Sites
• Housing Streamlining
(ADU, SB 35)
• Owner-Occupied
Housing Rehabilitation
Program
• Rental Housing
Rehabilitation Program
• Preservation of
Affordable Units
Housing
Production
Housing
Preservation
Housing
Protection
• Rent Review Program
• Tenant Relocation
Assistance Program
• Mobilehome Rent
Stabilization Ordinance
• Tenant-Landlord
Counseling
• Legal Aid Services
• Fair Housing Services
Housing
Access
• First Time Homebuyer
Program
• Reasonable
Accommodations for
Persons with
Disabilities
• Housing Vouchers
• Homelessness
Prevention
• Emergency and
Transitional Housing
5 6
AFFORDABLE HOUSING UNDER CURRENT HOUSING ELEMENT
Marea Alta
BRIDGE Housing
115 Units
Complete
La Vereda
BRIDGE Housing
85 Senior Units
Complete
Loro Landing
Eden Housing
62 Units
Under Construction
15101 Washington
Abode Communities
72 Units
Planning Stage
www.SLHousingElement.com 6
7 COST BURDEN BY INCOME
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
Household
Income <= 30%
AMI
Household
Income >30 to
<=50% AMI
Household
Income >50 to
<=80% AMI
Household
Income >80 to
<=100% AMI
Household
Income >100%
AMI
Households who are Cost Burdened by Income
Cost burden > 30% Cost burden > 50%
• Nearly 1 in 5 residents spend more
than 50% of income on housing costs
• Nearly half of households earned
<80% of Area Median Income
($125,600)
• 67% of households making <30% of
AMI spend >50% of income on housing
• Lower income households and renters
more cost burdened than other
economic groups
Source: 2015-2019 ACS
www.SLHousingElement.com 8
8 WORKFORCE/“MISSING MIDDLE” HOUSING
• Workforce Housing: housing affordable to households
earning 60-120 % of AMI ($75-$151k/year)
• 2015-2019: 253 housing units issued permits, but 0
moderate-income housing (100-120% AMI)
Average Annual Salaries in Alameda
County (from Glassdoor.com):
• Teacher: $63,307
• Firefighter: $89,375
• Bus Driver: $45,727
• Physical Therapist: $91,290
• Store Manager: $61,207
• Construction Worker: $42,143
www.SLHousingElement.com 9
4-person household with an
annual income of $125,600
could afford:
• monthly rent of $2,792
• home purchase of
$434,584
Median rent on 3-bedroom
unit: $2,830.
Median home price:
$860,000.
9 • 2018 CA Fair Housing Legislation based on existing federal Fair Housing Act (1968)
• Goal of Fair Housing: protect people from discrimination • CA AFFH Law Requires the City to:
• Diligent effort to include all community stakeholders in policy-making, • Assess fair housing including segregation and exclusionary zoning, • Evaluate and address how sites inventory will advance integration and transform racial and ethnic concentrations into areas of opportunity • Adopt policies that remediate identified fair housing issues and promote fair housing practices
AFFIRMATIVELY FURTHERING FAIR HOUSING
10 The Housing Element must:
• Identify local housing needs and constraints
• Include programs to help provide housing for all (seniors, persons with disabilities, homeless, etc.)
• Include actions to expand housing production at all income levels • Identify sites that can accommodate the RHNA (housing units at all income levels)
HOW CAN THE HOUSING ELEMENT HELP?
www.SLHousingElement.com 11
11 REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
• Housing units each community is required to demonstrate “adequate sites” through zoning • One of primary criteria necessary to achieve HCD certification www.SLHousingElement.com 12
California Department
of Housing and
Community
Development (HCD)
Association of
Bay Area Governments
(ABAG)
City of San Leandro
504
862
270
495 352
1,161 696
1,802
5TH CYCLE RHNA
2015-2023
6TH CYCLE DRAFT RHNA
2023-2031
Above Moderate
(>120% of AMI)
Moderate
(80-120% of AMI)
Low
(50-80% of AMI)
Very Low
(<50% of AMI)
2,287 units
3,855 units
12 2021 Income Levels
100% AMI = $ 125,600
(4-person household)
2015-2023 RHNA Permits Issued
2015-2020
% Progress
Permits Issued
Permits +
Pipeline1
2015 - present
% Progress
Permits +
Pipeline
Very Low Income
(<50% AMI) 504 132 26% 202 40%
Low Income
(50-80% AMI) 270 126 47% 536 199%
Moderate Income
(80-120% AMI) 352 0 0% 18 5%
Above Moderate
(>120% AMI) 1,161 83 7% 1,490 128%
Total 2,287 341 15% 2,246 98%
1 “Pipeline Projects” have been approved for entitlements but have not been issued building permits.
