5.12 Housing Sites Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFHrelated issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income households are dispersed equitably throughout the city rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderate-income households are not concentrated in areas of high resources.
By comparing the sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element sites inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity.
5.12.1 Housing Sites by TCAC Opportunity Area
For purposes of evaluating fair housing, resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Most of the city (61.5 percent of the city by acreage) is considered “low resource” while areas in the northeast and southwest are considered “moderate resource” (38.5 percent of the city by acreage). As noted, the city does not have any areas considered “high resource.” Figure 5.52 and Figure 5.53 show the location of the Housing Element opportunity sites by TCAC-designated resource area. The housing opportunity sites are designated by income category – whether the sites could accommodate housing appropriate for low-, moderate-, or above moderate-income households. The “appropriateness” of sites for various affordability levels is dictated by State housing element law and HCD guidance and includes allowable density, size of site, realistic capacity, existing use(s), and other factors. More information about the sites and income designations is available in Section 4, Housing Resources.
Almost all of the housing opportunity sites are in low resource areas, including Downtown, South Area, and Bay Fair TOD neighborhoods due to the availability of vacant and underutilized sites in these areas, and the potential for mixed-use, transit-oriented development. Moderate-resource areas are generally characterized by established low- and medium-density residential neighborhoods with fewer opportunities for redevelopment. However, two sites (with a realistic capacity for 19 moderate-income units representing three percent of the sites inventory) are in moderate-resource areas. For the 17 opportunity sites in low-resource areas (with a realistic capacity for 2,647 units), the greatest percent of units (40 percent) could be appropriate for abovemoderate households (compared to 31 percent low income and 29 percent moderate income). The opportunity sites could generate housing opportunities at all income levels in low-resource areas, providing not only opportunities for housing, but also committing City resources to infrastructure, economic development, and community organizing supports and/or grant funding for these areas to assist with transition to higher opportunity areas.
The City will be able to satisfy the RHNA with a large number of planned and approved projects. To understand the overall picture of housing development during the eight-year planning period, this analysis considers those units. Planned and approved projects will add 94 lower-income, 26 moderate-income, and 1,895 above moderate-income units in low resource areas, and 220 lowerincome, four moderate-income, and 40 above moderate-income units in moderate resource areas.
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Figure 5.52 Housing Opportunity Sites by TCAC Resource Area, North City of San Leandro
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Figure 5.53 Housing Opportunity Sites by TCAC Resource Area, South Affirmatively Furthering Fair Housing (AFFH)
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The planned and approved projects and the housing opportunity sites will add the following units to lower-resource areas in the city:
1,129 lower-income units (80.5 percent of total lower-income units) 800 moderate-income units (97.2 percent of total moderate-income units) 2,952 above moderate-income units (98.7 percent of total above moderate-income units) The planned and approved projects and the housing opportunity sites will add the following units to moderate-resource areas in the city:
220 lower-income units (19.5 percent of total lower-income units) 23 moderate-income units (2.8 percent of total moderate-income units) 40 above moderate-income units (1.3 percent of total above moderate-income units) The planned and approved projects, together with the housing opportunity sites, will add a higher percentage of lower-income units in moderate resource areas (19.5 percent) than moderate or above moderate-income units (2.8 and 1.3 percent, respectively). Conversely, the City will add a higher share of moderate and above moderate-income units in low resource areas (97.2 percent and 98.7 percent, respectively) than lower-income units (80.5 percent). Therefore, overall housing development during the planning period will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity.
5.12.2 Sites by Income Population
Census tracts with more than 50 percent low- and moderate-income (LMI) households are located throughout the northwestern and central neighborhoods of the city. LMI communities comprise approximately 30 percent of the city’s total area by acreage. As shown in Figure 5.54 and Figure 5.55, almost all of the sites inventory by acreage is in LMI communities, including Downtown and South Area neighborhoods. This is due to the availability of vacant and underutilized sites in these areas and the potential for mixed-use, transit-oriented development. For the opportunity sites in these areas, approximately 30 percent of proposed units are appropriate for abovemoderate income households, 30 percent appropriate for moderate-income households, and 40 percent for low-income households. The Downtown and South Area neighborhoods will benefit from an even mix of households at all income levels. The housing sites inventory includes 19 units of moderate-income housing in the northeastern neighborhood with the lowest percent of LMI households, which could add housing opportunities for moderate-income households in the most affluent neighborhood of the city. The sites inventory will improve the mixture of housing opportunities by income level in the city and will not exacerbate segregation by income between neighborhoods.
5.12.3 Sites by Overcrowded Households
As shown in Figure 5.56 and Figure 5.57, the census tract with the highest percentage of overcrowded households overlaps with the eastern portion of Downtown San Leandro and continues west to I-880, south of Davis Street. This area is characterized by a mixture of low-, medium-, and high-density residential development. One site in the inventory (opportunity site 19) is in this census tract, with a realistic development capacity of 397 units: 199 low-, 119 moderate-, and 139 above-moderate income units. This site, a warehouse and surface parking lot, will not displace existing residents but will add housing at all income levels to alleviate overcrowding City of San Leandro
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conditions. The sites inventory assumes that the sites in the East 14th Street South Area (which experiences overcrowding) between Downtown and the Bay Fair TOD could accommodate 240 units, 163 of which will be appropriate for low-income households. The sites inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that need them.
5.12.4 Sites by Overpayment by Renters
As shown in Figure 5.58 and Figure 5.59, all housing opportunity sites are located in census tracts where at least 40 percent of renter households have a housing cost burden (greater than 30 percent of household income is spent on housing costs). The housing opportunity sites will provide housing opportunities for a mix of income levels, including 815 housing units appropriate for low-income households and 793 units appropriate for moderate-income households, most of which will likely be rental units based on trends in planning entitlements and developer interest. The sites inventory will add new housing opportunities in areas that need them. According to the Urban Displacement Project from UC Berkeley, new market-rate construction in gentrifying areas neither worsens nor eases rates of moving out, but rather increases rates of people moving in across all socio-economic groups, particularly high-socio-economic residents. New market-rate housing production slightly increases displacement for lower-income people, and slightly decreases moving out for high-income people.78
To counter potential impacts of gentrification, the City already enacts anti-displacement strategies, including tenant relocation assistance, preservation of existing affordable housing, assistance with free legal services for lower-income households facing displacement, and educational outreach. The City contracts with the nonprofit ECHO Housing to provide San Leandro tenants and/or landlords information on their housing rights and responsibilities, while the nonprofit Centro Legal de la Raza provides eviction defense and legal counseling. The City also maintains a Rent Review Board to assist tenants and landlords public and mutually settle disputes related to significant rent increases in residential rental units. Under Program 7 in Chapter 6, Housing Plan, the City will review its current Rent Review Board Ordinance and Tenant Relocation Ordinance with input from tenants and property owners/managers, ensuring representation across the economic spectrum, and update as appropriate. The City will also determine feasibility and seek funding for a local displacement study, and explore the development of a rental assistance program to provide relief to tenants and landlords to avoid the displacement of vulnerable communities. 78 Urban Displacement Project. 2022. New Development for Whom? How New Housing Production Affects Displacement and Replacement in the San Francisco Bay Area. https://www.urbandisplacement.org/wp-content/uploads/2022/03/IGS_1_NewProduction_Brief_03.01.22.pdf Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.54 Housing Opportunity Sites by Income Population, North City of San Leandro
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Figure 5.55 Opportunity Sites by Income Population, South Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.56 Housing Opportunity Sites by Overcrowded Households, North City of San Leandro
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Figure 5.57 Housing Opportunity Sites by Overcrowded Households, South Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.58 Housing Opportunity Sites by Overpayment by Renters, North City of San Leandro
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Figure 5.59 Housing Opportunity Sites by Overpayment by Renters, South Affirmatively Furthering Fair Housing (AFFH)
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5.12.5 Sites by Areas of Integration and Segregation
San Leandro has no R/ECAPs per HUD’s definition; therefore, no housing opportunity sites are located in R/ECAPs. Neighborhoods adjacent to I-580 in northeastern San Leandro have the highest range in median income levels and can be considered a concentrated area of affluence, but these areas are not extremely segregated by racial/ethnic group and contain a three- or four-group mix.
Housing opportunity sites in this area could accommodate 19 units appropriate for moderateincome housing. As shown in Figure 5.60 and Figure 5.65, the sites inventory will add housing opportunities mostly in the central area of the city and BTOD, which have a mix of racial and ethnic populations and are not dominated by any one racial or ethnic group, according to data from the UC Berkeley Urban Displacement Project Neighborhood Segregation index (2019).
Some communities in central San Leandro with slim or sizeable dominance of Hispanic/Latino and/or Asian American households are also LMI communities. Other communities in the northern and southern parts of the city with a larger share of LMI populations and dominance of Hispanic/Latino and/or Asian American households include the Davis and Manor/Bonaire neighborhoods. No housing opportunity sites are located in those neighborhoods. Housing opportunity sites accommodate a mix of income levels in areas that already have a diverse mix of ethnic and racial groups. Therefore, the Sites Inventory will not contribute to segregation based on race/ethnicity or income level.
As discussed in Section 2, Housing Needs Assessment, approximately 10.4 percent of the city’s population over the age of five has one or more disabilities. For persons with disabilities who live independently or with other family members, independent living can be supported with special housing features, financial support, and in-home supportive services. Location of housing is also an important factor for persons with mobility restrictions who rely on public transportation for travel.
As shown in Figure 5.62 and Figure 5.63, the South Area south of Marina Boulevard has the highest percentage of residents with disabilities (20-30 percent). This area includes medium and highdensity residential development and San Leandro Hospital. Development of inventory sites in this area could add an estimated 12 units appropriate for low-income households, 14 for moderateincome households, and 26 units for above moderate-income households. Inventory sites in the BTOD area near the BART station could also accommodate 1,695 units, which will allow more residents to live near transit and will create housing opportunities for residents who are unable to drive. Additionally, the City has included policies and programs to increase housing access and opportunities for residents with disabilities (see Chapter 6, Housing Plan).
5.13 Sites by Communities Vulnerable to Displacement
As shown in Figure 5.64 and Figure 5.65, 62 percent of the city’s total area is considered vulnerable to displacement. All sites except for two are in areas considered vulnerable to displacement. Lowincome families are being priced out of neighborhoods, and with the demand for luxury apartments, limited funding for affordable housing development, and the rising cost of living in the Bay Area, it is likely that new above-moderate development in areas already sensitive to displacement will result in higher rents, resulting in the eventual displacement of some existing residents. It is important to provide affordable housing in sensitive areas to reduce the potential for displacement of lowerincome residents and to implement other strategies to prevent displacement.
Seventeen sites of the inventory (over 96 percent of the total units) are in areas considered vulnerable to displacement. The sites inventory includes capacity for 199 units appropriate to low- City of San Leandro
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income households in the Downtown area, which is sensitive to displacement, as well as 163 lowerincome units in the South Area and 439 low-income units in the BTOD area. The overall sites inventory includes a buffer of 29 percent for low-income units and 26 percent for moderate-income units. Larger sites, such as those in BTOD, could accommodate housing opportunities at a mix of income levels to counter the effects of above-moderate housing development. More than half (59 percent) of the units in the overall sites inventory could create housing opportunities for low- and moderate-income households.
San Leandro’s Inclusionary Housing Ordinance requires that 15 percent of new residential developments units be made affordable to low- and moderate-income households, depending on whether the project is intended as ownership or rental housing. Currently, all new residential development must provide at least 15 percent of the total units as inclusionary units restricted for occupancy by moderate-, low-, or very low-income households at either the affordable rent or affordable ownership cost appropriate for the income of the household. As described in Program 12 of Chapter 6, Housing Plan, the City will conduct an economic feasibility study to guide any decisions on changes to the Inclusionary Housing Ordinance, including the consideration of an increased inclusionary housing component and/or changes to the in-lieu fee structure. Based on the findings of the evaluation and the study, the City will consider amendments to the ordinance with the goal of increasing the amount of affordable housing built in the city while ensuring the requirements do not pose a constraint to overall housing production. Additionally, the City has included several AFFH programs to protect vulnerable residents from displacement, as detailed in Chapter 6, Housing Plan.
5.14 Sites by CalEnviroScreen Score
Figure 5.66 and Figure 5.67 shows the housing opportunity sites across CalEnviroScreen scores measuring risk of potential exposures to pollutants and the adverse environmental conditions caused by pollution.
79 The city has seven CalEnviroScreen scores ranging from 31 to 40 percent (fourth decile, medium risk) to 81 to 90 percent (ninth decile, higher risk). Most units in the sites inventory (2,293 units, or 89 percent of the total) are in the medium risk areas of 41 to 70 percent.
One site on 4.55 acres, with 397 units (11 percent of the inventory), is in a higher risk area of 81 to 90 percent. This site could accommodate 119 lower-income units, 139 moderate-income units, and 139 above moderate-income units. Therefore, the sites inventory would not concentrate lowerincome units in areas of higher pollution burden. More information on CalEnviroScreen, impacted areas, and City policies regarding environmental justice concerns is included in the Environmental Justice Element.
5.15 Sites Analysis Summary Data
Table 5.15 summarizes the sites inventory by development priority area, sites, number of units by income level, and census tract characteristics.
79 California Office of Environmental Health Hazard Assessment. 2022. https://oehha.ca.gov/calenviroscreen/pollution-indicators Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.60 Housing Opportunity Sites by Racial/Ethnic Segregation, North City of San Leandro
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Figure 5.61 Housing Opportunity Sites by Racial/Ethnic Segregation, South Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.62 Housing Opportunity Sites by Percent of Population with a Disability, North City of San Leandro
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Figure 5.63 Housing Opportunity Sites by Percent of Population with a Disability, South Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.64 Housing Opportunity Sites by Sensitive Communities, North City of San Leandro
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Figure 5.65 Housing Opportunity Sites by Sensitive Communities, South Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.66 Housing Opportunity Sites by CalEnviroScreen Scores, North City of San Leandro
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Figure 5.67 Housing Opportunity Sites by CalEnviroScreen, South Affirmatively Furthering Fair Housing (AFFH)
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Table 5.15 Sites Inventory by Census Tract Characteristics Priority Development Area
and Site Numbers
Census Tract
Number
Number of Existing
Households
Sites Inventory Capacity (Units) AFFH Indicators
LowIncomeModerateIncome
Above
ModerateIncomePercent
Minority
TCAC
Opportunity
Area
Percent Overpayment
by Renters
Percent Overcrowded
Households
Displacement
Sensitivity
North Area
Sites 8, 9 4321 1,458 0 19 0 41-60% Moderate Resource 40-60% <8.2% Vulnerable Downtown Area
Sites 17, 18 4323 1,655 61 72 72 61-80% Low Resource 40-60% <8.2% Vulnerable Sites 7, 16 4325.01 1,422 33 38 38 61-80% Low Resource 40-60% <8.2% Vulnerable Site 19 4326.01 1,877 119 139 139 61-80% Low Resource 60-80% >20% Vulnerable South Area
Sites 1, 2 4331.03 1,457 12 14 26 61-80% Low Resource 60-80% 8.3-12% Vulnerable Sites 3, 5, 6, 10 4331.04 1,808 151 21 16 61-80% Low Resource 40-60% 15.01-20% Vulnerable BTOD Area
Sites 11, 12, 13, 14, 15 4331.02 1,343 383 490 447 61-80% Low Resource 40-60% <8.2% Vulnerable Site 4 4338.02 1,452 56 0 319 61-80% Low Resource 60-80% 12.01-15% Vulnerable Total 815 793 1,057
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Maps (2020); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) City of San Leandro
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5.16 Contributing Factors and Meaningful Actions
State law (AB 686) requires an identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis. This identification and prioritization must give highest priority to factors that limit or deny fair housing choice or access to opportunity or negatively impact fair housing or civil rights. AB 686 also requires identification of metrics or quantified objectives and milestones for determining what fair housing results will be achieved.
Meaningful actions must be taken in concert with each other and address the following:
Significant Disparities in Housing Needs and in Access to Opportunity Replacing Segregated Living Patterns with Truly Integrated and Balanced Living Patterns Transforming R/ECAP into Areas of Opportunity
Fostering and Maintaining Compliance with Civil Rights and Fair Housing Laws80 This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues that were identified in the AI, community outreach, and the analysis in this document. Table 5.16 summarizes the identified fair housing issues, contributing factors to these issues, and meaningful actions the City will undertake to affirmatively further fair housing for special needs, racial/ethnic minority, and low-income residents.
5.16.1 Significant Disparities in Housing Needs and Access to Opportunity
The following contributing factors to disparities in access to opportunities in San Leandro include:
Access to financial services and education
Location, type, and supply of affordable housing
According to HCD, access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Neighborhoods located in the central area of the city along I-880 are generally associated with lower access to opportunity in terms of environmental health determinants, housing, and economic opportunities. LMI areas tend to have higher degrees of single-parent, female-headed households, and persons with disabilities than other areas of the city.
Residents with a disability have been moderately segregated in the city, likely due to the need to live near transit and medical services, income restrictions, and other issues related to housing access. Neighborhoods with predominantly single-family housing limit housing access to those with disabilities and limited income due to the lack of transit options and home affordability.
Stakeholders representing special needs groups have also remarked on the difficulties of procuring affordable housing for unhoused people and people at risk for homelessness, such as victims of domestic violence.
There is a disparity between ethnic and racial groups for homeownership opportunities.
Hispanic/Latino, Black/African-American, and American Indian or Alaskan Native residents have lower rates of housing-related loan applications and degree of loan origination compared to other groups. Program 17, Fair Housing Services, directs the City to ensure that low-income and minority 80 HCD. 2021. Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements. April 2021 Update. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf City of San Leandro
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residents have fair access to capital resources needed to acquire and maintain housing and prevent predatory lending through information and referrals. Program 18, Affirmatively Furthering Fair Housing, directs the City to provide educational seminars on housing resources and financial planning to increase housing mobility in neighborhoods with higher concentrations of low-income and minority residents.
Additional investments in the Downtown, South Area, and the Bay Fair TOD area will help spur transit-oriented residential and community development in central San Leandro, which has a higher concentration of LMI areas, persons with disabilities, areas vulnerable to displacement. Program 18 addresses these contributing factors through plans and strategies for these areas to target and enhance community investments, including identifying and actively pursuing economic development opportunities, training, and programs that empower local residents and increasing neighborhood-serving uses.
Program 18 will direct the City to prioritize public health, education, economic, and safety programs in lower resource areas and support local businesses in these areas through providing directing resources to assist small businesses with permitting and other costs associated with public improvements. Program 18 will increase outreach in LMI, minority-dominant, and low-resource areas to provide and preserve affordable housing opportunities, conduct housing and financial planning services and education, and engage residents in community planning efforts.
To address land use and zoning laws that result in disproportionate housing needs, the City will continue to evaluate and update existing zoning to ensure compliance with State-mandated streamlining requirements (e.g., ADU, area planning, objective design standards).
5.16.2 Replacing Segregated Living Patterns with Truly Integrated and Balanced Living Patterns/Transforming R/ECAP into
Areas of Opportunity
Contributing factors to segregation and integration patterns in San Leandro include:
Location, type, and supply of affordable housing
Land use and zoning laws
Displacement of residents due to economic pressures
Lack of public investments in specific neighborhoods, including services or amenities San Leandro is an ethnically diverse city with a high degree of integration. As previously mentioned, most areas of San Leandro have a three- or four- group mix of Black/African American, Asian American, Hispanic/Latino, and non-Hispanic white. No singular racial/ethnic group is segregated within San Leandro, but there are economic disparities that have been exacerbated by the high cost of housing in recent years in San Leandro and the Bay Area as a whole, which have resulted in displacement of low-income residents. These disparities have been worsened by the limited growth of low- and moderate-income housing in the city, and most of the city is vulnerable to displacement.
According to community members, there is concern that additional housing appropriate for above moderate-income could result in gentrification and displacement of low-income residents if adequate affordable housing is not developed.
San Leandro does not have any HUD-defined R/ECAPs. Some communities in central San Leandro with slim or sizeable dominance of Hispanic/Latino and/or Asian American households are also LMI communities. Other communities in the northern and southern parts of the city with a larger share Affirmatively Furthering Fair Housing (AFFH)
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of LMI populations and dominance of Hispanic/Latino and/or Asian American households include the Davis and Manor/Bonaire neighborhoods. Neighborhoods on the northeastern side of San Leandro tend to have a higher degree of non-Hispanic white residents and higher income levels than other areas of the city. This contributing factor is addressed in Program 18, which aims to increase integration through encouraging mixed-income neighborhoods and facilitating community outreach strategies that target housing resources to low-resource and predominantly minority communities.
5.16.3 Fostering and Maintaining Compliance with Civil Rights and Fair Housing Laws
The AI and the City identified the following contributing factors specific to fair housing:
Lack of resources for fair housing agencies to conduct more rigorous testing and audits, outreach, training, public education campaigns.
Lack of public (local, State, federal) fair housing enforcement including funding for staffing and training of public interest law firms.
Lack of funding for consumer rights and responsibility education on Fair Lending practices and identification of predatory lending practices.
Lack of regular HMDA data analysis, review, and interpretation to address public access to financial services (first time homebuyer loans, home equity lines of credit and reverse mortgages).
Lack of systematic review and clear guidelines for regular testing methodology. Lack of systematic review and clear guidelines for Annual Fair Housing Audits (e.g.: sampling, audit subject matter selection, improvements to statistical testing and inferences, etc.). Lack of access to publicly supported housing for persons with disabilities; lack of affordable, integrated housing for individuals who need supportive services.
As of 2019, San Leandro had a slightly higher ratio of fair housing discrimination cases relative to its population. For Alameda County, disability-related discrimination comprised the largest proportion of recent cases. Most cases were resolved with counseling services, conciliation, or landlord education. As mentioned in Section 3 of this document, the City has a contract with ECHO Housing to conduct fair housing outreach and testing. Program 17 directs the City to continue, support, and enhance fair housing services and education, and ensure that local housing programs respond to the needs of a culturally diverse community that includes multi-generational families, a variety of living arrangements, and Limited English Proficiency households.
5.17 Meaningful Actions to Address Fair Housing Issues
This assessment of fair housing issues identifies factors that contribute to fair housing issues in San Leandro, identified in Table 5.16. The meaningful actions are incorporated into programs and actions in Chapter 6, Housing Plan. Based on community feedback and data analysis, it was determined that high-priority issues in the city were the lack of affordable housing, displacement, and segregation of low-income residents. Fair housing enforcement and outreach was determined to be medium priority. Additionally, several programs included in Chapter 6, Housing Plan, affirmatively further fair housing by the action areas determined by HCD.
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Table 5.16 Meaningful Actions to Address Fair Housing Issues Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Fair housing
enforcement and
outreach (medium
priority fair
housing issue)
Lack of resources for fair housing
agencies to conduct more
rigorous testing and audits,
outreach, training, public
education campaigns.
Lack of public (local, State,
federal) fair housing enforcement
including funding for staffing and
training of public interest law
firms.
Lack of funding for consumer
rights and responsibility
education on Fair Lending
practices and identification of
predatory lending practices.
Lack of regular HMDA data
analysis, review, and
interpretation to address public
access to financial services (first
time homebuyer loans, home
equity lines of credit and reverse
mortgages).
Lack of systematic review and
clear guidelines for regular
testing methodology.
Lack of systematic review and
clear guidelines for Annual Fair
Housing Audits (e.g.: sampling,
audit subject matter selection,
improvements to statistical
testing and inferences, etc.).
Fair Housing Services and Education:
Provide informational seminars to area residential
real estate agents and brokers on fair housing laws
and regulations;
Work with tenants, tenant advocates to identify
violations of fair housing federal and State fair
housing laws and support prospective and existing
tenants who are experiencing discrimination;
Provide trainings for property owners/managers on
the requirements of federal and State fair housing
laws to prevent discrimination;
Provide trainings to at least 30 real estate agents
and brokers annually.
Provide trainings to at least 50 property owners
and managers annually.
Support annual Fair Housing Audit Report that assesses
typical or timely market-based suspected areas of
discrimination. ECHO staff trains testers who act as
home seekers and who are randomly assigned to area
property owners and managers to determine if any
denials to offer rental housing was based on
discrimination.
Seek third party independent review of the Annual
Fair Housing Audit. Independent review should
provide guidance on needed improvements, if any,
on subject-matter selection, sampling, statistical
testing methodology and general observations on
updates or improvements.
Affordable Rental Housing Counseling Services: Continue and if feasible expand funding for information and
referral services that direct families and individuals with financial resources for housing rental or purchase,
locating suitable housing, and obtaining housing with
special needs facilities such as disabled-accessible units.
Hold at least eight informational events during the
planning period to disseminate informational
materials or provide trainings to residents,
prioritizing communities sensitive to displacement.
Review and update the City’s Language Access Plan
based on HUD guidelines and publish on the City’s
website: The goal of the Language Access Plan is to
survey, maintain and publish a list of multi-lingual staffcapacity at City Hall so that staff may respond to the needs of Limited English Proficiency households. The City seeks to ensure that all residents may participate fully and equally in the housing market by maintain access to written and oral City resources.
Review the City’s Language Access Plan and
update by January 2026.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Fair Housing Marketing Plans: Ensure that local housing programs respond to the needs of a culturally diverse
community that includes multi-generational families, a
variety of living arrangements, and Limited English
Proficiency households. Plans should ensure
collaboration with community groups, including faithbased and nonprofit organizations, to provide outreach on housing resources to all types of households and
those households with Limited English Proficiency.
Conduct an annual review of the City’s regulated
affordable housing assets to ensure and/or modify Fair
Housing Marketing Plan.
Ongoing
Fair Lending: Work to promote fair lending practices
throughout the city:
Ensure that low-income and minority residents have
fair access to capital resources needed to acquire
and maintain housing.
Prevent predatory lending through information and
referrals.
Annually seek and publish third party review of
City or regional HMDA data to identify areas of
need regarding fair access to lending.
Add information on fair housing laws and resources on
the City’s website regarding housing programs in several languages.
Updated website content with updated
information on fair housing services and programs
by January 2025.
Seek opportunities to expand outreach and public
education strategies on available tenant protection and fair housing services to reach vulnerable households by offering information in multiple languages, targeted
social media efforts, combining information with other
assistance programs, distributing resources through local schools and colleges, and partnering with communitybased organizations.
Partner with at least three new schools or
community-based organizations during the
planning period to disseminate materials and
provide trainings to residents, prioritizing services
in communities sensitive to displacement.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Expand awareness of predatory lending practices, fair
housing requirements, regulations, and services by
distributing educational materials to property owners,
realtors, apartment managers, and tenants.
Distribute materials to at least 2,000 property
owners, apartment managers, and tenants during
the planning period, with at least half distributed
in communities with majority non-white residents,
particularly in the areas around East 14th Street
and Davis Street, and southwestern San Leandro,
and areas with higher concentrations of persons
with disabilities, such as the area around San
Leandro Boulevard and Washington Avenue.
Annually seek and publish third party research and
review of lenders and brokers suspected of selling
predatory financial products.
Continue to effectively address the requirements of
Government Code Sections 8899.50 and 65583 by
coordinating with ECHO and other fair housing agencies
to provide fair housing and tenant/landlord services,
including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and mediation.
Assist at least 20 residents and landlords with fair
housing counseling annually.
Coordinate with non-profit organizations and
employment-related organizations, such as teachers’
associations, school districts, the San Leandro Adult
School, and community-based service providers to
provide educational seminars on housing resources and
financial planning to increase housing mobility.
Provide housing mobility seminars to at least 50
residents annually.
Provide educational seminars on housing resources and
financial planning to increase housing mobility in
neighborhoods with higher concentrations of lowincome and minority residents.
Provide at least three educational seminars for
Davis West, Eastshore, and Marina neighborhood
residents during the planning period.
Increase participation in homeownership education and
assistance programs for historically underrepresented
residents in the homeownership market.
Increase participation in homeownership
education and outreach programs by minority
and/or low and moderate-income residents by 25
percent.
Affirmatively Furthering Fair Housing (AFFH)
Draft Housing Element 5-123
Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Lack of affordable
housing, residents
vulnerable to
displacement, and
socio-economic
segregation,
particularly
concentrated in
the central and
northwestern
areas of the city
Location, type, and supply of
affordable housing
Land use and zoning laws
Displacement of residents due
to economic pressures
Access to publicly supported
housing for persons with
disabilities; lack of affordable,
integrated housing for
individuals who need supportive
services
Lack of public investments in
specific neighborhoods,
including services or amenities
Continue to implement plans and strategies for areas
designated to increase low-, moderate-, and mixedincome housing development during the planning period, including Downtown TOD, the East 14th Street
South Area, and Bay Fair TOD area. Continue to look for opportunities for placemaking, including:
Wayfinding
Active transportation opportunities
Public art reflective of cultural identity and diversity Recreation and community programming
Identifying and actively pursuing economic
development opportunities, training, and programs
that empower local residents
Neighborhood-serving needs and opportunities
Continue to collaborate with regional partners and seek grant funding for implementation when practicable.
Funding for specific public facility and infrastructure projects associated with plan implementation shall also be identified in the City’s annual budget to the extent feasible, with consideration to anti-gentrification
strategies.
Ongoing
Develop an outreach strategy in multiple languages for
property owners who own fewer than 10 residential
units (either in single-family or multi-family rental
housing) to assess needs and connect them with
resources, such as housing unit rehabilitation and
financing programs. The intent of this program is to
preserve Naturally Occurring Affordable Housing (i.e.,
not currently regulated with affordability restrictions).
The program will seek to prioritize communities
vulnerable to displacement, generally in the central and western areas of the city (all neighborhoods except BayO-Vista, West of Wicks, Marina Faire, Estudillo Estates, Farrelly Pond, and Best Manor; and with a focus on
neighborhoods with lower median income: HalcyonFoothill.
Develop an outreach strategy for “mom and pop”
property owners by January 2026.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Identify addresses and compile mailing list and email
addresses to focus outreach to neighborhoods with
higher concentrations of low-income and minority
residents (Davis West, Eastshore, and Marina
neighborhoods) to ensure that any and all existing City Departments and high resource programs to focus City
services in these areas. Actions targeted to benefit
neighborhoods with higher concentrations of lowincome and minority residents will include exploring preference policy for affordable housing opportunities, land use, transportation, urban design, public facilities and services, and economic development strategies. The
City will see involvement from community organizations
and advocates, business councils, and residents to
further refine program scope.
Identify addresses and compile mailing list by
2024.
Conduct an economic feasibility study to guide any
decisions on changes to the Inclusionary Housing
Ordinance, including the consideration of an increased
inclusionary housing component (e.g., up to 25%) and/or changes to the in-lieu fee structure and the desire and ability of developers to contribute to the Affordable
Housing Trust Fund. Consider adopting incentives such as increased densities, increased height limits, reduced
parking standards, and ministerial review for projects
that incorporate increased affordable units or deeper
levels of affordability. The City will ensure that any
revisions to the Ordinance are made with input from
developers, builders, realtors, and housing advocates in the San Leandro area, as well as the community at large.
Based on the findings of the evaluation and the study,
the City shall consider amendments to the ordinance
with the goal of increasing the amount of affordable
housing built in the city while ensuring the requirements do not pose a constraint to overall housing production.
Feasibility study on the Inclusionary Housing
Ordinance by January 2025.
Affirmatively Furthering Fair Housing (AFFH)
Draft Housing Element 5-125
Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Facilitate the development of housing for persons with
disabilities (including developmental disabilities) through incentives for affordable housing development with
services, resources, and assistance.
Goal of developing 40 housing units for special
needs households during the planning period.
Work with the Regional Center of the East Bay to
implement an outreach program informing residents of
the housing and services available for persons with
developmental disabilities. The City shall make
information available on the City website.
Outreach program by January 2025
Facilitate the development of affordable housing with
wraparound services including employment assistance,
childcare, and other social service programs.
Support the development of at least 50 affordable
and permanent supportive housing units during
the planning period.
Prioritize affordable housing development and
rehabilitation of existing housing for low-income
households in locations near public transit.
Ongoing
As a part of the City’s Comprehensive Impact Fee Study, explore a standardized fee reduction and/or impact fee
waiver program for affordable housing projects. The Fee Study shall address non-profit affordable housing
projects as well as for-profit affordable housing projects and affordable units in mixed-income developments.
Develop a report for a potential fee reduction or
waiver program by January 2025 as part of a
Comprehensive Impact Fee Study.
Review the City's Rent Review Board Ordinance with
input from tenants and property owners/managers,
ensuring representation across the economic spectrum,
and update as appropriate.
January 2026
Review the City’s Tenant Relocation Ordinance with
input from tenants and property owners/managers,
ensuring representation across the economic spectrum,
and update as appropriate.
January 2026
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Explore updating the Condominium Conversion
Ordinance to address conversion of duplexes and
triplexes not covered by the Tenant Relocation
Ordinance. Updates may include changing the
condominium conversion fee to be based on sales price,
removing the existing exemption for two- and three-unit rental buildings, setting a minimum cost per unit for
upgrades as part of condominium conversions, and/or
requiring a marketing plan for the converted units.
January 2027
Determine feasibility and seek funding for a local
displacement study. The City will require that this study include policy measures to address any findings of
displacement. This effort will ensure the City’s
compliance with Fair Housing Law and will be used as a
basis for a City Preference Policy for any new regulated affordable housing development.
Ongoing
Require reporting from consultants providing tenant
services in Conciliation/Mediation and Legal Assistance to evaluate existing State and federal “just cause for
eviction” (AB 1482, 2019-Chiu) provisions to determine if additional protections through a local ordinance is
warranted.
Ongoing
Explore the development of a rental assistance program
to provide relief to tenants and landlords to avoid the displacement of vulnerable communities.
January 2025
Explore opportunities to provide rental assistance for
emancipated youth with organizations like “Project
Independence” and utilize HOME funds for this purpose.
Ongoing
Annually monitor the City’s remaining housing capacity
to ensure compliance with the City’s obligation to
affirmatively further fair housing.
Annual
Affirmatively Furthering Fair Housing (AFFH)
Draft Housing Element 5-127
Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline In compliance with recent updates to the Surplus Land
Act (AB1255, 2019-Rivas; AB 1486, 2019-Ting), identify
publicly owned land for the development of affordable
housing. Explore the adoption of an ordinance that
identifies public land and where a portion or all of the land be used for the development of affordable housing
by non-profit, mission-based developers.
Beginning January 1, 2023.
Review the zoning code to identify opportunities to
increase and encourage a greater mix of dwelling types
and sizes, specifically housing types that may
accommodate moderate-income households (e.g.,
duplexes, triplexes, fourplexes, townhouses, courtyard
buildings), in lower-density residential areas, and amend the zoning code as needed.
Review zoning code by January 2028 and
implement any changes by January 2029.
Explore Enhanced Infrastructure Financing District Tools such as the establishment of a Housing Opportunity
Zone, Housing Sustainability District, Neighborhood Infill Finance, or a Transit Improvement District as allowed
through Government Code Sections 65620 – 65625 that
encourage the production of moderate-income housing
units.
Report on feasibility of financing mechanisms by
January 2026.
Annually monitor sites that could support workforce and moderate-income housing and encourage development
on those sites that is appropriate for moderate-income
households.
Support the development of at least 696 units
appropriate for moderate-income households.
Actively promote available parcels appropriate for
development that can accommodate low-income and/or
moderate-income households to private or non-profit
housing providers to support the production of 2,053
units available to lower- and moderate-income
households during the planning period.
Development of 2,053 units available to lowerand moderate-income households.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Develop a web-based Housing Development Toolkit that
outlines a step-by-step process for residential
development, including identifying steps in the
entitlement and building permit process, detailed
information on development incentives, and funding
programs and resources for affordable housing
development.
Housing Development Toolkit published on City’s
website by January 2025
Housing Plan
Draft Housing Element 6-1
6 Housing Plan
The Housing Plan identifies the City’s housing goals, policies, and implementing programs. The Housing Plan seeks to address community needs as identified in Chapter 2, Housing Needs Assessment, constraints as identified in Chapter 3, Housing Constraints, concerns identified through community input, and patterns of segregation and barriers that restrict access to opportunity as identified in Chapter 5, Affirmatively Furthering Fair Housing. Programs from the 2015-2023 Housing Element (5th Cycle) have been carried forward where applicable, as identified in Appendix C, Review of Past Accomplishments. The goals and policies contained in the Housing Element address the identified housing needs in San Leandro and are implemented through a series of housing programs.
Each program includes a set of specific actions that the City will take during the 2023-2031 planning period to achieve objectives.
6.1 Updates to the Housing Plan
New goals, policies, and programs in the 6th Cycle Housing Element support the city’s diverse community and housing needs by addressing the following issues:
Housing and support for residents experiencing homelessness Affordable housing production and preservation
Overall housing development, especially near transit
Homeownership education and opportunities
Development of accessory dwelling units (ADUs) and diverse housing types Workforce and moderate-income housing
Fair housing and tenant protections
Mobile home park affordability and protections
Housing that accommodates special needs residents
Community development, planning, and infrastructure
Racial/ethnic and economic equity, integration, and opportunities Encourage all-electric construction in new housing
New programs to support residents experiencing homelessness consider both the need for shelter and supportive services. The City will explore the feasibility of providing a safe parking location for unhoused residents living in their car, and partnerships to facilitate the development of tiny homes.
The City will annually assess the capacity to accommodate individuals experiencing homelessness, the number of shelter beds available, and the percentage of those in emergency shelters that move to permanent housing. The City will also contract with Building Futures for a three-year pilot Mobile Street Outreach Program that will provide homeless services, and to explore the possibility of a Mobile Crisis Team. In response to new State legislative requirements, the City will amend the municipal code to comply with AB 139 (2019-Quirk-Silva) and AB 101 (2019-Budget Committee) to reduce constraints to the development of emergency shelters and low barrier navigation centers, and allow emergency shelters by right in at least one additional zoning district that would allow emergency shelters to be close to services and amenities.
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Several programs support housing development, particularly in areas near the city’s two BART stations, and support development of housing that can maximize the city’s existing resources and serve the needs of residents. The City will amend the Zoning Code and land use designations to allow increased densities and height maximums in the city’s Priority Development Areas, supporting the type of residential and mixed use development envisioned in the City’s 2035 General Plan. To encourage development, the City will maintain an inventory of housing opportunity sites, create a web-based housing development toolkit, promote the highest allowable densities on properties, provide technical assistance, and streamline the development process. The City will evaluate parking standards, development fees, and other requirements to reduce potential constraints to housing development, and review the Zoning Code to encourage a greater mix of dwelling types and sizes in lower-density areas. The City will update Zoning Code, as necessary, to accommodate alternative housing types such as housing co-operatives, tiny homes, and collective home ownership models. The City will also meet with labor groups and organizations to discuss ways in which the City can support an adequate supply of labor to build new housing. Additionally, the City will adopt a local Building Code amendment to encourage all-electric construction.
The City will monitor lot splits and two-unit developments under SB 9 (2021-Atkins), provide technical assistance to homeowners, and develop or adjust development standards as needed. The City will annually monitor the City’s remaining housing capacity to ensure compliance with the City’s obligation to affirmatively further fair housing and promote racial/ethnic and economic integration between neighborhoods as much as possible. To support workforce and moderate-income housing, the City will annually monitor sites that could be appropriate for moderate-income households, and explore financing tools that encourage the production of housing appropriate for moderate-income households. Various programs specifically target the development of ADUs, including the creation of pre-approved ADU plans and identification of cost saving tools for developers, providing increased education and outreach about ADUs to residents, and monitoring ADU development.
The Housing Plan prioritizes the preservation and development of housing affordable to city residents. The City will evaluate its current Inclusionary Housing Ordinance, identify City-owned land for the development of affordable housing, leverage the City’s Affordable Housing Trust Fund (AHTF), and Low/Mod Housing Asset Fund to leverage public affordable housing funding. As a part of the City’s Comprehensive Impact Fee Study, the City will explore a standardized fee reduction and/or impact fee waiver program for affordable housing projects, and analyze ADU development impact fees with the goal of reducing, loaning, granting, or waiving those costs in exchange for providing rents affordable to low- or moderate-income households for a set period of time.
