Local Trends
As discussed in Chapter 2, Housing Needs Assessment, San Leandro had 4,002 large households, approximately 13 percent of the total households. Owner occupied large households comprised of 59 percent of the total number of San Leandro households. Additionally, 8.1 percent of households in San Leandro are overcrowded, slightly higher than 7.8 percent for the county as a whole. San Leandro had an average of 2.85 persons per household in 2020, a slight increase from 2010, when the city had an average of 2.81 persons per household. As shown in Figure 5.44, neighborhoods with a higher degree of overcrowded households were identified in neighborhoods west of Downtown, in the northern area of the city. The census tract with the highest percent of overcrowded households was census tract 4325.01, in which approximately 22 percent of households were overcrowded. This area, which includes the Eastshore neighborhood, is primarily Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.43 Overcrowded Households (Alameda County)
Source: AFFH Viewer, 2021
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Figure 5.44 Overcrowded Households (San Leandro)
Source: AFFH Viewer, 2021
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single-family residential in the west but has a range of residential types including multi-family residential and mixed use to the east. The predominant population in this census tract is Hispanic/Latino.
According to the 2015-2019 ACS estimates shown in Figure 5.45, overcrowding was a more common housing issue for residents of San Leandro who identified as Asian American/Asian Pacific Islander (API), Hispanic/Latino, and those of other race or multiple races than for people who identified as white, Black/African American, or American Indian/Alaska Native. Overcrowding is also linked with household income. According to the 2013-2017 CHAS data for San Leandro, 7 percent of very lowincome households and 9 percent of low-income households (those earning 30-50 percent and 51- 80 percent AMI, respectively) lived in overcrowded conditions.
Figure 5.45 Overcrowding by Race in San Leandro
Notes: The Census Bureau does not disaggregate racial groups by Hispanic/Latino ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latino. Since residents who identify as white and Hispanic/Latino may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latino, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
*Hispanic and non-Hispanic
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014
5.7.3 Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes. Many federal and State programs use the age of housing as a factor to determine a community’s housing rehabilitation needs. Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or 5%
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technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Typically, housing over 30 years old is more likely to have rehabilitation needs that may include replacing plumbing, roof repairs, foundation work, and other repairs. Housing units built before 1978 may have health risks such as lead-based paint and asbestos. Housing issues prompted by disrepair such as mold may elevate health conditions such as asthma.
Regional Trends
According to the AI, housing problems are defined as units having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent. Severe housing problems are defined as all of the above and with a cost burden greater than 50 percent.
31 Approximately 44 percent of total households in Alameda County experienced housing problems, and another 25 percent of total households experienced severe housing problems. More than half of Black/African-American (56 percent) and Hispanic/Latino (59 percent) households experience housing problems compared to non-Hispanic white residents.
Housing problems were significantly higher among larger households, as nearly 63 percent of large households experienced housing problems compared to 39 percent of households comprising of less than five persons.
A housing unit is considered substandard if it lacks complete plumbing or kitchen facilities. The County of Alameda had 7,450 substandard housing units which comprised approximately 3 percent of the total occupied units in the county, according to 2015-2019 ACS estimates. Of the 7,450 substandard units, approximately 34 percent lacked complete plumbing facilities and 66 percent lacked complete kitchen facilities.
Sixty-eight percent of Alameda County’s housing stock is over 40 years old. These units are potentially in need of repair and modernization improvements. The northwestern area of Alameda County, generally from the community of San Lorenzo to the City of Albany, has the highest share of housing constructed prior to 1950, according to the Alameda County Health Department. Cases of lead poisoning are an indicator of older housing in poor conditions. A study conducted from 2007- 2011 found that the area of the county with the most cases of lead poisoning among children was the western part of Oakland.32
Local Trends
According to the AI, nearly 45 percent of total households in San Leandro experienced at least one housing problem.33 Housing problems in San Leandro are slightly higher compared to Alameda County. According to the AI, Asian/Pacific Islanders, Black/African-American, and Hispanic/Latino households experienced the highest rate of housing problems at 45, 49 and 58 percent, respectively. In comparison, non-Hispanic white households experienced housing problems at a rate of 9 to 22 percentage points lower (36 percent). According to the 2015-2019 ACS, 3 percent (Table 2.27) of all occupied housing units in San Leandro units were considered substandard and over 74 (Figure 2.8) percent of the city’s current housing stock is greater than 40 years old.
Additionally, 66 percent of large households (five or more persons) in the city experienced housing problems compared to 40 percent of households of five persons or less, as referenced in the AI. 31 HUD, 2021. https://www.huduser.gov/portal/datasets/cp/CHAS/bg_chas.html 32 Alameda County Health Department. 2018. https://www.acgov.org/cda/lead/documents/news/health,housinginoakland.pdf 33Alameda County. 2020. https://www.acgov.org/cda/hcd/documents/FinalAI_Combined_1-10-19.pdf Affirmatively Furthering Fair Housing (AFFH)
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5.7.4 Persons Experiencing Homelessness
Regional Trends
According to the Alameda County January 2019 point-in-time count, 6,312 persons experiencing homelessness persons were recorded in the county, representing a 63 percent increase since 2017.
The 2022 Alameda County EveryOne Counts! Point-in-Time (PIT) Count was the most recent evaluation of people experiencing homelessness in the county. According to the 2022 PIT count, there were 409 people experiencing homelessness in San Leandro (sheltered/unsheltered), a decrease of 9 people (2.2 percent) from 2019 (latest available comparable year). There were 312 individuals who were observed as being unsheltered in the city, a decrease of 32 people from 2019.
Factors contributing to the rise in homelessness include a lack of housing affordable available for low- and moderate-income households, increase in the number of persons whose incomes fall below the poverty level, reductions in public subsidies, and lack of support for persons with extreme developmental, physical, and mental disabilities.
State law (Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
▪ Lacks a fixed, regular, and adequate nighttime residence; and ▪ Has a primary nighttime residence that is:
A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
An institution that provides a temporary residence for individuals intended to be institutionalized; or
A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
The 2019 point-in-time count found that 63 percent of the persons experiencing homelessness had been experiencing homelessness for over one year, and that nearly one in five people included in the count became homeless after an eviction, foreclosure, or rent increase. The survey found that 42 percent of the homeless population had at least one disabling condition. Black/African-American, American Indian/Alaska Native, Native Hawaiian/Other Pacific Islander, those of multiple races or other race, and those who identify as lesbian, gay, bisexual, transgender, or questioning (LGBTQ+) disproportionately experienced homelessness compared to the general population.
EveryOne Home survey responses for Alameda County indicated that eviction/foreclosure/rent increase, job loss, and other money challenges were listed as three of the top five reasons individuals became homeless. Rent assistance was reported by nearly half of survey respondents when asked what might have prevented homelessness. Economic factors are also highlighted in employment status: 18 percent reported being employed and 36 percent reported they were looking for work.
Local Trends
As discussed in Chapter 2, Housing Needs Assessment, the 2022 PIT count reported that 55 percent of sheltered individuals in San Leandro (54 people) were chronically homeless (individual has a disabling condition and has had four episodes of homelessness in the past three years or has been City of San Leandro
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continuously homeless for one year or longer). More than one-third of sheltered individuals (36 percent) reported suffering from a mental health issue, 26 percent reported a substance abuse issue, and 12 percent were fleeing domestic and dating violence. Six percent were veterans and one percent had HIV/AIDS. Sheltered individuals were more likely to be male (56.7 percent) and most likely to be older than the age of 25 (74.2 percent). Approximately one in five sheltered individuals (22.7 percent) were young adults between the ages of 18 and 24, and 3.1 percent were younger than 18 years of age.