How are We Doing? 5th Cycle Numbers
13 ADDRESSING THE 2023-2031 RHNA
www.SLHousingElement.com 16
Planned
and
Approved
Projects
ADUs
Housing
Opportunity
Sites
• First, we consider:
Planned and approved projects
Accessory Dwelling Units (ADUs)
• Next, we select housing
opportunity sites. Preferred sites
are 0.5 – 10 acres and have access
to:
Transit
Schools and jobs
Amenities such as parks and services
Grocery stores
Infrastructure and utilities
14 Current
Housing
Opportunity
Sites
15 Potential
Housing
Opportunity
Sites
16 ZONING CODE AMENDMENTS
• Update Zoning Code to implement
current Housing Element. Allow for a
variety of housing types and reduce
barriers to housing production:
o Micro units
o Co-living
o Mobile homes
o Amend Planned Development (PD)
minimum thresholds to allow
flexibility
o Increase Floor Area Ratio (FAR)
and Densities in key locations to
accommodate mid-rise housing
www.SLHousingElement.com 19
17 ZONING ORDINANCE AND GENERAL PLAN AMENDMENTS
20 General Plan Vision: Multi-story apartments
and mixed-use buildings in downtown and E.
14th Street Corridor
Current Density and Floor Area Ratio
Limits: Support townhome development
Proposed: Adjust density, Floor Area
Ratio, and heights to support multi-story
apartments and mixed-use buildings
Downtown and along E. 14th Street
18 COMMUNITY ENGAGEMENT TO DATE
Community Workshop Series:
• Oct./Nov. ‘21: Housing Element Introduction
• Dec. ‘21: Housing Policies
• Jan. ‘22: Housing Opportunity Sites & CEQA
Project Website, Email Newsletters,
and Social Media:
• www.SLHousingElement.com
Opportunity Sites Selection:
• Balancing Act tool
• Draft list online
Online Housing Needs Survey:
• English
• Spanish
• Chinese
Stakeholder Interviews &
Group Meetings
Digital and Non-Digital Outreach:
• English
• Spanish
• Chinese
19 SELECT COMMUNITY AND STAKEHOLDER FEEDBACK
www.SLHousingElement.com 22
• Housing Production:
• More housing is needed in general
• Located near transit and services
• Distribute housing sites using Fair Housing data
- particularly in areas where exclusionary
tactics (redlining, racially restrictive covenants,
etc.) were historically used to segregate
community
• Opportunities to redevelop underutilized and
outdated commercial uses
• Consider “alternative housing” developments
such as micro-units, tiny homes, shared
amenities to reduce rental costs
• Promote and incentivize ADU development
• Streamline approvals, reduce impact fees,
and/or create incentives to make housing
financially feasible
• Affordable Housing:
• Especially needed for low-income,
homeless, workforce/middle income, seniors, and
special needs populations
• Review and update City’s inclusionary housing and
in-lieu fee requirements
• Displacement/Equity:
• Protect residents vulnerable to displacement from
rent increases or foreclosures
• Promote homeownership opportunities as
important to long-term, multi-generational wealth
• Individuals Experiencing Homelessness
• Focus on housing needs and services
• Navigation center
• Transitional and permanent supportive housing
20 Increasing Overall Housing Production
Increasing Affordable & Workforce Housing
Preserving Existing Housing Stock
Protecting Residents from Displacement
Advancing Equity & Inclusion
Housing Homeless & Formerly Homeless Individuals & Families Housing for Those with Special Needs
DRAFT GOALS TO GUIDE POLICIES AND IMPLEMENTATION
21 City Council
Workshop
September 13,
2021
Introductory
Community
Workshops
October 27 and
November 6, 2021
Community
Workshops
on Policy
December 9,
2021
Community
Workshops on
Sites
Inventory
January 19,
2022
Draft
Housing
Element
for Public
Review
April/May
2022
Public
Hearings on
Adoption of
Housing
Element
December 2022
HOUSING ELEMENT TIMELINE
2021 2022 24
22 QUESTIONS
www.SLHousingElement.com 25
QUESTIONS
OR
COMMENTS?
THANK
YOU!
CONTACT US
EMAIL US AT:
[email protected]
SLHOUSINGELEMENT.COM