The Housing Plan supports preservation of existing deed-restricted and “naturally occurring” affordable housing. The City will provide developers the ability to acquire and refurbish foreclosed properties and resell them as deed-restricted affordable housing for low- and moderate-income households. The City will also support a local non-profit organization that offers CalHOME funding for loans to lower income homeowners of housing in need rehabilitation, and seek funding to assist local property owners/managers operating rental housing in need of rehabilitation. Additionally, the City will work with the owners of existing affordable housing with expiring affordability covenants that are scheduled for conversion and work with private and non-profit entities to solicit interest in acquiring and managing this housing. The City will develop an outreach strategy in multiple languages for long-standing property owners who own fewer than 10 residential units (either in single-family or multi-family rental housing) to assess needs and connect them with resources, such as housing unit rehabilitation and financing programs. The program will seek to prioritize communities vulnerable to displacement.
Housing Plan
Draft Housing Element 6-3
To preserve the affordability and viability of mobile home parks, the City will re-evaluate the Mobile Home Rent Stabilization Ordinance and enact identified updates to enhance its effectiveness and objectives and explore feasibility of a right of first refusal mechanism for mobile homeowners to buy a park upon notice of sale of mobile home park by owner.
To support the needs of all residents, including those with disabilities and needing services, the City will review the City’s existing reasonable accommodation policy and grievance procedure, update as needed, and provide a link to its Reasonable Accommodations policy on the Housing page of the City website. The City will explore development of an ordinance that promotes and encourages the use of Universal Design Principles in new construction and/or rehabilitation of housing. To accommodate the needs of large households, the City will explore providing incentives for developers to include three- and four-bedroom apartments in affordable, multi-family, and/or mixed-use projects to expand rental opportunities. The City will also amend the municipal code to comply with AB 2162 (2018-Chiu), to reduce constraints to the development of supportive housing in zones where multi-family and mixed use is permitted.
The City will focus community development, housing stabilization, and infrastructure programs in areas determined to be of need in Chapter 5, Affirmatively Furthering Fair Housing. Programs and initiatives include infrastructure and transportation planning, and public health, education, economic, and safety programs. The City will also prioritize resources supporting lower-income small business owners to assist with permitting and other costs associated with public improvements.
The Housing Plan contains several actions focused on preventing displacement of residents. The City will augment its existing tenant protection and assistance services by continuing to provide tenant services in conciliation and tenant/owner counseling and legal assistance to evaluate existing State and federal “just cause for eviction,” exploring the development of a rental assistance program, and exploring opportunities to provide rental assistance for emancipated youth. The City will also update the Condominium Conversion Ordinance to address conversion of duplexes and triplexes not covered by the Tenant Relocation Ordinance.
To provide greater home ownership opportunities for residents, the City will pursue public funding to reinstate the First-Time Homebuyer Loan Program and other public down payment assistance programs. Additionally, the City will annually seek and publish third party review of City or regional housing loan data to identify areas of need regarding fair access to lending.
6.2 Goals and Policies
Goal 1: Increase Housing Production by Providing Adequate Sites for a Variety of Housing Types and Removing Constraints to Residential Development
The City must provide sufficient capacity to accommodate San Leandro’s share of the regional housing need through its General Plan land use and zoning framework.
Strategic infill development of vacant or underutilized sites near transit focuses new construction within existing communities, which reduces dependency on automobile travel, and increases the number of residents near commercial businesses, jobs, and community services.
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Constraints to providing adequate housing for all income levels are caused by many factors, including governmental controls. These constraints may increase the cost of housing or render residential construction physically or economically infeasible for developers and reduce opportunities for residents to live in non-traditional housing types. The City will work to make it easier for different housing types to be developed, which supports housing for all residents with varying housing needs and desires.
P.1.1 Reduce Barriers to Housing Development. Facilitate innovative housing models and promote regulatory reforms that reduce the costs of housing production while also promoting broader citywide housing priorities.
P.1.2 Provide and Maintain Adequate Sites to Accommodate the RHNA. The City shall maintain appropriate land use designations and densities to accommodate an increased supply of housing units by type, cost, and size to meet its share of the regional housing need in alignment with citywide housing priorities.
P.1.3 Streamline Housing Entitlement and Permitting Process. The City shall streamline the housing approval and permitting process, particularly for affordable housing, throughout City departments.
P.1.4 Facilitate Infill Development. The City shall utilize infill development strategies to support neighborhoods and living environments that are served by public transit and services and are conducive to public health and wellness.
Goal 2: Assist the Development of Housing Affordable to Extremely Low-, Very Low-, Low-, and Moderate-Income Levels and populations with Special Needs
In the last two decades, San Leandro experienced slow new housing construction compared to surrounding cities and Alameda County as a whole. Housing construction has not kept pace with population growth, contributing to overcrowding and displacement, particularly for moderate and low-income households. Although there are significant factors outside of the City’s control that affect the housing market and cost of construction, the City will do its part to make it easier for different types of housing to be built at a variety of affordability levels to serve the needs of current and future San Leandrans.
Certain residents may have more difficulty in finding suitable, affordable housing due to special needs and circumstances related to employment and income, disability, or family/household characteristics. Persons with disabilities comprise 10.4 percent of San Leandro’s population over the age of five. Physical, mental, and/or developmental disabilities may provide challenges to gaining employment, mobility, or independent living. Persons with disabilities may experience housing burdens and other challenges due to restricted income and/or accessibility needs. Many persons with disabilities, including developmental disabilities, can live and work independently in a conventional housing environment.
Special needs populations also include female-headed single-parent households, and seniors. Most older adults desire to live in their own homes as long as possible. Most special needs groups benefit from affordable housing options, particularly located near public transportation, employment, schools, and medical and community services. Expanding housing accessibility, including physical design and financial access to housing, can support residents with special needs.
Housing Plan
Draft Housing Element 6-5
P.2.1 Promote Housing Development Affordable to Residents at All Economic Levels. The City shall support the production of rental and for-sale housing for people of all income levels.
P.2.2 Support and Increase Funding for Deed-Restricted Affordable Housing. The City shall promote affordable housing development through financial and strategic support, including administrative and technical assistance to affordable housing developers.
P.2.3 Update Inclusionary Housing Ordinance. The City shall conduct an economic feasibility study to guide updates to the Inclusionary Housing Ordinance.
P.2.4 Promote Moderate-Income Housing Development. The City shall review and update its zoning standards to encourage the development of “missing middle” housing types (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings) in lower-density residential areas.
P 2.5 Support Housing Production for All Needs. The City shall encourage the production of housing that is physically and financially suitable for individuals and families experiencing homelessness, residents with special needs, including but not limited to large households, seniors, extremely low-income residents, and persons with physical and developmental disabilities.
P.2.6 Prioritize Housing Location Near Public Transit. The City shall prioritize affordable housing development and rehabilitation of existing housing for low-income households in locations near public transit.
P.2.7 Promote Universal Design. The City shall promote universal accessibility in design and the inclusion of units that are set aside for persons with developmental and physical disabilities.
Goal 3: Promote Conservation and Preservation of Existing Housing Stock The city’s existing housing stock is a valuable asset to the community. There is a need to maintain and improve the quality of existing market rate and deed-restricted subsidized affordable housing. More than 77 percent of the city’s current housing stock is greater than 40 years old. While the age of housing, by itself, does not necessarily equate with poor housing conditions, there is greater potential for housing problems in older structures.
Supporting the maintenance and preservation of the existing housing stock, including mobile home parks, stabilizes neighborhoods and protects against displacement, particularly for low-income residents.
P.3.1 Rehabilitation and Preservation. The City shall support existing homeowners with affording and maintaining their home, with a focus on vulnerable populations such as low-income, owner-occupied households, seniors, and people with disabilities.
P.3.2 Safe and Livable Housing. The City shall enforce building, safety, and housing codes to ensure safe and sanitary housing conditions.
P.3.3 Maximize Existing Housing Stock for Area Residents. The City shall promote the use of housing for San Leandro residents and workers, in compliance with Fair Housing Law, and seek to limit short-term rentals, and prolonged vacancies.
P.3.4 Preserve Existing Affordable Housing. The City shall facilitate the renewal of existing affordable housing covenants and promote opportunities for acquisition of units with expiring covenants to preserve affordability. The City will explore opportunities to preserve “Naturally Occurring Affordable Housing” under the auspices of AB 787 (2021, Gabriel).
P.3.5 Mobile Home Park Preservation. The City shall preserve existing mobile home parks and support measures to maintain affordability.
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P.3.6 Support Alternative Housing Solutions and Efficient Use of Housing Stock. The City shall explore and support alternative housing such as home-sharing programs, land trusts, the construction of ADUs, and other methods of utilizing existing housing stock to increase housing supply and affordability.
Goal 4: Protect Residents from Displacement
In the Bay Area, economic disparities have worsened in recent years, displacing residents of low and moderate-income households, and San Leandro is no exception.
San Leandro households earned a median annual income above $75,000; however, the city had a higher proportion of low- and moderate-income households compared to Alameda County as whole. San Leandro residents also experienced a higher rate of cost burden (when a household spends more than 30 percent of monthly income on housing costs). The median home value in 2022 in San Leandro was $1,000,000, which reflects a 62 percent increase over the City’s 2015 median home value (adjusted for inflation).The City will continue to assess and strengthen anti-displacement measures and tenant protections.
P.4.1 Minimize Displacement of Vulnerable Residents. The City shall make all neighborhoods places of opportunity while minimizing the involuntary displacement of vulnerable populations, such as low-income households, seniors on fixed incomes, and people with disabilities, due to increased housing costs.
P.4.2 Strengthen Tenant Protections. The City shall explore options to strengthen measures for eviction prevention, limits on sudden or annual rent increases, and tenant relocation assistance.
P.4.3 Support Households Impacted by Foreclosure. The City shall work to identify funding to establish counseling and other resources to assist households at risk of foreclosure.
P.4.4 Support Alternative Ownership Models. The City shall support resident-driven alternative ownership models to help low-income residents remain in their communities and build equity (e.g.: land trusts, tenant opportunity to purchase programs, etc.).
P 4.5 Support Affordable Home Ownership Opportunities. The City shall promote home ownership programs and opportunities for moderate and low-income households.
P.4.6 Support Regional Partnerships. The City shall partner with local and regional organizations to identify joint strategies and funding opportunities to help stabilize neighborhoods and protect vulnerable residents.
Goal 5: Advance Fair Housing, Equity, and Inclusion
There is no one ethnic group that constitutes a majority in the city’s population, making San Leandro one of the most diverse cities in Alameda County. However, long-standing historic discrimination, such as mortgage redlining practices and a predominance of single-family housing development resulted in disparities in housing resources among racial and ethnic groups, particularly for Hispanic/Latino and Black/African-American households. In a comparison of racial/ethnic groups, Hispanic/Latino and Black/African-American households had median household income levels below the city average. Housing opportunities and housing mobility are often limited for low-income households, persons with disabilities, and other special needs groups. The City will prevent or counter geographic discrimination by implementing equitable investment in neighborhoods and housing resources, promoting mixed-income neighborhoods, and Housing Plan
Draft Housing Element 6-7
by supporting housing education and opportunities for low-income, minority, and special needs residents
P.5.1 Fair Housing Services and Education. The City shall support effective programs that work toward eliminating housing discrimination of protected classes under State and federal law.
P.5.2 Affirmatively Further Fair Housing. The City shall monitor and ensure compliance with the City’s obligation to Affirmatively Further Fair Housing.
P.5.3 Commit Resources to Ensure Equitable Neighborhoods. The City shall invest in historically underserved communities while promoting housing stability, preservation, and new stable housing opportunities for current residents, particularly those vulnerable to displacement.
P.5.4 Promote Mixed-Income Neighborhoods. The City shall promote mixed-income neighborhoods with an equitable distribution of housing types and housing mobility opportunities for people of all incomes throughout the city.
P.5.6 Support Wealth-Building Activities for Low-Income Residents. The City shall support efforts to connect low-income residents with financial empowerment resources, homeownership programs, first-time homebuyer opportunities, small business assistance, and workforce training resources and services.
P.5.7 Leverage Resources for Housing Assistance and Education. The City shall pursue and administer, where feasible, all available federal, State, and local resources to provide financial assistance, housing rights and financial education, and other services related to homeownership, housing stability, and housing mobility.
P.5.8 Focus Housing Opportunity Programs for Vulnerable and Underrepresented Residents.
The City shall focus outreach for homeownership and affordable housing opportunity programs to residents in areas vulnerable to displacement and to populations that are underrepresented in the housing market.
P.5.9 Engage Underrepresented Residents. The City shall prioritize engagement of underrepresented residents and people of all racial, ethnic, and economic backgrounds in the City’s Community Development and Human Services Departments’ programs to achieve equitable outcomes.
P.5.10 Reduce Barriers. Evaluate and reduce barriers to housing that disproportionately affect populations in protected classes, lower income households, and special needs populations by rescinding or mitigating development standards that are exclusionary, discriminatory, or otherwise impede the development of housing that is affordable to lower income households, including prohibitions on multi-family housing, limitations on density, and other standards that increase the cost of constructing housing.
Goal 6: Housing for Individuals and Families Experiencing Homelessness Alameda County's January 2019 point-in-time (PIT) count showed a significant increase in residents experiencing homelessness over the 2017 PIT count revealed that one in five unsheltered people had lost their housing during that time period. For the 2022 PIT count there was only a slight decrease in the population of San Leandro residents experiencing homelessness (in 2019 there were 418; in 2022 there were 409 individuals) indicating that there continues to be significant work to address those who are unhoused and residing in the city. Factors contributing to the rise in homelessness include a lack of housing affordable available for low- and moderate-income households, increases in the number of persons whose incomes fall below the poverty level, and reductions in public subsidies. Homelessness is often compounded by a City of San Leandro
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lack of job training and supportive services to treat mental illness, substance abuse, or domestic violence. San Leandro has a higher per capita rate of people experiencing homelessness than neighboring cities of Hayward, Alameda, and Union City.
P.6.1 Support Residents at Risk of Homelessness. The City shall utilize data-supported strategies to create impactful, long-term solutions to reduce the risk of homelessness for vulnerable households and individuals, with a focus on affordable housing production, financial and supportive services and resources, and workforce training.
P.6.2 Support Existing and New Transitional and Emergency Shelters. The City shall remove barriers to interim and emergency shelter access and continue to prioritize the use of available funds to support emergency shelters and transitional and supportive housing programs for people experiencing homelessness and those who are at risk of becoming homeless.
P.6.3 Fund Construction of New Permanent Supportive Housing. The City shall facilitate and provide permanent supportive housing options that offer appropriate services for people experiencing chronic homelessness.
P.6.4 Actively Engage in the Regional Response to End Homelessness. The City shall participate with the Alameda County Office of Homeless Care and Coordination, Continuum of Care, and partner agencies to develop and implement strategies that address homelessness through a shared vision, coordinated programs, and joint funding opportunities.
6.3 Implementation Programs
The City is committed to implementing the programs outlined in this chapter over the eight-year planning period. These implementation programs were developed with extensive community input and prioritize equitable resource distribution to not only preserve and develop housing, but to improve the quality of life for all residents and strengthen the City’s neighborhoods. The implementation programs describe the overarching program description and goals, and then list the actions that the City will take to achieve specific objectives, and identify the responsible agency and funding sources. The icons next to the program correspond with the associated housing element goals.
The City will continually monitor progress and report on these programs annually to the City Council and to the California Department of Housing and Community Development (HCD). Many programs incorporate fair housing strategies to actively counter disparities in housing affordability, resources, and accessibility among residents and neighborhoods based on such factors as income level, race and ethnicity, disability status, and other characteristics.
Program 1: Residential Rehabilitation
The City is committed to maintaining, improving, and monitoring housing conditions for vulnerable and extremely low-, very low-, low-, and moderate-income populations. The City will continue to implement the Residential Rehabilitation Program which offers financial assistance through grants and identifies new funding opportunities for loans to qualified lower-income households to repair or correct health and safety issues in their homes. The City may also use funds from sources such as HOME, Community Development Block Grant (CDBG), the local Affordable Housing Trust Fund, and State and federal tax credits to rehabilitate rental properties. Incentives are provided to all types of affordable housing permitted by the federal HOME program, including needed capital Housing Plan
Draft Housing Element 6-9
repairs for existing deed restricted affordable rental housing, permanent supportive housing, transitional housing, and group homes. The rehabilitated units are required to remain affordable for a minimum of 15 years.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 1.1: Continue annual funding for the Owner Occupied Rehabilitation Grant Program and enhance outreach/marketing to lower- and moderate-income owner-occupied households, with a focus on vulnerable and low-income households including seniors on a fixed income and persons with disabilities. The City will monitor substandard or deteriorating housing to identify priority repairs and rehabilitation.
Provide grants for minor home repairs of at
least 5 owner-occupied housing units per year
for a total of 40 housing units during the 2023-
2031 planning period.
Action 1.2: Support efforts by Alameda County and non-profit organizations that provide services and funding for the OwnerOccupied Housing Rehabilitation Loan Program (AC Renew and leveraged funding) to assist low-income owner-occupied residents conduct rehabilitation of properties in need of capital improvements for health and safety or structural issues. Support policy programming and applications to potential new funding sources.
Support a non-profit organization operating in
San Leandro that offers CalHOME funding for
loans to lower income Owner-Occupants of
housing in need rehabilitation by Spring 2023.
Action 1.3: Seek funding to assist local property owners/managers operating rental housing in need of rehabilitation. The goal of this action is to preserve “naturally occurring affordable housing”. Focus of program resources will be advanced using principles to Affirmatively Further Fair Housing.
Seek funding for loan or grant resources that
support this action on an ongoing basis.
Implements the Following Policies P.3.1, P.3.2, P.5.2
Responsible Agency Housing Division
Funding Sources CDBG, HOME, Affordable Housing Trust Fund Program 2: Safe and Sanitary Housing
The City’s Code Enforcement Program was moved from the Police Department to the Community Development Department in 2017 as part of the Community Care Initiative. The mission of the Community Care Initiative is to work in partnership with residents to improve the quality of life and aesthetics in the community through education, cooperation, and responsive enforcement. The Code Enforcement Division and Building Division work together to promote safe and sanitary housing in the community.
Actions Objectives and Timeframe
Action 2.1: Continue monitoring Short-Term Rental activity and enforce municipal code requirements accordingly.
Ongoing
Action 2.2: Provide annual trainings during the 6th Cycle Housing Element planning period to improve capacity of building and code enforcement staff to work with diverse communities, in a culturally competent manner with a focus on problem solving and with connections to social and economic support services.
Beginning 2025, at least five trainings held
during the planning period.
Action 2.3: Continue offering San Leandro’s Earthquake Home Strengthening Program, including:
Earthquake Home Strengthening Workshops
Disseminating Earthquake Retrofit Handbook
Ongoing
City of San Leandro
2023-2031 Housing Element Update
6-10
Actions Objectives and Timeframe
Offering a Prescribed Retrofit Standard and Plan Set
Maintaining a Tool-Lending Library
Action 2.4: Explore establishment of a Soft Story Program to address earthquake preparedness.
Review and update the soft story housing inventory for the city. Identify the soft story residential structures in the city and identify neighborhoods with concentrations of soft-story structures.
Conduct outreach to owners/property managers of identified residential soft-story structures to notify them that their residential asset is at-risk in the case of a major earthquake. Explore the feasibility of a formal program to retrofit soft-story multi-family buildings in San Leandro, thereby protecting an important and potentially vulnerable component of the City’s housing supply.
Explore Soft Story Program beginning in 2023
and, if feasible, begin program operations in
2024.
Action 2.5: Partner with Alameda County Healthy Homes to disseminate housing and public health information and resources such as rehabilitation standards, preventative maintenance, and energy conservation measures in various community locations such as City Hall, San Leandro Public Library, San Leandro Senior Center, and Marina Community Center. Conduct community workshops and upload video information onto the City’s website.
Ongoing. Monitor participation by San Leandro
residences annually and, if participation
decreases, work with Alameda County Healthy
Homes to increase outreach efforts.
Implements the Following Policies P.3.1, P.3.2, P.5.2
Responsible Agency Housing Division, Building Division, Code Enforcement Division
Funding Sources CDBG, HOME, Affordable Housing Trust Fund Program 3: Preservation of At-Risk Housing
Support the preservation of affordable housing units that could potentially convert to market-rate during the planning period. The City will monitor all regulated affordable units and assist property owners in maintaining the affordability of these units and assist tenants if preservation is unsuccessful.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 3.1: Work with the owners of existing affordable housing with expiring affordability covenants that are
scheduled for conversion to discuss the City’s desire to preserve affordable housing.
Work with owners to provide information to the tenants of these units regarding tenant’s rights and conversion
procedures pursuant to California AB 1521 (2017, Bloom).
Prior to expiration of the at-risk units, meet with existing owner of property to discuss required actions under CA
law and seek possible solutions that allow for the
preservation of the 35 at-risk regulated affordable
housing units set to expire in 2025.
Action 3.2: Explore program to regulate city’s existing and unregulated naturally occurring housing affordable to lowand moderate-income households using AB 787 (2021, Gabriel) as a guide for program implementation.
Explore program by 2027.
Housing Plan
Draft Housing Element 6-11
Actions Objectives and Timeframe
Action 3.3: Contact private and non-profit entities to solicit interest in acquiring and managing existing deed-restricted affordable housing that are at-risk of converting to marketrate housing.
Maintain a list of established bona fide nonprofit housing developers and annually solicit interest in acquiring and managing affordable projects in order to prevent losses to the City’s existing deed-restricted affordable housing.
Implements the Following Policy P.3.4
Responsible Agency Housing Division
Funding Sources HOME, CDBG, and other federal and State housing funds Program 4: Mobile Home Preservation
Mobile home parks are recognized as an important affordable housing resource for San Leandro’s seniors and low-income households. The City of San Leandro prioritizes preserving the existing mobile home communities that retain affordable housing for residents. The City has adopted an overlay zone for mobile home parks and has enacted regulations limiting space rent increases. The City will continue to look for opportunities to strengthen existing regulations and consider new opportunities to advance the preservation of mobile home parks. Rehabilitation efforts for mobile home parks should not displace mobile home residents nor reduce the number of affordable units. Financial support for maintaining mobile homes will continue through the City’s CDBG grant to assist with minor mobile home repairs and the Mobile Home Rent Stabilization Ordinance.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 4.1: Continue to provide annual financial support for minor home repairs for owner-occupied mobile homes
through the City’s CDGB funding for income-qualifying mobile home residents under the Owner-Occupied Minor Repair and Rehabilitation Grant Program.
Provide financial support for minor home repairs for at least two mobile homes annually.
Action 4.2: As needed, assist with conservation and
rehabilitation of mobile home parks without displacing
tenants or reducing the number of affordable units.
Explore public and private resources to establish
funding for conservation and rehabilitation of mobile
home parks.
Action 4.3: Re-evaluate the Mobile Home Rent Stabilization Ordinance and enact identified updates to enhance its
effectiveness and objectives.
Produce a report on the findings by January 2025.
Action 4.4: Explore feasibility of a right of first refusal mechanism for mobile homeowners to buy a park upon
notice of sale of mobile home park by owner.
Produce a report on the findings by January 2026.
Implements the Following Policies P.3.1, P.3.5
Responsible Agency Housing Division
Funding Sources CDBG, General Fund, State
City of San Leandro
2023-2031 Housing Element Update
6-12
Program 5: Maintain Adequate Sites to Meet the RHNA
An important component of meeting the housing needs of all segments of the community is promoting and supporting the development of adequate sites to facilitate the development of all types, sizes, and affordability of housing. Providing an adequate supply and diversity of housing accommodates the changing housing needs and desires of residents, based on household size and living arrangements, incomes, and physical accessibility. The City is tasked with planning for its share of the Regional Housing Needs Allocation (RHNA) of 3,855 units, across all income levels. The City can count 723 lower-income units, 107 moderate-income units, and all 1,802 above moderate-income units towards the RHNA through planned and approved projects and estimated ADU production. The City can accommodate the remaining 1,223 units needed to meet the RHNA on vacant and underutilized land with zoning and land use changes to accommodate higher residential densities (see Chapter 4, Housing Resources, for more information). These zoning and land use amendments will be adopted concurrently with the Housing Element update and described in the actions below.
In 2017, Senate Bill 166 (SB 166; 2017, Skinner), otherwise known as “no net loss,” was passed to ensure that cities and counties “identify and make available” additional adequate sites if a housing project is approved at a lower density or with fewer units by income category than what is identified in the Housing Element. Consistent with SB 166, the City will monitor housing sites to ensure adequate sites to accommodate the remaining unmet RHNA by each income category are maintained at all times.
To comply with Government Code Section 65583, the City will also amend the Zoning Code concurrently with the adoption of the housing element to allow by-right approval for housing developments that include at least 20 percent of units as affordable to lower-income households on non-vacant sites included in one previous housing element inventory and vacant sites included in two previous housing element inventories.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 5.1: Maintain a sites inventory and make it available to developers.
Actively promote available parcels appropriate for development that can accommodate low-income and/or moderate-income households to private or non-profit housing providers to support the production of at least 2,053 units available to lower- and moderate-income households during the planning period.
Development of 2,053 units available to
lower- and moderate-income
households.
Action 5.2: To ensure that the City monitors its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
Unit count and income/affordability assumed on parcels included in the sites inventory.
Actual units constructed and income/affordability when parcels are entitled and developed.
Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).
Ongoing
Action 5.3: Annually monitor the City’s remaining housing capacity to ensure compliance with the City’s obligation to affirmatively further fair housing.
Annual
Housing Plan
Draft Housing Element 6-13
Actions Objectives and Timeframe
Action 5.4: Pursuant to AB 1397 (2017, Low), amend the Zoning Code to require by-right approval for housing developments that include at least 20 percent of units as affordable to lower-income households on non-vacant sites included in one previous housing element inventory and vacant sites included in two previous housing element inventories and on sites that are being rezoned to accommodate the lower-income RHNA.
January 2024
Action 5.5: Although the current General Plan land use designations and zoning standards are adequate to meet the City’s RHNA, the City will complete General Plan and zoning amendments by January 2024 to provide additional housing opportunities:
Increase the allowable densities in the General Plan Land Use Element and the San Leandro Zoning Code in the Downtown Mixed Use and Transit Oriented Mixed Use land use designations
Increase the allowable Floor Area Ratio (FAR) in the Corridor Mixed Use land use designation
Increase the allowable density in the DA-1, DA-2, DA-3, DA-4 (Downtown Areas 1, 2, 3, and 4) and SA-1, SA-2, SA-3 (South Area 1, 2, and 3) zoning districts
Increase the maximum height limit in the DA-2, SA-1, SA-2, and SA-3 zoning districts
January 2024
Implements the Following Policies P.1.1, P.1.2, P.1.4, P.2.1, P.2.4, P.2.6, P.5.2, P.5.4
Responsible Agency Planning Division, Housing Division
Funding Sources General Fund
Program 6: Data-Informed Tools for Increased Housing Development Although the City does not build housing, the City can ensure that there is sufficient capacity for development through its zoning framework. Cities also do not control local market realities, but the City can provide greater access to information that developers need, remove barriers, and increase incentives for housing development.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 6.1: Evaluate the current City website for compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary.
By January 2025, evaluate
City website for compliance
with transparency
requirements.
Action 6.2: Create a page on the City’s website with an easily accessible, map-based inventory and dashboard that identifies vacant and nonvacant housing development opportunity sites, including multi-family residential and mixed-use sites.
By January 2025, display
housing site information via
digital map.
Action 6.3: Maintain a current inventory of major residential housing developments on the City’s website that have been submitted, approved, and denied.
Create inventory by 2025.
Action 6.4: Provide technical assistance to applicants receptive to lot consolidation to encourage housing development, with priority for developments that support low- and moderate-income housing.
Ongoing
City of San Leandro
2023-2031 Housing Element Update
6-14
Actions Objectives and Timeframe
Action 6.5: Develop a web-based Housing Development Toolkit that outlines a step-bystep process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development.
Housing Development
Toolkit published on City’s
website by January 2025
Action 6.6: Maximize the density potential of limited land resources by promoting residential densities that achieve the highest allowable density for specific properties, particularly within 0.25-mile of high-quality public transit stops.
Annually review the City’s
existing Zoning Code to
remove potential constraints
to achieving highest possible
densities.
Action 6.7: Monitor lot splits and two-unit developments under SB 9, provide technical assistance to homeowners, and develop or adjust development standards as needed. Provide easily accessible information and resources about SB 9 on the City website.
Update City website by
January 2024. Monitor
activities on an ongoing
basis.
Action 6.8: Increase promotion of or support for housing development through technical assistance, incentives, or other actions as appropriate.
Ongoing
Action 6.9: Meet with labor groups and organizations to discuss ways in which the City can support an adequate supply of labor to build new housing.
Hold at least one meeting
with labor groups per year.
Responsible Agency Housing Division, Planning
Division
Funding Sources General Fund
Program 7: Support New Moderate-Income and Workforce Housing The City has a shortage of available housing for the
“missing middle”—households that earn too much
annual income to qualify for traditional affordable
housing, but not enough to afford market-rate rents.
These households, which typically include residents in professions such as teachers, healthcare workers, first responders, and government employees, are likely to have a housing cost burden (where housing costs are more than 30 percent of household income) and are vulnerable to displacement when the cost of housing increases. Workforce housing (also known as middle-income or moderate-income housing) is typically defined as housing for households that earn between 80 percent and 120 percent area median income (AMI). This program aims to facilitate the production of middle-income and workforce housing by expanding partnerships with potential developers and seeking additional funding sources.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframes
Action 7.1: Review the Zoning Code to identify opportunities to increase and encourage a greater mix of dwelling types and sizes, specifically housing types that may accommodate moderate-income households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), in lowerdensity residential areas and amend the Zoning Code as needed.
Review Zoning Code by January 2028 and
implement any changes by January 2029.
Action 7.2: Explore financing tools, such as Enhanced Infrastructure Financing District, Housing Opportunity Zone, Housing Sustainability District, Neighborhood Infill Finance, and/or Transit Improvement District, as allowed through Government Code Sections 65620 – 65625 that encourage the production of moderate-income housing units.
Report on feasibility of financing
mechanisms by January 2026.
Housing Plan
Draft Housing Element 6-15
Actions Objectives and Timeframes
Action 7.3: Annually monitor sites that could support workforce and moderate-income housing and encourage development on those sites that is appropriate for moderate-income households.
Support the development of at least 696
units appropriate for moderate-income
households.
Implements the Following Policies P.1.1, P.1.2, P.1.4, P.2.4, P.4.1, P.5.2, P.5.3, P.5.4
Responsible Agency Planning Division, Housing Division
Funding Sources General Fund
Program 8: Facilitate Infill Development with an Emphasis on Transit-Oriented Development
Transit-Oriented Developments (TODs) will add more housing units in strategic areas near services and transit and will enhance the areas around the San Leandro and Bay Fair BART stations as vibrant, pedestrian-oriented destinations with a strong sense of place and identity. Such development is also expected to maximize the cost-effectiveness of transit services by increasing transit ridership, support local businesses, and provide significant opportunities for affordable housing development. Residential proximity to goods and services also benefit seniors, persons with disabilities, and less mobile residents. Most infill housing production during the next housing cycle is anticipated in the Downtown Mixed Use, Corridor Mixed Use, Transit-Oriented Mixed Use, and Bay Fair TOD General Plan land use designations.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 8.1: Continue implementing the Bay Fair TOD Specific Plan by:
Pursuing grant funding for active-transportation improvements and implementation projects,
Coordinating with regional partners and transportation stakeholders (ACTC, BART, AC Transit, etc.),
Evaluating infrastructure financing and funding options, and Convening property owner and stakeholder meetings periodically.
Study infrastructure and phasing
options for Bay Fair TOD by January
2025. Hold a minimum of four
stakeholder meetings during the
planning period.
Action 8.2: Continue to promote the San Leandro BART Transit Oriented Development (TOD) Area as a major regional opportunity for mixed use development. The City will continue to market development opportunities in this area, work with property owners to facilitate development, and continue to improve the pedestrian environment, streetscape, and circulation system to attract investment.
Ongoing
Implements the Following Policies P.1.4, P.2.1, P.2.6, P.5.2, P.5.4 Responsible Agency Planning Division, Economic
Development Division, Housing
Division
Funding Sources General Fund
City of San Leandro
2023-2031 Housing Element Update
6-16
Program 9: Tenant Protections and Support
As the cost of housing increases, low-income renters and other vulnerable populations are disproportionately at risk of displacement. As discussed in Chapter 5, most of the city is considered sensitive to displacement, except for neighborhoods in the southwestern and northeastern areas of the city. Areas vulnerable to displacement have higher rates of low- and moderate-income households and overcrowded households. Displacement could result directly from development (and removal of lower cost housing) or indirectly from rising rents, evictions, Notices to Vacate, condominium conversions, and other activities which result in lower income tenants losing their homes.
The City already enacts anti-displacement strategies, including tenant relocation assistance, preservation of existing affordable housing, assistance with free legal services for lower-income households facing displacement, and educational outreach. The City maintains a contract with the nonprofit ECHO Housing to provide San Leandro tenants and/or landlords information on their housing rights and responsibilities, while the nonprofit Centro Legal de la Raza provides eviction defense and legal counseling. The City also maintains a Rent Review Board (RRB) to assist tenants and landlords with publicly and mutually settling disputes related to significant rent increases in residential rental units. The City will continue to promote public awareness of the role of the RRB, including providing outreach materials on tenant’s rights and the appeals procedure in English, Spanish, and Chinese. The City will also continue providing an annual status report on RRB activities, along with suggested policy and program changes as appropriate.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 9.1: Review the City's Rent Review Board Ordinance with input from tenants and property owners/managers, ensuring representation across the economic spectrum, and update as appropriate.
Review completed by
January 2026
Action 9.2: Review the City’s Tenant Relocation Ordinance with input from tenants and property owners/managers, ensuring representation across the economic spectrum, and update as appropriate.
Review completed by
January 2026
Action 9.3: Determine feasibility and seek funding for a local displacement study that includes policy measures to address any findings of displacement. This effort will ensure the City’s compliance with Fair Housing Law and will be used as a basis for a City Preference Policy for any new regulated affordable housing development.
Feasibility report completed
by January 2028
Action 9.4: Update the Condominium Conversion Ordinance to address conversion of duplexes and triplexes not covered by the Tenant Relocation Ordinance. Updates may include changing the condominium conversion fee to be based on sales price, removing the existing exemption for two- and three-unit rental buildings, setting a minimum cost per unit for upgrades as part of condominium conversions, and/or requiring a marketing plan for the converted units.
Update completed by
January 2027
Action 9.5: Continue to provide tenant services in conciliation and tenant/owner counseling and legal assistance to evaluate existing State and federal “just cause for eviction” (AB 1482; 2019-Chiu) provisions to determine if additional protections through a local ordinance is warranted.
Ongoing
Action 9.6: Explore the development of a rental assistance program to provide relief to tenants and landlords to avoid the displacement of vulnerable communities.
Report on rental assistance
program study by January
2025
Housing Plan
Draft Housing Element 6-17
Actions Objectives and Timeframe
Action 9.7: Explore opportunities to provide rental assistance for emancipated youth with organizations like “Project Independence” and utilize HOME funds for this purpose.
Ongoing
Implements the Following Policies P.3.1, P.4.1, P.4.2, P.4.6, P.5.1, P.5.2, P.5.8, P.5.9,
P.5.10
Responsible Agency Housing Division
Funding Sources General Fund
Program 10: Support Production of Regulated Affordable Housing for All Income Levels and Special Needs.
The City is committed to maintaining, developing, and
monitoring affordable housing and will continue to prioritize housing for very low- and low-income households in the
development of additional housing stock. The City will continue to support the development of housing appropriate for extremely low-income households and seek new funding opportunities and partnerships.
High construction and land costs, NIMBYism, inadequacy of public affordable housing subsidies and burdensome regulations have created challenges to building new affordable housing. The City was able to support the development of several affordable housing projects in the previous 5th Cycle Housing Element. The City will continue to work with developers to facilitate affordable housing development and seek to provide gap financing as a local match to State, federal, and other public funding sources. When possible, the City will utilize State, federal, and local funds to write down the cost of land for the development of affordable housing. The City will also consider assisting in the assembly of property and providing greater streamlining, fee reductions, and other possible measures to support affordable housing development.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 10.1: When a critical mass of local (AHTF, Low/Mod Housing Asset Fund), State and/or federal (CDBG, HOME) funding is available, the City will evaluate issuing a competitive Notice of Funding Availability with objective criteria to transparently identify the best non-profit affordable housing developer to partner with on new affordable housing developments in the city.
Reach out to at least two new affordable
housing developers for potential partnership by
January 2026.
Action 10.2 Actively promote sites available for affordable housing development to potential developers, private and nonprofit organizations, and other interested persons and organizations through regularly posting public information on the City’s website.
Facilitate the entitlement of at least 400
subsidized housing units affordable to
extremely low-, very low-, and low-income
households in the city during the planning
period.
Action 10.3: In compliance with recent updates to the Surplus Land Act (AB1255, 2019-Rivas; AB 1486, 2019-Ting), identify City-owned land for the development of affordable housing. Explore the adoption of an ordinance that identifies public land and where a portion or all of the land should be used for the development of affordable housing by non-profit, mission-based developers.
Beginning January 1, 2023.
City of San Leandro
2023-2031 Housing Element Update
6-18
Actions Objectives and Timeframe
Action 10.4: Explore adoption of a “Boomerang” affordable housing funding policy. If adopted, a large portion of property tax revenue, similar to former redevelopment tax-increment funds, received annually by the City in the wake of the RDA dissolution would be set aside to establish a more robust and permanent City Affordable Housing Program in conjunction with the City’s Affordable Housing Trust Fund.
Ongoing
Action 10.5: Support efforts (including local and regional financing tools needed) to establish the Bay Area Housing Finance Authority (aka BAHFA; AB 1487, 2019-Chiu). The intent of BAHFA is to create a permanent source of funding for the construction of regulated affordable housing financed by regional housing infrastructure bonds.
Ongoing
Action 10.6: Leverage the City’s Affordable Housing Trust Fund (AHTF), and Low/Mod Housing Asset Fund to leverage public affordable housing funding (e.g., CA HCD Local Housing Trust Fund Program).
Ongoing
Action 10.7: Apply for the State Pro-housing Designation Program to be more competitive for various State funding sources and actively maintain this designation.
Evaluate any necessary new or amendments to
ordinances or City policies to maximize scoring
for application to State Pro-housing
Designation Program by January 2024 and
make recommendations to City Council by
January 2025.
Action 10. 8: As a part of the City’s Comprehensive Impact Fee Study, explore a standardized fee reduction and/or impact fee waiver program for affordable housing projects. The Fee Study shall address non-profit affordable housing projects as well as for-profit affordable housing projects and affordable units in mixed-income developments (e.g., inclusionary units).
Develop a report for a potential fee reduction
or waiver program by January 2025 as part of a
Comprehensive Impact Fee Study.
Action 10.9: Assess and monitor, on an annual basis and as data is available, the need for farmworker housing in the city and region. If it is determined that farmworker housing is an identified need, support and facilitate efforts by private, non-profit, and public agencies to provide safe, affordable, and adequate housing for farmworkers, and explore new funding opportunities to support permanent
farmworker housing.
Annual review of data.
Action 10.10: Amend Zoning Code to incorporate all recent changes to State density bonus law and develop summary materials to promote the use of density bonuses.
Create summary materials for use by staff and
developers with the goal of promoting this
program and add information as needed to the
City website by January 2024.
Action 10.11: Prioritize affordable housing development and rehabilitation of existing housing for low-income households in locations near public transit.