Black/African American residents had the largest overrepresentation in percent of sheltered individuals respective of city population share (37 percent of sheltered individuals versus 10 percent share of population). Asian Americans were the most underrepresented for sheltered individuals respective of city population share (3 percent of sheltered individuals versus 35 percent of population share). Other racial/ethnicity groups of sheltered individuals were closer to their respective city population shares.
The City’s Human Services Department and its service providers meet bi-weekly to discuss case management and share updates on the known locations of San Leandro’s unhoused population to facilitate outreach in areas of need, which include the following:
• Industrial areas;
• Commercial shopping centers, including Greenhouse Shopping Center near the I-880/State Route 238 interchange;
• Large vacant lots or underutilized properties in commercial or industrial areas; • On or near UPRR/CalTrans/BART rights of way;
• Downtown;
• Community Centers and libraries (e.g., Marina Community Center and Main Library); • Under bridges near Creeks (e.g., San Leandro Creek);
• Parks (e.g., Thrasher Park);
• Locations where homeless services are provided (e.g., laundry and shower services and food distribution locations); and
• San Leandro Shoreline and nearby industrial and commercial areas To comprehensively address the needs of unhoused residents, Action 16.1 of Chapter 6, Housing Plan, directs the City to 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. The proposed shelter program will be low-barrier, using the housing first model and using trauma-informed care principles. The proposed service partners will offer primary medical care and wellness services and behavioral health clinicians that are experienced in crisis management, mental health, and substance use disorders.
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More than one-quarter of unhoused individuals counted in the 2022 PIT count resided in their car or van (28 percent) and another 25 resided in an RV. Action 16.3 of the Housing Plan directs the City to identify at least one location for unhoused area residents who are living in their car and identify potential service partners and funding sources to manage an ongoing program, as needed. Services contemplated include restroom facilities and referrals to programs that assist with securing stable housing.
Actions 16.16 and 16.17 address Zoning Code Amendments that are being adopted concurrently with the Housing Element to comply with the provisions of AB 139 (2019-Quirk-Silva) and AB 2339 (2022-Bloom) by expanding the allowed locations of Emergency Shelters beyond the Limited Industrial (IL) District to include the General Industrial (IG) and Commercial Community (CC) Districts, subject to compliance with objective standards.
Local Trends
According to the 2022 point-in-time count, San Leandro had a total homeless population of 409 persons, a two percent decrease from 2019 when the number of persons experiencing homelessness was 418. 2019’s point-in-time count represented a nearly 300 percent increase from 2017, when the total number of persons experiencing homelessness was 109. Of the 409 residents, 312 (approximately 76 percent) were considered unsheltered (persons who are unhoused and not residing at a shelter), which decreased from 82 percent in 2019. San Leandro’s population of persons experiencing homelessness comprised four percent of the county’s population of persons experiencing homelessness; therefore, the city does not have an imbalanced proportion of persons experiencing homelessness compared to other areas of the county. As referenced in Chapter 2, Housing Needs Assessment, the City of San Leandro permits group housing, which includes homeless shelters, in zones where residential uses are permitted.
5.7.5 Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production.
Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons at-risk or experiencing homelessness.34 Regional Trends
As shown in Figure 5.46, residents in the western portion of Alameda County (Oakland, San Leandro, Hayward, Berkeley, and some parts of Fremont, Dublin, and Livermore) live in what are called “sensitive communities,” which means they are vulnerable to displacement. 35 34 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 35 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-area-gentrification-and-displacement/ City of San Leandro
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Local Trends
Most of San Leandro is considered vulnerable to displacement, as shown in Figure 5.47. Vulnerable areas in San Leandro were more likely to have a mix of single-family and multi-family zoning patterns, whereas areas identified as non-vulnerable were predominately single-family residential.
Additionally, areas vulnerable to displacement had higher poverty rates, overcrowded households and were more likely to have predominant Hispanic/Latino or Asian American residents.
According to 2015-2019 ACS and UDP estimates shown in Figure 5.48, renter-occupied households in San Leandro were more likely to be at risk of, or experience, displacement and gentrification compared to owner-occupied households. Additionally, owner-occupied households were twice as likely as renter-occupied households to be stable moderate/mixed-income and located in exclusionary neighborhoods (high-income neighborhoods experiencing an increase in housing costs affordable only to high or mixed-high income households). UDP’s stable moderate/mixed-income category refers to census tracts that had moderate to high-income residents and were not at risk of becoming an exclusive neighborhood. Households living in areas categorized as at risk of becomingor becoming exclusive represent areas that exhibited risk factors for future exclusion of lowerincome neighborhoods. 36 36 UDP, 2020. https://www.urbandisplacement.org/wp-content/uploads/2021/08/udp_replication_project_methodology_10.16.2020- converted.pdf
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Figure 5.46 Sensitive Communities (Alameda County)
Source: AFFH Viewer, 2021
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Figure 5.47 Sensitive Communities (San Leandro)
Source: AFFH Viewer, 2021
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Figure 5.48 Households by Displacement Risk and Tenure (San Leandro) Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources.
Source: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure.
5.8 Local Area Knowledge
5.8.1 Historic Patterns of Segregation
Regional
Patterns of racial segregation are the byproduct of local and federal policies, private housing discrimination, and community prejudice. To understand present challenges to fair housing, it is necessary to review the history of actions that have led to regional patterns of segregation.
The earliest forms of racial exclusion in the Bay Area were the Spanish, Mexican and early U.S. settlers’ colonization of Native Americans’ land.37 The Ohlone were and are the predominant Indigenous group of the Bay Area, including the Chochenyo and the Karkin in East Bay, the Ramaytush in San Francisco, the Yokuts in South Bay and Central Valley, and the Muwekma tribe throughout the region. Other Indigenous groups include the Graton Rancheria community (Coast Miwok and Southern Pomo), Kashaya, Patwin, and Mishewal Wappo in the North Bay, and the Bay Miwok in the East Bay.38 Indigenous communities were forced from their land, which was then sold or given away.39 In the 1850s, 119 California tribes signed treaties with the U.S. Special 37 Roots and Race, UC Berkeley Belonging Institute, Haas Institute, 2019 https://belonging.berkeley.edu/sites/default/files/haasinstitute_rootsraceplace_oct2019_publish.pdf 38 Bay Area Equity Atlas, Indigenous Populations in the Bay Area, https://bayareaequityatlas.org/about/indigenous-populations-in-thebay-area 39 Rising Housing Costs and Re-Segregation in Alameda County, Urban Displacement Project, UC Berkeley. https://www.urbandisplacement.org/wp-content/uploads/2021/08/alameda_final.pdf 6,094
462
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Commissioners which required them to formally surrender their land in exchange for 19 designated reservations, which lacked game, suitable agricultural lands and water.40 From the start of colonization through the 1880s, the Ohlone population in the Bay Area dropped by almost 90 percent due to violence, displacement, and widespread disease brought by colonizers.41 In more recent history, starting in the 1880s, a series of laws targeted Asian populations through federal restrictions on immigration (Chinese Exclusion Act of 1882) and by barring Asian immigrants from owning land (California Alien Land Law of 1913 and 1920).42 In 1942, over 100,000 Japanese Americans across the country were forced to sell or abandon their homes and were sent to internment camps.43 At the end of their internment, many Japanese Americans struggled to find housing due to poverty, restrictive covenants, and racism.44 In the early 1920s, cities in the Bay Area began adopting zoning ordinances which led to the establishment of exclusive single-family home zones. By establishing specific areas of cities which did not allow more affordable housing types, cities began to be more segregated based on class and race/ethnicity. Exclusionary zoning created areas of concentrated poverty and concentrated wealth.