Ongoing
Implements the Following Policies P.1.1, P.1.3, P.1.4, P.2.1, P.2.2, P.2.5, P.2.6, P.5.7, P.5.10
Responsible Agency Housing Division, Planning Division, Economic Development Division
Funding Sources General Fund, Low Mod Housing Asset Fund, Affordable Housing Trust Fund
Housing Plan
Draft Housing Element 6-19
Program 11: Support Homeownership Opportunities
The City recognizes that homeownership allows households to gain housing security and build wealth through equity, and can serve to strengthen and stabilize neighborhoods. The City maintains a contract with Bay Area Affordable Homeownership Alliance (BAAHA) to administer first-time homebuyer seminars, homebuyer education and counseling, and below market rate ownership units under the Inclusionary Housing Program. The City will continue to fund homebuyer counseling services in financial planning and credit clean-up, conduct periodic City-sponsored education workshops for first-time homebuyers, and publicize these educational opportunities to assist first time homebuyers in San Leandro.
The City will continue supporting and participating in the Alameda County Housing and Community Development Department’s Mortgage Credit Certificate (MCC) program. The MCC program provides eligible first-time homebuyers with federal income tax relief and can allow a household to qualify for a larger mortgage. The program is funded by the California Debt Limit Allocation Committee.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 11.1: Assist first time homebuyers by promoting the County Mortgage Credit Certificate (MCC) program on the City’s website and at educational events.
As funding allows, assist at least two homebuyers
per year with obtaining an MCC allocation.
Action 11.2: Increase participation in homeownership education and assistance programs for historically underrepresented residents in the homeownership market.
Increase participation in homeownership
education and outreach programs by minority
and/or low and moderate-income residents by 25
percent by 2028.
Action 11.3: Pursue public funding, including CA HCD Cal HOME program, to reinstate the First-Time Homebuyer Loan Program and other public down payment assistance programs (e.g.: FHLB WISH Program).
Ongoing
Implements the Following Policies P.4.5, P.5.3, P.5.6, P.5.7, P.5.8, P.5.9 Responsible Agency Housing Division
Funding Sources California Debt Limit Allocation Committee, General Fund, State, Federal Home Loan Bank
Program 12: Update Inclusionary Housing Ordinance
Inclusionary housing regulations help increase the availability of affordable housing stock in the city by requiring market-rate developments to include a portion of below-market-rate units and/or payment of fees to support the production of affordable housing. San Leandro’s Inclusionary Housing Ordinance requires that a certain percentage of units in new residential developments be made affordable to low- and moderate-income households, depending on whether the project is intended as ownership or rental housing. Currently, for all new residential developments, at least 15 percent of the total units must be inclusionary units restricted for occupancy by moderate-, low-, or very low-income households at either the affordable rent or affordable ownership cost appropriate for the income of the household.
City of San Leandro
2023-2031 Housing Element Update
6-20
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 12.1: Hire third party consultant objective consultant to conduct an economic feasibility study to guide an update of the Inclusionary Housing Ordinance, including consideration of:
An increased inclusionary housing component (e.g., up to 25%), Changes to the in-lieu fee structure,
Feasibility of developer contribution to the Affordable Housing Trust Fund, Incentives such as increased densities, increased height limits, reduced parking standards, and ministerial review, for projects that incorporate increased affordable units or deeper levels of affordability.
The City will ensure that any revisions to the Ordinance are made with input from developers, builders, realtors, and regional housing advocates with San Leandro members, as well as the community at large. Based on the findings of the evaluation and the study, the City shall consider amendments to the ordinance with the goal of increasing the amount of deed restricted affordable housing built in the city while ensuring the requirements do not pose a constraint to overall housing production.
Feasibility study on the Inclusionary
Housing Ordinance and make
changes by January 2025.
Action 12.2: Provide developers the ability to acquire and refurbish foreclosed properties and resell them as deed-restricted affordable housing for low- and moderate-income households.
Review inclusionary housing
ordinance and make changes by
January 2025.
Implements the Following Policies P.2.3, P.5.10
Responsible Agency Housing Division
Funding Sources General Fund
Program 13: Incentivize and Track the Development of Accessory Dwelling Units (also known as ADUs, Casitas, In-law Units, Granny Flats) The City of San Leandro prioritizes and encourages the
development of Accessory Dwelling Units (ADUs) as
opportunities for infill housing and in support of various state laws encouraging their construction (AB 68, 2019-Ting; AB 670, 2019-Friedman; AB 881, 2019-Bloom; SB 13, 2019-Wieckowski). ADUs are an innovative approach to adding more housing, particularly in single-family residential neighborhoods. ADUs can also offer a reliable source of income for moderate to lower income homeowners. The City aims to reduce barriers to the development of ADUs and will explore options including fee waivers, and expediting the process for ADU permitting. The City has seen an increase in ADU production in recent years, particularly since 2018 when the State passed several bills to facilitate ADUs statewide. In recent years, multiple bills have added requirements for local governments related to ADU permitting and requirements. The City will continue to monitor the extent of ADU production to ensure that ADUrelated policies and procedures are successful and that the Housing Element goals and RHNA production can be met.
Housing Plan
Draft Housing Element 6-21
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 13.1: Monitor ADU production on an annual basis to ensure that they are satisfying the construction targets adopted to meet RHNA obligations. If the City is not meeting ADU goals, consider implementing additional action(s) to promote the construction of ADUs depending on the severity of the gap.
Support the promotion and development
of ADUs with a goal of permitting 256
ADUs during the planning period.
Action 13.2: As a part of the City’s Comprehensive Impact Fee Study, the City will analyze ADU development impact fees with the goal of reducing, loaning, granting, or waiving those costs in exchange for providing rents affordable to low- or moderate-income households for a set period of time. (AB 671, 2019-Friedman)
Ordinance or grant/loan program
developed by January 2026
Action 13.4: Assist and educate homeowners with developing ADUs by maintaining and updating informational brochures in English, Spanish, and Chinese characters. The City will maintain an updated page on the City’s website that provides information on ADUs, City requirements, ADU construction resources, and links to necessary applications and building requirements.
Update website with ADU information and
update informational brochures by 2024.
Action 13.5: Participate and support any County-wide collaborative that works to advance the development of ADUs, including by:
Creating pre-approved ADU plans for a variety of unit sizes, construction type, and design aesthetic to streamline the ADU building approval and construction process.
Evaluating and improving financing structures.
Accessing State funding to support planning, construction, and property management of ADU (AB 671, 2019-Friedman).
Identifying cost-saving tools such as property tax welfare exemptions in exchange for affordability covenants (AB 587, 2019-Friedman).
Ongoing
Action 13.5: Monitor the City’s ADU permitting process and development tracking in the Accela system, to understand the average processing times for ADU permits. Use data on building permit application processing times to identify trends and, if necessary, work to improve building plan reviews to reduce approval times and associated costs.
Ongoing
Implements the Following Policies P.1.1, P.1.3, P.1.4, P.2.1, P.2.2, P.2.4, P.5.4 Responsible Agency Housing Division, Planning Division, Building Division
Funding Sources General Fund, State
Program 14: Remove Barriers to Housing by Updating Development Standards and Development Review Process
The City must regularly evaluate and update its development review and permitting policies, standards, and practices in response to State and federal laws intended to facilitate residential development. The City also takes into consideration the needs and desires of the community as it undertakes such policy updates.
The City also continues to improve the efficiency of the development review process. As a response to the State housing crisis, Senate Bill 35 (SB 35; 2017-Wiener) made changes to Housing Element law to limit local discretion for qualified housing projects. The City has adopted objective City of San Leandro
2023-2031 Housing Element Update
6-22
development standards for multi-family and mixed-use developments and will continue to coordinate with stakeholders to identify opportunities for more efficient development review and permitting processes.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 14.1: Evaluate parking standards and consider reducing or eliminating parking minimums, with a focus on projects with transit access, to make housing developments more financially feasible.
Consider establishing a Transportation Demand Management (TDM) Ordinance to encourage reduction in vehicle trips and reliance on automobile parking. Stakeholder outreach shall include discussions with for-profit and non-profit housing developers, housing advocates, and environmental groups. Recommend any necessary changes to the City’s Zoning Code by January 2025.
January 2025
Action 14.2: Remove single-family residences as a permitted use in the RM zoning district. Continue to monitor multi-family residential development activity and make recommendations, as appropriate, to provide additional incentives and/or updated development standards to facilitate housing development, particularly for lower-income households.
Update Zoning Code, as necessary, to accommodate alternative housing types such as housing co-operatives, tiny homes, and collective home ownership models. Stakeholder outreach shall include discussions with for-profit and non-profit housing developers.
Monitor changes in State law and update the Zoning Code as needed.
Removal of single-family residences as a
permitted use in the RM zoning district by
January 2024; monitoring of development
activity and updates to the Zoning Code
ongoing
Action 14.3: Prepare an update to the City’s impact fees by conducting a Comprehensive Impact Fee Study. The City will support the development of an impact fee nexus study by January 2024 and implement necessary changes by January 2025.
Development fee nexus study by January
2024, implementation of changes by January
2025
Action 14.4: Explore reducing the number of hearings needed to streamline development review including:
Limiting the total number of public hearings for any project to three or fewer
Eliminating public hearings for projects that are consistent with zoning and the General Plan.
Ongoing
Action 14.5: Continue to improve the City’s development project tracking system, which is used to coordinate and complete project reviews. Monitor average processing times for new housing projects and use data on processing times and applications to track review times and trends in citywide development.
Improve electronic plan review process with the goal of reducing approval times and related staff costs.
Ongoing
Action 14.6: Initiate an amendment to the Zoning Code in compliance with SB 9 (2021, Atkins) to address objective standards and lot split criteria. Enact any necessary changes to the City’s Zoning Code by January 2024.
January 2024
Implements the Following Policies P.1.1, P.1.2, P.4.4, P.5.10 Responsible Agency Planning Division, Housing Division, Building Division, Engineering/Transportation
Department
Funding Sources General Fund
Housing Plan
Draft Housing Element 6-23
Program 15: Housing for Special Needs Populations
The City of San Leandro is a diverse community with
many residents who have special housing needs.
State law requires the housing element to address
the needs of specific “special needs” groups,
including extremely low-income residents, seniors, persons with disabilities, large families, femaleheaded households with children, and persons experiencing homelessness. The City will continue to monitor its policies, standards, and regulations to ensure that they comply with applicable laws pertaining to housing for special needs populations. The City will also work with experienced nonprofits developing affordable special needs housing f through aid, incentives, or concessions such as direct financial assistance (when available), density increases, or other financial, land or regulatory assistance that would result in enhancing development feasibility. The City will consider supporting the development of alternative forms of housing such as tiny homes, single room occupancy units (SROs), housing cooperatives, and dormitory-style housing, to reduce housing costs and increase community-driven methods of support.
Additionally, the City will encourage residential development to employ Universal Design, which allows housing to be usable by all people, to the greatest extent possible, without the need for adaptation or specialization.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 15.1: Facilitate the development of housing for persons with disabilities (including developmental disabilities) through incentives for affordable housing development with services, resources, and assistance.
Goal of developing 40 housing units
for special needs households during
the planning period.
Action 15.2: The City shall review the City’s existing reasonable accommodation policy and grievance procedure, update as needed, and provide a link to its Reasonable Accommodations policy on the Housing and City Clerk pages of the City website.
January 2025
Action 15.3: Identify existing nonprofits experienced in operating and explore establishment of a shared housing/roommate matching program for homeowners to rent out rooms or ADUs in their homes for low-income residents.
January 2027
Action 15.4: Amend the Zoning Code to adjust definitions and allowances of uses for agricultural employee housing to be consistent with California Law, including but not limited to Health and Safety Code Section 17021.6.
January 2024
Action 15.5: Explore development of an ordinance that promotes and encourages the use of Universal Design Principles in new construction and/or rehabilitation of housing.
January 2025
Action 15. 6: Continue to implement the Municipal Code and facilitate requests for reasonable accommodation to land use decisions and procedures regulating the siting, funding, development, and use of housing for people with disabilities.
Ongoing
Action 15.7: Work with the Regional Center of the East Bay to implement an outreach program informing residents of the housing and services available for persons with developmental disabilities. The City shall make information available on the City website. (SB 812; Ashburn, 2010)
Outreach program by January 2025
Implements the Following Policies P.1.3, P.2.1, P.2.2, P.2.6, P.2.7, P.3.6, P.5.2, P.5.10
City of San Leandro
2023-2031 Housing Element Update
6-24
Actions Objectives and Timeframe
Responsible Agency Housing Division, Planning Division, Building Division,
Engineering/Transportation
Department. Public Works
Department
Funding Sources CDBG, HOME, HUD, General Fund,
State HCD, State/federal lowincome housing tax credits Program 16: Homelessness Prevention and Housing
On November 20, 2018, the 2018-2021 Alameda County Homeless Action Plan was published to help guide the jurisdictions in Alameda County, including San Leandro, in more effectively addressing homelessness. The County’s Homeless Action Plan sets forth a new set of countywide financial initiatives, updated homeless programs, and high priority goals to help address homelessness throughout the county. The County’s Action Plan is updated every three years to address recent changes and changing circumstances within the County and each of its jurisdictions. At the time of this draft document was released for review, the 2026 Alameda County Home Together Community Plan had only been recently adopted in May 2022.
The City’s Homeless Prevention Program aims to connect San Leandro’s residents to programs set forth in the Alameda County Homeless Action Plan. Additionally, this program aims to strengthen existing City initiatives such as the San Leandro Homeless Compact. The City is committed to preserving existing initiatives while continuing to explore new opportunities to identify new housing resources and expand services.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 16.1: Housing Navigation Center. The City will identify and pursue State, regional, and local funding to purchase a property for a Housing Navigation Center and shelter.
The City will work with area service providers and Alameda County to open a facility available to people who are experiencing homelessness, or who are at risk of homelessness, by identifying immediate and long-term housing solutions, providing crisis management, accessing benefits that are important to housing stability, case management and housing navigation, and providing on-site access and referrals to medical, mental health, and substance use disorder services.
If City’s initial application is
not awarded, re-apply for
Project Homekey Funding
at least once during the
planning period.
Action 16.2: In collaboration with Alameda County and Building Futures among other non-profit organizations, the Mobile Outreach Program will leverage Alameda County funding to provide street outreach, case management, and summarize needs of clients to inform other needed services.
Ongoing
Action 16.3: Safe Parking Program. The City will explore the feasibility to identify a location and support a location for unhoused area residents who are living in their car.
Services contemplated include restroom facilities and referrals to programs that assist with securing stable housing.
January 2026
Action 16.4: Annually assess the capacity to accommodate individuals experiencing homelessness by comparing the most recent homeless point-in-time count to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing. (AB 362, 2021-Quirk-Silva) Annually
Housing Plan
Draft Housing Element 6-25
Actions Objectives and Timeframe
Action 16.5: Continue to provide funding for local and regional service providers that operate temporary, permanent, and emergency shelters, in the City such as Building Futures, assisting persons experiencing homelessness and at risk of becoming homeless.
Ongoing
Action 16.6: Explore partnering with nonprofits or community-based organizations to build tiny homes to shelter persons experiencing homelessness with the goal of facilitating or funding at least 10 tiny homes during the planning period.
Facilitate or fund at least 10
tiny homes during the
planning period.
Action 16.7: Support and coordinate with Alameda County Health Care Services Agency, Office of Homeless Care and Coordination in their efforts to develop a comprehensive homelessness prevention plan for the Alameda County and “Pathways to Housing” program that incentivizes property owners/managers with available units to rent to formerly homeless individuals and families.
Ongoing
Action 16.8: Support regional collaboration with Alameda County jurisdictions to provide Coordinated Entry Services to assist individuals and families experience homelessness through Alameda County 2-1-1 Social Services helpline.
Ongoing
Action 16.9: Financially support local and regional programs that provide a variety of homelessness prevention and rehousing services including temporary financial assistance (e.g.: rental assistance, utility assistance, rental deposits, etc.) Ongoing
Action 16.10: Monitor data and metrics to improve the efficacy of homeless services, programs, and investments on an annual basis.
Ongoing
Action 16.11: Permanent Supportive Housing. Seek resources for the acquisition/rehabilitation and operations of Permanent Supportive Housing that offers appropriate services so that people experiencing chronic homelessness can maintain permanent housing, including finding opportunity sites and dedicating City affordable housing funds.
Ongoing
Action 16.12: Contract with Building Futures for a three-year pilot Mobile Street Outreach Program that will provide homeless services.
July 1, 2025
Action 16.13: Explore feasibility and assess financial resources available to establish a Mobile Crisis Team in partnership with Cardea Health and other public entities such as the Alameda County Fire Department and San Leandro Police Department June 2023
Action 16.14 Continue to engage local community-based organizations and stakeholders to inform the design and development of homeless services, programming and needs assessments. (e.g., understanding the needs of unsheltered youth, elderly, etc.) Ongoing
Action 16.15: Amend the Zoning Code to comply with AB 2162 (2018-Chiu), to ensure that supportive housing with up to 50 units be a use by-right in zones where multi-family and mixed use is permitted, including nonresidential zones permitting multi-family uses, and ensure that there is no minimum parking requirements for units occupied by supportive housing residents if the development is located within 0.5-mile of a public transit stop.
January 2024
Action 16.16: Amend the Zoning Code to comply with provisions of AB 139 (2019-QuirkSilva), which mandates that emergency shelters may only be subject to those standards which apply to residential and commercial development within the same zone, except that a city can apply standards regulating the number of beds, parking for staff provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, length of stay, and other minor standards.
January 2024
Action 16.17: Amend the Zoning Code to allow emergency shelters by right in at least one additional zoning district than Industrial Limited (IL) that would allow emergency shelters to be close to services and amenities. Amend the Zoning Code to permit shelters larger than 25 beds with a use permit in zoning districts where emergency shelters are permitted.
January 2024
City of San Leandro
2023-2031 Housing Element Update
6-26
Actions Objectives and Timeframe
Action 16.18: Review and adopt updates to the Zoning Code that allow for “low barrier navigation centers” by-right in areas zoned for mixed uses and in nonresidential zones permitting multifamily uses and conditioned on if the center meets specified requirements. (AB 101, 2019-Budget Committee).
January 2024
Implements the Following Policies P.5.10, P.6.1, P.6.2, P.6.3, P.6.4
Responsible Agency Housing Division, Human
Services Department,
Alameda County, Nonprofits
Funding Sources General Fund, CDBG,
HOME, HUD, State HCD,
Alameda County
Program 17: Fair Housing Services
The City of San Leandro maintains a contract with the Eden Council for Hope and Opportunity (ECHO) to provide fair housing and tenant/landlord services. ECHO's Fair Housing Counseling Program conducts site investigations and enforcement in response to reports of housing discrimination, performs audit-based investigations to determine degrees of housing discrimination in designated areas, and provides fair housing education for members of the housing industry including managers, owners, and realtors. ECHO's Tenant/Landlord Counseling Program is run through Centro Legal de la Raza’s Housing Law Practice, provides information to tenants and landlords in the city on their housing rights and responsibilities.
Actions, Objectives, and Timeframe
Actions Objectives
Action 17.1: Fair Housing Services and Education.
Provide informational seminars to area residential real estate agents and brokers on fair housing laws and regulations. Work with tenants, tenant advocates to identify violations of fair housing federal and State fair housing laws and support prospective and existing tenants who are experiencing
discrimination.
Provide trainings for property owners/managers on the requirements of federal and State fair housing laws to prevent discrimination.
Provide trainings to at least 30 real estate
agents and brokers annually.
Provide trainings to at least 50 property
owners and managers annually.
Action 17.2: Support annual Fair Housing Audit Report that assesses typical or timely market-based suspected areas of discrimination.
ECHO staff trains testers who act as home seekers and who are randomly assigned to area property owners and managers to determine if any denials to offer rental housing was based on discrimination.
Seek third party independent review of the
Annual Fair Housing Audit. Independent
review should provide guidance on needed
improvements, if any, on subject-matter
selection, sampling, statistical testing
methodology and general observations on
updates or improvements.
Action 17.3: Affordable Rental Housing Counseling Services. Continue and if feasible expand funding for information and referral services that direct families and individuals with financial resources for housing rental or purchase, locating suitable housing, and obtaining housing with special needs facilities such as disabled-accessible units.
Hold at least eight informational events
during the planning period to disseminate
informational materials or provide trainings
to residents, prioritizing communities
sensitive to displacement.
Housing Plan
Draft Housing Element 6-27
Actions Objectives
Action 17.4: Review and update the City’s Language Access Plan based on HUD guidelines and publish on the City’s website. The goal of the Language Access Plan is to survey, maintain and publish a list of resources that facilitate communication between City staff and those households with Limited English Proficiency so that their housing needs are met. The City seeks to ensure that all residents may participate fully and equally in the housing market by maintain access to written and oral City resources.
Review the City’s Language Access Plan and
update by January 2026.
Action 17.5: Fair Housing Marketing Plans. Ensure that local housing programs respond to the needs of a culturally diverse community that includes multi-generational families, a variety of living arrangements, and Limited English Proficiency households. Plans should ensure collaboration with community groups, including faith-based and nonprofit organizations, to provide outreach on housing resources to all types of households and those households with Limited English Proficiency. Conduct an annual review of the City’s regulated affordable housing assets to ensure and/or modify Fair Housing Marketing Plan.
Ongoing
Action 17.6: Fair Lending. Work to promote fair lending practices throughout the city:
Ensure that low-income and minority residents have fair access to capital resources needed to acquire and maintain housing. Prevent predatory lending through information and referrals.
Annually seek and publish third party review
of City or regional HMDA data to identify
areas of need regarding fair access to lending.
Implements the Following Policies P.5.1, P.5.6, P.5.7, P.5.8, P.5.9 Responsible Agency Housing Division
Funding Sources General Fund and CDBG
Program 18: Affirmatively Furthering Fair Housing
AB 686 (2017, Santiago) requires each city to
administer its programs and activities related to
housing in a manner that affirmatively furthers fair
housing. The City will take actions to overcome
patterns of segregation, address disparities in housing needs and access to opportunity, and foster inclusive communities. Chapter 5, Affirmatively Furthering Fair Housing (AFFH), summarizes the fair housing issues and concerns in San Leandro based on findings of the 2020 Alameda County Regional Analysis of Impediments to Fair Housing Choice (AI) and additional research conducted as part of this Housing Element update. Programs under this goal are designed to affirmatively reduce barriers to housing and increase equitable conditions across neighborhoods, addressing issues such as historic and existing racial and economic inequities, housing mobility and access, community investment and engagement, and environmental health. The findings of the AFFH analysis were used to develop meaningful actions and metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities within the city. The actions for this program are separated under the headers of each AFFH identified housing issue.
City of San Leandro
2023-2031 Housing Element Update
6-28
AFFH Identified Housing Issue: Outreach Capacity and Enforcement The AI identified Contributing Factors to AFFH-related issues in the city that impact fair housing. The AI specifically noted the following concerns: insufficient and inaccessible outreach and enforcement, lack of public input and feedback on issues and strategies, and lack of marketing community meetings. Feedback from community members and representatives of service organizations during the community and stakeholder workshops held in October 2021 through January 2022 also reinforced the need to increase community outreach and housing opportunities.
Outreach Capacity and Enforcement Actions, Objectives, and Timeframe Actions Objectives and Timeframe
Action 18.1: Seek opportunities to expand outreach and public education strategies on available tenant protection and fair housing services to reach vulnerable households by offering information in multiple languages, targeted social media efforts, combining information with other assistance programs, distributing resources through local schools and colleges, and partnering with community-based organizations.
Partner with at least three new schools or
community-based organizations during the planning
period to disseminate materials and provide trainings
to residents, prioritizing services in communities
sensitive to displacement.
Action 18.2: Expand awareness of predatory lending practices, fair housing requirements, regulations, and services by distributing educational materials to property owners, realtors, apartment managers, and tenants.
Distribute materials to at least 2,000 property
owners, apartment managers, and tenants during the
planning period, with at least half distributed in
communities with majority non-white residents,
particularly in the areas around East 14th Street and
Davis Street, and southwestern San Leandro, and
areas with higher concentrations of persons with
disabilities, such as the area around San Leandro
Boulevard and Washington Avenue.
Annually seek and publish summaries of third-party
research and review of lenders and brokers suspected
of selling predatory financial products.
Action 18.3: Continue to effectively address the requirements of Government Code Sections 8899.50 and 65583 by
coordinating with ECHO and other fair housing agencies to provide fair housing and tenant/landlord services, including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and
tenant/landlord counseling and mediation.
Assist at least 20 residents and landlords with fair
housing counseling annually.
Action 18.4: Review the City’s outreach methods biannually, using feedback from resident surveys and focused discussions with community organizations to inform online, mail, and inperson outreach methods. Increase participation of historically underrepresented residents in all City housing programs and community planning activities. Collaborate with existing and new community stakeholders from all sectors and geographic areas to engage in the public participation process.
Conduct at least one resident survey biannually to
obtain feedback about City outreach methods,
prioritizing feedback from underrepresented
residents.
Action 18.5: Expand and improve access to public meetings by conducting public meetings at suitable times (using
information from public feedback and survey results), using both in-person and online methods such as Zoom. In-person meetings must accommodate persons with disabilities, be accessible to nearby transit centers, and provide resources such as childcare, translation, and food services. Develop an outreach checklist that will be used for all outreach campaigns.
Develop the outreach checklist by January 2026.
Housing Plan
Draft Housing Element 6-29
Actions Objectives and Timeframe
Action 18.6: Utilize and promote links to online affordable housing search and application services on the City’s website.
Add links and publicize regional affordable rental housing lottery application and lease-up portals. At least once annually, update available multi‐family affordable rental housing and ownership Below Market Rate (BMR) assets as needed. Provide information on affordable housing in Spanish and Chinese where possible.
Updated website content and affordable housing
inventory, ongoing.
Action 18.7: Coordinate with non-profit organizations and employment-related organizations, such as teachers’
associations, school districts, the San Leandro Adult School, and community-based service providers to provide educational seminars on housing resources and financial planning to increase housing mobility.
Provide housing mobility seminars to at least 50
residents annually.
Action 18.9: Add information on fair housing laws and
resources on the City’s website regarding housing programs in several languages.
Updated website content with updated information
on fair housing services and programs by January
2025.
Implements the Following Policies P.5.1, P.5.6, P.5.7, P.5.8, P.5.9 Responsible Agency Housing Division
Funding Sources CDBG
AFFH Identified Housing Issue: Replacing Segregated Living Patterns with Integrated and Balanced Living Patterns
An AFFH-identified issue of socio-economic segregation and the need for integration of special needs populations. As indicated in the AFFH analysis in Chapter 5, the city does not have any HUDidentified racially and/or ethnically concentrated areas of poverty (R/ECAPs), but there are areas where lower household income and racial and ethnic concentration overlap, predominantly in the northwestern area of the city such as the Davis West, Eastshore (between Davis Street and Marina Boulevard), and Marina neighborhoods. These areas have a sizeable Hispanic/Latino majority and higher rates of housing issues such as overcrowding and/or overpayment on housing costs.
Hispanic/Latino and Black/African American residents in the city experience higher rates of housing problems than non-Hispanic white and Asian American residents.
This program complements other programs and objectives that are designed to increase integration in the community.
Segregation and Integration Actions, Objectives, and Timeframe Actions Objectives and Timeframe
Action 18.8: As part of the Housing Element Annual Report, describe how programs have assisted in desegregation of housing to serve the entire population.
Annual Progress Report findings
Action 18.9: Continue to budget for and implement plans and strategies for areas designated to increase low-, moderate-, and mixed-income housing development during the planning period, including Downtown TOD, the East 14th Street South Area, and Bay Fair TOD area. Continue to look for opportunities for placemaking improvements, including:
Wayfinding
Active transportation opportunities
Public art reflective of cultural identity and diversity Biannually with Capital Improvement
Program Adoption
City of San Leandro
2023-2031 Housing Element Update
6-30
Actions Objectives and Timeframe
Recreation and community programming
Identifying and actively pursuing economic development opportunities, training, and programs that empower local residents
Support neighborhood-serving needs and opportunities
Continue to collaborate with regional partners and seek grant funding for implementation when practicable. Coordinate with Engineering and Transportation Department to review the City’s biannual Capital Improvement Projects to ensure public facilities and infrastructure are supportive the needs of underserved communities.
Implements the Following Policies P.5.2, P.5.3, P.5.4, P.5.9 Responsible Agency Planning Division, Housing Division, Economic Development Division,
Engineering and Transportation
Department
Funding Sources CDBG
AFFH Identified Housing Issue: Significant Disparities in Housing Needs and Access to Opportunity
According to State HCD, “access to opportunity” is a concept that seeks to support development of housing and other place-based resources that serve historically underserved and disadvantaged populations and that is near job centers, high achieving schools, and other beneficial community resources. The goal is to improve critical life outcomes as identified by Alameda County Place Matters Housing Workgroup (2010). Access to opportunity also means improving the quality of life for existing residents of low-income communities with fewer resources. As discussed in the AFFH analysis in Chapter 5, areas with greater proportions of low- and moderate-income households areas tend to have higher degrees overcrowding, housing burdens, exposure to pollutants, singleparent, female-headed households, and persons with disabilities than other areas of the city.
As indicated in the AFFH analysis in Chapter 5, the central area of the city along I-880 is generally associated with lower access to opportunity in terms of environmental outcomes and economic and educational opportunities, as identified by the California Tax Credit Allocation Committee (TCAC) opportunity indicators. There is also a disparity between ethnic and racial groups for homeownership opportunities. Hispanic/Latino, Black/African-American, and American Indian or Alaskan Native residents have lower rates of housing-related loan applications and degree of loan origination compared to other groups, limiting housing access and mobility options. The City will focus housing education and outreach efforts and community planning resources in areas with higher proportions of minority and/or low-income households.
The AI identified that San Leandro needed to increase access to publicly supported housing for persons with disabilities and affordable, integrated housing for individuals who need supportive services. As discussed in Section 2, Housing Needs Assessment, San Leandro also has a greater share of large households (five or more members) than Alameda County as a whole. Although San Leandro currently has sufficient housing units to accommodate large households residing in the city, large households often have a difficult time locating appropriately sized rental opportunities. The City will explore incentives for developers to include three- and four-bedroom apartments in affordable, multi-family, and/or mixed-use projects to expand rental opportunities for large households.
Housing Plan
Draft Housing Element 6-31
Additionally, as identified in the AFFH analysis in Chapter 5, much of the city is considered sensitive to displacement, and low-income residents are most vulnerable. Feedback from community members and representatives of service organizations during the community and stakeholder workshops (held in October 2021 through January 2022), desired a greater mix of housing opportunities, equitable development, community-serving uses to complement increasing density, preservation of existing Naturally Occurring Affordable Housing (NOAHs) via land trusts or other alternate forms of affordable housing, and the City’s involvement in encouraging community acceptance of housing development. Community stakeholders also addressed the need for affordable housing with wraparound services, particularly for women and families. As discussed in Section 2, Housing Needs Assessment, there are 1,385 households in poverty in the city, including 272 single-parent, female-headed households.
Disparities in Access to Opportunity Actions, Objectives, and Timeframe Actions Objectives and Timeframe
Action 18.10: Prioritize public health, education, economic, and safety programs in lower resource areas as defined by TCAC. Provide public reports on how all City initiatives address AFFH goals to increase equity and decrease disparities among neighborhoods.
Annual reports
Action 18.11: Prioritize resources supporting lower-income small business owners to assist with permitting and other costs associated with public improvements.
Ongoing
Action 18.12: Develop an outreach strategy in multiple languages for longstanding property owners who own fewer than 10 residential units (either in single-family or multi-family rental housing) to assess needs and connect them with resources, such as housing unit rehabilitation and financing programs. The intent of this program is to preserve Naturally Occurring Affordable Housing (i.e., not currently regulated with affordability deed restrictions). The program will seek to prioritize communities vulnerable to displacement, generally in the central and western areas of the city (all neighborhoods except Bay-O-Vista, West of Wicks, Marina Faire, Estudillo Estates, Farrelly Pond, and Best Manor; and with a focus on neighborhoods with lower median income: Halcyon-Foothill.)
Develop an outreach strategy for “mom
and pop” property owners by January
2026.
Action 18.13: Explore providing incentives for developers to include threeand four-bedroom apartments in affordable, multi-family, and/or mixeduse projects to expand rental opportunities for large households.
Report on incentives by January 2025.
Action 18.14: Facilitate the development of Permanent Supportive Housing with wraparound services including employment assistance, childcare, and other social service programs.
Support the development of at least 50
affordable and permanent supportive
housing units during the planning period.
Action 18.15: Identify addresses and compile mailing list and email addresses to focus outreach to neighborhoods with higher concentrations of low-income and minority residents (Davis West, Eastshore, and Marina neighborhoods) to ensure that any and all existing City Departments with high resource programs focus their services in these areas.
Other actions targeted to benefit neighborhoods with higher concentrations of low-income and minority residents will include exploring preference policy for affordable housing opportunities, land use, transportation, urban design, public facilities and services, and economic development strategies. The City will seek involvement from community organizations and advocates, business councils, and residents to further refine program scope.
Identify City Departments/Programs that
would benefit target populations and
work with City program staff to augment
outreach to neighborhoods with higher
concentrations of low-income and
minority residents. Provide outreach
addresses/mailing lists as needed and
report activities on an annual basis.
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2023-2031 Housing Element Update
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Actions Objectives and Timeframe
Action 18.16: Provide educational seminars on housing resources and financial planning to increase housing mobility to “areas of opportunity.” Provide at least three educational
seminars for Davis West, Eastshore, and
Marina neighborhood residents during
the planning period.
Implements the Following Policies P.2.1, P.2.5, P.2.6, P.3.1, P.4.1, P.5.1, P.5.2, P.5.3, P.5.4, P.5.6, P.5.7, P.5.8,
P.5.9, P.5.10
Responsible Agency Housing Division, Economic Development Division, Human Services Department,
School Districts
Funding Sources CDBG
Table 6.1 lists the programs and actions that address fair housing issues.
Housing Plan
Draft Housing Element 6-33
Table 6.1 Summary of Programs to Further Fair Housing Goals Action Area Programs Specific Commitment Timeline
Geographic/
Population Targeting Metrics
Housing Mobility Program 11: Support
Homeownership
Opportunities
Action-E 11.2: Increase participation in
homeownership education and assistance
programs for historically underrepresented
residents in the homeownership market.
2028 Low-income and
minority residents
Increase participation in
homeownership
education and outreach
programs by minority
and/or low and
moderate-income
residents by 25 percent.
Program 17: Fair Housing
Services
Action-P 17.6: Fair Lending. Work to promote
fair lending practices throughout the city:
▪ Ensure that low-income and minority
residents have fair access to capital
resources needed to acquire and maintain
housing.
▪ Prevent predatory lending through
information and referrals.
Ongoing Low-income and
minority residents
Annually seek and
publish third party
review of City or
regional HMDA data to
identify areas of need
regarding fair access to
lending.
Program 18: Affirmatively
Furthering Fair Housing
Action 18.16: Provide educational seminars on
housing resources and financial planning to
increase housing mobility in neighborhoods
with higher concentrations of low-income and
minority residents.
Complete by 2031 Davis West,
Eastshore, and
Marina
neighborhoods
At least three
educational seminars.
New Opportunities
in Higher
Opportunity Areas
Program 5: Data-Informed
Tools for Increased
Housing Development
Action-P 5.6: Monitor lot splits and two-unit
developments under SB 9, provide technical
assistance to homeowners, and develop or
adjust development standards as needed.
Provide easily accessible information and
resources about SB 9 on the City website.
Update City website
by January 2024.
Monitor activities
on an ongoing basis.
Low-density
residential areas
Updated website with
information and
resources about SB 9.
Program 7: Support New
Moderate-Income and
Workforce Housing
Action-P 7.1: Review the zoning code to
identify opportunities to increase and
encourage a greater mix of dwelling types and
sizes, specifically housing types that may
accommodate moderate-income households
(e.g., duplexes, triplexes, fourplexes,
townhouses, courtyard buildings), in lowerdensity residential areas, and amend the zoning code as needed.
Review zoning code
by January 2028
and implement any
changes by January
2029.
Low-density
residential areas
Review of zoning code
and implementation of
changes.
City of San Leandro
2023-2031 Housing Element Update
6-34
Action Area Programs Specific Commitment Timeline
Geographic/
Population Targeting Metrics
Place Based
Strategies for
Community
Revitalization
Program 18: Affirmatively
Furthering Fair Housing
Action 18.9: Continue to implement plans and
strategies for areas designated to increase low-
, moderate, and mixed-income housing
development during the planning period,
including Downtown TOD, the East 14th Street
South Area, and Bay Fair TOD area. Continue to
look for opportunities for placemaking,
including:
▪ Wayfinding
▪ Active transportation opportunities
▪ Public art reflective of cultural identity and
diversity
▪ Recreation and community programming
▪ Identifying and actively pursuing economic
development opportunities, training, and
programs that empower local residents
▪ Neighborhood-serving needs and
opportunities
Continue to collaborate with regional partners
and seek grant funding for implementation
when practicable. Coordinate with Engineering
and Transportation Department to review the
City’s biannual Capital Improvement Projects
to ensure public facilities and infrastructure are
supportive the needs of underserved
communities.
Biannually with
Capital
Improvement
Program Adoption
Downtown TOD, the
East 14th Street
South Area, and Bay
Fair TOD area
Biannual review of
Capital Improvement
Program
Program 18: Affirmatively
Furthering Fair Housing
Action 18.10: Prioritize public health,
education, economic, and safety programs in
lower resource areas as defined by TCAC.
Provide public reports on how all City
initiatives address AFFH goals to increase
equity and decrease disparities among
neighborhoods.
Annual Low-resource areas
(northwestern and
central San Leandro)
Annual reports
Program 18: Affirmatively
Furthering Fair Housing
Action 18.15: Identify addresses and compile
mailing list and email addresses to focus
outreach to neighborhoods with higher
Identify addresses
and compile mailing
list by 2024.
Davis West,
Eastshore, and
Identify City
Departments/Programs
that would benefit
Housing Plan
Draft Housing Element 6-35
Action Area Programs Specific Commitment Timeline
Geographic/
Population Targeting Metrics
concentrations of low-income and minority
residents (Davis West, Eastshore, and Marina
neighborhoods) to ensure that any and all
existing City Departments and high resource
programs to focus City services in these areas.
Actions targeted to benefit neighborhoods
with higher concentrations of low-income and
minority residents will include exploring
preference policy for affordable housing
opportunities, land use, transportation, urban
design, public facilities and services, and
economic development strategies. The City will
see involvement from community
organizations and advocates, business councils,
and residents to further refine program scope.
Marina
neighborhoods
target populations and
work with City program
staff to augment
outreach to
neighborhoods with
higher concentrations
of low-income and
minority residents.
Provide outreach
addresses/mailing lists
as needed and report
activities on an annual
basis.
Displacement Program 9: Tenant
Protections and Support
Action-E 9.1: Review the City's Rent Review
Board Ordinance with input from tenants and
property owners/managers, ensuring
representation across the economic spectrum,
and update as appropriate.
January 2025 Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Review of rent review
board
Program 9: Tenant
Protections and Support
Action-E- 9.2: Review the City’s Tenant
Relocation Ordinance with input from tenants
and property owners/managers, ensuring
representation across the economic spectrum,
and update as appropriate.
January 2025 Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Review of the City’s
Tenant Relocation
Ordinance
Program 9: Tenant
Protections and Support
Action-P 9.3: Determine feasibility and seek
funding for a local displacement study. The City
will require that this study include policy
measures to address any findings of
Ongoing Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
Local displacement
study
City of San Leandro
2023-2031 Housing Element Update
6-36
Action Area Programs Specific Commitment Timeline
Geographic/
Population Targeting Metrics
displacement. This effort will ensure the City’s
compliance with Fair Housing Law and will be
used as a basis for a City Preference Policy for
any new regulated affordable housing
development.