High-poverty areas typically have limited employment and educational opportunities, creating an environment difficult to achieve income and housing mobility. By preventing households from moving into areas of higher resource opportunity, exclusionary zoning perpetuated the cycle of poverty.45 Historic evidence shows that zoning intentionally segregated communities, enforcing racially motivated biases against targeted groups.46
Starting in the 1930s, Bay Area communities were impacted by redlining, which is the practice of federally sanctioned discriminatory mortgage lending that either steered or opted against providing loans to borrowers based on the racial or socioeconomic status of the neighborhood in which a property is located. Redlining, a government-sponsored system of denying mortgage loans and services to finance the purchase of homes in specific areas, served as a tool to limit homeownership opportunities, as federally insured and long-term mortgages were routinely denied to often nonwhite persons seen as “undesirable”. Redlining directed both public and private capital to white households and away from Black/African American, non-white, immigrant, and Jewish households.
As homeownership is one of the most significant means of intergenerational wealth building in the United States, these redlining practices had long-term effects in creating wealth inequalities.47 Between 2000 and 2015, mainly due to quickly rising housing prices caused in part by the massive boom in the technological industry, Alameda County experienced significant and uneven shifts in racial, ethnic, and class-based neighborhood divisions. As housing costs increased throughout the county, neighborhoods in Oakland and Berkely lost thousands of low-income households while experiencing increases in low-income Hispanic/Latino and Asian Households. By 2015, low-income Black/African American households in Alameda County had decreased by four percent since 2000, 40 State of California Native American Heritage Commission, http://nahc.ca.gov/resources/california-indian-history/ 41 Roots and Race, UC Berkeley Belonging Institute, Haas Institute, 2019 https://belonging.berkeley.edu/sites/default/files/haasinstitute_rootsraceplace_oct2019_publish.pdf 42 History of Racial Injustice, California Law Prohibits Asian Immigrants from Owning Land. https://calendar.eji.org/racial-injustice/may/3 43 Japanese-American Internment During World War II. U.S. National Archives. https://www.archives.gov/education/lessons/japaneserelocation 44 For Japanese Americans, Housing Injustices Outlived Internment, New York Times, 2020. https://www.nytimes.com/2020/08/20/magazine/japanese-internment-end-wwii-trailer-parks.html 45 The Century Foundation. https://tcf.org/content/facts/understanding-exclusionary-zoning-impact-concentratedpoverty/?agreed=1&agreed=1 46 Roots and Race, UC Berkeley Belonging Institute, Haas Institute, 2019 https://belonging.berkeley.edu/sites/default/files/haasinstitute_rootsraceplace_oct2019_publish.pdf 47 Mapping Inequality: Redlining in New Deal America. https://dsl.richmond.edu/panorama/redlining/#loc=16/37.725/- 122.162&city=oakland-ca&area=D19
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while low-income Hispanic/Latino and low-income Asian American Households increased by 48 percent and 35 percent, respectively. In total, low-income households of color in Alameda County had increased by 20 percent. Low-income Black/African American, Asian American, and Hispanic/Latino populations grew significantly in southern Alameda County cities such as San Leandro, Hayward, and the unincorporated communities of Ashland and Cherryland. Some of these shifts were involuntary moves that resulted from eviction, foreclosure, large rent increases, uninhabitable housing conditions or other reasons that are beyond a household’s control, otherwise known as “displacement.” Increases in housing prices in Alameda County contributed to new concentrations of poverty and racial segregation in the county and perpetuated disparities in access to high-resource neighborhoods. In 2015, low-income white households were seven times more likely to live in higher resource tracts than moderate- and high-income Black households. Access to higher resource neighborhoods for Hispanic/Latino households in 2015 closely resembled that of Black households, and Asian American households’ access to higher resource neighborhoods was similar to that of white households.48
Local
San Leandro settlement began as a farming town. Some of San Leandro's early settlers were from the Portuguese Azores. San Leandro's large Portuguese population in the late 19th and early 20th centuries earned the town the moniker "the Portuguese Capital of the West."49 Census data shows that in 1950, 99.7 percent of the population in San Leandro was considered white. 50 By 1970, this percentage had only marginally decreased to 97 percent. Comparatively, in Oakland, 84 percent of the population was considered white in 1950, and 12.4 percent of the population was considered Black/African American. By 1970, 59.1 percent of Oakland’s population reported as white, and 34.5 percent reported as Black/African American.51 Anecdotal evidence suggests it is likely San Leandro was a “sundown town.” “Sundown town” is a city, county or region that was intentionally “all white” by forcing out anyone considered Black/African American and other people of color by force, law, or custom. Local performer/comedian Brian Copeland explains:
Throughout the 1950s and 60s, San Leandro’s ten homeowners’ associations, which represented nearly two-thirds of all property owners, colluded to restrict the presence of Blacks in the city. The associations decided who would be on the city council and pressured council members to reject any proposal that would make it easier for people of color to locate here. The associations also made certain that member homeowners agreed not to sell their homes to Blacks. Realtors maintained ‘gentlemen’s agreements’ not to show homes to Blacks.52 48 Urban Displacement, University of California, Berkeley. 2019. Rising Housing Costs and Re-Segregation in the San Francisco Bay Area. https://www.urbandisplacement.org/wp-content/uploads/2021/08/bay_area_re-segregation_rising_housing_costs_report_2019.pdf 49 San Leandro Historic Society. https://www.sanleandrohistory.org/san-leandro-history.html 50 Prior to the 1960 census, it was common practice for census takers to identify the race of those they were counting, which may have led to a misrepresentation of local demographics. Additionally, the race, ethnicity, and origin categories available to choose between were limited. In 1950, the categories available were White, Negro, American Indian, Chinese, Japanese, Filipino, and Other. By 1970, the racial categories were White, Negro, or Black, Indian (American), Chinese, Filipino, Korean, Hawaiian, and Other. The 1970 census also included a category for “origin or decent,” listing central or South American, Mexican, Puerto Rican, Cuban, and Other Spanish. https://www.pewresearch.org/interactives/what-census-calls-us/ 51 Bay Area Census, http://www.bayareacensus.ca.gov/
52 History and Social Justice, Sundown Towns, Tougaloo University. https://justice.tougaloo.edu/sundowntown/san-leandro-ca/ City of San Leandro
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Following a 1948 Supreme Court ruling that racially restricted covenants violated the Constitution, San Leandro maintained its racial exclusivity through homeowners’ associations that reportedly kept a “vigilante-like” watch on local real estate agents to ensure that none would show homes to African Americans and that the City government took no action to stop this intimidation.53 Historic redlining in San Leandro is displayed on Figure 5.49. Area descriptions created by agents of the federal government’s Home Owners’ Loan Corporation (HOLC) between 1935 and 1940 assigned grades to residential neighborhoods that reflected their “mortgage security” that would then be visualized on color-coded maps. Neighborhoods receiving the highest grade of “A”—colored green on the maps—were deemed minimal risks for banks and other mortgage lenders when they were determining who should receive loans and which areas in the city were safe investments. Those receiving the lowest grade of “D,” colored red, were considered “hazardous.” 54 The HOLC map of the Oakland area included two neighborhoods that encompassed approximately two thirds of San Leandro. The first neighborhood, identified as “hazardous,” was adjacent and west of Washington Avenue and east of the former Southern Pacific Railroad tracks, which ran on the current railroad tracks through the center of the city. Nearby were the San Leandro Plow Company and the Daniel Best Manufacturing Company, which evolved into the Caterpillar Tractor Company.
In the HOLC map, “adjoining industrial area with attendant odors, smoke, etc.” is listed as a detrimental influence in the neighborhood, indicating a high level of pollution. At the time, this neighborhood included residential and industrial zoned parcels. HOLC identified the makeup of the neighborhood as predominantly factory workers and common laborers, with 20 percent foreign born individuals, and an “infiltration of negroes (very slowly).”55 The second neighborhood included on the HOLC map was identified as “Definitely declining.” This neighborhood encompassed the area east of Washington Avenue to Grand Avenue. According to the HOLC map, “Very little new construction in this district and prospects for future activity rests largely on increase of industrial development in San Leandro and southeast Oakland…[the] Northeast part of [the neighborhood], together with undeveloped territory adjoining, might easily develop into high grade.” The makeup of the region was identified as predominantly factory workers, artisans, and service workers, with 10 percent foreign born and “no threat of infiltration [of people of color and immigrants].”56
53 Roots and Race, UC Berkeley Belonging Institute, Haas Institute, 2019 https://belonging.berkeley.edu/sites/default/files/haasinstitute_rootsraceplace_oct2019_publish.pdf 54 Robert K. Nelson, LaDale Winling, Richard Marciano, Nathan Connolly, et al., “Mapping Inequality,” American Panorama, ed. Robert K.
Nelson and Edward L. Ayers, accessed April 21, 2022. https://dsl.richmond.edu/panorama/redlining/#loc=12/37.81/- 122.319&city=oakland-ca
55 Ibid.
56 Ibid.
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Figure 5.49 Historic Redlining Map (San Leandro)
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The present makeup of the neighborhood rated “hazardous” is predominantly Asian American and Hispanic/Latino. Comparatively, the neighborhood rated “Declining” is predominantly non-Hispanic white and Hispanic/Latino. The census tracts with the highest income levels in San Leandro are currently located in both neighborhoods. Notably, the area identified by HOLC as having the potential for receiving a higher grade is one of the three census tracts in San Leandro with the highest incomes (Figure 5.18). Notably, the neighborhood receiving the lower rating by the HOLC map currently receives higher TCAC education access scores than the rest of the city.
The post-war era brought migration to the Bay Area, and the population continued to swell in the 1950s and 1960s. In San Leandro, farm fields were sold to developers. Annexation of surrounding fields for industrial development and housing subdivisions, completed the transition from orchards to suburb. San Leandro left behind the “sunshine-and-flowers” identity and began billing itself as the “City of Industry.”
57 The pace of growth slowed as the city reached its natural limits during the 1960s. On the east, steep hills created a barrier to large-scale development. On the west, most of the shoreline had been acquired for park uses. The focus of new development shifted to smaller infill sites, including greenhouses and nurseries, and other properties that had been bypassed during the boom years.
58 In May 1967, the United States Commission on Civil Rights held hearings to determine causes of racial disparity in San Leandro, with a specific focus on segregation and housing. The Commission received testimony from sources including the mayor, a reverend, the secretary of a Homeowners Association, and a bank teller.59 The sources attributed the segregation in San Leandro to racial prejudice in the community and racism amongst lending institutions and real estate groups.
In 1968, the National Committee Against Discrimination in Housing partnered with the U.S.
Department of Housing and Urban Development to conduct a demonstration project in the San Francisco Bay Area with the goal of reversing patterns of segregation. The project, called the Bay Area Demonstration Project, set out to create a comprehensive regional authority with power to plan and implement housing and economic opportunity for non-white residents in the region. In 1971, the Bay Area Demonstration Project developed a highly critical report called Patterns and Practices of Housing Discrimination in San Leandro, which found the city to be one of the most extreme examples of racially restricted suburbs. The findings are quoted directly below:
▪ San Leandro was not 99.9 per cent white by accident. For 25 years, Federal monies and powers, municipal policies, practices of the real estate and home finance industries and pressures by property owners' associations operated to exclude Blacks and other minority residents.
▪ The real estate industry in San Leandro reflected widespread patterns and practices of housing discrimination. The Southern Alameda Real Estate Board, which served San Leandro, refused to exchange multiple listings with the integrated Oakland board. This refusal barred Oakland's minority population from the opportunity to purchase homes in San Leandro by denying these home seekers essential information about available housing on the market. The racist intent of this refusal to share listings was shown by the Southern Alameda board's willingness to exchange listings with the Contra Costa Real Estate Board which serviced an overwhelmingly white area.
57 San Leandro Historic Society. https://www.sanleandrohistory.org/san-leandro-history.html 58 San Leandro General Plan. https://www.sanleandro.org/DocumentCenter/View/1279/Chapter-2-San-Leandro-in-Perspective-PDF 59 Home Free? New Vistas in Regional Housing, United States Department of Housing and Urban Development. 1974. Accessed: January 4, 2021 https://www.huduser.gov/portal/sites/default/files/pdf/Home-Free-1974.pdf Affirmatively Furthering Fair Housing (AFFH)
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▪ The Federal Government bore major responsibility for the creation of this all-white community. The racial character of San Leandro was determined in large measure by FHA and VA-supported subdivisions built and marketed on a discriminatory basis in the 1950's during a period of rapid growth.
▪ Federal support of patterns and practices of residential discrimination continued, despite the mandate of the 1968 Civil Rights Act requiring all Federal agencies to administer their programs in a manner to affirmatively advance open housing and open communities.
Federal monies expended in this racially-restricted community by various Government agencies during the fiscal year ending June 1969, exceeded $40 million (adjusting for inflation, this would be over $300 million in 2022 dollars), a substantial part being in grants and contracts. There was no evidence that open housing was a consideration in the administration of any of these programs.
▪ In the year 1969-70, FHA provided insurance on mortgages totaling more than $1,700,000 (adjusting for inflation, this equates to approximately $13,023,204) for properties sold on a closed housing market. Similarly, during the fiscal year ending June 1969, VA-guaranteed home loans totaled more than $1.6 million (adjusting for inflation, this equates to over $12 million in today’s dollars).
▪ The City of San Leandro had taken no action to eliminate exclusionary practices and to open housing opportunities without regard to race, color or national origin. A proposal for a human rights commission was defeated 5-2 by the City Council. San Leandro was the only municipality in the country that refused to participate in the Alameda County Housing Authority's leased housing program to provide living quarters for families of modest income. ▪ Twelve homeowners' associations blanketing the entire community dominated city politics and maintained a vigilante-like watch on local real estate brokers to make sure that none adopted an open housing approach to the handling of properties listed for sale. ▪ Mortgage lending institutions were the “silent partners” sustaining patterns and practices of housing discrimination in San Leandro. In 1970, FHA- insured mortgages alone brought six of these institutions business totaling $ 1.3 million in loans. ▪ Housing discrimination denied Blacks and other minorities equal access to 36,200 jobs in San Leandro. An estimated 600 Black employees of firms under contract to the U.S.
Department of Defense, for example, were forced to live elsewhere and commute to work. ▪ Housing discrimination built a white educational system in San Leandro. Almost 10,000 children attended the city's primary and secondary schools, 9,752 whites; 21 Blacks.60” At the suggestion of the National Committee Against Discrimination in Housing, the Association of Bay Area Governments began to address fair share allocations and formed a Housing Task Force to assist the agency in developing a plan for metropolitan housing.