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Program 9: Tenant
Protections and Support
Action-P 9.4: Explore updating the
Condominium Conversion Ordinance to
address conversion of duplexes and triplexes
not covered by the Tenant Relocation
Ordinance. Updates may include changing the
condominium conversion fee to be based on
sales price, removing the existing exemption
for two- and three-unit rental buildings, setting
a minimum cost per unit for upgrades as part
of condominium conversions, and/or requiring
a marketing plan for the converted units.
January 2025 Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Update of
Condominium
Conversion Ordinance
Program 9: Tenant
Protections and Support
Action-P 9.5: Require reporting from
consultants providing tenant services in
Conciliation/Mediation and Legal Assistance to
evaluate existing State and federal “just cause
for eviction” (AB 1482, 2019-Chiu) provisions
to determine if additional protections through
a local ordinance is warranted.
Ongoing Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Program 9: Tenant
Protections and Support
Action-P 9.6: Explore the development of a
rental assistance program to provide relief to
tenants and landlords to avoid the
displacement of vulnerable communities.
January 2025 Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor)
Exploration of
development of a rental
assistance program
Housing Plan
Draft Housing Element 6-37
Action Area Programs Specific Commitment Timeline
Geographic/
Population Targeting Metrics
Program 18: Affirmatively
Furthering Fair Housing
Action 18.12: Develop an outreach strategy in
multiple languages for property owners who
own fewer than 10 residential units (either in
single-family or multi-family rental housing) to
assess needs and connect them with resources,
such as housing unit rehabilitation and
financing programs. The intent of this program
is to preserve Naturally Occurring Affordable
Housing (i.e., not currently regulated with
affordability restrictions). The program will
seek to prioritize communities vulnerable to
displacement, generally in the central and
western areas of the city (all neighborhoods
except Bay-O-Vista, West of Wicks, Marina
Faire, Estudillo Estates, Farrelly Pond, and Best
Manor; and with a focus on neighborhoods
with lower median income: Halcyon-Foothill).
Develop an
outreach strategy
for “mom and pop”
property owners by
January 2026.
Vulnerable
communities (all
neighborhoods
except Bay-O-Vista,
West of Wicks,
Marina Faire,
Estudillo Estates,
Farrelly Pond, and
Best Manor; and with
a focus on
neighborhoods with
lower median
income: HalcyonFoothill)
Development of an
outreach strategy for
“mom and pop”
property owners
City of San Leandro
2023-2031 Housing Element Update
6-38
Program 19: Energy-Efficient Buildings
The City of San Leandro has existing building code and development review standards to incentivize energy-efficient building development. An energy-efficient buildings program is necessary to keep providing resources and support to developers engaging with sustainable design and energy-efficient building construction methods as the City works to adopt a building electrification and electric vehicle REACH code, which is a local building code that aims to advance decarbonization efforts and exceed state minimum requirements for energy use in buildings. The San Leandro City Council adopted the 2021 Climate Action Plan (CAP) on July 19, 2021. The actions in this program support the objectives and strategies of the CAP to reduce greenhouse gas emissions and to adapt to changing climate conditions.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 19.1: Increase resident participation in programs designed to reduce household energy costs, particularly home weatherization programs and utility tax exemptions or discounts geared toward lower-income households.
Coordinate with PG&E to inform lower-income households about potential ways to reduce home energy costs.
Hold at least eight outreach events
during the planning period, prioritizing
low- and moderate-income residents.
Action 19.2: Adopt a local Building Code amendment to encourage allelectric construction. The City will monitor code change proposals at the State level and amend its ordinances accordingly. Any changes to the Building Code beyond those required by State law will be thoroughly vetted through discussions with builders, developers, contractors, and property owners.
January 2026
Action 19.3: Explore financial incentives for residents and landlords for certain types of environmentally friendly building improvements such as solar panel installation and energy and water efficiency upgrades, induction cooking, and outdoor water conservation techniques, with priority given to units affordable to lower and moderate-income households.
January 2026
Implements the Following Policies P.3.1
Responsible Agency Building Division, Office of
Sustainability, Planning Division,
Housing Division
Funding Sources General Fund, Regional (StopWaste,
ABAG), State, Federal
6.4 Quantified Objectives
California Housing Element Law requires jurisdictions to estimate the number of units achieved for maintenance, preservation, and construction of housing over the eight-year planning period. The City has two sets of numerical housing goals included in the Housing Element: the City’s share of the RHNA (with adequate buffer) and the Quantified Objectives for Affordable Housing Production. The City’s share of the RHNA is 3,855 total housing units. The analysis of adequacy of available land resources to meet the RHNA is provided in detail in Section 4, Housing Resources.
The second set of numerical goals is quantified objectives for the creation of affordable housing opportunities and the provision of other housing assistance. These quantified objectives are based on the goals, policies, and programs described in this section and summarized in Table 6.2. The quantified objectives set a target goal for the City based on needs, resources, and constraints.
Housing Plan
Draft Housing Element 6-39
Table 6.2 San Leandro Quantified Housing Objectives 2023-2031 Activity
Very Low-Income
Units (<50% AMI)
Low-Income Units
(50-80% AMI)
Moderate-Income Units
(80-120% AMI) Total Units
New Construction
Affordable Housing 200 200 400
Permanent
Supportive Housing
50 50
Housing for Special
Needs
40 40
Tiny Homes for
Unhoused
Individuals
10 10
Total New
Construction
300 200 500
Rehabilitation
Mobile Home Units 2 2
Total Rehabilitation 2 2
Conservation/Preservation
Preservation of AtRisk Units
35 25
Total Conservation/
Preservation
35 25
Total 300 237 0 537
Definitions
AMI – Area Median Income
City of San Leandro
2023-2031 Housing Element Update
6-40
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Appendix A
Public Outreach
5/26/22, 10:37 AM San Leandro Housing Element
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San Leandro Housing
Element Update
Learn More
About the Project
The City of San Leandro is updating its Housing Element and we want to hear from you! This website provides useful information you will need to stay up to date and provide feedback on the project, including upcoming community workshops, City public meetings, reports and resources, and other opportunities. Please note that this website will be regularly updated throughout the project timeline.
Housing
Element
The Housing Element is a policy document
that provides a comprehensive strategy for
promoting the production of available,
affordable, and adequate housing within the
community. It serves as a strategy to address
housing needs across the economic and
social spectrum. State law requires that
cities and counties update their housing
elements every 8 years. San Leandro last
updated its Housing Element in 2015 and is
now required to update it by January 31,
2023 for the period covering 2023-2031.
What is a Housing Element?
The Housing Element is a required part of the City’s General Plan intended to provide a comprehensive strategy for promoting the production of available, affordable, and adequate housing within the community. It serves as a strategy to address housing needs across the economic and social spectrum.
About the Project Get Involved Latest News Project Resources Contact Us City Website Select Language Update Website
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PRESENTATION MEETING RECORDING
Housing Opportunity Sites and EIR Scoping Workshop #3 – 1/19/22 PRESENTATION MEETING RECORDING WORKSHOP #3 PUBLIC INPUT SUMMARY Community Workshop #2: Housing Policies – 12/9/21
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Housing Priorities Survey
Response Summary
The City of San Leandro conducted an online survey from October 25, 2021, through December 15, 2021, to inform the 2023-2031 Housing Element Update. This survey is part of a broader Housing Element Update outreach strategy that includes a series of community workshops, a project website, stakeholder interviews, and an online mapping tool. The survey was translated into Chinese (Cantonese) and Spanish, and a total of 101 responses were received (4 in Spanish, 11 in Chinese, and 94 in English). The survey responses provide feedback on the City’s housing priorities.
A summary of response patterns is below:
• Respondents listed “quality and size of housing,” “affordability,” and “walkable to shopping and services like grocery stores and medical facilities” as top priorities when looking for housing for themselves or their household. • Affordability was listed as the most urgent housing issue. • Respondents most noted “housing affordability” and “meeting the needs of people experiencing homelessness” as the city’s housing challenges. • “Cost of quality housing is too high” was selected as the biggest barrier to affording desired housing.
• Respondents listed “sudden rent increase” as the top concern for displacement of residents from their homes.
• Respondents felt that the type of housing that should be developed in the immediate future includes (in order of importance):
o Housing for families and multigenerational households (3 or more bedrooms) o Housing for seniors
o Housing for singles, couples, and small households (1-2 bedrooms) o Housing for people experiencing homelessness
• Respondents preferred multifamily apartments/condominiums to be in areas within walking distance to a BART station and/or along major streets such as Hesperian Boulevard and East 14th Street.
• Respondents were more likely to be homeowners, reside in single-family homes, be age 30 and older, and identify as non-Hispanic white.
The following is the full survey report.
Appendix A-2
Housing Priorities
Survey Response
Summary
1.What is your relationship to San Leandro? (Check all that apply) Value Percent Count
I live in San Leandro 97.7% 86
I work in San Leandro 13.6% 12
Other - Write In 2.3% 2
Other - Write In 2.3% 2
I also do nearly everything else in
San Leandro
1 I represent people who live and or
work in San Leandro
1 Totals 2
I live in San
Leandro , 97.7
I work in San
Leandro , 13.6
Other - Write In ,
2.3 0
20 40
60 80
100
120
I live in San Leandro I work in San Leandro Other - Write In Percent
2.Do you represent a group, organization, or business? For example: service provider associated with a special needs population (e.g. persons with disabilities, seniors, domestic violence victims); community group, tenants rights’ group, housing developer, other?
Value Percent Count
Yes (provide name of
organization or business):
12.5% 10
No 87.5% 77
Total 87
Yes (provide name of
organization or business):
Count
Alice's Adorable Babies in Home
Day Care
1 Bay Area community health 1
Building Trades Council 1
Downtown Community Benefit
District
1 East Bay HomeBridge Connect 1
Yes (provide
name of
organization or
business):
12%
No
88%
First Wednesdays 1
Greenbelt Alliance 1
SEIU LOCAL 2015 UNION 1
San Leandro Police Defund 1
San Leandro White Antiracism
Initiative
1 Total 10
3.If you live in San Leandro, which best describes your current housing situation? Value Percent Count
Own 66.3% 57
Rent 26.7% 23
Live with friends/family, do not
own or pay rent
3.5% 3
Other housing situation - Write In 1.2% 1
I do not live in San Leandro 1.2% 1
Totals 86
Other Housing Situation- Write in Count
I live on my boat @ SL Marina 1
Totals 1
Own
66%
Rent
27%
Live with
friends/family,
do not own or
pay rent
4%
Other housing
situation - Write In
2%
I do not live in San
Leandro
1%
4.If you live in San Leandro, which best describes your current living situation? Value Percent Count
Apartment 11.6% 10
Condominium/townhome 8.1% 7
Single family home 72.1% 62
Mobile home 1.2% 1
Other living situation - Write In 5.8% 5
I do not live in San Leandro 1.2% 1
Totals 86
Other living situation - Write In Count
Duplex 2
Boat 1
Duplex unit 1
Senior low income building 1
Totals 5
Apartment
12%
Condominium/tow
nhome
8%
Single family home
72%
Mobile home
1%
Other living
situation - Write In
6%
I do not live in
San Leandro
1%
5.Which best describes your household composition?
Value Percent Count
Single, living alone 20.7% 18
Single, living with roommates -
Write in number of roommates
3.4% 3
Couple living together , no
children
26.4% 23
Living with children under 18 at
home
24.1% 21
Multiple generations living
together (adult children, parents,
grandparents, etc.)
23.0% 20
Other household composition -
Write In
2.3% 2
Totals 87
Single, living alone
21% Single, living with
roommates - Write
in number of
roommates
3%
Couple living
together , no
children
27%
Living with children
under 18 at home
24%
Multiple
generations living
together (adult
children, parents,
grandparents, etc
23%
Other
household
composition -
Write In
2%
Single, living with roommates -
Write in number of roommates
Count
1 2
2 1
Totals 3
Other household composition -
Write In
Count
2 housemates + 2 teenagers + me 1
married; husband 1
Totals 2
6.Which of the following characteristics are important to you when looking for housing for you and your household? (Check all that apply)
Value Percent Count
Close to public transit stop/station 46.0% 40
Quality and size of housing 85.1% 74
Walkable to work or school 40.2% 35
Walkable to shopping and services
like grocery stores and medical
facilities
62.1% 54
Able to construct or own an
accessory dwelling unit
(ADU)/granny flat or second unit
on property
16.1% 14
Americans with Disabilities Act
(ADA) accessibility
6.9% 6
Affordability 73.6% 64
Able to house multiple
generations in one home
18.4% 16
Other - Write In 18.4% 16
0 10
20 30
40 50
60 70
80 90
Percent
Other - Write In Count
Affordable and size 1
Energy efficient/ environmentally
friendly
1 Good landlords 1
In a nice neighborhood where
people maintain their property
and low crime
1 Inclusive neighbors 1
Needs for unassisted living senior
friendly in all aspect going to
garbage , length of hallways
1 Neighborhood appearance 1
Safe and sustainable 1
Safe area, kept up neighborhood 1
Safe neighborhood 1
Safety, lighting, and good roads 1
Single family residences in a
neighborhood setting away from
transit and traffic
1 Solar exposure 1
neighborhood greenspace 1
safe neighborhood 1
who lives close..away from people
that don't belong. I currently have
drug runner across the street that
isn't on her lease. mom enables,
and
it's the senior ,disability
apartments 528 west Juana. They
do nothing
1 Total 16
7.What are housing challenges in San Leandro? (Check all that apply.) Value Percent Count
Difficult to find affordable housing 72.6% 61
Difficult to find housing for people
with special needs, such as
seniors, persons with disabilities,
or people who need social services
22.6% 19
Not enough housing units big
enough for households with
families or multiple generations
living together
35.7% 30
Hard to get quality rental housing
that meets my needs
33.3% 28
Quality rental housing is too
expensive and it is hard to pay the
deposit
39.3% 33
Meeting the needs of people
experiencing homelessness
47.6% 40
Threat of displacement 26.2% 22
Discrimination in the housing
market (based on are, religious
creed, color, national origin,
ancestry, physical disability,
15.5% 13
0 10
20 30
40 50
60 70
80 Percent
mental disability, medical
condition, genetic information,
marital status, sex, age, sexual
orientation, or veteran or military
status, or perception of those
characteristics)
Hard to obtain rental assistance or
mortgage loan
22.6% 19
Too cumbersome and/or
expensive to build higher-density
housing or more units on
properties
28.6% 24
Other - Write In 21.4% 18
Other - Write In Count
Crime 1
Difficult to find low income
housing
1 General upkeep 1
Housing is unsafe and
unsustainable
1 Landlords are just GREEDY AND
NOT ENOUGH IS DONE FOR
MIDDLE INCOME EARNERS WHO
ARE TENANTS
1 Multiple-and terrible landlords.
Single family homes need more
laws and regulations like multiple
units. We are all tenants
regardless of
who owns the property and size.
1 NIMBYS 1
Refusal of developers to provide
affordable quality housing with
designs that aesthetically improve
the environment in San Leandro
and provide adequate bundled
parking on site instead of
impacting current residents and
surrounding neighborhoods.
1 Rent protections need to be
strengthened
1 Threat of the loss of single family,
low density, no more than two
story housing
1 Too many low-quality houses. Too
few good neighborhoods
1 Trying to find places with low
crime rate
1 Very unattractive esthetically and
crime
1 ease in senior housing being able
to get around
1 find a safe neighborhood 1
lack of density 1
the bother of code enforcement 1
unfair property taxes due to Prop
13 1
Totals 18
8.What do you believe is the biggest barrier to affording desired housing in the City of San Leandro?
Value Percent Count
Lack of availability of rentrestricted units 8.0% 7
Cost of quality housing is too high 34.5% 30
Cost of housing is too high in
areas with good jobs and services
12.6% 11
Low supply of housing 24.1% 21
I don't know 8.0% 7
Other - Write In 12.6% 11
Totals 87
Other - Write In Count
All above! 1
All of the above except the IDK 1
Crime 1
Lack of availability
of rent-restricted
units
8%
Cost of quality
housing is too high
34%
Cost of
housing is
too high in
areas with
good jobs
and
services
13%
Low supply of
housing
24%
I don't know
8%
Other - Write In
13%
Displacement due to refining by
City of San Leandro
1 Hogged by illegals1
Landlords cannot provide
"affordable" housing when the
government is taxing us so much
and not letting us increase the
rent to cover when
the Assessor raises our appraised
values. The amount you approve
of us to increase is not enough
1 Qualifying Income1
Too many outsider offers
ridiculous skyrocketed price to
own houses
1 Too many people in the Bay Area1
too many people want to live
here, not enough affordable
housing is being built. not enough
land to build all of the houses that
people want
1 we forgot about medium income..1
Totals 11
9.Sometimes changes in living conditions or a neighborhood may threaten to displace people from their home. Choose up to three conditions or factors that you believe affect San Leandro residents.
Sudden
rent
increase
Sudden lease
termination
Eviction
Maintenance
issues not
fixed
Long-term residents
can't stay in the
community
I don't believe that any of these
conditions or factors affect San
Leandro's residents
I
don't
know
Other - Type
In (Question
11)
Responses
1 Count
Row
%
40 46.5%
0 0.0%
3 3.5%
8 9.3%
14 16.3%
6 7.0%
13 15.1%
2 2.3%
86 2
Count 13 8 12 12 14 4 7 5 75
Row 17.3% 10.7% 16.0% 16.0% 18.7% 5.3% 9.3% 6.7%
%
3 Count 5 12 6 11 14 4 11 5 68
Row 7.4% 17.6% 8.8% 16.2% 20.6% 5.9% 16.2% 7.4%
%
Totals 229
100.0%
10.If you answered "Other" in the previous question, please specify which conditions or factors you believe affect San Leandro residents.
Response
Multiple reasons. Especially if it's tenants in single family homes. We aren't considered tenants by the state and AB 1482
Not enough quality of housing
not enough walkable housing/ high density housing
we need to protect our residents when others that rent or live in areas and drug run Traffic, noise pollution, crime
Greedy landlords no help and we need a tenant board that represents ALL TENANTS Homelessness
not enough union jobs
Affordability
Lack of rent control, lack of green housing, lack of seismically sound housing, lack of A/C, lack of upkeep and maintenance support,
lack of fair price rules
Crime
Cost of housing
Rampant unpunished crime
Increase in crime both property and assault
Crime
Other
11.When we consider all housing issues in the City of San Leandro, what do you believe are the most urgent issues? (Choose three) Affordability Availability Homelessness Homeownership Overcrowding Displacement Housing Quality
I
don't
know
Other - Type In
(Question
13)
Responses
1 Count 49 13 10 3 4 1 5 1 2 88
Row 55.7% 14.8% 11.4% 3.4% 4.5% 1.1% 5.7% 1.1% 2.3%
%
2 Count 15 16 16 10 9 3 14 2 2 87
Row 17.2% 18.4% 18.4% 11.5% 10.3% 3.4% 16.1% 2.3% 2.3%
%
3 Count 9 17 9 10 5 10 13 6 7 86
Row 10.5% 19.8% 10.5% 11.6% 5.8% 11.6% 15.1% 7.0% 8.1%
%
Totals 261
100.0%
12.If you answered "Other" in the previous question, which housing issue(s) do you find to be most urgent in the City of San Leandro?
Response
Density/walkability
It's so many urgent depends on person/family
Availability
if someone rents and lets others live there, or there are drug runners that put people in the community at risk something has to be done.
Landlords are all greedy, no help for middle class income folks Displacement
Hard working people still can not afford to live in San Leandro Affordability
All of them
Process & cost to get a permit
Safety
Rampant unpunished crime
Crime! So much crime is happening all around us and there is not enough police protection.
Too few good neighborhoods
Other
13.Using numbers from 1 through 10, (1 being the most needed and 10 being the least needed), please rank the type of housing that you believe should be developed in San Leandro in the immediate future.
Item Overall Rank Score Total Respondents
Housing for families and
multigenerational
households (3 or more
bedrooms)
1 539 80
Housing for seniors 2 485 84
Workforce housing
(examples: subsidized or
below-market rental
housing reserved for
teachers and public
employees such as
firefighters; incomerestricted cooperative
housing)
3 457 76
Housing for singles,
couples, and small
households (1-2
bedrooms)
4 455 74
Housing for people
experiencing
homelessness
5 451 81
Long-term housing for
people with special needs
(social services, group
homes, medical services)
6 409 77
Accessory Dwelling Units
(ADUs) or more housing
units on single-family and
multifamily properties
7 387 74
Efficiency homes such as
studio apartments
8 378 72
Tiny homes or singleresident occupancy (SRO)
units
9 338 73
Live/work housing
(examples: work lofts,
ground floor retail unit
with upper floor live
space)
10 337 72
14. Which areas of the City do you think would be better suited for multifamily apartments and/or condominiums? (Check all that apply)
Value Percent Count
Residential neighborhoods 35.6% 31
Along major streets (eg. E 14th
Street, Hesperian Boulevard)
62.1% 54
In areas within walking distance to
a BART station
86.2% 75
In areas within walking distance to
AC Transit
56.3% 49
Existing shopping centers 55.2% 48
Other - Write In 17.2% 15
Other - Write In Count
Anywhere away from single family
homes
1 By the marina 1
Close to schools 1
Demolish old buildings downtown 1
Residential
neighborhoods ,
35.6 Along major streets
(eg. E 14th Street,
Hesperian
Boulevard) , 62.1
In areas within
walking distance to
a BART station ,
86.2 In areas within
walking distance to
AC Transit , 56.3
Existing shopping
centers , 55.2
Other - Write In ,
17.2 0
10 20
30 40
50 60
70 80
90 100
Residential
neighborhoods
Along major
streets (eg. E
14th Street,
Hesperian
Boulevard)
In areas within
walking
distance to a
BART station
In areas within
walking
distance to AC
Transit
Existing
shopping
centers
Other - Write
In
Percent
Everywhere
1 Everywhere because single family
homes aren't sustainable
1 High-opportunity areas like along
Dutton
1 In more busier areas1
In neighborhoods would be
appropriate if the number of units
is appropriate to the size of the
property, enough on site parking is
provided, the design of the
building is conducive to the
residential area and the building is
not more than three stories high
1 NOT crammed into neighborhoods
with small, SFHs.
1 Near services such as Davis Street,
or hospitals like Kaiser and San
Leandro.
1 Using all that empty commercial
space for housing.
1 everywhere1
warehouses1
we have empty lots and also
empty warehouses
1 Totals 15
15.What is your age group?
Value Percent Count
18 - 29 8.0% 7
30 - 49 30.7% 27
50 - 64 30.7% 27
65 or older 30.7% 27
Totals 88
18 - 29
8%
30 - 49
30%
50 - 64
31%
65 or older
31%
16.How do you identify your race/ethnicity?
Value Percent Count
Hispanic/Latino 9.2% 8
Asian/Asian American 14.9% 13
Black/African American 5.7% 5
White non-Hispanic 42.5% 37
Native American 1.1% 1
Native Hawaiian or Pacific Islander 1.1% 1
Two or more races/ethnicities 6.9% 6
Other race/ethnicity - Write In 3.4% 3
Prefer not to say 14.9% 13
Totals 87
Other race/ethnicity - Write In Count
Latin American Slav 1
white/Latino mix 1
Hispanic/Latino
9%
Asian/Asian
American
15%
Black/African
American
6%
White non-Hispanic
43%
Native
American
1%
Native Hawaiian or
Pacific Islander
1%
Two or more
races/ethnicities
7%
Other
race/ethnicity -
Write In
3%
Prefer not to say
15%
white 1
Totals 3
17. Optional: please let us know your thoughts on how the City can provide housing opportunities for all sectors of the population.
Response
The biggest problem with housing as it stands is that there is far too little of it. Allow a lot more, and most of the problems will be greatly reduced. And we need to use all opportunities, including up zoning from SFZ areas which are currently ~90% of residential land
I hope you have a way to get input directly from low income, apartment dwellers, and homeless residents about their housing needs. Most of the participants in the 10/27 workshop seemed to be homeowners Increase density Reduce parking requirements Contribute land By focusing on those who need housing most first
We have enough affordable housing and you should build market rate.
Everyone agrees that quality affordable housing is needed. However, the City cannot step all over the current residents to provide it to keep developers happy. San Leandro needs to take care of all of its residents. Keeping design requirements appealing to neighborhoods will help decrease resistance. Providing adequate on site included parking to decrease impact on the surrounding neighborhood will decrease resistance. Talk, high density buildings should be built in non single family residential neighborhoods. There is a lot of wasted industrial area in San Leandro that could be used for larger buildings. No matter what San Leandro does with providing more housing, they also have to provide additional schools, shopping, parking to go with it. The City is currently already overcrowded. You can barely find a parking space downtown as it is. The City can't seem to keep the streets and sidewalks clean as it is without adding additional residents. It isn't just about building more housing. The picture is so much bigger than that. The City needs to meet the needs of everyone, not just new residents.
Included single family homes in laws and regulations! We are all tenants regardless of our income and who owns the home. Any landlord doing business in the city needs to pay if they rent out homes. There needs to be some rent control on single family home as we are the ones who suffer more than lower income families. It's wrong that tenants of single family homes are discriminated cause we rent a home vs multiple units and that's bs! You'd think they'd treat us better but no…we don't even have inspections one these rental homes. Unless your on some sort of assistance.
Build more
allowing for more high density housing and removing single family zoning. making it easier to develop (more quickly and not take forever)
City website that has an easy way to see all housing.
Yes, more housing is needed in San Leandro. But, unless it is targeted to those who need it most (the low/middle income people), it will only help wealthier residents and developers. I could NOT afford to live in San Leandro at todays rates of rents/ownership; if I didn't purchase my home 20 years ago. I think that developers should be made to include affordable units in their buildings. The city should not take the "in lieu of money" from developers. Nor should the "affordable units" be allowed to be placed somewhere else. The affordable units should be in the buildings being built! This way, at least a very few lower/middle income residents might be able to find a place to live in San Leandro.
We need to update/maintain the infrastructure before adding more housing. Current roads are crumbling and traffic is terrible. New housing should fit into the neighborhoods that they are going into, not just cramming high rise units in any/every available space. Transit options need to be part of the discussions as well. "The bus goes by every hour" is not a very viable option for most working people. We need to partner with transportation agencies to improve access since the current plans seem to assume that people will take public transit and are not required to have sufficient parking options.
Establish a vacant home property tax. I have seen several such properties with no residence. These places can be suitable for housing others. Vacant businesses also can be turned into housing too. you build but don't think of the community that lives around the area's built. We currently have a lady that enables her son in a senior/disablity apartments.due to moritorium nothing can be done and we are frightened by his threats and drug running. the police can only do so much. they need to be evicted, she needs to go to a place they can care for her. her son needs to go
All areas of San Leandro should have development, especially for the unhorsed. They should be near medical and social services
Bigger is not always better , building for seniors with city block long hallways is just defeating purpose for a senior building,
Considerations for more policing as population increases. CHP, SLPD, ACSD, should be monitoring traffic, speeding and crime. Provide easy access to transit and shopping by walking and biking.
We need to get rid of echo housing and the tenant board and start fresh! We need a tenant board that represents ALL TENANTS IN THE CITY OF SAN LEANDRO! Shouldn't matter income!!! We need those who have been tenants in single family homes to have more rights and help! We need our own city laws to help these long term tenants like myself! We need to block rent increases on single family homes especially if the tenants have been in home for more than 5 years! We need someone who is willing to help all tenants! Get rid of the current rent board! They are useless and a waste of funding!
Support including people from all backgrounds in the HE process Why can't the city recognize that they don't have efficient enough infrastructure to handle what they already have? Post on all social media and news outlets. Put on 311.org Save the mobile home parks in San Leandro by canceling rezoning by the Bart station which will displace hundreds of residents and cause homelessness in San Leandro, CA.
there's only so much the city can do. we need to recognize this is a regional/statewide issue. we can't solve it for everyone, nor should we try. in other words, we should do only what a small city like San Leandro can do.
Make housing more affordable for all people. Especially for hard-working and low income families. For students to help build our community. To have senior citizens and our community people to feel and be safe.
Provide housing affordable to people in San Leandro earning low and middle incomes. Don't cave to developers who want zoning changes so they can build housing affordable to only high income people or that requires multiple roommates in one unit. Continue addressing homeless needs with transition and sub sized housing and an accessible navigation center. Have attractive large multiple family buildings downtown only near BART and walking distance to jobs and services.
I moved here in February and don't know enough yet to have a strong or well formed opinion here The City (as well as the County) needs permanent supportive housing with wrap around services for homeless, but without services, housing will not help!
Increase in lieu fees and change our development into a street car suburb with mixed use housing and better useage of huge plots currently occupied by single family homes a fifth the size of the lot Streamline the cost and barriers to build housing in San Leandro. Secure matching funding to build housing for essential workers. Encourage AUD's. Concentrate greater density in projects around public transportation. Enforce code compliance to encourage investment in neighborhoods where affordability can be found. Campaign to keep the cities neighborhoods clean so investors want to build here.
By using the money the City Council wastes in the lawyers of Centro Legal de la Raza, building monuments to criminals of color, painting the streets with the slogans of the same, paying the rent for illegals who usurp U.S. workers jobs and other improper use of funds in the secret of retreats.
The city needs to create more housing stock near public transportation and city centers. By creating more housing that is affordable and CLIMATE smart we can not only alleviate our housing crisis but also help exacerbating the climate crisis.
Address the rampant unpunished crime taking over the City of San Leandro. Increase police budget to deter, arrest and prosecute folks who want to imprison the good folks of the city in their homes. Increase police budget. Prosecute crimes with laws that deter unlawful actions.
1. establish winter camps for unhoused, bringing infrastructure (potable water, toilet, shower, electricity, garbage/recycling/compost) together with services (medical & dental, social, mental health, food security in vacant lot north of Kaiser Hospital 2. construct tiny homes in parts of Marina, Bayfair, Manor 3. inform & promote formation of housing cooperatives 4. inform & promote SB9 structures 5. incentivize homeowners to take on more housemate/renters
Come up soon with a plan to stop crime than start worrying about housing issues. If the city council and mayor don't implement a plan immediately to stop crime, no one will want to live in San Leandro. The City has its priorities wrong…curbing crime is the city's number one issue and not housing.
San Leandro has to improve its housing by stopping to provide LOW INCOME. I understand the need, however, there needs to be more attention paid to the ever growing professionals with high income who desire to live in the area because it's still pretty affordable in comparison to other areas. But, the clean up needs to take presevidence before building in the current conditions! Stop treating San Leandro as if its ALL BLUE COLLAR. Then you have a desirable city 1 - Encourage developers increase housing supply. 2 - Make it easy for homeowners to build ADUs. The website is confusing. I'd love it if there was a monthly workshop or presentation on where to start with building an ADU.
We are constantly being told that we don't have enough water for all the people who currently live here. Why is the City trying to cram more people in? Where will the water come from? The City needs to determine that new housing will not result in further water restraints on existing City residents.
New housing should be located in close proximity to community services, grocery, transit, schools. We want to build a walkable city that's less and less dependent on cars, and feels more like a dense, thriving, diverse, and equitable neighborhood.
There's a lot of vacant and under-zoned property along key corridors, particularly E 14th St and the Bayfair area. San Leandro needs a vacancy tax to spur development of these properties, many of which have been languishing for decades.
All sectors don't need housing opportunities. People who can afford the outrageous rents here can choose any unit listed on Craig's List. Those who have low incomes are the people who need the help. The homeless need help. Why does this friggin city always think that white privileged people somehow need the same amount of help, when they don't.
Eliminate parking requirements.
Hi San Leandro me and my mother have been living in the same apartment for 22 years. It's too expensive to move, but the place we dwell only update units for new occupants. Mom is disabled and on section 8. We have thought about moving, be it's difficult.
Please build as many housing units as possible. The housing crisis is a supply issue. We need more density everywhere.
By not discriminating. I've heard about the background of SL and it was color friendly - its still that way now. Especially if you want to own a house or property
Home ownership for seniors that is still working.
1. building more affordable housing near BART station since seniors don't drive and rely on transportation. 2. Also expedite the process. I followed up your housing update since 2016 and I have been hearing every year how many houses will be built. But nothing has happened except 2 low income housing building near BART station. Very disappointed. Take a look at Hayward and Oakland. A lot of housing are built there while our city has nothing happened.
We just talk, no action.
Workshop #1: Introduction to the Housing Element Update Public Input Summary
The City of San Leandro held two online community workshops on October 27, 2021, and November 6, 2021, to introduce the Housing Element Update and provide opportunities to answer questions and receive input. The following is a summary of common themes and comments received from community members:
Common Themes Raised by Participants:
● Acknowledgment of the need for more housing in San Leandro, especially affordable housing that meet the needs of unhoused, low-income, and very low-income residents. ● Concern for housing for the “Missing Middle,” or moderate-income housing development, which could accommodate the needs of teachers, nurses, and other local public workers.
Additional Comments:
● Existing commercial strip malls and underutilized nonvacant sites should be considered as potential redevelopment opportunities for mixed-use and/or multi-story residential development.
● New developments should have safe and efficient connections to the roadways. ● Developers should be held accountable for providing inclusionary housing. ● San Leandro’s inclusionary housing program should be strengthened, and in-lieu fees should be increased, and funds leveraged from in-lieu fees should support affordable housing development.
● Subsidies are important tools for affordable housing development. ● ADUs are an effective method to provide more affordable housing and add value to an existing housing site.
● Desire for a local housing program dedicated to providing housing for teachers, firefighters and those who work in the city.
● The ability to walk to community services such as grocery stores is important. ● Need greater outreach and housing programs for unhoused people. ● Desire for consideration of design guidelines for large-scale multifamily housing development adjacent to single-family housing, such as appropriate setbacks.
Summaries
Public Input
Update Workshop
Housing Element
Appendix A-3
Topics raised at the workshop and addressed by staff:
● The measures the City is taking to ensure sufficient community amenities for Transit Oriented Development (TOD) projects.
● How the City can prioritize the very low-income population in the housing element update.
● How the City can follow up on promises that developers make on existing projects that have not yet been fulfilled.
● The number of unhoused individuals in San Leandro.
● How new development can be allocated for residents experiencing homelessness. ● How the City can provide outreach to residents experiencing homelessness to let them know that housing is available for them.
● How the City can or should balance housing needs with cleanliness and desirability. ● How the City can accommodate housing needs with little vacant land. ● The State density bonus law.
Workshop #2: Housing Policies
Public Input Summary
The City of San Leandro held an online community workshop on December 9, 2021, to discuss existing housing needs and policies, and to receive input and ideas from members of the community. Participants discussed a series of questions in breakout rooms. The following is a summary of input across all breakout rooms by each question, with a section at the end for general comments that were made during the main presentation.
What are the top housing challenges in San Leandro?
● The most prevalent concern raised by participants was housing affordability. ● Concern about sufficient development of housing for the “missing middle” (moderate income housing), particularly for people working in public service and/or essential workers, was also a prevalent concern.
● Homelessness was mentioned as a concern several times: sufficient housing for people experiencing homelessness, the systematic mistreatment of the homeless, and qualifying factors for housing such as mental health services. ● Gentrification, overcrowding, displacement, and lack of homeownership opportunities was a concern among participants. It was also mentioned that housing ownership by investment companies was driving up costs (constraining homebuying abilities for residents) and that funds were not being reinvested back into the community. ● Overcrowding and a pace of housing production that doesn't keep up with supply was a central complaint posed by several groups.
● Concern that affordable housing allocated under the Regional Housing Needs Assessment (RHNA) will not actually be developed.
● Maintaining housing and infrastructure quality as density increases. Acknowledgement that market rate housing can also support improved retail options. ● Understanding and explaining market impacts on San Leandro’s housing supply (e.g., whether market rents support the development of new housing in San Leandro).
Which groups are most impacted by housing challenges and what types of housing would be most appropriate to serve them?
● Low-income, very low-income people, including the homeless and seniors, were most frequently identified as those most impacted by housing challenges in San Leandro. ● Moderate income people, especially nursing staff, were also cited as among the most impacted.
● People of color and those with lower incomes were cited to be among those most impacted.
● Renters and long-term residents were considered to impacted. ● Multi-generational households.
What kinds of new tools and strategies should the City consider adding or supporting?
● Take measures to streamline processes and/or reduce permitting process costs and utility connection costs.
● Consider incentives for new housing production.
● Explore tiny homes as transitional and/or permanent housing. Work with Community Based Organizations and faith-based groups to find land for tiny homes. ● Develop safe parking sites for unhoused individuals and families. Consider locations like parking lots, hospitals and City facilities.
● Create incentives for renters and owners to sublet/rent units. ● Support the development of high-density housing.
● Support the development of smaller units or alternative housing types such as dormitorystyle housing. Look outside the United States for ideas. ● Explore methods of prioritizing housing for folks who currently live in San Leandro. ● Support the development of clean safe, organized spaces for unhoused populations and transitional housing for those recovering from mental health and addiction crises.
Provide services to encampments.
● Allow higher residential densities along side streets and corridors. ● Develop housing specifically for moderate-income residents, especially for those working in public service.
● Interest in the development of “tiny houses” as transitional homes for residents experiencing homelessness and also permanent home opportunities. ● Subsidize room rentals in private homes.
● Permit fees to develop housing should be “all inclusive” to reduce costs for infrastructure and services and include maintenance of property.
● Coordinate services for unhoused residents with the school district as teachers and children are facing homelessness.
● Consider working with a non-profit to provide screening and connect unhoused individuals with rooms available at an affordable rent.
What existing City policies should be strengthened, and how? ● Desire to increase public outreach on housing issues. ● Continue to push for a local preference when affordable housing opportunities become available.
● The subsidy of the “missing middle” was a policy theme of interest, and there was desire to require impact fees for the development of moderate-income housing. ● Strengthening of the requirements for inclusionary housing was proposed. ● Strengthen the link between density, transit, and walkability, especially where parking is concerned. Develop in such a way where residents do not need to drive to get needs met.
● Move forward with a navigation center for unhoused people. ● Promote Accessory Dwelling Units (ADUs) for multiple generation households.
Workshop #3: Housing Opportunity Sites and EIR Scoping
Public Input Summary
The City of San Leandro held an online community workshop on January 19, 2022, to discuss housing opportunity sites, the City’s plan to meet the regional housing needs assessment (RHNA), and the proposed supplemental environmental impact report (EIR), and to receive input and ideas from members of the community. The following is a summary of community input from discussion sessions, followed by a list of topics where participants had questions answered by City staff.
Housing Opportunity Sites / Meeting the RHNA
● Accessory dwelling units (ADUs) are a good way to provide infill housing. The City should have a task force for ADU development and an incentive program for homeowners to lease to low-income renters (beyond the existing Section 8 program).
Oakland has this program.
● The City should prioritize affirmatively furthering fair housing (AFFH) and analyze current and historic issues, such as failure to build housing in high resource areas. ● The City should rethink former patterns and approaches to housing development. The proposed housing opportunity sites would “protect” existing residential areas, but the City should consider broadening zoning so that there are more opportunities across the city.
● The City should be proactive to counter residents and/or City leadership who object to low-income housing.
● The City should consider its commitment to being an age-friendly city and provide information on how the housing plan impacts seniors.
● Desire for walkability and services near where people live. ● Vertical density is efficient.
● There should be more accountability to see that projects are actually built and implement mitigation measures when the City is not meeting its goals. ● Would like to see development of tiny homes.
● The City should increase and strengthen the inclusionary housing requirement and increase in-lieu fees to increase affordable housing.
● Desire to see housing along transportation corridors, especially for affordable housing and senior housing.
● Above-moderate housing displaces residents. Projects should include inclusionary housing to mix market-rate and subsidized developments. ● Look at minimum lot sizes in areas zoned for single-family housing. Minimum lot size requirements can be a constraint to housing development. ● Consider commercial conversion to residential uses. Changing some of the transportation routes might be useful, especially for the western area of the city. ● Discourage planned developments since they have their own zoning rules; make it unnecessary to have planned developments by updating zoning requirements. ● Consider effects on schools, including the racial and economic integration of schools.