In the years following the 1963 California Fair Housing Act, which took effect in 1966, San Leandro experienced its recent transformation into one of the most diverse cities in California.61 This act is the primary state law banning discrimination in housing accommodations because of race, color, religion, sex, marital status, national origin, ancestry, disability and familial status.62 This law was 60 Home Free? New Vistas in Regional Housing, United States Department of Housing and Urban Development. 1974. Accessed: January 4, 2021 https://www.huduser.gov/portal/sites/default/files/pdf/Home-Free-1974.pdf 61 San Leandro History, San Leandro Historical Society. https://www.sanleandrohistory.org/san-leandro-history.html 62 California Fair Employment and Housing Act - FEHA - Government Code 12900 - 12996 City of San Leandro
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then further backed up by the National Housing Act, which prohibited housing discrimination by race, color and creed.63
In the early 2000s, the City began to reinvest in its housing stock, and gained almost 20,000 residents in two decades. Racial and ethnic diversity continued to increase during this time, as much of the city’s growth was fueled by an increase in foreign-born residents and young families. By 2014, San Leandro’s population was 32 percent Asian American, 28 percent Hispanic/Latino, 24 percent non-Hispanic white, 11 percent Black/African American, making it one of the most diverse cities in the San Francisco Bay Area and the state. Although Alameda County experienced an overall decrease in low-income Black households from 2000 to 2015, parts of San Leandro saw increases in this group. Low-income Asian American households also moved to San Leandro during this time.64 Recognizing the evolving racial/ethnic demographics within San Leandro, and the historic segregation of minority residents and unequal access to housing opportunities, the City has promoted policies that focus on the needs of an increasingly diverse population. In June 2022, the San Leandro City Council passed a resolution acknowledging the previous use of discriminatory housing practices such as exclusionary covenants, and supporting Alameda County’s efforts to implement a program that will assist in the redaction of unlawfully restrictive covenants.65 To support residents of all economic and racial/ethnic backgrounds, the City offers Spanish and Chinese translation of City housing programs, including tenant relocation assistance, rent review, and first-time homebuyer seminars, among others. 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. There is also a user-friendly Google translator function for the City website, including Housing Services Division webpage. The City strengthened tenant protections and assistance through the creation of a legal aid/eviction defense services program by contracting with Centro Legal de la Raza. The City also created an emergency rental assistance program during height of COVID-19 pandemic in 2020-21 to assist tenants who had lost income.
The City has also invested in affordable housing development and acquisition and provided support to local organizations assisting the homeless, persons at risk of homelessness, and others with special housing needs. To provide affordable housing opportunities, the City continue to help fund affordable rental housing, such as Marea Alta and La Vereda, that are scattered around the city, prioritized in amenity rich areas near the city’s two BART stations. The City expanded homeless services and is also pursuing acquisition/rehabilitation of the Nimitz Motel to create an interim homeless navigation center. The City also enhanced mobile home park protections by creating a Mobile Home Park Overlay Zone and amended the Mobilehome Rent Stabilization Ordinance to protect RV owners.
Additionally, the city’s industrial areas evolved to keep pace with the technology industry due to the changes in its growing workforce. San Leandro has promoted higher density development around its two BART stations, creating a transit-oriented development pattern.66 63 The California Fair Housing Act 9The Rumford Act), Black Past, Herbert G. Ruffin II, https://www.blackpast.org/african-americanhistory/california-fair-housing-act-rumford-act-1963-1968/ 64 Urban Displacement, University of California, Berkeley. 2019. Rising Housing Costs and Re-Segregation in the San Francisco Bay Area. https://www.urbandisplacement.org/wp-content/uploads/2021/08/bay_area_re-segregation_rising_housing_costs_report_2019.pdf 65 City of San Leandro. June 21, 2022. Resolution of the San Leandro City Council Denouncing Discriminatory Practices of the Past and Affirming that San Leandro is a Welcoming Place for All. https://sanleandro.legistar.com/View.ashx?M=F&ID=10999493&GUID=BE57AADC-E692-47EF-8AD4-ED52FC3AD640 66 San Leandro General Plan. https://www.sanleandro.org/DocumentCenter/View/1279/Chapter-2-San-Leandro-in-Perspective-PDF Affirmatively Furthering Fair Housing (AFFH)
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5.9 Stakeholder and Community Input
Community workshops were held on four different occasions, October 27, 2021, November 6, 2021, December 9, 2021, and January 19, 2022. Common concerns raised by participants included the need for more affordable housing to meet needs for unhoused, low income, very-low income, and housing for the “Missing Middle.” AFFH-related concerns included gentrification, overcrowding, parking, housing for people of color and people vulnerable to displacement, people experiencing homelessness, and transportation accessibility.
Three stakeholder meetings were held virtually on January 12 and 14, 2022 with housing providers, service providers, community-based organizations, representatives of labor unions, and representatives of affordable and market rate housing organizations. Meetings included thorough discussions regarding housing and community needs, homelessness and special needs, and barriers to affordable housing. Stakeholders suggested strengthening or developing strategies and policies such as voucher programs and efforts the City could undertake to promote affordable housing development. Throughout the Community Workshops and the Stakeholder meetings, the public raised awareness for their concerns regarding housing in San Leandro. Topics such as affordable housing, housing for people of color, gentrification, access to transportation, homelessness and safety were of utmost concern for residents, stating that the City should look for ways to address these concerns with the best possible methods that will not contribute to displacement of any persons regardless of age, ethnicity, or socioeconomic status.
5.9.1 Fair Housing Capacity
The most recent Alameda County Analysis of Impediments to Fair Housing (2020) stated the following regarding fair housing enforcement capacity:
Stakeholders and participating jurisdictions have commented that inadequate funding and organizational capacity are the primary limitations on expanding or improving fair housing enforcement. HUD directs recipients of CDBG funds to use the grant’s administrative or social services allocations for fair housing activities, including creation of an analysis of impediments.
However, HUD also caps those allocation amounts, which limits participating jurisdictions from using more of these funds on fair housing activities.
Participating jurisdictions generally do not use any other public or private source of funding for their fair housing activities. While participating jurisdictions have limited funding to offer fair housing organizations, fair housing organizations have other funding sources, such as HUD’s Fair Housing Initiatives Program (FHIP); however, these organizations generally do not have many other private funding sources. Other fair housing activities are funded from federal and state resources, such as services provided by the Office of Fair Housing and Equal Opportunity and Department of Fair Employment and Housing.
The number of fair housing organizations and their respective capacities has also constrained the amount of fair housing activities. Participating jurisdictions commented that a reduction in the number of fair housing organizations has lessened fair housing activities overall.
According to HUD guidance, a common factor for fair housing complaints can be a lack of affordable housing supply. According to the California Housing Partnership’s Housing Emergency Update for Alameda County, federal and state funding to Alameda County for affordable housing has declined by 80 percent since 2008, leaving a deficit of approximately $124 million annually (California Housing Partnership, 2018). Additionally, while LIHTC production and preservation in Alameda City of San Leandro
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County has increased by 67 percent overall from 2016, the state production and preservation has decreased by 23 percent. Lastly, the report finds that Alameda County needs 52,291 more affordable rental homes to meet the need. To combat this lack of state and federal funding, local tax initiatives have been approved, including the County’s Measure AI, Berkeley’s Measure O, and Emeryville’s Measure C; however, due to the demand for affordable housing, the need still far exceeds these local measures.
In discussions with the Alameda County Collaborative in March 2022, the executive director of ECHO Housing identified the following constraints to capacity on fair housing efforts in the region:
▪ Inadequate funding from HUD and some local jurisdictions. ▪ Inadequate number of fair housing organizations active in the East Bay. ▪ Lack of affordable housing supply for persons on public assistance, accessible housing for persons with disabilities, and senior citizens.67
5.10 Other Relevant Factors
Incorporated in 1872, San Leandro’s development history is similar to many other California cities.
The center commercial and industrial areas of the city formed around the railroad lines, and surrounding agricultural lands shifted to housing developments in the post-war era of the 1940s and 50s. The boom in manufacturing jobs in this time created the need for housing, and the city’s current form and character was defined during this era, when nearly half of the city’s current housing stock was constructed. Higher-paying skilled manufacturing jobs were often exclusionary to non-white employees. Post wartime, white residents in the East Bay were able to find other work in newly developing service sectors of the economy, and move to new homes in the burgeoning suburbs, while non-white employees competed for a dwindling supply of manufacturing jobs and could afford only the cheap housing found in deteriorated sections of the East Bay.68 Combined with the persistent racist housing practices, San Leandro’s focus on single-family housing development during the time was the result of, and cause for, maintaining exclusionary, all-white suburbs. The city’s outward growth reach its peak in the 1960s, as housing extended to the city’s natural boundaries, and housing growth started to decline, as it did for all Bay Area cities beginning in the 1970s.69 Today, single-family housing comprises 66 percent of the city’s housing stock, higher than Alameda County (52 percent), and other areas of the Bay Area such as Santa Clara County (50 percent), San Mateo County (54 percent), and Marin County (60 percent).70 Today, much of the city’s residentially zoned areas are designated for single-family homes.
San Leandro has also been impacted by national and regional trends. The Bay Area has added nearly two jobs for every housing unit built since 1990. The deficit in housing production has severely impacted housing affordable to lower- and middle-wage workers and priced out many households from homeownership. Over the25 year period from 1990 to 2015, there was a net decrease in the number of households earning between $35,000 and $149,999 in the Bay Area, as these households declined from 64 percent to 52 percent of total households in the region.71 During the same period, 67 Rocha, Marjorie A., Executive Director, ECHO Housing. 2022. Personal communication with Alameda County Collaborative. March 15, 2022.
68 Arroyo, Cauhutemoc. Black Labor and Race Relations in East Bay Shipyards During World War II. 2022. https://www.ferris.edu/HTMLS/news/jimcrow/links/misclink/shipyards.htm 69 Plan Bay Area 2040. The Bay Area Today. 2019. http://2040.planbayarea.org/the-bay-area-today 70 ABAG. The Bay Area’s Missing Middle Housing Market. 2021. https://abag.ca.gov/sites/default/files/documents/2021- 09/MMWG_Bay_Area_Middle_Housing_Market_Sept_2021.pdf
71 Plan Bay Area 2040. The Bay Area Today. 2019. http://2040.planbayarea.org/the-bay-area-today Affirmatively Furthering Fair Housing (AFFH)
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households earning over $150,000 increased from 17 percent to 27 percent of the total households in the region. Overall housing growth declined during the 2008 Great Recession, as it did in the Bay Area and most of the nation, and households were hit with foreclosures. In 2011, the California Legislature approved the dissolution of the state’s redevelopment agencies, which eliminated a significant source of funding for affordable housing.
72 Despite these challenges, the city has become much more diverse than years past, in terms of both racial and ethnic diversity and housing stock. The city found itself at the forefront of a nationwide effort to re-direct growth back toward the developed cores of major metropolitan areas and has taken action to designate much of the city’s commercial and transit-connected areas as multifamily and mixed-use districts, including the 2007 Downtown TOD and the 2018 Bay Fair TOD planning efforts.
5.10.1 Access To Transportation for Persons with Disabilities San Leandro’s main public transportation systems are operated by AC Transit and the BART transit system. AC Transit operates eleven bus lines that extend throughout San Leandro and the western portion of Alameda County. To assist persons with disabilities, AC Transit busses are equipped with accessibility improvements including the “kneeling” bus feature which lowers the bus several inches, priority seating for persons with disabilities and seniors, and the “Wheelchair Marking and Tether Strap Program” providing proper securements for wheelchairs.73 The BART transit system services San Leandro and offers connectivity to surrounding jurisdiction throughout Alameda County and the San Francisco Bay Area. BART stations and trains include a range of accessibility features to assist persons with disabilities including discounted fares, Braille/tactical signs in at BART facilities, telecommunication device for the deaf in each BART station, and marked locations for persons with limited mobility. Additionally, BART coordinates with local paratransit operators to assists individuals whose disability prevents them from accessing, boarding or riding BART trains.74 While most areas of San Leandro are within a quarter-mile of a AC Transit bus routes (see Figure 5.27), there are segments of the city that are not in close proximity to existing transit service, including the Heron Bay and Bay-O-Vista neighborhoods. Residents with disabilities residing in these areas may have limited access to transportation as the Heron Bay and Bay-O-Vista neighborhoods are located in census tracts that contain a slightly higher rate of persons with disabilities, compared to other areas of San Leandro.
5.10.2 Access to Home Ownership
As previously mentioned, governmental constraints enacted throughout the 20th century impacted homeownership opportunities for non-white populations.
To understand current racial/ethnic disparities among homeownership opportunities, this analysis reviews mortgage application filing and acceptance by race using the latest available data. As shown in Table 5.14, for the two-year period of 2018 and 2019, there were 3,452 mortgage applications filed in San Leandro. Of the known racial/ethnic categorization of mortgage applications, most were filed by Asian American/API residents and non-Hispanic white residents. In comparison, Hispanic/Latino applicants comprised 13 percent, Black/African-American applicants comprised 6 72 UC Berkeley Institute for Research on Labor and Employment. What Really Caused the Great Recession? 2018. https://irle.berkeley.edu/what-really-caused-the-great-recession/ 73 AC Transit, 2022.
https://www.actransit.org/accessibility#:~:text=All%20AC%20Transit%20buses%20are,use%20of%20lifts%20or%20ramps). 74 Bay Area Rapid Transit, 2022. https://www.bart.gov/guide/accessibility/paratransit City of San Leandro
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percent, and American Indian or Alaskan Native applicants comprised less than 1 percent of total mortgage loan applications. Asian American residents were slightly overrepresented for mortgage applications relative to proportion of population (36 percent of applications, 34 percent of population). Applications from non-Hispanic white residents were proportional to population (both 23 percent). However, Black/African American residents were underrepresented for mortgage applications (6 percent of applications, 10 percent of population), as were Hispanic/Latino residents (13 percent of applications, 27 percent of population), and American Indian/Alaska Native (less than 1 percent of applications, 1 percent of population).
Table 5.14 Mortgage Applications and Acceptance by Race, 2018 and 2019 Racial/
Ethnic Group
Application
Approved but
Not Accepted
Application
Denied
Application
Withdrawn
by Applicant
File Closed for
Incompleteness
Loan
Originated
Total
Application
American Indian or
Alaska Native, NonHispanic
0 4 2 1 6 13
(<1%)
Asian American/API,
Non-Hispanic
30 233 117 50 826 1,256
(36%)
Black/AfricanAmerican, NonHispanic
6 52 28 14 112 212
(6%)
Non-Hispanic White, 22 125 92 34 525 798
(23%)
Hispanic/Latino 10 120 60 24 243 457
(13%)
Unknown 20 121 105 48 422 716
(21%)
Total 88 655 404 171 2,134 3,452
(100%)
Notes: “Loan originated” means that the application was accepted a loan was made by a financial institution to the applicant. “File incomplete or withdrawn” means a loan was not originated because the application was withdrawn before a credit decision was made or the file was closed for incompleteness. “Application denied” means a loan was not originated because the financial institution did not approve the mortgage application. “Application approved but not accepted” means the financial institution approved the loan application but the applicant did not complete the transaction and a loan was not originated. For the purposes of this graph, the “Hispanic or Latino” racial/ethnic group represents those who identify as having Hispanic/Latino ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latino ethnicity.
Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files Affirmatively Furthering Fair Housing (AFFH)
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As shown in Figure 5.50, approximately 66 percent of Asian American/API and non-Hispanic white mortgage applicants had their loans originated, compared to 53 percent of Hispanic/Latino and African-American applicants. Asian American/API and non-Hispanic white applicants had the lowest rates of denied applications. American Indian/Alaskan Native applicants had the highest denial rate at 31 percent, followed by Hispanic/Latino applications (26 percent), and Black/African-American applicants at 25 percent.
Figure 5.50 Mortgage Rates and Acceptance by Race (San Leandro) Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files
5.11 Subsidized Housing
In cooperation with the Housing Authority of Alameda County (HACA), the Housing Choice Voucher (HCV) program provides assistance to rent-burdened residents and will continue to seek opportunities to increase rental assistance and reduce overpayment. The federal CDBG funds were allocated to meet the following goals to primarily benefit low to moderate income residents:
▪ Public service activities for low- and moderate-income households ▪ Rehabilitation of existing housing stock
▪ Enhanced public services
▪ City and nonprofit capital improvements/ infrastructure ▪ Program and planning administration, including fair housing HUD estimates show that 798 households in San Leandro receive HCVs. Figure 5.51 shows HCV as a percent of renter occupied units by census tract. Nearly 80 percent of HCV household are in low resource areas, compared to 20 percent in moderate resource areas. Census tract 4326.00, a low resource area near Downtown, contains the largest share of HCV recipients (27 percent) in the city. 31% 19% 25% 16% 26% 17%
15%
9%
13%
12%
13%
15%
8%
7% 5%
7%
46%
66%
53%
66%
53% 59%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American Indian
or Alaska Native,
Non-Hispanic
Asian
American/API,
Non-Hispanic
Black/African
American, NonHispanic
Non-Hispanic
white
Hispanic/Latino Unknown
Loan Applications
Application approved but not accepted Application denied Application withdrawn by applicant File closed for incompleteness Loan originated
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Figure 5.51 Housing Choice Vouchers
Source: AFFH Viewer, 2021
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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 2,636 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 Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.53 Housing Opportunity Sites by TCAC Resource Area, South City of San Leandro
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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 Affirmatively Furthering Fair Housing (AFFH)
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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 814 housing units appropriate for low-income households and 788 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.75
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 97 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 forprepare a local displacement study, and explore the development of a prepare a report on the development of a rental assistance program to provide relief to tenants and landlords to avoid the displacement of vulnerable communities.
75 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 City of San Leandro
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Figure 5.54 Housing Opportunity Sites by Income Population, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.55 Opportunity Sites by Income Population, South City of San Leandro
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Figure 5.56 Housing Opportunity Sites by Overcrowded Households, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.57 Housing Opportunity Sites by Overcrowded Households, South City of San Leandro
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Figure 5.58 Housing Opportunity Sites by Overpayment by Renters, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.59 Housing Opportunity Sites by Overpayment by Renters, South City of San Leandro
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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 212 units appropriate to low- Affirmatively Furthering Fair Housing (AFFH)
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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 28 percent for low-income units and 25 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.
76 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 (2,282 units, or 86 percent of the total) are in the medium risk areas of 41 to 70 percent.
One site on 4.55 acres, with 397 units (15 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.
76 California Office of Environmental Health Hazard Assessment. 2022. https://oehha.ca.gov/calenviroscreen/pollution-indicators City of San Leandro
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Figure 5.60 Housing Opportunity Sites by Racial/Ethnic Segregation, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.61 Housing Opportunity Sites by Racial/Ethnic Segregation, South City of San Leandro
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Figure 5.62 Housing Opportunity Sites by Percent of Population with a Disability, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.63 Housing Opportunity Sites by Percent of Population with a Disability, South City of San Leandro
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Figure 5.64 Housing Opportunity Sites by Sensitive Communities, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.65 Housing Opportunity Sites by Sensitive Communities, South City of San Leandro
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Figure 5.66 Housing Opportunity Sites by CalEnviroScreen Scores, North Affirmatively Furthering Fair Housing (AFFH)
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Figure 5.67 Housing Opportunity Sites by CalEnviroScreen, South City of San Leandro
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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 60 67 67 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 814 788 1,055
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 Laws77 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 77 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 Chapter 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 are lack of affordable housing, displacement, and segregation of low-income residents. Fair housing enforcement and outreach are 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.
Report the number of complain-based
testing efforts and number of
resulting complaints filed with HUD or
CRD 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. The City will conduct a third-party independent review of the Annual Fair Housing Audit. Independent review should provide guidance on needed improvements, if any, on subjectmatter selection, sampling, statistical testing methodology and general observations on updates or improvements.
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. City will
engage/consult with fair housing
evaluator to review methodology for
the Annual Fair Housing Audit by
January 2025.
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 multigenerational 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 For the City’s affordable
housing programs (e.g., Inclusionary
Housing, First Time Homebuyer)
review every two years the existing
Fair Housing Marketing Plan to ensure
compliance with current City policy to
Affirmatively Further Fair Housing and
make necessary changes within six
months.
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 seekconduct 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 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.
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
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline 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 2030 residents and
landlords with fair housing
counselingservices 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
housing resources and financial
planning seminars to at least 50
residents annually, with targeted
outreach to the Davis West,
Eastshore, and Marina
neighborhoods.
Establish baseline data from 2024 and
achieve an increase of 10 percent of
participants from the Davis West,
Eastshore, and Marina neighborhoods
during the planning period.
Provide educational seminars on housing resources and financial planning to increase housing mobility in neighborhoods with higher concentrations of low-income and minority residents. 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 at least three educational
seminars for Davis West, Eastshore,
and Marina neighborhood residents
during the planning period. Provide
housing resources and financial
planning seminars to at least 50
residents annually, with targeted
outreach to the Davis West,
Eastshore, and Marina
neighborhoods.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Establish baseline data from 2024 and
achieve an increase of 10 percent of
participants from the Davis West,
Eastshore, and Marina neighborhoods
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 by 2028.
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 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 Collaborate with local organizations and residents to identify 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 Biannual review of Capital
Improvement Program (CIP). As part
of the CIP program update, establish a
minimum spending target (e.g., 15
percent) and report biannually the
percent of CIP budget (including
Federal, State, and Regional grant
funds, including CDBG) committed to
the Downtown TOD, the East 14th
Street South Area, and Bay Fair TOD
areas.
Decrease the percent of the city
considered “low resource” by TCAC
from 61.5 percent to 50 percent.
Develop an outreach strategy in multiple languages for property owners who own fewer than 10 residential units (either in single-family or multifamily 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-ODevelop an outreach strategy for “mom and pop” property owners by
January 2026. After the strategy is
adopted, conduct outreach to at least
15 “mom and pop” property owners
and assist at least 5 property owners
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline 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.
with a combined total of 20 units or
more by December 2031.
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 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. Prioritize public health, education, economic, and safety programs in lower resource areas as defined by TCAC in coordination with area public health entities (e.g.:
Alameda County Healthy Homes, Kaiser Permanente, San Leandro Hospital), San Leandro Unified School District, workforce development groups, and the San Leandro Police Department.