EIR Scoping
● The City should examine the potential impacts of development on schools. ● EIRs should consider the regional context for the No Project Alternative – for example, not increasing housing in urban places results in more housing on green land in more rural areas.
● The EIR should take into account impacts to the creek and hazards associated with flood zones, sea level rise, and toxic sites.
● San Leandro High School is at capacity.
Other Topics Mentioned by Participants and Discussed with Staff ● Desire to see an electrification / smart homes initiative to promote solar and electrification of homes.
● Methodology in site selection. Sites inventory should be driven by Affirmatively Furthering Fair Housing (AFFH).
● More information and education are needed to understand the different land use maps (land use, zoning) and how they influence what type of development can occur. ● Desire for more education around the importance of developing housing to the City Council.
● Question regarding the City’s outreach methods across the economic and racial/ethnic spectrum.
● Need to increase parkland with densification, and work with the school districts to provide safe environments around schools due to increased traffic. in the Housing Element.
• The Balancing Act tool is fun to use and it will be helpful to see how the feedback is used support new housing. Maintaining quality of life is important. • The details matter. Parking (including EV) and utility infrastructure are necessary to • Desirable to maintain a mix of land uses in San Leandro with strong industrial base. overcrowding and impacts of growth.
• Where does it end with adding additional housing to San Leandro? Already dealing with • The RHNA should take into account out migration from California and the Bay Area.
Element. The members in attendance shared the following questions and comments. discuss the Housing Element. City staff went through a PowerPoint overview of the Housing On January 11, 2022, the City of San Leandro met with 12 members of Kiwanis San Leandro to Meeting with Kiwanis of San Leandro
Join Us for a
Virtual Workshop!
Help shape San Leandro’s
Housing Element, a collection of
goals, policies, and programs to
meet the housing needs for all
households in San Leandro over
the next 8 years.
Choose one of these
Dates and Times:
Wednesday, October 27
6:00 PM - 7:30 PM
Saturday, November 6
10:00 AM - 11:30 AM
for more information, visit:
www.SLHousingElement.com
For questions, contact:
[email protected]
Join us by computer, tablet, or phone.
Register at www.SLHousingElement.com
Live or work in San Leandro? We want to hear from YOU!
For translation assistance, contact:
Español – Lourdes Juarez at 510-577-3350
普通話 – Tom Liao at 510-577-6003
Appedix A-4
Workshop
Noticing
Materials
10 THURSDAY, OCTOBER 21, 2021 San Leandro Times
OPINION
Letters must include the writer’s name, address and phone number, and must be under 300 words. We reserve the right to edit as necessary.
E-mail letters to: [email protected] or fax to: 510-483-4209, or send by mail to: The Editor, San Leandro Times, 2060 Washington Ave., San Leandro, CA 94577.
LETTERS to the EDITOR
Board: Council to decide in November
continued from front page
Inspired by Sculpture
Editor,
Reading the San Leandro Times
article,”Library Sculpture Inspires
Curiosity,” made me think of the
PBS program for children,”Elinor
Wonders Why.” Some of the words
to the opening tune are, “...just
follow your curiosity...” “Why do
birds sing and how do they fly?
Why do ants march and where do
they hide?”
I am a senior citizen but love
to watch this show. Reminds me
of when children, ages 2 to 5, start
asking “why?” out of curiosity and
to understand things. Maybe the
library can have a “Wonders Why”
program for this age group. Why
not?
Kathy Starzenski
San Leandro
Outlaw Menthol Cigarettes
Editor,
The City Council should
strengthen San Leandro’s ordinance prohibiting the sale of flavored tobacco products to include menthol cigarettes, which were
excluded from the 2017 ordinance.
Anyone paying attention knows
the tobacco industry targets flavored tobacco advertising at young people, particularly people of color
and LGBT youth. This targeting
has paid off. 80 percent of young
African American smokers smoke
menthol cigarettes.
In 2020 the California legislature passed a bill ending the sale of all flavored tobacco products statewide. Within three days, the tobacco industry filed a referendum on the law and has spent over $20M
to place it on the general ballot in
2022. Thus, even if the referendum
loses, the industry will have had
almost two full years targeting our
youth for addiction.
All the communities surrounding San Leandro have prohibited the sale of menthol cigarettes. My
local liquor store has a big sign
above the door saying, “WE SELL
ALL MENTHOL CIGARETTES.”
Since the prohibition of menthol in
the surrounding jurisdictions, San
Leandro tobacco retailers have enjoyed a windfall of increased revenue from menthol tourism here.
The only legitimate reason to
continue to permit menthol cigarette sales is that tobacco retailers, many of whom are mom and pop
establishments, will lose revenue.
I have sympathy for these merchants. Owning a small store is a huge commitment and investment.
But these stores need to change
with the times.
The city should give them time
to sell their remaining inventory.
I do not have sympathy, however,
for the tobacco industry that is organizing these retailers to pressure our civic leaders into allowing this
public health disaster to continue.
The council should lead our city in
joining the surrounding communities in stopping menthol cigarette sales to our youth.
Emily Rich
San Leandro
School Lawn Should Be
Drought Tolerant
Editor,
What was the San Leandro
School District thinking? California
is facing its worst drought in years
and it authorized two new lawns as
part of the Roosevelt Elementary
School renovation. Not only could
it have saved hundreds of gallons
of water monthly with drought-tolerant landscaping, it could have set an example by showcasing the
beauty and benefits of a water-saving landscape. I hope the residents of San Leandro will see this as an
example of how NOT to respond to
our state’s deepening drought.
Maureen Sirhall
San Leandro
Arms Supplied to
Azerbaijan Army
Editor,
In reference to the letter “The
Forgotten 44-Day War of 2020”
(Oct. 7, 2021), let us not forget the
role of Israel in the conflict as one of
the main suppliers of arms, training
and logistics to the Azerbaijani army.
Barbara Locke
San Leandro
Glad to See Ban on Gas-Powered
Mowers and Leaf Blowers
Editor,
Governor Newsom recently
signed AB1346, which bans the sale
of gas-powered leaf blowers and
mowers by January 1, 2024. These
small-engine devices are not just
noisy, they pose a serious health
hazard, especially to those who use
them regularly to earn a living.
Did you know that in CaliforThe City of San Leandro
will host the second of two
virtual forums on police oversight tonight (Thursday) from 6 to 7 p.m.
The virtual community
forum will cover background
on police oversight, possible
structures and elements of a
police oversight model for
San Leandro, and opportunities for public comment and
questions.
The forum will be moderated by Brian Corr, immediate
past president of the National
Association for Civilian Oversight of Law Enforcement
(NACOLE), and Teresa MaSecond Forum on
Police Oversight Tonight
gula from the OIR Group.
San Leandro residents can
access the Zoom webinar using the following link:
Oct. 21 Meeting:
https://sanleandro-org.zoom.
us/j/81029420657
or by calling (888) 788-0099
and entering Meeting ID: 810
2942 0657
If you are unable to attend
the meeting but want to leave a
question or comment, contact
Eric Engelbart or Dana Turner
with the City Manager’s office
at eengelbart@sanleandro.
org or dturner@sanleandro.
org to share your questions or
comments.
The City of San Leandro
will host two virtual workshops to learn about the
next San Leandro Housing
Element – a collection of
goals, policies, and programs
to meet the housing needs for
all in San Leandro over the
next eight years.
The first workshop will be
onWednesday, Oct. 27, from 6
to 7:30 p.m.; and the second
workshop takes place on Saturday, Nov. 6, from 10 to
11:30 a.m. Choose whichever
time works best and register
at www.SLHousingElement.
com.
The Housing Element is a
required part of the City’s General Plan intended to provide a comprehensive strategy for
promoting the production
of available, affordable, and
nia small engines discharge more
smog-producing emissions than
all of our cars? Using a gas-powered leaf blower for 1 hour emits the same amount of air pollution as
driving a 2017 Toyota Camry 1,100
miles—like driving from here to
Denver. And running a gasoline lawn
mower for 1 hour pollutes as much as
a car trip of 300 miles. Small engines
spout dangerous levels of formaldehyde, benzine, fine particulate matter, and smog-forming chemicals that
contribute to asthma, heart and lung
disease, and cancer.
Let’s not wait until 2024 to stop
using these toxin-spewing machines.
If you own one, replace it right away
with an electric model. Better yet,
use a manual lawn mower—or lose
your lawn altogether! Use a rake and
broom to distribute leaves into areas
of your garden that will benefit from
a cover of natural mulch. The city
should be a leader on this issue by
managing all municipal properties
the same way and offering incentives
for local landscaping businesses to
replace their gas equipment sooner
rather than later.
If we all put these measures into
practice now, we will be doing our
part to improve health conditions and
climate resiliency in our community.
Let’s ditch the small gas-powered
equipment now!
Carol Bardoff
San Leandro
adequate housing within the
community. It serves as a strategy to address housing needs across the economic and social
spectrum.
Per state law, every eight
years, local governments
must update their housing
element and have it certified
by the California Department
of Housing and Community
Development (HCD). The
City’s current Housing Element was adopted in 2015
and covers the period from
2015 to 2023.
San Leandro, like all Bay
Area jurisdictions, is required
to update its Housing Element
by Jan. 31, 2023 for the period
covering 2023-2031. Having
an approved housing element
makes San Leandro eligible
for a variety of state or other
public financing, including
funds for affordable housing,
parks, and infrastructure.
The Housing Element update includes many opportunities for the public to get involved. The City wishes to
hear from people who live and
work in San Leandro to help
identify the City’s housing
needs and priorities.
To ensure inclusive housing policies that represent the values and ideas of the city’s
diverse population, the City
wants to hear from as many
people as possible.
To learn more about the
process, and to sign up for
project updates, visit www.
SLHousingElement.com. For
more information, email Principal Planner Avalon Schultz at [email protected].
City of San Leandro to Host
Two Virtual Meetings on Housing
The Hill and Valley Club,
1808 B Street in Hayward,
will hold its Annual Scholarship Bazaar on Saturday Nov. 6, from 9 a.m. to 2 p.m. Items
include jewelry, gift baskets,
beautiful handcrafted items,
holiday decorations, table linens, collectibles, homemade jams and jellies, candy and
baked goods, plants, toys and
games, and more.
This event funds scholarships for graduating seniors
from local high schools and
assists nursing students with
the cost of state tests. Plenty
of parking is available. This
is an indoor event and masks
are required. Come early for
best selection.
Hill & Valley Club’s Annual Scholarship Bazaar
advises cities on law enforcement issues.
The city council would
have final say on the proposed
board, most likely at its Nov.
15 meeting. There will be a
full public hearing on the final
proposal at that meeting.
If approved by the council
in November, the oversight
board could be in place by the
end of 2021 or early in 2022.
Members of the board would
apply to be chosen by the city
council, and the board is meant
to be diverse and representative of the city’s residents.
Information on applying for the board will be announced later.
The city council had suggested in February that some
specialized knowledge of law
enforcement would be helpful
for the board, particularly if it
was set up without an auditor
being also hired. The proposal
included the possibility of
up to two members of the
7-member board being current
or former law enforcement
officials.
Several participants questioned having any law enforcement presence on the board.
Melisa Di Tano supported the hybrid model, while
not wanting people with law
enforcement backgrounds on
the board. She didn’t so much
want to exclude law enforcement, but include other voices, she said.
“Any person’s background
in this process would change
the dynamics,” she said, citing
the small size of the board.
Robert Bailey said that
holding any spots open for
law enforcement on the board
would interfere with the extensive diversity guidelines for board membership that are
supposed be followed.
There will be another public online meeting with a similar format tonight (Thursday) from 6 to 7 p.m., with a link
to participate available on the
home page of the city’s web
site (www.sanleandro.org).
P10 SLT news (p.10) 10-21-21 copy.indd 1 10/20/21 5:52 PM To register, go to www.SLHousingElement.com/get-involved Join the conversation in a virtual workshop (tablet, computer, or phone) Thursday, December 9 6:00 PM - 7:30 PM
»What are the housing challenges?
»How should the city prioritize housing?
»Who needs housing, and what kind?
Discuss these issues and more to shape
San Leandro’s housing future!
Want to get involved another way? Take a
10-minute survey for a chance to receive 1
of 5 $50 gift cards!
www.SLHousingElement.com/get-involved
Survey available until December 15.
For questions, contact Avalon Schultz:
[email protected]
For translation assistance, contact:
Español – Lourdes Juarez at 510-577-3350
– Anne Wong at 510-577-3479
Let’s Talk: Housing Policies
Para registrarse, valla a
www.SLHousingElement.com/get-involved
Únete a la conversación en un taller virtual (tableta, computadora, o teléfono) Jueves, 9 de Diciembre 6:00 PM - 7:30 PM
¿Cuáles son los retos/problemas de vivienda
en tu ciudad?
¿Cómo debería la ciudad priorizar la vivienda?
¿Quién necesita vivienda, y de qué tipo?
¡Plática más de estos problemas para
poder formar el futuro de vivienda de San
Leandro!
¿Quieres involucrarte de otra manera? Toma
una encuesta de 10 minutos para tener la
oportunidad de recibir 1 de 5 tarjetas de regalo
de $50!
www.SLHousingElement.com/get-involved
Encuesta disponible hasta el 15 de Diciembre.
Para preguntas, contacta a Avalon Schultz:
[email protected]
Para asistencia de traducción contactar:
Español – Lourdes Juarez a 510-577-3350
– Anne Wong a 510-577-3479
Actualización de Elemento de Vivienda de San Leandro
Conversemos: Políticas de Vivienda
3 4
5 The Housing Element is a policy document that provides a comprehensive strategy for promoting the production of available, affordable, and adequate 2 Dear Community Members,
Please join the City of San Leandro for an interactive community workshop on housing policies. This workshop is part of a series of opportunities to gain input for the 2023-2031 Housing Element Update. The purpose of this community workshop is to hear from you and discuss:
Housing needs, priorities, and ideas
The City’s role in the production, preservation, and protection of housing San Leandro’s housing policy opportunities
The workshop will take place on:
Thursday, December 9 from 6:00PM to 7:30PM.
To join the workshop, you will need a tablet, computer, or phone. Register here.
We also encourage you take the 10-minute housing element survey! It will be available until December 15. Participants can enter to receive 1 of 5 $50 gift certificates! The survey is available in English, Spanish, and Chinese.
Register for Workshop
Take the Housing Element Survey
To register, go to www.SLHousingElement.com/get-involved Join the conversation in a virtual workshop
(tablet, computer, or phone)
Wednesday, January 19
6:00 PM - 7:30 PM
»Hear about the Housing Element
Update and share your thoughts
»Provide input on where housing
should be developed in next 8 years
»Learn about the issues that will
be analyzed in the Environmental
Impact Report (EIR)
For questions, contact Avalon Schultz:
[email protected]
For translation assistance, contact:
Español – Lourdes Juarez at 510-577-3350
– Anne Wong at 510-577-3479
Virtual Workshop on Housing Sites and
Environmental Review (Scoping Meeting)
You can make a difference
in your community!
Let’s Talk: Housing Opportunity Sites
Actualización de Elemento de Vivienda de San Leandro
Para registrarse, valla a www.SLHousingElement.com/get-involved Únase a la conversación en un taller virtual (tableta,
computadora o teléfono)
Miércoles, 19 de Enero del 2022
6:00 PM - 7:30 PM
»Conozca el Elemento Vivienda
Actualiza y comparte tus
pensamientos/opiniones
»Proporcionar información sobre
dónde se encuentra la vivienda
debería desarrollarse en los
próximos 8 años
»Conozca los temas que serán
analizados en el Informe de Impacto
Ambiental (EIR)
Para preguntas, contacte a Avalon Schultz:
[email protected]
Para asistencia de traducción contactar:
Español – Lourdes Juarez a 510-577-3350
– Anne Wong a 510-577-3479
Taller Virtual sobre Sitios de Vivienda y
Revisión Ambiental (Reunión de Alcance)
Tú puedes hacer
la diferencia en tu
comunidad!
Hablemos:
Sitios de Oportunidades de Vivienda
Balancing Act Tool Outcomes Summary
The Balancing Act Tool is a quick and fun online program where community members are able to explore how the City can meet its housing goals and help create a vision for the city. The program allows community members to create a housing plan by allocating housing by neighborhood (Figure 1). The Balancing Act program was available from January 10 through 24, 2022.
Figure 1: Neighborhood Map
Appendix A-5
Balancing Act Tool
Summary
Table 1: Buffer Outcomes
Buffer - Answer Additional Comment
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
40% Buffer(1542)
40% Buffer(1542)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
60% Buffer(2313)
In 60% buffer scenario, the implication is that we will plan for 6,168 homes and achieve at least 3,855, or flipping it around, 3855/6168 = 62.5% of planned homes will be in fact built in the 8-year cycle. Since we achieved something like 10% of "planned" housing in the 2015 cycle, I think even a 60% buffer is very low compared to what experience suggests we need to plan for.
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
30% Buffer(1157)
Table 2: Bay Fair Outcomes
Bay
Fair Bay Fair - Comment
2900
2500
1200
2000
3500
2000
1500
2000
2500
0 1700
I'm concerned that new development be transit oriented (hence my heavy weighting on Bay Fair and Downtown) and ALL ELECTRIC.
1250
1,000 seems conservative based on the recent rezoning and the opportunities - it adds up to less than 10 new homes/acre, which is low compared to how dense buildings could be built there but has to be balanced with the fact that many sites will not be developed or will be developed at lower than zoned. The challenges of engaging existing (large) owners must also be contended with.
2750
2500
2750
0 0
800
3400
3000
2000
2450
3000
0 2500
2750
1050
Table 3: Downtown Outcomes
Downtown Downtown - Comment
0 2000
1450
1000
2500
2000
1300
1000
1650
5050
2300
I'm concerned that new development be transit oriented (hence my heavy weighting on Bay Fair and Downtown) and ALL ELECTRIC.
1250
A lot of opportunity here - however, off-street parking requirements have not yet been reformed like they have in BF-TOD and will remain a barrier as long as they are one space per unit in the 1/4 mile radius of BART, and much higher elsewhere. Much of the DA is still filled up with SFHs which might be challenging for developers to assemble lots from. We should consider small lot development and reforming the 10,000 sq. ft. minimum lot size as well as the maximum densities and FARs. 900
1500
900
0 0
1000
1300
600
2000
1500
0 0
1500
900
1000
Table 4: North Areas Outcomes
North
Area North Area - Comment
0 600
600
1500
200
550
750
300
0 0
300
I'm concerned that new development be transit oriented (hence my heavy weighting on Bay Fair and Downtown) and ALL ELECTRIC.
1500
1,500 is a lot to fit in this relatively small area, but to fulfill the obligation of affirmatively furthering fair housing, the relatively affluent and transit-adjacent northeast should be targeted for more multifamily housing. Also, these corridors are excessively small focusing on arterials only; more opportunities can be provided by widening the zone at least two blocks on each side.
400
300
400
0 0
1500
0 300
0 200
0 0
500
400
1000
Table 5: South Areas Outcomes
South
Area - South Area - Comment
2150
300
850
650
400
550
750
750
900
0 750
I'm concerned that new development be transit oriented (hence my heavy weighting on Bay Fair and Downtown) and ALL ELECTRIC.
700
This is a transit-adjacent dense inner area with a lot of potential for housing, but it is also less appropriate for the housing element to focus heavily on due to AFFH / risks of displacement. Therefore relatively less.
750
750
750
0 0
900
150
700
950
900
2000
0 500
750
1000
Table 6: Residential Outcomes
Residential Residential - Comment
0 100
950 San Leandro Marina, Washington Av corridor, Alvarado Street 350
100
300
750 Wasn't the redevelopment of the Marina area supposed to include housing? 1000
0 0
0 1500
It will greatly limit options in the housing element if we continue our conception of where multifamily housing can go to BART-adjacent areas plus a few short and narrow arterial corridors (perhaps a tenth of the city). We need to allow some level of missing middle housing (up to 10 homes per parcel) citywide, which, building on SB9, can add a substantial number of homes while maintaining neighborhood character. We should also expand our zones that allow larger multifamily housing beyond the current ones, including especially the areas adjacent to downtown going north to the city limit and east to the hills (the highest-opportunity areas according to the TCAC Opportunity Map).
Finally, we have a huge amount of land in currently commercial zones and should consider new mixed-use districts rather than "reserving" the space fo such uses; this could increase commercial opportunities there.
250
0 250
West of 880 there are a number of unbuilt lots, industrial sites, storage facilities and 'blank' industrial sites where there might have been something on the large parcel, but it is just empty asphalt now. These are properties that would be better used as housing.
The Mulford Gardens area is full of deep properties many of which have had other, smaller, mostly rental units either behind, or in front, of what used to be the owner's larger house. These ADU like units have existed since the 1980's and everybody knows it. Not all of the properties have been in-filled in this manner. The only thing this area lacks is good transportation and large grocery stores. It is vulnerable to sea level rise and already is experiencing a rising water table. It is also underlain by unconsolidated sediments which are much less stable as more water is introduced. The above site options would allow the open space of the vulerable bay shore to remain without permanent housing.
6550
5500
Affordable housing should be distributed around ALL of San Leandro, not just in the CENTER of the municipality.
850
200
600
100
100
50 5050
We should build more affordable housing in Estudillo Estates, Bay-O-Vista, and Assumption Parish, to help maintain their integration with the rest of the San Leandro community.
500
250
In addition to my previous comment I looked up a few parcels in this zone west of 880 that I think could be used for housing without destroying the shoreline open space. 2806 Marina (Parcel # 79A-588-23-2) is a deep parcel between Marina and W 133rd Ave and the front half on Marina is an empty field. Talk about unutilized, buildable space already zoned residential. I knew people who lived in the rundown building in back but they were forced out in 2016.
Parcel # 79A-385-2-6 is a VERY large parcel that is basically a paved parking lot that has been empty - even of cars - for a few years. Access is on off of Doolittle but the address is listed as 2198 Williams St.
2002 Doolittle (#77A-645-9) is a self-storage facility built in 1978, looks better and is better maintained than the similarly sized apartment building across the street that was built about the same time. A testament to San Leandro's valuing stuff more than people.
If zoning can be changed to accomodate a housing developer (like at 1388 Bancroft) here is a place were an industrial space is perfectly suited to housing and would not upset any neighborhood that doesn't want multi-family housing near them because it would be an improvement. Why isn't a developer looking at them? There are other underused, virtually empty lots off of Doolittle north of Marina which are undoubtedly zoned industrial that could be commercial - housing combined and actually might be easier to build on. 77A-680-6 and 77A-680-11 1000
Table 7: Additional Comments
Additional Comments
The North Area would be a wonderful area, where future residents would really enjoy the surrounding neighborhoods. New denser housing developments on Estudillo and Callan and Bancroft could vitalize the currently drab underwhelming area between Estudillo Estates and the Downtown Area. Remember that landowners hold the key on where development occurs, and we cannot count on Bay Fair TOD to carry the bulk of future housing.
I am a retired architect and planner. My professional opinion is San Leandro needs to vastly modify it's codes to permit high rise (many more than 4 floors) apartment buidlings. Density in the center of the city is too low. You are fighting an uphill, losing battle against NIMBYS if you believe you can reach your housing goals with their support.
I'd love to see San Leandro require all new builds to be all electric. hard choices but unrealistic cause unable to save ANY plan that didn't meet RHNA numbers. any plans for green infrastructure? Parks? Mixed use? Other measures to add quality of life to the (generally stigmatized) density housing projects?
Avalon, Tom, Mary Ann -
Below are my comments about the possibilities of community land trusts that you asked me to share. I did NOT hijack my Housing Element breakout group to talk about this but it is where I have been focused for the past couple of years. And it is too important to not share with you because it could really work in San Leandro.
The purpose of the community land trust is to keep housing in a community PERMANENTLY AFFORDABLE. What a concept.
Community land trusts allow more people to enter into homeownership because the expensive part of the purchase in today's world is the land. The community land trust is a non-profit that carries the deed to the land with renewable year leases with the commitment to never sell the land at a profit, eliminating real estate speculation. Individuals own their own home on the CLT land and have all the rights of ownership including selling and inheritance but there are usually clauses in the deeds that limit the profit that can be gained in selling. This builds community wealth AND generational wealth.
CLTs are making real improvements in many places ... in the world and in the US including California and the Bay Area. There are US CLTs that have been around for 50+ years. Northern California CLT has been operating in Berkeley for 25 years, Oakland CLT has been successful in Oakland in the past 7 years. They generally focus on multi-family properties, but there are many other CLTs that are rebuilding affordable neighborhoods of single family homes - the Dudley Street Neighborhood Initiative in Boston is particularly successful and inspiring https://www.google.com/search?client=firefox-b-1- d&q=dudley+street+neighborhood+initiative+documentary
I have to mention the Foreclosure Intervention and Housing Preservation Program passed in CA last year and championed by CLTs. Here's some facts from the CA CLT Network website. https://www.cacltnetwork.org/fihpp/
If you want to find out how this is working in the Bay Area see https://www.kqed.org/news/11871064/east-bay-tenant-landtrust-buy-foreclosed-home-in-early-testof-new-california-law I promised Avalon videos. A great place to find them is the Center for Community Land Trust Innovation which has done a number of hour long zooms in the past 6 months about how the community land trust model is being implemented in various parts of the world. The one I saw Dec 2 "Beyond Housing" covers how a CLT has integrated housing and commercial development in Denver. I looked at what is available today at https://cltweb.org/resources/videos/ and it is rather overwhelming and the site does seem to be undergoing some 'updates' - maybe I should pick out a couple and and forward later. I also have some rather hefty CA based reports I could forward too if you are interested. Let me know if you are.
Hope you have time to read this email and entertain the thought of what a community land trust could do for San Leandro ... and join Alameda County and the cities of Oakland and Berkeley in fostering THIS kind of development.
Still here,
Ginny Madsen
San Leandro
Appendix A-6
Additional Public
Comment Letters
Hi Avalon,
• As promised, here are some more policies I think could be helpful for Housing Element.
Revamp the fee-and-inclusionary-zoning structure as a whole to focus on producing the fees, housing, and amenities desired. It's a cliche but it's true: 15% of zero is zero. We could lower the fees and percentages, or increase the density that gets us there, or both, depending on analysis, but if it's not producing, it's not working. Also possibly consider union labor • Allow any gas station, car business, or fast-food restaurant to be redeveloped into mixed-use housing. There are probably more out there. Basically all uses that by nature couldn't be made uglier by redevelopment. And there are so many gas stations in prime areas: San Leandro & Davis, Juana & Hays, E. 14th & Niemi, Bancroft & Estudillo, five within a 600-foot radius of Bancroft & E. 14th... (I'm aware there are issues with ground pollution in gas stations but my understanding is they can be remedied, if just by capping over the soil.) • Target for housing the stretches of street that are full of single-family homes (or similar-scale buildings) that have been converted to commercial use, like Estudillo from E. 14th on east. • Remove minimum lot requirements in multifamily zones and examine specific barriers to building higher up on small lots. As I think we discussed in the past, I know developers mostly build multifamily in larger lots these days, but I think it's likely this is responding to their environment that smaller developments are banned almost everywhere, not underlying/immovable trends in construction techniques. One place they allow it is Jersey City, and there they're putting up 20-unit apartment buildings on 5,000-sq.ft. lots. One place I've seen locally that meets this model (although of course it's much older) is 62 Oakes, which is 15 units on 6,625 sq.ft.. Consider that having to buy and combine multiple lots is a big barrier - owners of adjacent lots will frequently not want to sell at the same time. • For small-lot development, one other barrier that will remain and should be examined is the building code requirement of 2 stairways in everything with three units or more - this cutoff has an arbitrary origin and cities do not have to hold to it; a study would probably show one stairway is fine for fire safety.)
• As a broad principle, single-family-zoned areas should be contributing a lot more since they take up so much of our land. There should be a model where an owner occupant can take their home and build it into a larger missing-middle structure (up to 10 units). Policy components that would make this both palatable and achievable:
o Make a pre-approved design template that builders can borrow, which hews to city aesthetics. See Opticos obviously,
as well as Bryan, TX's work.
o Ensure the owner can remain there and remain owning - see the Greek land-swap model, where instead of selling up and moving out of town, a small-lot owner would sign over their land to a builder, who would build up on it, and once it was done the owner would be paid in the form of ownership of 2-3 of the 6-10 units, so they could sell the other ones for cash, or rent them out, or let their kids live in them, etc. (This isn't impossible right now, but there's no established model for it; the city could do it as a pilot.) (It also changes the logic for low-income homeowners from "my only good option is to sell for $1 million" to "I can build generational wealth while staying here.") o Prevent such development on homes that have been rented out recently, unless tenants get relocation assistance plus right to return on the same terms. SB 330 already requires something like this, but that will expire in 2030, and the principle should be rearticulated at the city level.
• Connect to some financial institution to provide homeowners with financing for ADUs - currently you have to have cash, even though it's a safe investment with all the prefab options so it shouldn't need subsidy, just access to capital at regular mortgage rates. (Even, who knows, a revenue bond?)
• Rental registry to better understand the rental market and ensure existing and future protections can be enforced. (You can't tell a tenant about the Rent Review Board if the city doesn't know the unit is being rented out!)
• To make all neighborhoods more walkable and create the conditions for future car-free redesign, allow neighborhood groceries and shops in all residential areas (see also Accessory Commercial Units).
Some more blue-sky thinking, don't hold me to these:
• Require developers to provide proforma details so the city can understand what might be tinkered with in code to spur more development. (Not sure of legality or practicality here, but it's something we need. Maybe with different parts of construction - parking garage, balconies, etc.?)
• We don't have a Housing Authority, do we? The city of Alameda seems to. A dedicated body might be better able to pounce on opportunities to purchase aging housing and convert to affordable. (And maybe also manage the ADU
financing thing I mentioned.)
Rob Rich
Respectfully,
Housing Element can help to affirmatively right remaining wrongs.
Assessment of Fair Housing to help inform our Sites Analysis (and not the other way around) our ours, that have endured, tolerated, or enforced explicitly racially discriminatory practices. By using our Bayfair. However, affirmatively furthering fair housing demands more, especially in communities such as San Leandro is moving forward on Transit Oriented Development downtown, along East 14th, and at legacy of those discriminatory housing policies today?
documentary “The Suburban Wall.” The issue is whether we can affirmatively address the harmful Today’s San Leandro is a diverse community. We are a far cry from the 99% white town featured in the live) and thereby help to inform our Sites Analysis in order to affirmatively further fair housing. areas of historical discrimination in housing (such as the Broadmoor neighborhood where my wife and I An important tool in our Assessment of Fair Housing is robust mapping that can be used to highlight affordable housing in high-resource areas.
that may result in disparate impacts. Such practices include exclusionary zoning and failure to build to segregate San Leandro. In addition, we should also analyze today’s ostensibly race neutral practices tactics (redlining, racially restrictive covenants, and biased mortgage lending) that were previously used The Assessment of Fair Housing is the vehicle for analyzing our fair housing issues, including exclusionary information to inform our Sites Analysis.
further fair housing, we should first conduct the Assessment of Fair Housing and then utilize that that we may be "putting the cart in front of the horse." I believe that in order to affirmatively start with the pattern of our last Housing Element. Of course, that’s just an initial step. I am concerned has obviously gone into this effort. It makes sense that when we are updating our Housing Element to Thank you for the informative Housing Element Workshop regarding Sites on January 19th. A lot of work Dear Ms. Schultz,
Here are my proposals as a resident of the Sandev Mobile Home Park:
• Guarantee the right of mobile home park residents to form a residents association or union with penalties for MHP owner retaliations and guarantee permission to use MHP meeting rooms for such activity and to pass out fliers regarding same. . • Guarantee the right of 1st refusal for mobile home park residents to buy their own park if offered for sale and City's commitment to try to help finance and otherwise help Mobile Home Park first right of refusal buyouts by residents.
• City to create a City Public Bank to be used for affordable housing development and to buy out all of the Mobile Home Parks in the city for purposes of a permanent land trust for the same and to purchase new land for Mobile Home Parks. This if done correctly can be of no cost to the city.
• Use some of the American Rescue Act money for affordable housing including the purchase of mobile home parks in SLE.
• Do an Alameda County and City Initiative to eliminate property and business taxes for all mobile home parks that put their property into a perpetual land trust to be operated solely as mobile home parks. Cannot be changed upon sale of the property. This would be an incentive to retain all mobile home parks in the city as is and also to help build more parks. • New ordinance that prohibits brand new development in specific flood plain areas, except for replacement or repair of existing structures or addition of ADU units on the same property. This would completely protect Sandev and Mission Hills from developers.. And why would you want new developments built only to be flooded later?
• Any ordinance that the city enacts or has already enacted to allow ADU units to be erected on existing properties will also include manufactured homes and trailers within the definition of allowed ADU units. This change will allow for hundreds of additional spaces for manufactured homes and trailers within the city of San Leandro, thus increasing the affordable housing supply. Also putting these additional ADU units under the jurisdiction of the Rent Stabilization ordinance.
• Amend the Rent Stabilization Ordinance and the MHP Conversion ordinance to define motor homes as included in the definition of covered mobile homes. I am also in agreement with the proposals sent in by the Mission Bay Residents Association.
Regards,
Sandev Resident
December 9, 2021
Mayor Pauline Russo Cutter, Vice Mayor Victor Aguilar, Jr., and San Leandro City Council
835 E 14th Street
Civic Center
San Leandro, CA 94577
RE: HOUSING ELEMENT POLICY RECOMMENDATIONS FOR CLIMATE RESILIENCE Dear Mayor Pauline Russo Cutter, Vice Mayor Victor Aguilar, Jr., and San Leandro City Council, The undersigned organizations and individuals are excited to participate in San Leandro’s Housing Element process. We write to offer guidance to San Leandro in meeting its Regional Housing Needs Allocation (RHNA) goals during the upcoming Housing Element cycle that we believe will make room for more families to enjoy everything San Leandro has to offer while ensuring that it is deemed compliant. This is a once in a decade moment for San Leandro to make pivotal progress on climate change by modernizing local policies to build more housing in the right places and protect open spaces. The challenge of building enough housing to bridge the gap also brings opportunity for San Leandro to incorporate climate policies into their Housing Element by building the right kind of housing in the right places while protecting our valuable open spaces and irreplaceable farmland.
The Housing Element is an excellent opportunity for San Leandro to mitigate climate change and negative environmental impacts in San Leandro. In California, about 40% of climate pollution comes from transportation, the bulk of that from gasoline- and diesel-burning vehicles on our roads. Building more of the right housing in the right places can mitigate climate impacts and reduce housing costs and inequities. But in order to do this we need to change the way we build: as we encourage and engage in equitable, fire-safe infill development, it is imperative that we think about how we can really maximize the benefits that we’re getting from our land. We need to build more infill housing in existing urban areas and that infill housing — and all housing — needs to include a healthy amount of green infrastructure like bioswales, carbon sequestering trees that provide canopy cover and can mitigate the urban heat island effect, native plants that can provide habitat, and other nature-based solutions to climate risks.
We believe that by adjusting zoning and development standards strategically, San Leandro can exercise maximum control over its future while also reducing greenhouse gas (GHG) emissions and addressing our climate, housing, and equity crises. By considering the feasibility of proposed housing sites, San Leandro can ensure the Department of Housing and Community Development (HCD) deems the new housing element legally compliant and accepts San Leandro’s housing element.
As San Leandro begins their update process, we would like to offer three priorities to base San Leandro’s policies and actions around.
1. Increase density within existing communities in non-high fire severity zones and away from flood zones. We must build more housing in existing communities to create healthy, resilient, and affordable housing and protect our open spaces to provide climate benefits. Concentrating growth in places with low or even moderate wildfire hazard risk and outside of anticipated flood zones is necessary to address the need for building more homes while avoiding unnecessary pressure for sprawl and unsustainable shoreline development.
a. San Leandro has many commercial sites that could be strengthened through the addition of mixed-income or affordable housing. Large parking lots and setbacks of legacy office development represent opportunities to create mixed-uses that lower greenhouse gas emissions, create vitality and increase walkability. b. Increase heights and remove restrictions on density in non-fire or flood severity areas where existing or new high-capacity transit is planned to encourage housing and the creation of mixed-use corridors.
2. Ensure fair and inclusive zoning policies that make housing accessible to everyone.
The compounding crises of climate change and housing affordability disproportionately impact low-income and communities of color. In order to address our housing, climate, and equity crises, we need to change the stigma around multifamily home structures.
Furthermore, current housing policies have resulted in people being unable to afford to live where they work, creating long unsustainable commutes—both for the environment and for our social fabric. Cities need to actively plan for diverse housing options that are accessible to people of all backgrounds and income levels using the principles of Fair Housing. a. Affordable Housing - Sites to meet San Leandro’s low and very low-income RHNA should focus on feasibility. This means identifying good locations near transit, schools and jobs. Such sites will ensure that affordable housing developers seeking will be competitive in applying for funding. San Leandro also should try to align such the densities of these opportunity sites with affordable housing finance mechanisms.
Typical Low-Income Housing Tax Credit affordable housing developments contain between 40 and 75 units. The density yields of sites should reflect this rather than simply reverting to the statutory minimum density of 30 dwelling units per acre for low-income and very low-income housing under RHNA (the so-called Mullin Densities) regardless of the size of the site.
b. Missing Middle – San Leandro should also focus on creating opportunities for “missing middle” housing like townhouses and duplexes. In San Leandro’s, 66% of housing is owner occupied, the majority of which is single-family homes. Multifamily housing provides housing opportunities for families who cannot afford to buy or rent single-family homes in San Leandro.
3. Require nature-based solutions for climate resilience in future developments. To ensure that San Leandro’s current and future homes are resilient to climate risks like wildfire and flooding, San Leandro must be better equipped to help communities struck by natural disasters rebuild and respond rapidly and inclusively. San Leandro should require developers to integrate green infrastructure into development and the public right-of-way adjacent to developments at a level that exceeds water quality mandates and ensures that the community has an opportunity to provide input. New infill development has the opportunity to rejuvenate parts of San Leandro that currently contribute negatively to GHG emissions, urban heat islands and pose fire and flood risks. a. Implement nature-based adaptation - or consider relocating - critical public assets threatened by sea-level rise or rising groundwater.
b. Require and incentivize green infrastructure in future developments and when possible, use green infrastructure as a preferred alternative. c. Consider permit streamlining for new housing that exceeds current green infrastructure requirements.
d. Reduce mandatory parking minimums to encourage environmentally friendly transit modes like walking, cycling, taking public transit, and purchasing fewer cars.
We look forward to continuing to engage with the City of San Leandro and the community on how this vital work can move forward in the new year.
Sincerely,
Zoe Siegel and Karen Rosenberg
Director of Climate Resilience and Resilience Fellow
Feb. 10, 2022
Dear San Leandro Planning Department,
I'm writing to comment on the draft list of housing opportunity sites released as part of San Leandro's 2023-31 Housing Element planning process.
It is both San Leandro city policy and state obligation to facilitate the development of multifamily housing, for affordability, for climate, and for livability. This means engaging with the details of how new housing comes about, not merely laying out sites that could theoretically accommodate it. If the final opportunity list resembles the draft list in overall quantity and there are no major changes to zoning/development standards, I believe the element will fall short of approvable by not sufficiently accommodating barriers to development. Additionally, although I look forward to more analysis on this topic, the draft list falls into patterns contrary to the legally required principle of affirmatively furthering fair housing.
1. Nonvacant and non-exclusively residential sites
According to the HCD Housing Element Sites Inventory Guidebook, when an included site "has the potential to be developed with nonresidential uses, requires redevelopment, or has an overlay zone allowing the underlying zoning to be utilized for residential units," realistic capacity limits to those sites' development must be included. Most of the sites in the inventory are both non-vacant and are in mixed-use zones that allow both residential and commercial uses (including DA, SA, and B-TOD, which together make up 87% of the assumed sites).
This was also the case with the 2015 housing element. It is unavoidable given how the city has been built on (though not "built out") over the years, but the nonvacancy has to be taken into account when computing realistic capacity. Many owners will not want to redevelop in the 2023-31 period; some will try and fail; some will redevelop with fully nonresidential uses as zoning allows this. Given that under similar circumstances only 15% of the city's RHNA allocation had been permitted by late 2021, a realistic development capacity factor taking existing trends into account would be, as generously as possible, 30% of buildable units in most cases, unless other constraints are relaxed. This suggests the ballpark of a 333% buffer needed, not the 30-70% range options in the online tool. (It may seem extreme, but it reflects the extremity of our housing crisis. As long as very few areas are zoned multifamily, buyers will bid the price of scarce buildable land higher and higher, squeezing out uses that that do not command the highest possible profits - dissuading not only familiar large developers, but also nonprofit affordable housers like BRIDGE and Eden, other cooperative or social housing entities, and small local developers, which used to be a major force but have been largely squeezed out of new building over the past generation.) Many of the sites not only have buildings on them, but also enjoy active and likely profitable commercial uses, a higher degree of limitation compared to, say, lots with old warehouses. Put together, properties hosting Macy's, Lucky's, Pep Boys, Chase Bank, and CVS account for at least 1,930 units of the 5,616 units of assumed capacity in the current inventory.
Additionally, under Government Code 65583.2(g)(2), since more than 50% of the sites are nonvacant, the city will need to show substantial evidence that each such site is likely to have its current use discontinued in the RHNA 6 period.
2. Density and parking constraints
The city of San Leandro has repeatedly found its off-street parking minimums to be impediments to development, in reports going back decades, as well as its recent Multifamily Development Standards process. Parking requirements vary by zone and by number of bedrooms, but are roughly as follows:
Zoning designation Number of units in draft
housing opportunity site list
Parking minimum per unit
Downtown Area (DA) 2,568 1.5
(1.0 within 0.25mi of BART,
but few sites are this close)
Bay Fair TOD (BTOD)
Sub-Area 2
1,005 0.5
BTOD Sub-Area 1 849 No minimum
South Area (SA) 485 1.5-2
Multifamily in all other zones 709 1.75-2.75
City staff wrote in the Site Test Summary for their recent Multifamily Development Standards program:
With current standards, a lot of the development area will be dedicated to parking and access. The parking ratio is too high and unrealistic for mid-rise apartment buildings and more typical of townhomes and suburban development patterns. Parking requirements are sometimes equal in space to the amount of housing.
They also wrote on the density limitations:
Current density allowances are low; particularly in the NA-2, SA-1, SA-2, and SA-3 districts (and DA-2). Given these densities, we are likely to see townhome development, regardless of the other development standards. Current development standards fit townhouses, but constrain mid-rise apartment buildings and mixed-use development and limit the amount of housing that can be built. With the current density allowances, maximum density can be achieved while meeting current development standards on test sites in most cases. However, there is not a lot of ‘wiggle room’ and more constrained… lots may not be able to achieve maximum density.
To make development more realistic, the city should commit to reducing all the obstacles listed in the MFDS process: increasing density per acre; eliminating parking minimums in the areas it wishes development to take place; and further limiting the Daylight Plane, which it also named as a barrier. It should also consider increasing the allowable heights in some areas.
3. Distribution and fair housing
The city is obligated to consider past patterns of unfair housing and affirmatively counter those patterns in its housing element. Although more analysis is apparently on the way, the site list is evidence against it doing so. It concentrates development into a few pockets (DA, SA, BTOD), while keeping a large majority of land where residential uses are allowed zoned for single-family housing. These include the highest-resource sections of the city according to the TCAC/HCD Opportunity Maps: census tracts 4321 and 4322 (north of the creek and east of E 14th St.), 4327 (east of Bancroft and north of Sybil), and 4328 (Bay-O-Vista). They also include 4334 and 4335, but both of those are near the Bay and vulnerable to sea level rise, so I set them aside.
The draft site list appears to contain only one site in those four advantaged census tracts, and that one site is extremely marginal
1 . These tracts are large areas that even include
some commercial corridors with underused properties. The city should consider identifying more sites within historically advantaged areas, rezoning to facilitate this development, including currently single-family-zoned areas. Much of this area is served by transit along E. 14th and Bancroft. (This is on top of allowing up to ten units on all residential lots citywide, but that is a policy with less impact on the site list itself.)
There are also a number of underused sites in small commercial corridors in these areas, such as on Bancroft between Oakes and Durant, and all along Grand Ave. and Macarthur Blvd. west of 580. (Examples: Sinclair gas station on Bancroft and Dowling; Bancroft Safeway parking lot; 1051 MacArthur Blvd; Estudillo Shopping Center and/or its parking lot; parking in rear of 993 Estudillo.) These corridors should be rezoned to something in line with an evolving DA.
4. Conditional use permitting as barrier
Seven sites are zoned P or CC, for which multifamily housing is only allowed with a conditional use permit. This should be analyzed as an impediment, especially considering many common commercial uses are allowed by right in these districts. The city's site testing also showed little 1 1010 E. 14th, 0.246 acres, 43 feet wide at the street, on the edge of the area, backing onto the creek, assessed capacity 6 units, one of the smallest sites on the list but townhouses was feasible under CC development standards, and P development standards are lower (FAR 0.5 where CC is 0.1),
Also, some sites, like 2185 Clarke, have an (S) overlay indicating some kind of discretionary review, which may pose a barrier on its own as well. All zoning overlays should be incorporated into the analysis.
5. Acreage errors and miscellaneous
I have previously emailed about miscellaneous errors on sites that require adjustment, but putting them all here for the record:
● 14235 Bancroft is listed as 12.5 acres and therefore given an assumed capacity of 306 units. It is in fact just over one acre. Additionally, this is Bethel Community Presbyterian Church which is actively working to put tiny homes and community gardens on its underused space.
● 2185 Clarke: listed as 13 acres, in fact less than 0.2. ● 077 057001300 is part of a car lot at E. 14th and Blossom which is oddly divided up on the assessor's map into five tiny parcels whose lot lines cross the building footprint. Even all five parcels together are only about a quarter acre, not the 1.55 listed. ● 1604 San Leandro is new affordable housing at 101 Parrott that should be opening this year and count to RHNA 5.
● 080G140602500 (Heron Dr.): it is correct to call it 2 acres, but it is unbuildable, being a parcel consisting of nothing but a privately-owned roadway, snaking between single-family homes in the tract it serves.
● 075 006700200 on Williams St. is an irregular, narrow triangular chunk of land mostly taken up by railway, which I believe is actively used. Even if I am wrong and it is a defunct line, Union Pacific seems to own it, and will likely keep the land undeveloped.
Other site suggestions to add:
● 2021 Washington Ave., an 0.45-acre vacant lot currently up for sale in public listings, not far from BART.
● The portion of San Leandro Plaza north of where Estudillo Ave would be, which is more parking-dense than the rest of the Plaza
● The gas stations at 1495 Hayes and 589 Davis - and centrally-located gas stations generally; by definition their customers can go further out Sites which are good ideas to develop but which need more component sites added to the housing element:
● Only two parcels in the triangle between Davis, E. 14th, and Dan Niemi Way are contemplated: 234 Davis and 1145 E. 14th, but not the gas station at 1117 E. 14th, or the rest of the parking lot, or the buildings south of 1145. It would be more feasible for development if the entire block could be combined, and if the (S) overlay were removed.
John Minot
Best,
Thanks for your attention and solicitude on public comment. space, transitioning into and enhancing the existing park. shade. Also, the new requirements in the MFDS will require more public open as we get more and more 100-degree days, everyone will be grateful for the parks is a great place to put dense housing so they can be properly enjoyed, and ○ I hope 1525 Alvarado was not excluded because it abuts Thrasher Park - near surrounding traffic (there seems to be very little through traffic when I recently visited it). perhaps even a mixed-use shopping destination at ground level, without affecting St. along this stretch could be closed to cars and become a pedestrian/bike-only zone, assembled with the adjacent 1565. Given the transit and shopping proximity, Alvarado 1670 which are there. 1525 is 4 acres and it would greatly aid development if it could be site list, but it is missing 1525 Alvarado, which is of a piece with 1565, 1615, 1645, and next to a set of existing tall buildings coser to BART. Most of this area is already in the underused space (several one-story commercial buildings) directly next to BART, and significantly higher density than the maximum DA currently allows, being a large ● The San Leandro Business Park on Alvarado, where it would be a good area to zone for Avalon Shultz
Planning Dept.
City of San Leandro
cc: Tom Liao
Dear Avalon,
I have been reading and researching the various points of the housing element dra work that has gone on to date.
I hoped to develop a concise response to the components as presented, but have found it essenally impossible to do. Because we have separated policies that are completely linked, it is very difficult to comment on because many of the links have been pushed into different scopes of work- parking being a great example.
San Leandro - and all of urban/suburban California- needs a lot of affordable, sustainable, inclusionary housing placed in ALL areas of San Leandro- not just mulfamily zoned districts. We must plan for how to encourage and incent housing of all kinds, in all neighborhoods, not just developer built, mul family developments. Because we have separate projects covering Mul Family Housing Standards, Reach Codes, a Climate Acon Plan, The Housing Element, and Parking in isolaon, it is unclear to me how to effecvely evaluate that we are planning for 5000 units with mixed affordability, that are Net Zero or close to it, and are located in ALL neighborhoods.
On the face of it I would say that we are focusing way too heavily in the downtown area and the Bayfair TOD.
These developments could be many more years in the making or may never get built. Why are we not planning for housing on Bancro and Estudillo? They are already liered with mulfamily housing that could be expanded and densified. We could plan for more building in Estudillo Estates and Broadmore- Quad plexes that are built with the turn of the century aesthec, and ultra modern sustainability standards would be a boon to our neighborhoods.
We must consider no policy too sacred for change-zoning, height limits, parking eliminaon- and others , should all be on the table as potenal tools for more aggressive housing development. Addionally we measure our progress and trajectory for meeng our goals on an annual basis, so that we can make more aggressive changes BEFORE we have failed to meet our 2030 goals for housing units.
SIncerely, Pay
Pay Breslin
Execuve Director
510 289 3891
SanLeandro2050.org
Community Climate Soluons
WWW.SL2050.ORG
796 Cary Dr., San Leandro, CA 94577
April 21, 2022
Dear San Leandro City Council:
We are writing on behalf of YIMBY Law and Greenbelt Alliance regarding San Leandro’s 6th Cycle Housing Element Update. YIMBY Law is a legal nonprofit working to make housing in California more accessible and affordable through enforcement of state law. Greenbelt Alliance is an environmental nonprofit working to en‐ sure that the Bay Area’s lands and communities are resilient to a changing climate.
We are writing to remind you of San Leandro's obligation to include sufficient sites in your upcoming Hous‐ ing Element to accommodate your Regional Housing Needs Allocation (RHNA) of 3,855 units.
In the Annual Progress Reports that San Leandro submitted to HCD, we observe the following trend of hous‐ ing units permitted in the last three years:
Year Housing units permitted
2018 7
2019 33
2020 88
Average, 2018-2020 43
To meet the 6th cycle RHNA target, the rate of new housing permits in San Leandro would need to increase from 43 units per year in 2018-2020 to 482 units per year in the next 8 years. This is a 1030% increase from re‐ cent years. If the current pace were to continue, San Leandro would meet only 9% of its new housing target.
Based on these trends, it is unlikely that San Leandro’s existing realistic zoning capacity is sufficient to meet its 6th cycle RHNA target. According to HCD’s Housing Element Site Inventory Guidebook, housing elements must analyze the realistic capacity of their sites, which may include considerations of “[l]ocal or regional track records”, “past production trends”, and “the rate at which similar parcels were developed during the previous planning period”. A housing element that does not include a significant rezoning component is therefore un‐ likely to be compliant with state law.
We urge San Leandro to include a major rezoning component in its Housing Element—a rezoning large enough to close the gap between recent housing production trends and the RHNA target. The rezoning should be within existing communities and should comply with the city’s obligation to Affirmatively Further Fair Housing. We also urge San Leandro to ease any other constraints, such as discretionary approval processes or impact fees, that may impede the rate of development on your city's housing sites.
Thank you,
Sid Kapur, East Bay YIMBY ([email protected])
Rafa Sonnenfeld, YIMBY Law ([email protected])
Zoe Siegel, Greenbelt Alliance ([email protected])
September 8, 2021
To: Bay Area Local Planning Directors
RE: Public Participation and Transparency for Bay Area Housing Elements Dear Bay Area Planning Directors,
The Bay Area can be a place where everyone can afford to live and prosper in a healthy community. To realize this vision, our local governments must prioritize deep community engagement when updating our Housing Elements.
We face an unprecedented affordable housing crisis exacerbated by the climate crisis and the COVID-19 pandemic. Decades of racist and exclusionary policies and systems have caused these crises to disproportionately harm Black, Latinx, Asian & Pacific Islander, and Indigenous communities. The 6th Cycle Housing Element update can be an opportunity for our region to recover from these crises by making sure everyone, regardless of race or income, can enjoy safe, stable homes near their jobs, families, and healthcare needs.
To plan for a better future, we urge our cities and counties to comply with Housing Element law by implementing comprehensive, inclusive, and detailed public engagement processes. Regional experts and community leaders have developed recommendations below.
State law requires local governments to make “a diligent effort...to achieve public participation of all economic segments of the community in the development of the housing element.” (Gov. Code 65583(c)(9) (emphasis added)). “A diligent effort means going beyond simply giving the public an opportunity to provide input and should be proactively and broadly conducted through a variety of methods to assure access and participation.” (Department of Housing and Community Development (HCD), Affirmatively Furthering Fair Housing (AFFH) Guidance Memo, April 2021, p. 21). Therefore, our cities and counties must make intentional, proactive, and robust efforts to solicit and incorporate input from community members of all economic backgrounds. A particular effort must be made to include low-income people, people of color, immigrants, non-English speakers, people with disabilities, and others who often face barriers to being heard in public decision making. 2 The Housing Element “must describe meaningful, frequent, and ongoing community participation, consultation, and coordination that is integrated with the broader stakeholder outreach and community participation process for the overall housing element,” (HCD AFFH Guidance Memo, p. 10). Local governments should create an outreach plan, release drafts of the Housing Element to the public for review and comment with ample time before submission to HCD, and schedule community input meetings at accessible locations and times, including on evenings and weekends (Id. at 10).
Particularly for the Assessment of Fair Housing section of the Housing Element, local governments must examine housing needs and disparities for members of protected classes based, in part, on “local data and knowledge,” including “information obtained through community participation or consultation, such as narrative descriptions of people’s lived experiences.” (Gov. Code 65583(c)(10); HCD AFFH Guidance Memo, p. 24). This “analysis should not be limited to the jurisdiction itself, but should include the surrounding region and an understanding of the role the jurisdiction plays in current and historical trends of segregation at a regional level.” (HCD AFFH Guidance Memo, p. 46). This means that cities and counties must also explicitly seek out information about fair housing issues and disparities from people who need to live in the jurisdiction but cannot.
Public health challenges related to the pandemic demand even more thoughtful and robust planning than usual to ensure that members of the public have opportunities to participate. For example, in addition to traditional public meetings and workshops, cities and counties should provide a mix of opportunities, including booths at outdoor events, hard copy surveys at essential offices and businesses (such as culturally diverse grocery stores, corner stores, and laundromats in low-income neighborhoods), online surveys advertised through email, social media, and local news, and other creative avenues.
Regional experts and community leaders have developed the following recommendations and call on local leaders to employ these strategies to fulfill their legal and moral obligations:
1. Proactively work with community-based organizations to plan engagement workshops and opportunities to ensure that their members and partners can directly participate as part of the evaluation and creation of the Housing Element. Send any relevant preparatory materials and other necessary documents to community-based organizations prior to the meeting, so that they may share them with interested members with ample time for review. HCD requires local jurisdictions to engage with groups and individuals, including the following (HCD AFFH Guidance Memo, p. 21):
a. Public housing authorities
b. Housing and community development providers
c. Advocacy groups (local, regional, and state level)
d. Community members who are lower income
e. Persons and households with special needs
f. Members of protected classes
g. Representative advocacy organizations and other similarly interested parties 3 h. Fair housing agencies
i. Independent living centers
j. Regional centers
k. Homeless service agencies
l. Legal services organizations
m. People who work in the jurisdiction but cannot afford to live there n. Community groups that organize people of protected classes
2. Engage community participation and feedback at all stages of the Housing Element process. Participation should not be limited to public hearings. Jurisdictions should create a roadmap of all major milestones in the Housing Element process each with clear, targeted, and robust outreach and communication plans in which the public should have opportunities to:
a. Provide input on all components of the Housing Element including: the review and evaluation of the prior element’s programs and policies, Assessment of Fair Housing, existing needs and conditions, barriers to addressing housing needs, the adequacy of the land inventory, the selection of sites to accommodate affordable housing needs, potential new programs, etc. before release of a new draft element; b. Review and comment on any draft Housing Element well in advance of its submission to HCD; each draft should indicate how the jurisdiction incorporated public input;
c. Review how the jurisdiction has considered and incorporated public input; d. Review the adopted Element; and
e. Provide input on each annual Housing Element progress report before it is submitted to the City Council or County Board of Supervisors for approval.
3. Conduct various methods of engagement to allow participation by all members of the public. It is likely that much of the public engagement will be “virtual”, however, access to computers and internet is not equitably available. For members of the public who lack those resources or who are unable to use video applications, consistently provide an adequate telephone option to participate in meetings as well as surveys, short interviews, and other opportunities to engage at outdoor events and essential businesses and offices.
When hosting a virtual meeting, provide multiple options for teleconferencing, with twoway communication options that allows computer- and phone-users to engage and provide public comment. For live-streamed meetings, the public should be allowed to comment in real time, through a combination of phone and video, chat boxes, and/or email.
4. Post notices of all hearing/meeting times, topics, and detailed information regarding participation on easy-to-find places on the jurisdiction’s website. Notices must clearly show how public comments will be received.
5. Translate all materials and notices into multiple languages appropriate to the community. During meetings, interviews, and workshops, consider using separate 4 teleconference lines or audio channels to meet language access needs. Interpreters should be available for residents to understand and participate in the meeting.
6. Make engagement opportunities accessible to people with disabilities, including by providing reasonable accommodations such as sign language interpretation and written materials in Braille and other alternative formats.
7. Give ample time for the public to review materials and submit comments prior to the meeting’s start time, such as via email or a dedicated phone number. Comments should be accepted starting from the time the notices are disseminated. Written or voice message comments should be allowed up until the start of the meeting, as well as live comments throughout the meeting. Have staff read them aloud on the record during the live meeting for transparency and consideration by the full governing body. Avoid arbitrary word limits for email comments. Voice message comments, which can be limited to 3 minutes, should be played during the comment period of the meeting. Ensure that these messages, as well as the emails, can be received in multiple languages and interpreted as needed.
8. Convene public meetings at times outside of working hours. Public meetings should be held at times that are convenient, and accessible to allow as many community members as possible to attend. Meetings during traditional working hours excludes many community members and disregards the intention of public participation.
9. Meet people where they are. For example, ask to attend regular meetings of community organizations, neighborhood associations, unions, advocacy and industry groups. Other opportunities could include having booths at outdoor events, school district food distribution sites, or outside of culturally diverse grocery stores. At all public engagement opportunities, the local government should describe the Housing Element process and ways to provide input at all stages. Advance planning and creativity will help ensure participation by all economic segments of the community.
10. Meaningfully incorporate community input and show how it was incorporated.
Provide a transparent feedback loop about how the jurisdiction has considered and incorporated public input into the Housing Element.
11. Create a designated Housing Element mailing list and website. Maintain an active mailing list to notify the community, advocates, and all interested of new meetings and documents. Meeting notes, recordings of meetings, data tables and charts, and interim work products should be available on an easily accessed website.
12. Create a diverse Housing Element Working Group to provide input on the development of the Housing Element update AND to support and evaluate ongoing implementation.
Ensure robust representation by renters, low-income people, people of color, tenant and community organizations, seniors, people with disabilities, unhoused people, farm and 5 agricultural workers, and others with special needs who are most impacted by the housing crisis, as well as experts in affordable housing development. This working group should continue after the adoption of the Housing Element to review and comment on its Annual Progress Reports and implementation.
The undersigned organizations remain committed to working in partnership with Bay Area jurisdictions to ensure the Housing Element update process is inclusive and lays out an effective roadmap to effectively address the affordable housing crisis. All Bay Area residents deserve a safe, accessible and affordable place to call home, with a range of choices free of barriers to fair housing. The Housing Element update process provides the tools to do just that. We look forward to continuing this work with you.
Regards,
Monith Ilavarasan, Organizer
Genesis of the Tri-Valley
Zoe Siegel, Director of Climate Resilience
Greenbelt Alliance
Shajuti Hossain, Staff Attorney
Public Advocates
Justine Marcus, State and Local Policy Director
Enterprise Community Partners
Jeff Levin, Policy Director
East Bay Housing Organizations
Leslie Gordon, Program Director of Equitable Development Urban Habitat
Michael Rawson, Director
The Public Interest Law Project
Evelyn Stivers, Executive Director
Housing Leadership Council of San Mateo County
Stakeholder Meetings
Input Summary
The City of San Leandro held virtual stakeholder meetings on January 12 and 14, 2022, to receive feedback from representatives of affordable and market-rate housing organizations, labor unions, housing service providers, public housing authorities, fair housing agencies, organizations serving special needs populations and persons experiencing homelessness, and members of the community who identified as low-income. The following is a list of participant organizations:
Housing Service Providers/Social Service Providers/Community-Based Organizations ● Alameda Housing Authority
● Davis Street Family Service Center
● Rebuilding Together Oakland/East Bay
● ECHO Housing (Fair Housing, Tenant-Landlord Counseling) ● Bay East Association of Realtors
● Community Resources for Independent Living
● Regional Center of the East Bay
● East Bay Homebridge Connect
● April Showers
● Building Futures
● Hively
● Ruby’s Place, Inc.
● Safe Alternatives to Violent Environments (SAVE)
● Asian Business Council
● African American Business Council
Housing Developers/Labor Representatives
● Alameda County Building and Construction Trades Council (ACBTC) ● BRIDGE Housing
● DR Horton
● Eden Housing
● IW 378
● Sheet Metal Workers Local 104
Appendix A-6
Stakeholder Meetings
Input Summary
The following is a summary of input across all stakeholder by each question.
Discussion with housing providers, service providers, and community-based organizations
Housing needs and issues within the community:
● Need for more housing across all income levels, including for low wage earners, workforce housing, teachers, union members, and families. ● Housing is needed close to transit, schools, services, and shopping. ● Low inventory for rental units within the city. Service providers have had to look outside of San Leandro to place people in apartments.
● Home prices are high in the city (several stakeholders expressed they are currently looking to purchase a home and have experienced this personally). ● High housing costs and rent increases has created turnover among residents, and residents are being pushed out to other areas. Low-income residents are especially vulnerable to displacement. Large corporations for rental properties often increase rent upon transition of ownership.
● Concern about gentrification near the BART stations, which are areas ideal for people who rely on public transit.
● Concern that if people cannot afford to buy a home, there is a lack of assets for next generation to use, since homeownership can break the cycle of poverty.
Issues around homelessness and special needs
● Unhoused people throughout the city are living on the street or in vehicles. ● Unhoused individuals are more susceptible to sickness and have much higher mortality rates than those who are housed.
● Domestic violence rates are very high in the unhoused community. ● Domestic and sexual violence is one of the leading causes of homelessness. Gender and race analysis should be considered in housing issues. ● Rising rental costs have pushed residents out of the city and into homelessness ● No shelters in the city accommodate men who are homeless, only women and children. ● Lack of transitional housing throughout the city, and there is a need for permanent supportive housing.
● Keeping people housed is becoming more of an issue, especially during the pandemic.
Once housing is lost it is almost impossible for people to find new housing. ● Homeless populations have an immediate need for support, including provision of food and supplies, Safe and Organized Spaces (SOS), and low-cost trash collection. Waiting for transitional housing to become available or be developed takes a lot of time. ● Addressing homelessness requires services as well as housing. Transitioning out of homelessness is a challenging and terrifying process and people need more support throughout. (Building Futures has had success in transitioning unhoused individuals to housing and provides case managers and outreach workers to support the transition). ● Permanent supportive housing is needed in addition to transitional housing. ● Despite outreach, landlords have been hesitant to work with organizations such as Building Futures to provide transitional housing.
● Difficult to find affordable housing for persons with disabilities – they do not want to live in group homes, they want their own apartments. These apartments must be ADAaccessible and close to transit. ● Senior population: difficult to age well in housing units with stairs, which is why it is better for them to live in single-story units or places with elevators, not tall townhomes. Senior housing is becoming too expensive for many seniors. Seniors who own their homes have limited incomes and cannot afford home repairs. Some get assistance if low enough income but many fall through the cracks. Seniors need to live near health services.
● Female-headed households need housing near transit and close to schools and services.
● Undocumented residents fear applying for assistance, which can lead to overcrowding in housing units.
City tools and policies that have been useful in addressing housing-related barriers ● The voucher program through Housing Authority of Alameda County works well. ● The City’s rent review program is working well.
● The City provides great communication on case management.
Strategies for addressing housing needs
● Build smaller homes to reduce home prices, such as studio apartments with small kitchens and common areas (Hong Kong as a model). Kitchens and bathrooms are the biggest expenses when it comes to building homes. Also build more two and threebedroom homes as starter homes for families. ● Look into tiny homes. Build partnerships with high schools with wood shops and trade schools to construct tiny homes/housing to reduce labor costs (example in Kawai’i). ● Review policies to understand effects on whether they will cause people to become homeless or not becoming housed, such as the crime free program. ● Encourage ADU development/SB 9 development to increase density. ● Work with landlords to encourage taking renters with less than stellar past and credit. ● Reduce NIMBYism to encourage more housing.
● Look into opportunities for vacant land for safe sleeping programs. ● Assist small rental housing providers who are struggling to maintain rental properties.
Discussion with representatives of affordable and market-rate housing organizations and labor unions
Barriers to affordable housing development
● Shortage of available funds.
● Neighbor concerns are a big barrier to housing projects, especially with infill sites and higher density projects.
● In the past, neighbors have not been supportive of developing navigation centers and transitional housing centers within their communities.
● Difficult to make development projects profitable due to high land costs and high material costs.
● Including inclusionary units on site makes projects even more expensive. It may be preferred to have market rate developers pay inclusionary housing in lieu fees, which can be used to leverage public financing.
City tools and policies that have been useful in addressing housing-related barriers ● Including a site as a Housing Element site can help projects get through the entitlement process and obtain financing.
● SB35 helps expedite the entitlement process and has been useful in several housing projects throughout the Bay Area.
● Density bonuses and parking reductions. In Berkeley, a recent affordable housing development project that included 100% affordable units received up to an 80% density bonus and three additional stories.
Actions the City can take to address housing issues
● City should be flexible about potential housing sites and make smart use of existing space, examples include outdated strip malls.
● City should get involved to help resolve concern/opposition on housing development projects from neighbors.
● City staff should be knowledgeable on legislation, including density bonus laws, to help development projects go through the entitlement process more quickly. ● Zoning changes should be made more quickly.
● The City should set aside units in new housing development projects for transitional and/or permanent housing for homeless individuals.
Tools or strategies that would help to address housing-related barriers ● Waive fees and impact fees.
● Rethink zoning to allow for more housing options and create a more sustainable approach to developing affordable housing.
● The Housing Element should do more than provide for new housing development and needs to include community engagement. It should be utilized as an economic development tool and address other housing related issues such as shelter and security, labor standards around housing production, and access to good paying jobs for local workers.
● Educate developers on what tools/policies are available to them. ● Utilize local resources, including local sources of funding and local labor for housing projects.
● Compliance and monitoring for affordable units increase the cost of projects. One way to reduce operating costs is to accept TCAC audits and reports instead of City specific reports and site visits.
● Continue to allow inclusionary units to be spread throughout all phases of a project, instead of requiring all inclusionary units to be built within the first phase. ● Expedite and streamline the entitlement process. City partnerships with local organizations can help housing projects through the entitlement process. ● Allow parking reduction up to zero parking spaces for projects within 0.5- mile of transit. ● Condition impact fee reductions around labor standards. ● Maintain open conversations with local labor unions.
● Missing middle housing – build smaller homes that are less expensive.
Appendix B
Sites Inventory
Please Start Here, Instructions in Cell
A2, Table in A3:B16 Form Fields
Site Inventory Forms must be submitted
to HCD for a housing element or
amendment adopted on or after January
1, 2021. The following form is to be used
for satisfying this requirement. To submit
the form, complete the Excel
spreadsheet and submit to HCD at
[email protected]. Please send
the Excel workbook, not a scanned or
PDF copy of the tables.
General Information
Jurisidiction Name ALAMEDA
Housing Element Cycle 6th
Contact Information
First Name Avalon
Last Name Schultz
Title Principal Planner
Email [email protected]
Phone 510-577-3325
Mailing Address
Street Address 835 East 14th Street
City San Leandro
Zip Code 94577
Website
https://www.sanleandro.org/
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name
Site Address/ Intersection
5 Digit ZIP Code
Assessor Parcel Number
Consolidated Sites
General Plan Designation (Current)
Zoning Designation (Current)
Minimum Density Allowed (units/acre)
Max Density Allowed (units/acre)
Parcel Size (Acres)
Existing Use/Vacancy
Infrastructure
PubliclyOwned Site Status
Identified in Last/Last Two Planning Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Structure
Age
Improvement
to Land Value
Ratio
Optional
Information
SAN LEANDRO
15242 HESPERIAN BLVD 94578
077D-1490-019-00 BTOD /PR B-TOD 65 125 10.88
BART Parking Lot
YES - Current
YES - Special DistrictOwned Available
Used in Prior Housing Element - NonVacant 56 0 319 375 0 0 TCAC Low Resource
SAN LEANDRO
604 MACARTHUR BLVD 94577
0760-3190-140-2 MUC CC 0 24 0.76 Restaurant
YES - Current
NO - PrivatelyOwned Available
Used in Prior Housing Element - NonVacant 0 12 0 12 0 0.31 TCAC Moderate Resource
SAN LEANDRO
560 MACARTHUR BLVD 94577
0760-3190-250-1 MUC CC 0 24 0.46 Restaurant
YES - Current
NO - PrivatelyOwned Available
Used in Prior Housing Element - NonVacant 0 7 0 7 0 0.17 TCAC Moderate Resource
SAN LEANDRO
1300 FAIRMONT DR 94578
077D-1495-021-00 BTOD B-TOD 60 125 5.78
Shopping center and
parking lot
YES - Current
NO - PrivatelyOwned Available
Not Used in Prior Housing Element 152 177 176 505 1981 0.82 TCAC Low Resource
SAN LEANDRO
1330 FAIRMONT DR 94578
077D-1495-018-00 BTOD B-TOD 60 125 0.97
Shopping center
YES - Current
NO - PrivatelyOwned Available
Not Used in Prior Housing Element 26 29 30 85 1980 1.68 TCAC Low Resource
SAN LEANDRO E 14TH ST 94578
077D-1495-022-00 BTOD B-TOD 60 125 3.07
Shopping center and
parking lot
YES - Current
NO - PrivatelyOwned Available
Not Used in Prior Housing Element 80 94 94 268 1980 1.71 TCAC Low Resource
SAN LEANDRO
15251 E 14TH ST 94578
077D-1495-015-00 BTOD B-TOD 60 125 0.5
Restaurant and surface parking
YES - Current
NO - PrivatelyOwned Available
Not Used in Prior Housing Element 0 43 0 43 1986 2.9
TCAC Low Resource
SAN LEANDRO
15555 E 14TH ST 94578
077D-1490-030-00 BTOD B-TOD 65 125 4.78
Shopping center and
parking lot
YES - Current
NO - PrivatelyOwned Available
Not Used in Prior Housing Element 125 146 147 418 1970 0.82 TCAC Low Resource
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Very LowIncome Low- Income Moderate- Income
Above ModerateIncome Type of Shortfall
Parcel Size(Acres)
Current General Plan Designation
Current Zoning
Proposed General Plan (GP) Designation
Proposed Zoning
Minimum Density Allowed
Maximum Density Allowed
Total Capacity
Vacant/Nonvacant Description of Existing Uses Infrastructure Structure Age
Improvement to Land Value Ratio
Optionalnformation
SAN LEANDRO 13489 E 14TH ST 94578 077D-1405-001-01 0 0 0 12 Shortfall of Sites 0.28898 MUC SA-2 MUC SA-2 18 85 12 Vacant Vacant YES - Current 1951 0 TCAC Low Resource
SAN LEANDRO 13940 E 14TH ST 94578 077E-1548-001-06 6 6 14 14 Shortfall of Sites 0.67491 MUC SA-1 MUC SA-1 18 85 40 Vacant Vacant YES - Current 0 0 TCAC Low Resource
SAN LEANDRO 14583 E 14TH ST 94578 077D-1460-001-00 18 17 0 0 Shortfall of Sites 1.36451 MUC/RM RD MUC/RM RD 18 85 35 Non-Vacant Pottery store and auto storage YES - Current 1944 0.37 TCAC Low Resource
SAN LEANDRO 14263 E 14TH ST 94578 077D-1432-040-01 22 21 0 0 Shortfall of Sites 0.72326 MUC SA-1 MUC SA-1 18 85 43 Non-Vacant Large used car lot and auto storage YES - Current 0 0.280137934 TCAC Low Resource
SAN LEANDRO 14830 E 14TH ST 94578 077E-1593-013-08 30 29 5 0 Shortfall of Sites 1.00269 MUC SA-3 MUC SA-3 18 85 64 Non-Vacant used car dealer adjacent to multi-family YES - Current 0 0.026385479 TCAC Low Resource
SAN LEANDRO 1805 WASHINGTON AVE 94577 0750-0080-030-3 6 5 13 13 Shortfall of Sites 0.52 MUD DA-2 MUD DA-2 20 100 36 Non-Vacant Brake and wheel shop YES - Current 0 0.986540726 TCAC Low Resource
SAN LEANDRO 14875 BANCROFT AVE 94578 077E-1593-015-04 7 7 16 16 Shortfall of Sites 0.80253 MUC SA-3 MUC SA-3 18 85 47 Non-Vacant Misc. commercial use YES - Current 0 0.546522412 TCAC Low Resource
SAN LEANDRO 600 CASTRO ST 94577 0750-0670-010-6 11 11 25 25 Shortfall of Sites 0.82564 MUTOD DA-2 MUTOD DA-2 20 125 72 Non-Vacant Warehouse and surface parking YES - Current 1973 0.570742822 TCAC Low Resource
SAN LEANDRO 440 PERALTA AVE 94577 0750-2250-010-4 18 17 41 41 Shortfall of Sites 1.32654 MUTOD DA-2 MUTOD DA-2 20 125 116 Non-Vacant Warehouse and surface parking YES - Current 0 0.250694137 TCAC Low Resource
SAN LEANDRO 523 SAN LEANDRO BLVD 94577 0750-2250-010-3 13 13 31 31 Shortfall of Sites 1.00994 MUTOD DA-2 MUTOD DA-2 20 125 88 Non-Vacant Auto body shop and surface parking YES - Current 1962 0.142857143 TCAC Low Resource
SAN LEANDRO 1565 ALVARADO ST 94577 0750-0470-140-0 60 59 139 139 Shortfall of Sites 4.55 MUTOD DA-4/D-6 MUTOD DA-4/D-6 60 125 398 Non-Vacant Warehouse and surface parking YES - Current 1988 2.337110994 TCAC Low Resource
Table C: Land Use, Table Starts in A2
Zoning Designation
From Table A, Column G
and Table B, Columns L and N
(e.g., "R-1")
General Land Uses Allowed
(e.g., "Low-density residential")
B‐TOD
BTOD ‐ BayFair TOD Mixed Use
(Chapter 2.10.200)
CC Mixed‐Use (Chapter 2.08.200)
DA‐2 Mixed‐Use(Chapter 2.08.228)
DA‐4/D‐6
Mixed‐Use (Chapter 2.08.236,
2.08.240)
RD
Single Family Residential and Two‐
Family Residential (Chapter 2.04.200)
SA‐1 Mixed‐Use (Chapter 2.08.260)
SA‐2 Mixed‐Use (Chapter 2.08.264)
SA‐3 Mixed‐Use (Chapter 2.08.268)
Appendix C
Past Accomplishments
Review of Past Accomplishments
Draft Housing Element C-1
1 Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2023-2031 Housing Element, the City of San Leandro reviewed the housing programs adopted in the 2015-2023 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance. Table C-1 and Table C-2 summarizes the City’s construction, rehabilitation, and preservation goals and accomplishments during the 5th Cycle planning period and Table C-3 provides a detailed program-level assessment of housing accomplishments over the last planning period.
1.1 Overview of Accomplishments
During the 5th Cycle Housing Element, the City implemented numerous programs to support marketrate and affordable housing production, homeownership, preservation of existing housing stock, and tenant protection. A full list of programs is included in Table 5-2. Most notably, the city implemented the following:
Rent Review Program – The Rent Review Program offers public negotiation/mediation of rent disputes between tenants and landlords through a five-member board consisting of two landlords, two tenants and a homeowner.
Tenant Relocation Assistance Program – The tenant relocation ordinance is triggered when a tenant's rental agreement is terminated due to landlord-caused terminations as defined in the Ordinance. Eligible tenants may receive relocation assistance of up to $7,000 per unit from their landlord following a landlord-caused termination to assist with relocation to a new residence.
Landlord-Tenant Counseling with Legal Aid – The City of San Leandro maintain a contract with Centro Legal to provide San Leandro tenants information on their housing rights and responsibilities. ECHO Housing has a subcontract with Centro Legal to provides information and referral assistance in resolving rental housing disputes through conciliation.
First Time Homebuyer Program – The City of San Leandro contracts with Bay Area Affordable Homeownership Alliance (BAAHA) to administer first-time homebuyer seminars, homebuyer education and counseling, and assists with the administration of the City’s Inclusionary Housing Ownership Program.
Owner Occupied Home Repair Program – The City's Minor Home Repair Program offers home repair grants of up to $5,000 for needed improvements including compliance with health and safety standards.
Inclusionary Housing Program – City staff continues to implement the Inclusionary Housing Ordinance that requires new residential rental development projects (including condominium conversions) to set aside at least 15 percent of their units for moderate-, low-, and very low-income households.
Mobilehome Rent Stabilization Ordinance – Beginning in 2019, a mobilehome park owner may impose a rent increase for a mobilehome space of no more than four percent or the annual percent change in the CPI, whichever is less. In addition, the rent for a mobilehome space may not be increased more than once in any twelve-month period.
City of San Leandro
2023-2031 Housing Element Update
C-2
Additionally, San Leandro has focused on long-range planning efforts to support housing development, including:
Bay Fair TOD Plan – The Bay Fair TOD Specific Plan was adopted by the San Leandro City Council in 2018, following an extensive community engagement and planning process. The Specific Plan sets a vision for the Bay Fair area to become a walkable, transit-oriented community hub, with public gathering spaces and a mix of retail, neighborhood services, housing, and office space.
1.1.1 Development of Affordable Units
During the 5th Cycle, multiple affordable housing developments either began construction or were completed (see Table 5-2 for total number of units). The following notable projects have contributed to the affordable housing stock in the city:
Marea Alta, BRIDGE Housing – This 115-unit
development was completed in 2017 and is
affordable to households earning 30-55
percent of the AMI. The Marea Alta
development is located adjacent to the San
Leandro Bay Area Rapid Transit (BART) station.
La Vereda, BRIDGE Housing – This 85-unit
senior development was completed in 2019.
The development was allocated 62 projectbased vouchers.
Review of Past Accomplishments
Draft Housing Element C-3
Loro Landing, Eden Housing – This 62-unit
development was completed in May 2022. The
development was allocated 25 project-based
vouchers under the HUD-VASH (Housing and
Urban Development - Veterans Affairs
Supportive Housing) program as a subsidy to
the development.
15101 Washington, Abode Communities –
This 72-unit development is in the planning
stage as of April 2022. Non-profit Abode
Communities was approved by City Council for
$7 million in City affordable housing funding
for this project.
1.1.2 Effectiveness in Addressing Special Needs
Special needs communities are demographic or occupational groups that call for specific program responses to address unique housing needs. State law specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), femaleheaded households, large families, farmworkers, and people experiencing homelessness. These special-needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.
The City of San Leandro’s 5th cycle housing element addressed special needs populations through actions under Goal 58: Special Needs Populations, which has the objective to proactively address the identified special housing needs of the community, which include seniors, low-income families, and unhoused residents. During the 5th cycle, the City took the following actions to address special needs housing:
City of San Leandro
2023-2031 Housing Element Update
C-4
In 2015, the City adopted zoning code amendments which allow emergency shelters by right in the Industrial-Light (IL) zoning district.
In March 2016, the City of San Leandro partnered with Building Futures with Women & Children and the Rental Housing Association of Southern Alameda County to form the San Leandro Homeless Compact, a collaborative dedicated to providing long-term housing and services to San Leandro residents experiencing chronic homeless individuals in San Leandro. The compact provided 25 housing units for those persons.
The City annually contributed funds along with other Alameda County jurisdictions to provide general support for EveryOne Home (EOH) and the management of InHOUSE Homeless Management Information System (HMIS) database. EOH continues to design and incubate best practices and innovative approaches to reducing and ending homelessness in Alameda County. In 2021, the City Council prioritized the acquisition of a site for a homeless navigation center with temporary and/or permanent supportive housing. City staff began actively searching for a site since Spring 2021 and City Council approved a purchase agreement in March 2022 to acquire ane rehabilitate the Nimitz Motel into an interim homeless navigation center with shelter/housing and longer-term conversion to permanent supportive housing. The City submitted a state Project Homekey Program grant application in May 2022 for funding. La Vereda completed construction of 85 affordable housing units for seniors. Loro Landing completed construction of 62 residential apartments that includes housing vouchers for 25 formerly homeless military veterans.
The City annually allocated General Fund monies to assist with the operation of Building Futures with Women and Children San Leandro Shelter. The City also allocated Community Development Block Grant (CDBG) public service dollars to Davis Street Family Resource Center Basic Needs Program, SOS Meals on Wheels, Spectrum senior food nutrition program, and CALICO child abuse intervention services.
1.2 Quantified Objectives
Table C-1 summarizes the City’s progress toward meeting the previous 5th Cycle Housing Element objectives to rehabilitate and conserve/preserve existing housing stock.
Table C-1 Quantified Housing Objective and Achieved Accomplishments (2015-2021) Income Levels1
Rehabilitation Conservation2/Preservation
Objectives Actual Objectives Actual
Very Low Income (<50% AMI) 15 43 620 -0
Low Income (50-80% AMI) 205 - 805 -
Moderate Income (80-120% AMI) - 11 -
Above Moderate (>120% AMI) - - -
Total 220 43 1,436 0
1 Income levels are based on Area Median Income (AMI).
2 There were no units identified in the 5th Cycle Housing Element that were at high risk of conversion to market-rate units.
Review of Past Accomplishments
Draft Housing Element C-5
As shown in Table C-2, the City did not reach its 5th cycle RHNA goals for any income category. As detailed in Section 3, Housing Constraints, rising construction costs and decreased rents as a result of the pandemic were cited as a hinderance to housing development. However, the City successfully moved forward on several affordable housing projects, as noted above.
Table C-2 RHNA Progress (2015-2021)
Income Levels1 2015-2023 RHNA
Permits Issued
2015-2020
Percent RHNA Progress
with Permits Issued
Very Low Income (<50% AMI) 504 132 26%
Low Income (50-80% AMI) 270 126 47%
Moderate Income (80-120% AMI) 352 0 0%
Above Moderate (>120% AMI) 1,161 83 7%
Total 2,287 341 15%
1 Income levels are based on Area Median Income (AMI).
1.3 Review of Past Accomplishments
Table C-3 provides a detailed program-level assessment of housing accomplishments during the 5th Cycle Housing Element planning period.
City of San Leandro
2023-2031 Housing Element Update
C-6
Table C-3 Review of Past Accomplishments
Program Description and Objectives Progress and Continued Appropriateness Goal 53: Affordable Housing Development - Increase the supply of ownership and rental housing in San Leandro affordable to extremely low-, very low-, low-, and moderate-income households
53.01 A Downtown TOD
Strategy
Implementation
Continue to promote the San Leandro BART
Transit Oriented Development (TOD) Area as a
major regional opportunity for mixed use
development and ABAG Priority Development
Area (PDA).
Mixed-use development projects continue to be implemented, including the following recent and planned projects:
62 units of affordable housing at Loro Landing (1604 San Leandro Boulevard) 196 market and moderate-income multi-family units and ground floor grocery and retail at 1188 E 14th Street (Centro Callan)
Several multifamily projects at including 687 market-rate units by Maximus Development at 915 Antonio
Based on the continued importance of increase housing stock in the City of San Leandro, especially in TOD areas, and in compliance with newly signed housing bills SB 9 and SB 10, this action is appropriate to carry into the upcoming housing element cycle as part of an overall residential and mixed use promotion program.
53.01 B Bay Fair BART Work with BART to further develop and refine transit-oriented development plans for the area
around the Bay Fair Station, including the BART
parking lots and adjoining underutilized private
and public properties.
The City Council adopted the Bay Fair BART TOD Specific Plan in February of 2018. The zoning update was initiated and two census tracks in the Specific Plan area were named as federal Opportunity Zones in 2019. In 2020 the Specific Plan amendment and General Plan amendment were adopted by the City Council. In 2021, the Planning Division approved a SB 35 application for 497 new housing units in the Bay Fair TOD areas.
Based on the action being completed this action should be eliminated. No further action necessary.
53.01 C Upper Washington
Corridor and
MacArthur Blvd
Rezoning
Consistent with the San Leandro General Plan,
rezone the following “CC” areas for Mixed Use
development:
Washington Street between Castro Street and
San Leandro Boulevard (excluding properties
zoned RD and RM) MacArthur Blvd between
Durant Street and Foothill Boulevard
The rezoning will be adopted concurrently with the Housing Element Update.
Based on the progress of this program and continued importance for new housing opportunities in the city, Action 53.01-C is appropriate to carry into the upcoming housing element cycle.
53.01 D Shoreline Area
Housing
Opportunities
Complete a planning study for the San Leandro
Marina area which includes opportunities for
new housing at a variety of densities. Following
consideration by the Planning Commission and
City Council, make appropriate zoning changes
which would enable the construction of
additional housing units in this area.
The City and Cal-Coast Development continue to work on the comprehensive development plan for the Monarch Bay Shoreline Development Project. In 2020, the City held community meetings and approved a Disposition and Development Agreement, a Purchase and Sale Agreement, and multiple leases, as well as approved an EIR Addendum and Zoning and General Plan Map Amendments. The City also approved consulting contracts to begin community outreach and design for a nine-acre park.
The development will include the construction of approximately 285 multi-family units and 206 single-family and townhome units. The developer will construct 21 units of workforce Review of Past Accomplishments
Draft Housing Element C-7
Program Description and Objectives Progress and Continued Appropriateness housing and contribute over $2.1 million to the City’s Affordable Housing Trust Fund. All housing entitlements slated to be approved by mid-2022.
Based on the action being completed, this action should be eliminated. No further action necessary.
53.03 A Applications for Grant
Funding
Continue to pursue all available funding sources
for affordable housing construction, including
annual applications for federal CDBG and HOME
funds, and applications for state funds through
the Department of Housing and Community
Development.
The City is a member of the Alameda County HOME Consortium that collaborates on allocation and appropriation of federal HOME funds. The Loro Landing (aka Parrott Street) Apartments affordable housing development successfully applied for Tax Credit financing in 2019. Construction on this project commenced in 2020 and was fully leased-up by Spring 2022.
Based on the progress of this action, Action 53.03 A is appropriate to carry into the upcoming housing element cycle.
53.03 B Support for NonProfit and For-Profit
Affordable Housing
Developers
Continue to provide support and information to
non-profit and for-profit developers seeking to
create affordable housing in San Leandro,
including assistance in applications for Low
Income Housing Tax Credits, Mortgage Revenue
Bonds, Affordable Housing Program funds, and
other funding sources.
The City will continue to participate as a member
of the Alameda County HOME Consortium in
applications for federal funds. The City will also
continue to explore alternatives to make up for
the revenue lost when the Redevelopment
Agency was eliminated. Among the new state
funding sources to be explored are the
Proposition 41 funds to acquire, construct,
rehabilitate and preserve affordable housing for
veterans and their families. Approximately $545
million in Prop 41 funds will be available
statewide in the next seven years. The City will
also explore funding to facilitate new housing
development through HCD’s Infill Infrastructure
Grant Program and its TOD Housing Program.
Based on a 2014 Senate Budget Review
Committee proposal, approximately 20 percent
of the funds collected through the State’s capand-trade program may be earmarked for affordable housing in transit-oriented
development.
City staff continue to meet with nonprofit housing developers to encourage new affordable housing development in the City. The City released an RFP in 2021 seeking to formally establish a relationship with an Affordable Housing Developer in order to encumber the City’s remaining allocation of Measure A-1 funding. In Spring 2022 City Council approved City Staff’s recommendation to fund a 100% affordable housing development with 71 residential housing units at 15101 Washington Avenue by Abode Communities, a non-profit affordable housing developer who works throughout California with offices in Los Angeles.
Based on the progress of this action, Action 53.03 B is appropriate to carry into the upcoming housing element cycle.
City of San Leandro
2023-2031 Housing Element Update
C-8
Program Description and Objectives Progress and Continued Appropriateness
53.03 C Affordable Housing
Trust Fund
Maintain a local affordable housing trust fund
(AHTF) that is capitalized with in-lieu fees from
the inclusionary housing program and condo
conversion fees.
Housing Division staff continue to compile AHTF revenue/expenditure income data from prior fiscal years for annual reporting under the Inclusionary Housing Ordinance. The City is anticipating an infusion of in-lieu revenue from entitled housing developments that faced delays during the pandemic.
Based on the continued importance of affordable housing in the City to meet RHNA allocations, Action 53.03 C is appropriate to carry into the upcoming housing element cycle.
53.03 D Affordable Housing
Bonds
Support affordable housing bond measures at
the State and County level. Lobby for and
participate in discussions of such bonds if and
when they are being developed or proposed.
The County of Alameda Housing and Community Development Department continues to administer the 2016 Measure A-1 Affordable Housing Bond funds. The City of San Leandro issued an RFP in 2021 in order to commit its base City allocation of $5 million. The nonprofit Abode Communities was selected, and it is seeking to develop 72 affordable rental housing units at 15101 Washington Avenue.
Based on the progress of this action, Action 53.03 D is appropriate to carry into the upcoming housing element cycle.
53.04 A Housing Nexus Study Prepare a nexus study, either independently or collaboratively with other cities, to support an
adjustment to the inclusionary housing in-lieu
fee and/or an Affordable Rental Housing Impact
Fee.
In 2016, the Silicon Valley Community Foundation conducted a regional Nexus Study and Feasibility Analysis. The City of San Leandro participated in this effort and contracted with Keyser Marston Associates to provide their assessment and a program proposal to be considered by the City Council.
The City applied the proposed rental housing in-lieu fee to multiple mixed-income projects that were exempt from AB 1505 (915 Antonio, Shoreline Development, 1388 Bancroft, 1188 E. 14th).
The amendments to the Inclusionary Housing Ordinance to incorporate the Keyser Marston study did not occur during the 5th cycle but will be addressed during the 6th cycle as part of planned City fee review/study.
Based on the progress of Action 53.04 A, this action should be carried over into the next housing cycle as part of the City’s fee review/study.
53.04 B Revisions to
Inclusionary Housing
Ordinance
Action 53.04 B – Revisions to Inclusionary
Housing Ordinance: Revise the Inclusionary
Housing Ordinance (Zoning Code Article 30) to
incorporate “lessons learned” since its adoption.
It may be desirable to amend the Ordinance so
that it is more responsive to market fluctuations.
The aim of the revision should be to increase the
production of affordable units while still
achieving geographic dispersal of affordable
housing across the city.
Changes to the Ordinance should consider:
making it easier to contribute to the Affordable
Housing Trust Fund rather than incorporating
This program action was in response to a state Supreme Court decision in 2009, Palmer/Sixth Street Properties L.P. v. City of Los Angeles, that invalidated the City of San Leandro’s ability to enforce an Inclusionary Zoning Ordinance for new rental housing development. The Inclusionary Housing Ordinance was first enacted in 2006.
In the fall of 2017, the California State legislature passed AB 1505 (Bloom) that provided a fix to the state supreme court decision.
Based on the progress of this action, Action 53.04 B is appropriate to carry into the upcoming housing element cycle along with 53.04A.
Review of Past Accomplishments
Draft Housing Element C-9
Program Description and Objectives Progress and Continued Appropriateness inclusionary units on site. Such a change could
enable deeper levels of subsidy for affordable
housing development and increase the supply of
very low and extremely low income units when
above moderate income housing is built.
allowing developers to acquire and refurbish
foreclosed properties and resell them as incomerestricted inclusionary units (in lieu of developing new units).
modifying the way inclusionary requirements are
calculated, rounding “up” rather than “down” for
fractional assignments over 0.5.
capturing “partial” units (0.1 through 0.4) in
projects with seven or more units through in-lieu
fees (for example, a 9-unit project currently only
has to provide one unit and pay no fee, even
though 15 percent of nine units is 1.35 units.).
adjusting the percentages of owner-occupied
units targeted to low- versus moderate- income
households based on market conditions.
The City will ensure that any revisions to the
Ordinance are made with input from developers,
builders, realtors, and housing advocates in the
San Leandro area, as well as the community at
large.
53.05 A Marketing of Housing
Development
Opportunities
Prepare promotional print and web-based
materials advertising residential and mixed-use
development opportunities in the city,
particularly around the Downtown and Bay Fair
BART Stations and along the East 14th Street
corridor. Continue to pursue grant funding for
visual simulations and other educational media
which illustrate high-density housing prototypes
(especially along East 14th Street and around the
BART Stations) and respond to neighborhood
concerns about higher density housing
The City provided information in the 2015-2023 Housing Element Appendix A. In addition to Appendix A, the City updated the Housing Opportunity Site list published on the City’s website in 2018: https://www.sanleandro.org/DocumentCenter/View/4759/HousingOpportunity-Sites-July-2018-PDF?bidId= Staff have communicated in recent years with many private developers, including those with entitled projects that were near expiration or expired, to look into State housing streamlining laws (SB 35, Density Bonus) or partnerships with experienced nonprofit housing developers to create affordable or mixed income developments on their existing or potential sites.
Based on the progress of this action, Action 53.05 A is appropriate to carry into the upcoming housing element cycle. Recommend updating language to focus on a development and opportunity sites map on the City website that has been started.
City of San Leandro
2023-2031 Housing Element Update
C-10
Program Description and Objectives Progress and Continued Appropriateness
53.05 B Downtown Housing
Sites
Facilitate land assembly and/ or mixed-use
development, including housing, on the
following two sites:
Town Hall Square (block bounded by Davis, Hays,
and East 14th)
CVS (1188 East 14th)
In 2020, the City continued to develop two former RDA sites: Town Hall Square and the former CVS building at located at East 14th and Davis Street (197 units with ground-floor retail).
City staff continue to support the site assembly of both City-owned and private parcels to gain an economy of scale for a signature mixed-use development and to activate these important downtown locations.
Based on the action being completed this action should be eliminated. No further action necessary.
53.06 A The Cornerstone
Apartments
Facilitate the completion of the 200-unit
Cornerstone Apartments on the 2.2-acre site at
West Juana Avenue and San Leandro Boulevard
currently used for BART parking.
In 2019 the residential development at the former BART surface parking lot, "La Vereda," received its Temporary Certificate of Occupancy and residents moved in starting in the Fall.
The 115-unit Marea Alta project was completed.
Based on the action being completed this action should be eliminated. No further action necessary.
53.06 B Encouraging Market
Rate Rentals
Develop strategies to attract additional market
rate rental apartment development to San
Leandro.
City Planning staff continue to meet with for-profit housing developers to encourage new housing in the City.
To further support development in the City’s primary growth areas, the City utilized State SB2 Planning Grants Program funding to develop objective design and development standards for multi-family residential and mixed-use development in order to provide greater predictability to developers and community members. The objective standards amendments were adopted in January 2022 and they included standardizing and streamlining the development review process in accordance with recent changes in state law. Based on the continued need for market rate rentals in the City, Action 53.06 B is appropriate to carry into the upcoming housing element cycle.
53.09 A Additional Allowances
for Mobile Home
Parks
Amend Section 2-510(B) of the San Leandro
Zoning Code to make “manufactured home
parks” a conditionally permitted use in the RD
zone, in addition to the RM zone (where it is
already permitted).
Additional mobile home anti-displacement policies were adopted in 2021. Zoning amendments to expand allowed locations for mobile homes are being prepared for concurrent adoption with the Housing Element Update.
Based on the progress of 53.09A, it is recommended that this action be carried over into the next housing cycle.
53.10 A Market-Rate
Development Focus
Group
Convene one or more roundtable discussions,
site tours, or focus groups with prospective
developers of market rate condominiums and
townhomes, as well as lenders, realtors,
economists, and others with knowledge of the
local market.
The purpose of this action is to have a continuing
discussion about the factors affecting the condo
and townhouse market in San Leandro, and steps
the City, the development community, lenders,
Market-rate developers/real estate professionals focus group were convened to discuss development feasibility for the Bay Fair TOD Plan adopted in 2018. In 2020, the City worked on the preparation of objective standards for multifamily development utilizing a SB 2 grant.
Market-rate developers were interviewed as key stakeholders and their feedback was summarized in a Development Constraints Memo and is still current enough to be used for the 6th cycle Housing Element Update.
Based on the continued need to develop market-rate housing in San Leandro, Action 53.10 A is appropriate to carry into the upcoming housing cycle.
Review of Past Accomplishments
Draft Housing Element C-11
Program Description and Objectives Progress and Continued Appropriateness and others can take to create more favorable
conditions for development.
Goal 54: Administration of Housing Programs - Ensure that local housing programs are administered in a way that maximizes benefits to San Leandro residents.
54.01 A Housing Annual
Report
Consistent with State law, prepare an annual
report on the City’s progress toward Housing
Element implementation.
This is a regular function of the Housing Division staff, the Annual Progress Report has been submitted in a timely and on an annual basis to ensure the City is in compliance with State law.
Based on the action being a recurring component of the Housing Division it should be eliminated. It will be discussed where relevant in the Housing Element Update.
54.01 B Monitoring Housing
Production
As a component of the Annual Report, include
data on the balance between market rate and
affordable housing production in San Leandro.
Use this data to shape the City’s housing and
economic development programs, and to
identify funding priorities.
This is a regular function of the Housing Division staff.
Based on the action being a recurring component of the Housing Division and changes to APR reporting requirements, it should be eliminated. It will be discussed where relevant in the Housing Element Update.
54.04 A Changes to Long-Term
Affordability
Requirements
Engage the City Council in a discussion of
possible revisions to the City’s long-term
affordability requirements.
Housing Division staff actively track changes in ownership for housing developments that are considered "at-risk" of being lost to the housing supply (properties with expiring deed restrictions).
Based on the recurring nature of this action, Action 54.04 A is appropriate to carry into the upcoming housing element cycle.
54.05 A Monitoring Data to
Demonstrate Local
Needs and Benefits
Continue to collect and report out on data which
documents the need for affordable housing
among existing San Leandro residents, and the
extent to which new affordable units benefit
local residents.
Housing Division staff manage grants supported by the federal CDBG funds. In October 2017 the City Council adopted the Human Service Needs Gap Analysis that identified priorities for the City's Human Services Program support and guides programs that are funded by the Community Assistance Program (CAP). Agencies funded in FY 2020-21 include CALICO, SOS/Meals on Wheels, Spectrum Community Services, Building Futures (San Leandro homeless shelter and services for women and children at risk or who are homeless), Davis Street Family Resources (housing counseling and basic needs programs), EveryoneHome, and the Housing Division and Human Services departments that monitor and provide services to homeless and those at-risk of homelessness.
Based on the action being a recurring component of the Housing Division it should be eliminated. It will be discussed where relevant in the Housing Element Update.
54.06 A Boomerang Funds Review the feasibility of using “boomerang” funds (locally designated funding for affordable
housing from property tax revenues resulting
from the elimination of the Redevelopment
Agency) for affordable housing development and
programs in San Leandro. A report on this issue
should be provided to the City Council within
two years of Housing Element adoption and an
There has been no activity in this area in the last RHNA planning period 2015-2023.
Based on there being no information on this action in the APRs for two years following the adoption of the 5th Cycle Housing Element, it is recommended this be addressed within a year of the 6th cycle Housing Element.
City of San Leandro
2023-2031 Housing Element Update
C-12
Program Description and Objectives Progress and Continued Appropriateness action to dedicate such funds to housing
programs/projects should be taken if deemed
appropriate.
54.07 A Web-based GIS
Applications
As feasible, expand web-based GIS applications
so that the public can access data about
particular parcels and their surroundings via the
internet.
City IT and Housing Division staff continue to work together to provide maps of affordable housing and services in the City that are available to the public. Following is the address of the public web portal: https://www.geosl.org/
In addition, the City has created a new website which will help advance this program.
Based on the progress and continued need to provide information to the public regarding Housing Element Opportunity Site parcels, Action 54.07A is appropriate to carry into the upcoming housing element cycle.
54.08 Collaboration with
Oakland and Alameda
County
Continue to work collaboratively with the City of
Oakland and Alameda County on issues of
mutual concern along the San Leandro border. In
the North Area, this should include joint planning
efforts to address circulation, parking, truck
traffic, neighborhood blight and code
enforcement issues along the border between
the two cities. In the Bay Fair and Ashland areas,
this should include joint efforts with Alameda
County to improve the quality of housing, roads,
infrastructure, and public space in the
unincorporated areas southeast of the San
Leandro city limits.
Intergovernmental Coordination
Housing Division staff actively participate in regular meetings hosted by Alameda County that convenes representatives of many if not all County jurisdictions. When possible, staff also participate in East Bay Housing Organization's Regional Policy Committee and Non-Profit Housing of Northern California's Legislative Issues Committee. Planning staff actively participate in regional planning forums that pertain to housing, including the monthly Alameda County Planning Directors’ Working Group and ABAG’s RHNA Housing Methodology Committee.
Based on the progress and routine collaboration this action, Action 54.08 is appropriate to carry into the upcoming housing element cycle.
Goal 55: Home Ownership - Provide opportunities for low- and moderate-income San Leandro households to become homeowners, and support efforts to help such households retain their homes in the event of financial crisis.
55.02 A First-Time Homebuyer
Loan Program
As funding allows, restore the City’s first-time
homebuyer assistance program, offering lowinterest deferred payment loans to qualifying low- and moderate-income households for down
payment assistance or gap financing.
The program was eliminated in 2012 due to the
loss of Redevelopment Agency funding. Funding
options could include partnering with another
jurisdiction or agency on a First Time
Homebuyers Loan Program.
The City will continue to explore opportunities to re-establish the first-time homebuyer down payment assistance loan program, but available funding resources continue to be limited.
Based on the progress of this action, Action 55.02 A is appropriate to carry into the upcoming housing element cycle.
Review of Past Accomplishments
Draft Housing Element C-13
Program Description and Objectives Progress and Continued Appropriateness
55.02 B Mortgage Credit
Certificate Program
Continue to support the Mortgage Credit
Certificate (MCC) Program administered by the
Alameda County Housing and Community
Development Department.
Recipients of MCCs may take 20 percent of their
annual mortgage interest payment as a dollarfor-dollar tax credit against their federal income taxes. The homebuyer adjusts federal income tax
withholdings, thereby increasing income
available to pay the mortgage.
The City of San Leandro continues to participate in the Alameda County HCD Mortgage Credit Certificate Program. Alameda County ran out of authority to issue more MCCs as of October 2019. Given this, there were no new MCCs issued for properties in San Leandro from 2020 until the end of the RHNA planning period.
Based on the progress and on-going nature of this action, Action 55.02 B is appropriate to carry into the upcoming housing element cycle.
55.03 A First-Time Buyer
Education
Provide support to the Bay Area Home Buyers
Agency or an equivalent organization to provide
homebuyer counseling services and to conduct
periodic City-sponsored workshops for first-time
homebuyers, in coordination with participating
lenders and realtors. Publicize these seminars as
they occur and ensure that local residents may
attend seminars in nearby cities as well as those
in San Leandro.
The City maintains a contract with the Bay Area Affordable Homeownership Alliance (BAAHA) to provide First-Time Home Buyer counseling assistance to San Leandro residents.
Additionally, BAHAA provides workshops and seminars that prepares First-Time Home Buyers to purchase their home. These workshops and seminars provide financial literacy and information on financial resources for home buyers.
Based on the progress of Action 55.02 A, this action, Action 55.03 A is appropriate to carry into the upcoming housing element cycle. This could be combined with 55.02A and others in a “First Time Home Buyer Support” program.
55.03 B Post-Purchase
Seminar
Continue conducting an annual seminar to advise
persons who have recently purchased a San
Leandro home (a “post- purchase” seminar),
particularly through the inclusionary housing
program.
The City maintains a contract with the Bay Area Affordable Homeownership Alliance (BAAHA) to provide Post-Purchase counseling assistance to San Leandro Below Market Rate ownership housing.
Based on the progress of this action and how it complements the above action, Action 55.03 B is appropriate to carry into the upcoming housing element cycle.
Goal 56: Affordable Housing Conservation - Encourage the preservation and rehabilitation of the existing affordable housing stock.
56.01 A Home Repair Grants Continue local financial support for the following programs which assist low- and very low income
homeowners in home maintenance and repair:
Minor Home Repair Program, for minor repairs
to correct conditions that threaten the health
and safety of occupants
Mobile Home Repair, for minor repairs to correct
conditions that threaten the health and safety of
occupants
Accessibility grants, to make homes accessible to
disabled or elderly people
In 2020 City Housing Division staff continued to work with Rebuilding Together Oakland | East Bay (RT). During the RHNA planning period there will be over 43 home rehabilitation grants awarded under this CDBG program. Based on the progress and ongoing demand of this funding, Action 56.01 A is appropriate to carry into the upcoming housing element cycle.
City of San Leandro
2023-2031 Housing Element Update
C-14
Program Description and Objectives Progress and Continued Appropriateness Exterior Clean-up, to help very low income
owner occupants with yard clean-up and debris
removal
Exterior Paint, to improve the appearance of
homes for very low income owners
Seismic strengthening, to help low-income
owners make improvements to reduce possible
earthquake damage.
These grants should be publicized through news
articles, expanded use of the “housing programs”
link on the City’s website, press releases and
liaison with the San Leandro Times and other
media outlets, advertisements on the City’s local
access cable channel, greater coordination with
the Police Department’s Community Compliance
officers, increased use of promotional flyers at
San Leandro public libraries, greater use of multilingual printed materials, and targeted campaigns in neighborhoods with high
concentrations of older housing stock or lowerincome households.
56.01 B Owner-Occupied
Housing
Rehabilitation Loan
Program
Explore potential new funding sources to restore
the Owner-Occupied Housing Rehabilitation Loan
Program, which was discontinued upon the
elimination of the Redevelopment Agency. When
funds were available, the program provided
loans and technical assistance to very low and
low-income homeowners for major repairs such
as kitchens, baths, and roofs. If new funding
sources are identified, they should be pursued
and used for this purpose.
The City's housing rehabilitation loan program was eliminated due to loss of redevelopment funding in 2012. If another funding source is identified, then staff will consider reinstituting this program. City Housing Division staff have been making referrals to the Alameda County "Renew" Program funding with 2016 A-1 Bond funds.
Based on the progress of this action, it is recommended that Action 56.01 B be carried over into the next housing cycle.
56.02-A Apartment
Rehabilitation
Program
Action 56.02-A: Apartment Rehabilitation
Program: Continue the Apartment Rehabilitation
Program, which funds projects on a case-by-case
basis using sources such as HOME, CDBG, the
local Affordable Housing Trust Fund, and state
and federal tax credits.
This program provides technical and financial
assistance to the owners of rental properties to
The City's ad hoc rental apartment rehabilitation loan program has diminished due to loss of redevelopment funding in 2012. Federal HOME funds could be a future potential funding source. The City will support developers interested in acquiring and rehabilitating apartments with regulated affordable housing (e.g., using tax credit financing.) The City has not expanded publicity of the program, since funding for implementation has been limited.
See also Action 56.06 A.
Action 56.02 A and Policy 56.04 to be combined into one Housing Rehabilitation Program.
Review of Past Accomplishments
Draft Housing Element C-15
Program Description and Objectives Progress and Continued Appropriateness rehabilitate substandard units. The following
specific actions related to this program should be
pursued:
Funding to rehabilitate and/or acquire and
rehabilitate additional apartment complexes in
the City by 2023. The City will work as coapplicant with interested owners and non-profit developers to obtain additional funds for
apartment rehabilitation.
Measures to use this program as a strategy for
extending the affordability terms of units with
subsidies that will be expiring before 2023.
Expanded publicity of the apartment
rehabilitation program through mailings to the
owners of rental properties and coordination
with interested non-profit developers.
Expanded use of state and federal low income
housing tax credits, particularly following the
successful application of such credits at Lakeside
Apartments, where 840 market rate units were
rehabilitated and converted to affordable
housing.
Consistent with Action 54.04-A, changes to the
length of the affordability terms for this program
may be considered as a way to encourage
participation and increase the number of below
market rate units. Affordability terms could vary
based on the level of financial assistance
provided.
56.02-B: Soft-Story Retrofit
Program
Explore the feasibility of a formal program to
retrofit soft-story multi-family buildings in San
Leandro, thereby protecting an important and
potentially vulnerable component of the City’s
housing supply.
While the City has programs to retrofit
unreinforced masonry buildings and wood frame
homes, it does not have a program to retrofit
soft-story buildings. Such buildings are typically
two to three stories tall, with ground floor car
The City's housing rehabilitation loan program was eliminated due to loss of redevelopment funding in 2012. If another funding source is identified, then staff will consider reinstituting this program.
City Housing Division staff have been making referrals to the Alameda County "Renew" Program funding with 2016 A-1 Bond funds.
The City Council will be reviewing feasibility for a Soft Story Program in 2022 led by the Building Safety and Services Division. The City has allocated American Rescue Plan Act funds in FY 2021-22 to explore this option. Based on the continued need for soft-story retrofit of buildings in the city, it is recommended that Action 56.02-B be carried over into the next housing cycle.
City of San Leandro
2023-2031 Housing Element Update
C-16
Program Description and Objectives Progress and Continued Appropriateness ports and other ground floor openings that
require additional stability to withstand a major
earthquake. Some cities have provided programs
requiring the installation of shear walls and other
improvements to reduce the risk of collapse. The
2002 General Plan estimated that San Leandro
had 368 soft-story buildings. This program would
evaluate the current level of risk and the options
for a program to retrofit these structures.
(See also Action 29.02-C in the Environmental
Hazards Element of the 2015 San Leandro
General Plan)
56.06 A Protection Strategy
for At-Risk Units
Develop a strategy to protect the four below
market rate (BMR) rental units at the Golden
Gate Apartments (15151-15170 Golden Gate Av)
set to expire in 2015. The strategy should include
the following components:
Direct contact with the owners during the next
12 months
Offering low-interest rehabilitation loans or
other forms of financial assistance in exchange
for an agreement to retain the units as
affordable
Working collaboratively with the property owner
and non-profit housing developers who may be
interested in acquiring an ownership share in the
project
Exploring other incentives (such as fee
reductions or allowances for additional
development) in exchange for a renewal of
affordability restrictions
In the event that protection of the units is
infeasible, ensure that impacted tenants are
provided with resources for relocation to the
extent required by the state and federal laws
associated with the expiring loan or subsidy
program.
In late 2017, the State legislature enacted SB 1521 where owners of expiring regulatory agreements after 2021 must consider selling the regulated asset to entities certified to own and operate regulated affordable housing. Housing Division staff will evaluate San Leandro deed restricted properties that are at-risk of being lost and seek resources to prevent this from happening.
Based on the progress of this action, Action 56.06 A is appropriate to carry into the upcoming housing element cycle and revised to focus on at-risk properties with regulatory mechanisms set to expire during the 2023-2031 planning period.
Review of Past Accomplishments
Draft Housing Element C-17
Program Description and Objectives Progress and Continued Appropriateness
56.06-B Renters in Foreclosed
Properties
Work with ECHO Housing, Davis Street, Building
Futures for Women and Children, and other local
non-profits to respond to the needs of persons in
rental properties that face displacement due to
foreclosure by an absentee owner. Where
feasible, assist such households in relocation to
suitable rental housing elsewhere in San
Leandro.
There was no activity in this area during the 2015-2023 RHNA planning cycle.
Based on the loss of relevance following the Great Recession, it is recommended that Action
56.06 B be eliminated.
56.07 A Rent Review Board Maintain a Rent Review Board (RRB) to mediate disputes related to significant rent increases in
local apartment complexes.
The Rent Review Board annual reports are available here:
https://www.sanleandro.org/317/Rent-Review-Program
Based on the progress of this action, Action 56.07 A is appropriate to carry into the upcoming housing element cycle. It is recommended that this action be combined with a consolidated Fair Housing program.
56.07-B Ratio Utility Billing
System
Evaluate the City's Rent Review Board Ordinance
to determine whether Ratio Utility Billing System
(RUBS) charges should be considered a form of
rent increase, and thereby eligible for review by
the Rent Review Board.
There was no activity in this area during the 2015-2023 RHNA planning cycle.
Based on the progress of this action, it is recommended that Action 56.07 B be eliminated since no further action appears pending.
56.07 C Monitoring and
Reducing
Displacement
Monitor the risk and frequency of displacement
and develop programs to mitigate this risk as
needed.
Displacement could result directly from
development (and removal of lower cost
housing) or indirectly from rising rents, evictions,
Notices to Vacate, condo conversions and other
activities which result in lower income tenants
losing their homes. The magnitude of the
problem should be measured through such
metrics as residential rental rates (to identify
trends), local and regional displacement studies
(through such organizations as Institute of Urban
and Regional Development), and local and
regional benefits offered by developers to
displaced residents. The City will continue to
evaluate existing state and federal “just cause for
eviction” provisions to determine if additional
protections or ordinances are warranted at the
local level.
In 2017 the City Council adopted the Tenant Relocation Ordinance that requires the landlord to pay a tenant in good standing if their rent increase is more than 12 percent or if their tenancy is terminated for no justifiable reason. When available, the annual report for this ordinance will be posted here (in the same report for the Annual Rent Review Program Evaluation): https://www.sanleandro.org/319/Tenant-Relocation-Assistance.
In 2021, the Mobile Home Park Overlay District was established and applied to existing mobile home parks and the Mobile Home Park Conversion Ordinance was amended to strengthen anti-displacement protections for mobile home park residents.
This action has been achieved and should be revised for the upcoming housing cycle and combined with a consolidated Fair Housing program. Reference to Congregations Organized for Renewal to be eliminated as it is no longer active within the City.
City of San Leandro
2023-2031 Housing Element Update
C-18
Program Description and Objectives Progress and Continued Appropriateness The annual Housing Progress Report should
reference any findings relating to displacement
based on the data collected. In addition, the City
will meet with a local housing advocacy group
(such as Congregations Organized for Renewal)
at least once every two years to discuss the issue
of displacement and possible strategies for
protecting renters.
56.08 A Mobile Home Grant
Program
Continue local financial support for the Mobile
Home Grant Program, which provides grants to
very low income mobile homeowners for mobile
home rehabilitation.
See Action 56.01 A. In 2019 City Housing Division staff actively worked with Rebuilding Together Oakland/East Bay to establish their program for City residents. In CY 2019, the Trailer Haven rehabilitation program expired. Mobilehome owners may apply to the City's CDBG-funded program for a $5,000 grant if their income qualifies for the program.
Based on the progress of this action, Action 56.08 A is appropriate to carry into the upcoming housing element cycle.
56.08-B Mobile Home Rent
Stabilization
Consider adopting a mobile home rent
stabilization ordinance similar to the agreement
currently in effect for Mission Bay.
The agreement would apply more broadly to
residents of all mobile home parks in the city and
help protect the city’s existing supply of mobile
homes.
City Council began deliberations to consider a Mobilehome Rent Stabilization Ordinance in July 2018 and adopted an ordinance in July of 2019. Since 2020, under the auspices of this new ordinance, there have been three applications for rent increases by land owners and one application for rent reduction by a resident association.
Based on the importance of mobile homes as a naturally occurring affordable housing stock in San Leandro, the city is including Program 3: Mobile Home Preservation. This includes Action 3.3: Re-evaluate the Mobile Home Rent Stabilization Program and enact identified updates to enhance its effectiveness and objectives
56.09-A Condominium
Conversion Ordinance
Update
Update the San Leandro Condo Conversion
Ordinance (Article 24 of the Zoning Code) in
response to changing market conditions, public
input, and the experience of recent
condominium conversion proposals. Among the
changes that should be considered include:
increasing the condo conversion fee, and basing
the fee on sales price rather than using a flat fee
removing the exemption for 2- and 3-unit rental
buildings
setting a minimum cost per unit for upgrades as
part of condo conversions
requiring a marketing plan for the converted
units
Input from the development community,
housing advocates, residents, and others will be
In the 2015-2023 RHNA planning cycle there were no legislative actions taken to update the condominium conversion ordinance.
Based on the importance to update this ordinance that was last updated in 2006, Action
56.09 A is appropriate to carry into the upcoming housing element cycle.
Review of Past Accomplishments
Draft Housing Element C-19
Program Description and Objectives Progress and Continued Appropriateness solicited as revisions to the Ordinance are
considered. As part of this process, the City will
survey other communities with condo
conversion fees to develop the fee schedule and
conversion requirements that are most
appropriate for San Leandro.
56.10-A Shared Housing
Program
Explore a roommate matching or shared housing
program aimed at seniors living alone. In the
event the City is unable to sponsor such a
program, participate in the existing shared
housing program run by ECHO Housing which
serves seniors and others in Alameda County.
There has been no activity in the 2015-2023 RHNA Planning Cycle.
Based on the potential importance of a program of this type, Action 56.10 A is appropriate to carry into the upcoming housing element cycle.
Goal 57: Healthy Homes and Sustainable Neighborhoods - Create a healthy environment in all San Leandro homes and sustainable development which reduces greenhouse gas emissions and household utility and transportation costs.
57.01-B Property Assessed
Clean Energy (PACE)
Financing
Participate in County and State initiatives to
establish alternative
energy financing.
This includes the PACE initiative which enables
interested homeowners to install photovoltaic
panels and undertake energy efficiency
improvements, with the cost repaid through
annual property taxes at a low interest rate, or
through financial agreements with their utility
company. Homeowner participation in such a
district would be completely voluntary and could
lead to lower energy bills and greater energy
independence.
The City has several PACE providers that have been approved for residential and commercial financing.
Based on the progress of this action, Action 57.01 B is appropriate to carry into the upcoming housing element cycle.
57.02-A Build-It Green’s Green
Point Rated Checklist
and US Green Building
Council LEED
Requirements
Continue to require use of the Green Point Rated
or LEED checklists to evaluate new residential
construction projects larger than 500 square feet
and commercial projects valued at or above
$100,000. Continue requiring “green” or LEEDequivalent construction on projects receiving City funds of $3 million or more.
The City will consider having this as a requirement for future Affordable Housing Trust Fund or Low/Mod Housing Asset Fund multi-family housing loans. Given that this standard is incentivized in other funding sources that San Leandro multi-family housing developments has accessed, the City by default supports this policy.
Based on the progress of this action, Action 57.02 A is recommended to be revised to reflect Cal Green replacing these third-party programs.
City of San Leandro
2023-2031 Housing Element Update
C-20
Program Description and Objectives Progress and Continued Appropriateness
57.02-B Evaluation of Green
Building
Requirements
Continue to amend the San Leandro Building
Code as needed to encourage greener
construction. The City will monitor code change
proposals at the State level and amend its
ordinances accordingly. Any changes to the
Building Code beyond those required by State
law will be thoroughly vetted through
discussions with builders, developers,
contractors, and property owners.
As part of state-wide studies for REACH codes, cost effectiveness of certain green building elements (namely energy efficiency upgrades, electrification, and solar) have been assessed for certain building construction types. These studies are available through the Building Decarbonization Coalition for the entire state and they are working on a database for easy filtering of results by climate zones. The City anticipates adopting “Reach Codes” for new construction in 2022 per the recently updated Climate Action Plan.
Based on the progress of this action, Action 57.02 B is appropriate to carry into the upcoming housing element cycle.
57.02-C Incentives for Green
Building
Consider incentives for certain types of green
building improvements such as solar panel
installation, energy efficiency upgrades and
green remodeling. The fiscal impacts of
incentives should be considered prior to their
enactment.
BayREN, the Regional Energy Network, has an energy efficiency upgrade incentive program called Home+. This is targeted towards homeowners to offset for the cost of upgrades.
Additionally, East Bay Community Energy has certain incentives for solar and battery installation.
The City received a Silver designation from Sol Smart in 2020 for solar permit streamlining after City Building staff completed required video training.
Based on the progress of this action, it is recommended that this action be eliminated or revised. An action including increasing public awareness about these incentives could be the evolution of this action.
57.03-A Climate Action Plan Maintain a Climate Action Plan with energy efficiency and renewable energy programs to
reduce greenhouse gas emissions and achieve
the targets set by AB 32. Recognize the potential
impacts of these measures on housing costs and
work to ensure positive, rather than negative,
cost impacts for San Leandro residents.
The updated Climate Action Plan was adopted in Fall 2021. Implementation policies include:
BE-1 electrified retrofits policy and associated actions to increase saving costs of building appliances after swapping out natural gas appliances with emissions-free alternatives BE-2 electrified new construction policy and associated actions to limit natural gas use in new construction
RF-1 residential energy retrofit financing, which will provide educational outreach and financing programs for improving existing residential buildings energy efficiencies RF-2 residential energy retrofit equity, which focuses on increased energy cost savings across demographics
RF-3 homeowner energy retrofits, which will promote energy efficiency programs and incentives for residential property owners
RF-4 rental energy retrofits, which will work with landlords to increase energy efficiency and decrease energy costs for their tenants including multi-family properties RE-2 residential owner-occupied renewable energy, which will promote adoption of renewable energy and storage for new and existing homes RF-3 residential rental renewable energy will prioritize increasing installation of renewable energy production on rental homes, multi-family buildings, and affordable housing Based on the progress of this action, Action 57.03-A is appropriate to carry into the upcoming housing element cycle.
Review of Past Accomplishments
Draft Housing Element C-21
Program Description and Objectives Progress and Continued Appropriateness
57.03-B Plan Bay Area Continue to participate in the regional dialogue on Plan Bay Area (created under SB 375), which
mandates regional land use and transportation
solutions to reduce greenhouse gas emissions.
Support outcomes which would increase the
affordability of housing, including steps to
facilitate higher densities around BART stations
and along the East 14th Street corridor.
ABAG anticipates the next Plan Bay Area Update
to begin in late 2015.
In 2020, staff participated in the Plan Bay Area 2050 planning process and continued to support outcomes that would increase the affordability of housing.
Based on the progress of this action, it is recommended that this action be eliminated.
57.04-A Indoor Air Quality Take steps to encourage healthy indoor air quality through abatement of lead paint and or
asbestos hazards and the use of non-toxic
building materials such as low VOC paints.
The City's Housing Rehabilitation Program provides lead-based paint awareness and information literature in each application packet requesting for a minor home repair grant.
Testing is always performed on homes when there are children ages 6 years old and under living in them. The City utilizes lead abatement contractors in addition to general contractors when appropriate to perform the necessary repairs. Similarly, the program requires EPA certificates from its general contractors certifying their training with regard to lead-based paint.
The City informs tenants of lead-based paint and complies with both new EPA law on leadbased paint and home renovations as well as with applicable HUD lead-based paint hazard reduction guidelines and regulations when it uses federal funds, such as CDBG or HOME funds.
The City conducts annual meetings with the Alameda County Healthy Homes Division on Public Health and Housing initiatives to maximize efforts and resources.
Based on the progress and on-going nature of this action, Action 57.04 A is appropriate to carry into the upcoming housing element cycle.
57.04-B Healthy Homes
Initiatives
Collaborate with the Alameda County Healthy
Homes Department and the member
organizations of the Alameda County Healthy
Homes Alliance to address public health and
safety issues in San Leandro residences. Working
with partner agencies and organizations, the City
will develop strategies to help residents improve
the health and safety of their home living
environments, and will help landlords and
building owners remediate construction and
design deficiencies which contribute to health
problems in San Leandro residences.
See also Action 56.01-C on rental housing
inspection
The Alameda County Healthy Homes Alliance is a local forum of government agencies, community-based organizations, and businesses working together to develop and promote healthy housing practices and policies so that all residents have access to a healthy home.
Through strategy development, analyses and partnerships, Alliance members aim to improve the health of Alameda County residents by focusing on the environmental and housing determinants of health and lessening health disparities. In addition to advancing policy initiatives, alliance meetings serve as educational opportunities where a range of guest speakers are invited to present on various healthy homes topics.
City of San Leandro is not a member agency but will revisit this decision in the 6th Housing Element Cycle.
The City conducts annual meetings with the Alameda County Healthy Homes Division on Public Health and Housing initiatives to maximize efforts and resources.
City of San Leandro
2023-2031 Housing Element Update
C-22
Program Description and Objectives Progress and Continued Appropriateness Based on the progress and on-going nature of this action, Action 57.04 B is appropriate to carry into the upcoming housing element cycle.
Goal 58: Special Needs Population - Proactively address the special housing needs of the community, including seniors, disabled individuals, single parents, large families, and the homeless.
58.01-A Additional Funding Pursue funding through the HUD Section 202 and 811 programs, and through State and federal low
income housing tax credit programs, for the
construction of additional housing for seniors
and persons with disabilities.
In 2019 La Vereda (the second phase the Marea Alta development across the San Leandro BART station) completed construction of 85 housing units for Senior Citizens. Residents moved into the development in 2019. There are no other affordable housing developments in the pipeline that serve Seniors or Physically Challenged population.
Based on the achievements and on-going nature of this action, Action 58.01 A is appropriate to carry into the upcoming housing element cycle.
58.02-A Allowing Senior
Householders to “Age
in Place”:
Continue programs (including loans and/or
grants) which allow seniors to “age in place” by
retrofitting their homes with grab bars,
wheelchair ramps, and other assistive devices
which respond to the decreased mobility of
elderly householders. Additional funding sources
should be explored to replace the lost revenue
from the former Redevelopment Agency.
See Action 56.01 A.
The City's Minor Home Repair Grant Program is intended to support senior citizens who prefer to "Age in Place."
Based on the progress and on-going nature of this action, Action 58.02 A is appropriate to carry into the upcoming housing element cycle. Combine with Action 58.01 A.
58.05-A Large Family Rentals Consider, and if appropriate amend, the City’s fee schedule and zoning regulations to create
incentives to include three- and four-bedroom
apartments in new affordable multi-family
and/or mixed use projects. The number of
bedrooms should be considered as a ranking
factor when proposed projects are competing for
local affordable housing dollars.
See Action 53.03 A.
San Leandro Housing Division staff worked with Eden Housing to secure funding for their affordable housing development, Loro Landing Apartments, near the San Leandro BART station in 2019. Construction commenced in 2020 and was fully leased-up in Spring 2022.
The nonprofit Abode Communities was selected in 2021 and plans to develop 72 affordable rental housing units at 15101 Washington Avenue.
Based on the progress of this action, Action 58.05 A is appropriate to carry into the upcoming housing element cycle. Based on recent legislative changes it is recommended that the word “family” be changed to “household.”
58.06-A Reasonable
Accommodations for
Disabled Residents
Ensure that reasonable accommodations are
made to meet the housing needs of persons with
disabilities, including persons with
developmental disabilities. All land use
regulations and planning procedures shall
support the development or alteration of
housing to meet the needs of San Leandro’s
disabled residents.
The City Recreation and Human Services Department continues to provide paratransit to residents via the "Flex Shuttle."
The City Housing Division staff is responsible for Section 504 coordination in any federally funded housing development.
Based on the progress of this action, Action 58.05 A is recommended to be combined in the “Housing for Persons with Special Needs” program.
Review of Past Accomplishments
Draft Housing Element C-23
Program Description and Objectives Progress and Continued Appropriateness
58.07-A Section 8 Program Continue to support local property owner participation in the Section 8 Certificate and
Voucher Program, which provides assistance to
very low income tenants through rent subsidies
paid directly to landlords. Promote partnerships
with the Alameda County Housing Authority and
the Rental Housing Organization to expand the
availability of vouchers for San Leandro
residents, and provide additional incentives for
San Leandro landlords to participate in the
program.
See Action 53.01 A. The Housing Authority of the County of Alameda (HACA) that serves all cities in Alameda County (except Berkeley and Oakland) does not have any public housing sites in San Leandro. For the La Vereda Senior Housing Development, HACA allocated 62 Project-based Section 8 vouchers. For the Loro Landing Apartments HACA allocated 25 Project-based Section 8 vouchers under the VASH program. City staff is in regular contact with HACA staff to track the number of vouchers and Shelter Plus Care Certificates that are utilized in San Leandro.
Based on the progress of this action, Action 58.07 A is appropriate to carry into the upcoming housing element cycle.
58.07-B Homelessness
Prevention and ReHousing
Pursue funding to sustain the Mid-County
Housing Resources Center (HRC), which was
initially funded through HUD’s Homelessness
Prevention and Rapid Re-Housing (HPRP)
program.
Based on the progress and on-going nature of this action, Action 58.07 B is appropriate to carry into the upcoming housing element cycle.
58.07-C Funding for Extremely
Low-Income Housing
Programs
Allocate a share of the City’s annual housing
budget to programs serving households earning
less than 30 percent of AMI and continue to
place a priority on serving those with the
greatest level of financial need.
Based on the similarities to Policy 58.07-B it is recommended this action be eliminated or combined with Policy 58.07-B.
58.08-A Assistance to
Homeless Service
Providers
Continue to provide financial support to Building
Futures with Women and Children’s San Leandro
Shelter and domestic violence shelter, the Davis
Street Family Resource Center, and similar
organizations assisting the homeless and persons
at risk of becoming homeless. Appropriate
organizations to fund include those that provide
emergency shelter, case management, hot meals
and groceries, motel vouchers, medical care,
adult literacy, and other services which assist
those who are homeless or at risk of becoming
homeless.
Based on the similarities to Policy 58.07-B it is recommended this action be eliminated or combined with Policy 58.07-B.
City of San Leandro
2023-2031 Housing Element Update
C-24
Program Description and Objectives Progress and Continued Appropriateness
58.08-B Rental Assistance
Program
Pursue alternative funding for the Emergency
Rental Assistance Program, which provides
emergency loans to lower-income families with
delinquent rent due to temporary economic
hardship. The program should continue to be
administered by a local non-profit entity such as
ECHO Housing.
In 2020 City Housing Division staff used CDBG-CV federal stimulus funds to assist low-income renter households who were impacted by the Coronavirus Pandemic. The San Leandro Emergency Rental Assistance Program provided rental assistance payments for up to six months on behalf of qualifying San Leandro renters who had lost income due to COVID-19 and that meet federal low-income requirements. The program used Round I and III allocations of CBG-CV funding for a total program budget of $1,163.178. At project close-out in June 2022, the program assisted 147 households. This is the largest rent relief program the City has ever established.
Based on the progress and on-going nature of this action, Action 58.08 B is appropriate to carry into the upcoming housing element cycle.
58.08-C Regulation of
Emergency Shelter
Maintain Zoning Code regulations which allow
emergency shelter as a matter of right on
Industrial-Light (IL) zoned parcels, and as a
conditional use in one or more additional zoning
districts.
In accordance with State law, the development
standards that are applied to shelters,
transitional housing, and permanent supportive
housing in all zones where these uses are
permitted or conditionally permitted will be no
more onerous than those that apply to other
uses permitted in the same zone. For instance, in
the IL Zone, such uses would be subject to the
same setback, height, lot coverage, and floor
area ratio requirements that apply to permitted
light industrial uses. This principle applies not
only to the IL zone, but to the city’s residential
and commercial zones as well. Transitional and
supportive housing will be treated the same as
all other residential uses. If these uses are multifamily in format, the same standards that apply to other multi-family developments would apply.
If they are single family, they would be subject to
the same standards that apply to single family
homes elsewhere in each respective zoning
district.
In addition, the zoning code should include
definitions of “supportive housing,” “and
transitional housing” in addition to using the
more generic terms “group housing” and
Completed. In Fall 2015, the City adopted zoning code amendments to comply with this Housing Element Action along with SB 745 (2014).
Based on the status of this action as complete, Action 58.08 C is recommended to be eliminated. However, it is recommended that there is an action to update the zoning code to comply with recent State laws regarding emergency shelters, transitional housing, permanent supportive housing, and navigation centers.
Review of Past Accomplishments
Draft Housing Element C-25
Program Description and Objectives Progress and Continued Appropriateness “residential congregate care.” This change
should be made in both the Definitions section of
the Code and in the lists of permitted and
conditionally permitted uses for the appropriate
zones. The Code changes should clarify that,
consistent with State law, these uses are allowed
in all districts where housing is a permitted use.
In addition, the definitions should be consistent
with those established by SB 745, which took
effect on January 1, 2014. When these
definitions are added, the City will also reevaluate the Zoning Code definition of “family” and will modify it as needed to ensure
consistency with state requirements.
58.09-A EveryOne Home Develop a local implementation strategy for the Alameda County EveryOne Home program.
EveryOne Home is the community-based
organization formed to implement the Alameda
County Homeless and Special Needs Housing
Plan (also known as the EveryOne Home Plan).
The Plan is a comprehensive blueprint to end
homelessness by 2020 and address the housing
needs of homeless and extremely low-income
persons and those living with serious mental
illness and/ or HIV/ AIDS. The San Leandro City
Council has adopted the EveryOne Home Plan
and made a commitment to develop a strategy
to implement it at the local level in the coming
years. This could entail additional efforts to
prevent homelessness, increase local housing
opportunities for extremely low-income
households, deliver additional services to
support stability and independence, and provide
technical and financial assistance to
organizations that assist those who are homeless
or at risk of becoming homeless. It also includes
ongoing City participation in EveryOne Home
meetings to enhance coordination with other
jurisdictions and social service agencies.
City of San Leandro continues to contribute funds along with other Alameda County jurisdictions to provide general support for EveryOne Home (EOH) and the management of InHOUSE Homeless Management Information System (HMIS) database. EOH continues to design and incubate best practices and innovative approaches to reducing and ending homelessness in Alameda County.
Based on the progress and on-going nature of this action, Action 58.09 A is appropriate to carry into the upcoming housing element cycle.
City of San Leandro
2023-2031 Housing Element Update
C-26
Program Description and Objectives Progress and Continued Appropriateness
58.09-B Transitional/
Permanent
Supportive Housing
Continue to provide financial support to develop
and operate supportive and transitional housing
facilities, including those located in nearby
communities that are accessible to persons who
are homeless or at risk of homelessness in San
Leandro.
In March 2016, the City of San Leandro Human Services and Police Departments, partnered with Building Futures with Women & Children and the Rental Housing Association of Southern Alameda County to form the San Leandro Homeless Compact, a collaborative dedicated to providing long-term housing and services to San Leandro residents experiencing chronic homelessness. The compact represented the first of its kind in Northern California.
The key component of the compact is the collaboration between local government, nonprofit and landlords to secure housing in tandem with vital services. The compact provided 25 housing units for San Leandrans experiencing chronic homelessness.
The Rental Housing Association, along with other Compact member organizations, coordinated property owners willing to provide rental housing while Building Futures provided a variety of supportive services for individuals who live in the units. Participants were assigned case managers to help coordinate not only health services, but prepare them for success and independence.
The Compact was funded by a combination of city and county funding and HUD vouchers.
In Spring 2022, the City Council approved entering into purchase agreement for a site that will house a temporary shelter and drop-in navigation center.
Based on the progress and on-going nature of this action, Action 58.09 B is appropriate to carry into the upcoming housing element cycle.
58.09-C Homeless Task Force Create a task force or ad hoc group of service providers, faith community representatives,
homeless persons and advocates, City
commissioners, and interested community
members to address the issue of homelessness
in San Leandro. The task force should assess the
needs of homeless San Leandro residents and
develop strategies to address those needs. It
should also address the funding and
organizational changes needed to implement
additional homeless prevention and re-housing
efforts, and additional steps that can be taken to
implement the EveryOne Home Plan. The Task
Force should be charged with preparing a report
or plan to the City Council which lays out their
findings and recommendations within one year
of their formation.
The City created a Homeless Task Force in 2017 that lead to the creation of the winter shelter and the San Leandro Homeless Compact.
City's Human Services Commission meets monthly. Housing and services for San Leandrans experiencing homelessness are the main topics covered. In 2021, the commission met nine times. Commission meeting details including agendas and minutes are available on the City's website under "Meeting Central" where all Council and Board/Commission meeting details are archived.
Based on the progress and on-going nature of this action, Action 58.09 C is appropriate to carry into the upcoming housing element cycle, combined with similar programs and actions that support the unsheltered.
Review of Past Accomplishments
Draft Housing Element C-27
Program Description and Objectives Progress and Continued Appropriateness
58.10-A Multi-lingual Staff
Capacity
Maintain multi-lingual staff capacity at City Hall
in order to better respond to the needs of nonEnglish speaking households and ensure that all residents may participate fully and equally in the
housing market.
Presently, San Leandro’s Community
Development Department includes staff
members who are fluent in Spanish. The City
maintains a directory which indicates the
languages spoken by staff in all City departments
so that residents receive appropriate referrals
and information. When necessary, the Housing
Division staff calls upon bilingual staff from other
departments for translation assistance. The City
is also updating its Language Access Plan, based
on HUD guidelines, to address written and oral
language access measures.
The City of San Leandro Human Resources Department maintains a list of all City staff who have passed a fluency test demonstrating that they have the skills to provide interpretation services. Also, the City maintains an on-demand contract with an agency that provides translation services to written materials. The City's website can be viewed in multiple languages that is powered by "Google Translate."
Based on the necessity of this action to advance language access equity and AFFH, Action
58.09 A is recommended to be carried forward.
58.12-A Housing for Public
Service Employees
Explore programs which assist San Leandro’s
teachers, nurses, police officers, and other
community service employees in obtaining
suitable and affordable housing within the
community. Explore the availability of state
funding for such programs.
The recently completed affordable rental housing (Marea Alta, Loro Landing) and recent SB 35 entitled projects (110 East 14th Street and Bay Fair Mall/King parcel project) are intended for not just the lower income population but also the public service essential works.
Based on workforce housing needs it is recommended this action be continued into the 6th Cycle Housing Element.
Goal 59: Elimination of Housing Constraints - Reduce potential constraints that increase the cost or feasibility of new housing development.
59.01 A Amend the Minimum
Lot Area Required for
a Planned
Development
Maintain provisions in the Zoning Code for
“Planned Developments” (PDs) on sites where
the strict application of zoning standards could
make development less feasible.
There was no activity in the 2015-2023 RHNA Planning Cycle. To further support development in the City’s primary growth areas, the City utilized State SB2 Planning Grants Program funding to develop objective design and development standards for multi-family residential and mixed-use development in order to provide greater predictability to developers and community members. The objective standards amendments were adopted in January 2022, and they included standardizing and streamlining the development review process in accordance with recent changes in state law
It is recommended that this Action be re-worded to further demonstrate how this will advance related goals and policies.
City of San Leandro
2023-2031 Housing Element Update
C-28
Program Description and Objectives Progress and Continued Appropriateness
59.01-B Amend Zoning Code
Provisions for MultiFamily Uses
Amend the Zoning Code as follows to facilitate
the production of multi-family housing:
Adopt a minimum density requirement of 12
units per acre for new development on
properties zoned RM-1800, RM-2000, and
RM-2500. This would apply to new
development only. The purpose of this
change is to ensure that land zoned for multifamily housing is actually used for multifamily housing and not developed or redeveloped with single family detached
homes.
Amend Section 2-696(A) (Article 6) of the
Zoning Code to note that housing in the CC
and CRM zones is subject to the same
regulations that apply in the RM-1800 zone
(24 units per acre) rather than those that
apply in the RM-2000 zone (22 units per
acre).
Amend Section 2-684 and 2-686 of the zoning
code to allow higher FARs and lot coverage limits
in the CC and CN zone when residential uses are
included in a development project. Currently,
mixed use projects and multi-family housing in
these zones are subject to the same
requirements that apply to shopping centers (0.3
FAR and 50 percent lot coverage in CN and 0.5
FAR and 50 percent lot coverage in CC). The
current requirements make it impractical to
develop housing without a variance. Higher FAR
and lot coverage allowances would enable the
densities more commonly associated with the
RM-1800 zoning district and reduce the need for
variances
The City utilized State SB2 Planning Grants Program funding to develop objective design and development standards for multi-family residential and mixed-use development in order to provide greater predictability to developers and community members. The objective standards amendments were adopted in January 2022 and they included standardizing and streamlining the development review process in accordance with recent changes in state law.
Recent legislation, SB 330, prevents jurisdictions from downzoning residential property.
Zoning changes concerning density/FAR will be carried over as appropriate, as they were not included in the proposed objective standards.
Review of Past Accomplishments
Draft Housing Element C-29
Program Description and Objectives Progress and Continued Appropriateness
59.01-C Changes to the North
Area (NA) Zoning
Districts
Amend the NA-1 and NA-2 zones (parcels
fronting East 14th Street between San Leandro
Creek and Durant Avenue) so they more
effectively implement the General Plan and
North Area Plan.
Changes to be considered should include:
Eliminating the NA-1 zone, since it was
effectively replaced when the Downtown
TOD Strategy was adopted and now
applies to only one small parcel.
Requiring a minimum density of 18 units
per acre to match the SA- zones and to
implement Transportation Element Action
13.04-B.
Reducing the setbacks on smaller lots in
the NA-2 zone to increase the developable
envelope. The existing setbacks (20 feet
front yard and 15 feet side yard) may be
appropriate on large, consolidated
properties but may be an impediment to
development of smaller infill parcels along
East 14th Street. Design guidelines should
be used to ensure that development is
appropriately buffered and steps down to
neighboring lower density uses.
Other changes to the zoning standards may also
be considered, subject to further community
input and discussion.
The City will explore amending the North Area Plan, originally adopted in the early 1990s (and the East 14th South Area Development Plan), in the 6th cycle Housing Element.
59.01-D Micro Units Develop regulations for micro units (apartments generally ranging from 250 to 400 square feet)
which recognize the growing demand for this
type of housing among small households and the
relative affordability of such units compared to
traditional studios and one-bedroom
apartments.
See progress of this policy in the associated actions listed below.
In late 2016, the City amended its zoning code to add a density bonus for residential developments constructing units less than 750 square feet in size.
Based on the information from the APR it appears this action was not completed; the program should be included, and it is recommended that the City commit to making these changes within one year of the Housing Element Update deadline.
City of San Leandro
2023-2031 Housing Element Update
C-30
Program Description and Objectives Progress and Continued Appropriateness
59.01 E Monitoring the
Effectiveness of
Minimum Density
Standards
Monitor the impacts of minimum density
standards on development activity in the
Downtown TOD area to ensure they are
reasonable and reflective of market conditions.
In 2022, the City adopted objective standards for multi-family development utilizing a SB2 grant. Evaluation of existing development standards was summarized in a Development Constraints Memo. Minimum density standards have not created an impediment to housing, but stakeholder interviews and site test fits indicate that increased maximum density standards would further support development in the Downtown TOD area. Zoning amendments to increase maximum density, floor area ratios, and heights in key growth areas are being prepared concurrent with the Housing Element Update.
This is an ongoing effort by Community Development Planning Division staff to monitor impacts of zoning standards on development and propose zoning amendments to address areas of concern. It is recommended that this action be incorporated into a program to review development standards to ensure that they do not pose a constraint to development.
59.01 F Additional Density in
Established
Neighborhoods
Develop zoning amendments which would
facilitate the construction of additional dwelling
units in single family neighborhoods.
In 2020, the City amended its Accessory Dwelling Unit Zoning Code to align with state laws intended to foster ADU construction.
Based on the completion of this action, Action 59.01-F Is recommended to be revised based on recently approved legislation (SB 9, 2021).
59.02 A Amendments to the
Parking Requirements
Consider, and if appropriate amend, the parking
standards in the San Leandro Zoning Ordinance
to incorporate the following change:
Allow a greater percentage of the parking spaces
in multi-family housing near transit stations or
along transit corridors to be uncovered.
Eliminate guest parking requirements for
buildings with less than 4 units.
Lower the parking requirements for studio
apartments from 1.5 to 1.25 spaces/ unit.
Provide greater incentives and provisions for
shared parking for mixed use projects and
projects in transit-oriented development areas.
The City completed Zoning Code Amendments in Fall 2015 and therefore fulfilled this Action Item. In 2020-21, the City worked on preparation of objective standards for multi-family development utilizing a SB 2 grant. Evaluation of existing parking standards was summarized in a Development Constraints Memo and further parking reduction amendments for transitproximate projects will be considered as a separate policy effort.
Based on the completion of this action, Action 59.02 A is recommended to be eliminated or revised based on the 2020 APR preparation of additional objective standards.
59.03 A Permit Streamlining Maximize the potential benefits of the City’s permit tracking system, one-stop permitting
center, and website to facilitate permit
processing and the issuance of building permits.
The City's One-Stop Permit Center continues to provide a centralized location for multiple departments to communicate to the public about various aspect of development. Staff that can be accessed in the One-Stop Permit Center include Fire, Engineering, Housing and Economic Development.
Recent state legislation has streamlined housing development for ADUs and allowed additional units per lot. Recent legislation allows lot splits and two-unit developments and requires that the City monitor and report through the Housing Element Annual Progress Report. The City has adopted code changes to implement State legislation.
Based on the progress and on-going nature of this action, Action 59.03 A is appropriate to carry into the upcoming housing element cycle. It is recommended that the City adopt an SB9 Review of Past Accomplishments
Draft Housing Element C-31
Program Description and Objectives Progress and Continued Appropriateness monitoring program. Combine the permit streamlining actions (including Action 59.04 C) into one program and revise the wording.
59.04 A Fee Reviews Regularly review and update local development and permitting fees to ensure that they are
competitive with other communities in the East
Bay.
The City’s Master Fee Schedule is reviewed annually. The City Council budgeted funds in FY21-22 to conduct a development impact fee review and/or study. The City anticipates beginning this review process in FY22-23.
Based on the progress and on-going nature of this action, Action 59.04 A is appropriate to carry into the upcoming housing element cycle.
59.04 B Fee Reductions for
Affordable Housing—
City
Develop a policy to reduce certain fees for
affordable housing projects, provided that such
reductions will not adversely affect the City’s
ability to provide services to the project.
The City’s Master Fee Schedule is reviewed annually. See Action 59.04-A about fee review and/or study.
Based on the progress and on-going nature of this action, Action 59.04 B is appropriate to carry into the upcoming housing element cycle.
59.04 C Fee Reductions for
Affordable Housing—
Other Agencies:
Work with the East Bay Municipal Utility District
(EBMUD) and other utilities to explore possible
reductions to connection and system capacity
fees for housing projects which include a
substantial number of affordable units.
The City’s Master Fee Schedule is reviewed annually.
Based on the progress and on-going nature of this action, Action 59.04 C is appropriate to carry into the upcoming housing element cycle. Combine the permit streamlining actions (including Action 59.03-A and -B) into one program and revise the wording
59.06 A Multi-family Design
Guidelines
Continue to use the adopted multi-family design
guidelines in the Downtown TOD and East 14th
Street South areas. Develop additional guidelines
that apply more broadly to multi-family projects
on infill lots.
Through the “Building Homes and Jobs Act” Planning Grants Program (S B2), the State has provided grant funding for the City to evaluate the Zoning Ordinance to develop objective design and development standards intended to stimulate high quality multi-family residential and mixed-use development. New objective design and development standards for each Zoning District that accommodates multi-family and/or mixed-use development were adopted in January 2022. Updated standards focused on development feasibility and addressed the topics identified in Action 59.06-A.
Based on the progress and on-going nature of this action, Action 59.06 A is appropriate to carry into the upcoming housing element cycle.
59.07-A Correction of
Infrastructure
Deficiencies
Ensure that the San Leandro Capital
Improvement Program includes the projects
needed to correct existing infrastructure
deficiencies and facilitate the development of
housing on the sites identified in this Element.
Particular attention should be given to upgrading
infrastructure in the Downtown BART station
area.
With respect to the sites identified in the housing element:
The City has identified that the sanitary sewer collection system must be upsized to accommodate full build out of the City’s RHNA allocation for the 6th Housing Element Cycle.
Funding for 90% of these locations is scheduled to be appropriated in FY 22-23. Note that some of the sites do not receive service from the City as they are in the Oro Loma Sanitary Sewer District. The City is unaware of any deficiencies in the Ora Loma system.
The City hasn't identified any roadway capacity deficiencies. The system wide average pavement condition index is 54 which is fair but at risk.
The City does not supply water, gas, or electricity and is unaware of any deficiencies in these systems.
The storm drain system is adequate to convey storm water except for locations that are within the 100-year flood plain as identified by the FEMA flood insurance rate map. The City City of San Leandro
2023-2031 Housing Element Update
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Program Description and Objectives Progress and Continued Appropriateness is evaluating options for reducing the risk of flooding at these locations but funding sources to conduct this evaluation is unclear at the time this document was drafted.
Based on the progress and on-going nature of this action, Action 59.07 A is appropriate to carry into the upcoming housing element cycle.
59.09-A Remediation of Soil
Contamination
Explore possible funding sources and other ways
to assist prospective housing developers in
addressing soil contamination problems on
potential housing sites.
Since 2016, the City has been working with ABAG, that received EPA grant funds to assist Oakland, Hayward, San Leandro and Alameda County with Phase 1 and/or Phase 2 environmental assessments. The City received the EPA grant to do a Phase 1 environmental for an adjacent City-owned site that is proposed to become a public park next to the proposed new 687 rental housing unit development at 915 Antonio.
Based on the progress and on-going nature of this action, Action 59.09 A is appropriate to carry into the upcoming housing element cycle. It is recommended that this action be combined with 59.05.
Goal 60: Fair Housing - Ensure that all persons, within their abilities and means and without discrimination, have freedom of choice as to where they live.
60.01-A Contract with Fair
Housing Services
Provider
Continue to contract with a fair housing services
provider such as Eden Council for Hope and
Opportunity (ECHO) Housing for fair housing
assistance and the investigation of discrimination
complaints, and for tenant-landlord counseling
and mediation services
In the 2015-2023 RHNA Planning Cycle, the City maintained a contract with ECHO Housing, a regional non-profit fair housing agency, to provide fair housing services in an effort to reduce housing discrimination. ECHO Housing fielded fair housing cases with intake, assessment and counseling. Of those cases where there were findings of housing discrimination, they were reported to Fair Employment and Housing Commission, Office of Fair Housing and Equal Opportunity, or other Fair Housing legal providers.
Based on the progress and on-going nature of this action, Action 60.01 A is appropriate to carry into the upcoming housing element cycle.
60.06-A Fair Housing Training Work with ECHO Housing to conduct fair housing training sessions for landlords and property
owners, tenants and homebuyers, realtors, and
the public at large. In addition, support ECHO’s
targeted audits to gauge the level of
discrimination in the rental housing market.
In the 2015-2023 RHNA Planning Cycle, the City maintained a contract with ECHO Housing to provide presentations on issues related to Fair Housing to property management companies, area realtors/brokers, and interested first time homebuyers.
Based on the progress and on-going nature of this action, Action 60.06 A is appropriate to carry into the upcoming housing element cycle. It is recommended that this policy be combined into a consolidated Fair Housing program.
60.06-B Fair Housing Outreach Use public service announcements, newspaper ads, educational fliers, and other media to raise
community awareness about fair housing and
the need for affordable units.
In the 2015-2023 RHNA Planning Cycle, the City maintained a contract with ECHO Housing to provide public service announcements, education flyers and supports other media outreach on the availability of their Fair Housing counseling and education services.
Based on the progress and on-going nature of this action, Action 60.06 B is appropriate to carry into the upcoming housing element cycle. It is recommended that this policy be combined into a consolidated Fair Housing program.
Appendix D
Development Analysis
Development Analysis
Draft Housing Element D-1
1 Development Analysis
Appendix D analyzes recent recycling trends in Alameda County to justify San Leandro sites inventory. The City of Hayward is emphasized in the analysis due to its similarity with San Leandro in location, size, and development patterns. East 14th Street in San Leandro continues into Hayward as Mission Boulevard, the main commercial corridor in the city. Downtown Hayward and the Mission Boulevard Corridor are areas identified by the City of Hayward as priority areas for residential and mixed-use development, similar to the Downtown, East 14th Street Corridor, and BTOD areas in San Leandro.
Recent development patterns in Hayward and the greater Alameda County suggest that similar development is likely to occur in San Leandro during the next housing cycle.
Examples of Recent Recycling Trends in Alameda County
Recent projects in the East Bay Area region were identified based on certain comparable factors to nonvacant parcels in the Sites Inventory, such as existing uses, lot size, and land use designation.
Development trends in adjacent cities such as Hayward indicate that there will be increased growth in transit-rich areas. While the market for higher-density, transit-oriented, market-rate development in San Leandro is less established than in the City of Hayward, the examples below identify sites that have been redeveloped in Hayward with existing conditions, development standards, and transit-oriented development goals comparable to the San Leandro sites.
There are several examples of large housing developments in the City of Hayward on Mission Boulevard, which is an extension of East 14th Street in San Leandro. The East 14th Street / Mission Boulevard and Fremont Boulevard Corridor is a critical arterial corridor that traverses five jurisdictions in central and southern Alameda County (unincorporated Alameda County and the cities of San Leandro, Hayward, Union City, and Fremont). The corridor provides robust transit options: three bus transit providers, seven BART stations, two Capitol Corridor stations and one commuter rail station (shared with Amtrak), and public and private shuttles. This corridor includes 14 Priority Development Areas across the five jurisdictions.1
Table D-1 compares development standards for the City of San Leandro Sites Inventory and a select number of example developments in San Leandro and Hayward. These development activities have taken place since the certification of the 5th cycle Housing Element. As described in Section 4.2.3 above, the City is adopting zoning and land use changes to increase allowed FAR, density, and height. The allowable density for sites in San Leandro’s 6th Cycle Housing Element after zoning changes will range from 24 to 125 du/ac which compares favorably to the allowable density in these development trend examples (17 to 108 du/ac). A note for clarification: the DA-6 and B-TOD Zoning do not have maximum densities and instead rely on minimum densities to ensure appropriate intensity of development in proximity to BART. For the purpose of assuming build out capacity on sites located in these districts, a maximum density of 125 du/ac was used based on an assumed density for the maximum allowable FAR.
When calculating the number of units that could be realistically achieved on each parcel identified in the Sites Inventory, this analysis assumes a development capacity of 70 percent of the maximum 1 East 14th St./Mission Blvd and Fremont Blvd Multimodal Corridor Project, Alameda County, 2020. https://www.alamedactc.org/wpcontent/uploads/2021/02/1476000_E14_Mission_Fremont_Blvd_Brochure_20201231_v4.pdf City of San Leandro
2023-2031 Housing Element Update
D-2
number of units allowed (with the proposed changes to land use and zoning district development standards). The Sites Inventory conservatively estimates that developments in San Leandro will reach 70 percent of the maximum allowed density. Projects completed in Hayward achieved a maximum allowed density of 97 to 109 percent. Therefore, the estimates for the Sites Inventory are conservative compared to other similar development projects in the city and region, and it is likely that actual densities reached will be higher based on development trends and available density bonuses pursuant to state law.
Table D-1 Recycling Trends and San Leandro Sites Inventory Comparison Project Allowable Maximum du/ac Actual du/ac
Percent
du/ac achieved
903 Manor Boulevard, San
Leandro
24 du/ac 17 du/ac 71%
Legacy at Hayward, Hayward 54 du/ac 54 du/ac 100%
Alta Mira, Hayward 100 du/ac 80 du/ac 80%
Cadence, Hayward 65 du/ac 71 du/ac 105%
Range of Recycling Trends
Examples
24-108 du/ac 17-108 du/ac 71-105%
City of San Leandro Sites
Inventory
Rezone allowable density:
24-125 du/ac
Rezone assumed realistic
density: 17-88 du/ac
Assumed density
achieved: 70%
Du/ac – dwelling units per acre
FAR – Floor Area Ratio
The development of non-vacant parcels in San Leandro and Hayward are described in detail below. 903 Manor Boulevard, San Leandro
Approved in 2020 and currently under construction, this townhome project includes 39 units across six buildings, including six below market-rate units. This development is the most recent example of mixed-income residential development in the city of San Leandro. The development will replace Manor Bowl, a bowling alley which was originally constructed in 1960. The lot is zoned Community Development Analysis
Draft Housing Element D-3
Commercial (CC) and has a Planned Development (PD) Overlay, which allows for 24 du/ac and maximum development height of 50 feet. The 39-unit project on the 2.3-acre site will have a density of 17 du/ac, reaching 70.8 percent of the allowable units for the parcel and a height of 37.7 feet.
Legacy at Hayward, Hayward
This project located at 28168 Mission Boulevard in Hayward replaced a low-FAR auto-accessories store with a five-story building integrating a parking structure and a variety of residential amenities.
The project includes 97 market-rate units near the South Hayward BART Station. The project site is zoned MB-CC and designated Sustainable Mixed Use (SMU) in the General Plan. The 1.8-acre development reaches 97 percent of the allowable density, reaching a built density of 53.7 du/ac.
The project includes an FAR of 2.0. Gross density of the development is approximately 54 du/ac.
Alta Mira, Hayward
City of San Leandro
2023-2031 Housing Element Update
D-4
Completed in 2017, the Alta Mira project represents an example of high-quality, affordable transitoriented development. This 1.9-acre site, located at 28939 Mission Boulevard, includes 152 units affordable to residents with incomes 30 to 50 percent of Alameda County’s median income. The project is within one-quarter mile of the South Hayward BART station and provides a variety of amenities and supportive services to both seniors and families, including a new public park. The project site is zoned Planned Unit Development (PD) and designated SMU in the General Plan. The achieved a gross density is approximately 80 du/ac.
Cadence, Hayward
The Cadence project was developed in conjunction with Alta Mira (Alta Mira satisfied the developer’s affordable housing requirements) and is located 28850 Dixon Street, Hayward. This mixed-use development replaces 2.9 acres of vacant land and surface parking with 206 market-rate units, extensive amenities, and ground floor retail space. This project site is zoned Planned Unit Development (PD), is in the Transit Oriented Development Overlay 1, and designated SMU in the General Plan. The achieved density of the development is 71 du/ac, which is 109 percent of the maximum of 65 du/ac. The maximum allowable height in this zone is 68 feet and the FAR is 2.75.
These examples of recycling activities on non-vacant parcels are representative of the conditions included in the Sites Inventory. The conditions and characteristics of the underutilized commercial sites identified in Appendix B are similar to those that have been provided as examples in this section and that have been redeveloped in recent years.