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 prioritize services in these areas.
Explore 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 addresses and compile
mailing list by 2024. Increase
participation in the City’s first-time
homebuyer seminars and owneroccupied housing rehabilitation grant program 5 percent annually from
lower income and minority
concentration areas through the
2023-2031 period (data collection via
surveys conducted at the seminars).
Decrease the percent of the City
considered “low resource” by TCAC
from 61.5 percent to 50 percent by
the end of the planning period (2031).
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.
Feasibility study on the Inclusionary
Housing Ordinance and make changes
by January 2025.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline 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.
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 or at least 5 units
annually.
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.
Implement Ooutreach 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 by participating in the ABAG/MTC Priority Sites Program and creating a Priority Housing Sites List that highlight opportunity sites for affordable housing development near public transit.
Ongoing Participate in the ABAG/MTC
Priority Sites Program beginning in
2023 and create a Priority Housing
Sites List by January 2024.
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. Update the City’s Rent Review Board Ordinance with input from tenants and property owners/managers, ensuring representation across the economic spectrum January 2026 Revision of Rent Review
Board Ordinance by January 2025
with a goal of annually assisting lower
income tenants in at least 75 percent
of Rent Review Board cases.
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline 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. Outreach to be conducted to all vulnerable communities during the update process and after final adoption in 2027.
January 2026 Update of the City’s
Tenant Relocation Ordinance by
January 2027
Explore updatingUpdate 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. Outreach to all vulnerable communities to be conducted during the update process and after.
January 2027 Update of Condominium
Conversion Ordinance by January
2025
Determine feasibility and seek funding for Prepare 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 Local displacement study
with recommendations for policy
measures to address any findings of
displacement completed by January
2025. By December 2027, at least two
affordable housing development
projects totaling 100 units will
implement anti-displacement/local
preference recommendations from
the final study.
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. 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) and other similar legislation with provisions to determine if additional protections through a local ordinance is warranted.
Ongoing Annually collect reporting by
consultant(s) and review data. If
warranted, recommend adoption of a
local Ordinance by December 2026.
Explore the development of a rental assistance program to provide relief to tenants and landlords to avoid the displacement of vulnerable communities. Prepare report on the development of a rental assistance program to provide relief to tenants and landlords to avoid the January 2025 Prepare and present a
report on development of a rental
assistance program to the City Council
by January 2025, including
Affirmatively Furthering Fair Housing (AFFH)
Draft Housing Element 5-131
Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline displacement of vulnerable communities. Report will compare similar programs in other cities and feasibility of funding sources, including HOME and CDBG.
recommendations for policy actions
that would provide relief to tenants
and landlords to avoid the
displacement of vulnerable
communities. If a rental assistance
program is approved and
implemented as a result, the program
will assist at least 15 lower income
renter households annually.
Explore opportunities to provide rental assistance for emancipated youth with organizations like “Project Independence” and utilize HOME funds for this purpose. Prepare needs assessment report on rental assistance for emancipated youth. Report will compare similar programs in other cities and feasibility of funding sources, including HOME and CDBG.
Ongoing Prepare report on rental
assistance program specifically for
emancipated youth by January 2027.
If a rental assistance program is
approved, implement program by
January 2028.
Annually monitor the City’s remaining housing capacity to ensure compliance with the City’s obligation to affirmatively further fair housing.
Annual
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 General Plan, North Area Specific Plan, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes in Moderate Resource areas identified by the California Tax Credit Allocation Committee (TCAC). Recommend amendments, as necessary, to accommodate added housing capacity in these Moderate Resource areas. Additionally, 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 citywide, and amend the zoning code as needed.
Review the General Plan, the North
Area Specific Plan, and Zoning Code
and Zoning Map by January 2026 and
implement any changes by January
2027. Review General Plan, the North
Area Specific Plan, and Zoning Code
and Zoning Map by January 2028 and
implement any changes by January
2029. After adoption of zoning code
changes by January 2029, track at
least 8 moderate-income units to be
constructed annually in lower-density
residential areas (e.g, RS, RD, RO
Districts).
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Identified Fair
Housing Issue Contributing Factors Meaningful Actions Metrics and Timeline Prepare market feasibility report on financing tools, such as Enhanced Infrastructure Financing District, 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.
Prepare report on feasibility of
financing mechanisms and potential
for moderate-income housing
production by January 2026 and
complete identified actions as
recommended in the report by
December 2028.
Annually monitor sites that could support workforce and moderateincome housing and encourage development on those sites that is appropriate for moderate-income households.
Support the development of at least
696 units appropriate for moderateincome 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 lower- and moderate-income
households.
Develop a web-based Housing Development Toolkit that outlines a stepby-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 identify a location to provide a safe parking location for unhoused residents living in their cars, 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 feasibility to operate 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 prepare a market feasibility report that will identify 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 conduct a Comprehensive Impact Fee Study that will identify the need for 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 lowor 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 Housing Plan
Draft Housing Element 6-3
as housing unit rehabilitation and financing programs. The program will seek to prioritize communities vulnerable to displacement.
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.
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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 Minor Home Repair 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 multifamily 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.
By December 2023, prepare needs analysis with
goals and expected outcomes for program.
If a need is determined, seek public funding (e.g.,
HUD, State HCD) or allocate existing affordable
housing funding (i.e., CDBG, HOME) for loan or
grant resources that support this action
biennially, beginning no later thanon an ongoing
basis by December 2024.
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 City of San Leandro
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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.
Maintain annual contract with third-party
monitoring software vendor and continue
short-term rental permit and enforcement
program throughout the 2023-2031 planning
period.
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, hold at least five trainings held
during the 2023-2031 planning period.
Action 2.3: Continue offering San Leandro’s Earthquake Home Strengthening Program, including:
▪ Earthquake Home Strengthening Workshops
▪ Disseminating Earthquake Retrofit Handbook
▪ Offering a Prescribed Retrofit Standard and Plan Set
▪ Maintaining a Tool-Lending Library
Ongoing, withHold at least one workshop held
annually during the 2023-2031 planning period.
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.
Present Soft Story Program background data
and options to City Council and hire consultant
by June 2023. 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 Housing Plan
Draft Housing Element 6-11
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) or other legal remedies. Provide tenants with tenant
relocation assistance, free legal assistance, and other applicable services.
At least two years prior to expiration of the regulatory agreement for at-risk units, meet with existing owner of property to discuss required actions under California law and seek possible solutions that allow for the
preservation of the 35 at-risk regulated affordable
housing units set to expire in 2025.
At least 18 months prior to the expiration of the
regulatory agreement for at-risk units, ensure that
tenants understand their rights to remain in the units and that they receive information and referrals regarding the City’s Rent Review Ordinance, Tenant Relocation
Assistance Ordinance, free legal assistance, and other
applicable public services.
Action 3.2: Proactively engage private and non-profit
affordable housing developers to solicit interest in
acquiring and converting existing and unregulated naturally occurring housing to long-term regulated affordable
housing for low- and moderate-income households.
Hold at least one stakeholder forum with private and
non-profit housing developers to solicit input on program elements, available sites, and funding opportunities by December 2023.
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. Assist with funding as feasible and/or support funding application for acquisition and/or rehabilitation of units.
Establish a list of established bona fide nonprofit housing developers by December 2023 and annually solicit
interest in acquiring and managing affordable projects in order to prevent losses to the City’s existing deedrestricted affordable housing throughout the 2023-2031 planning period. Assist with funding and/or funding
applications as needed.
Implements the Following Policy P.3.4
Responsible Agency Housing Division
Funding Sources HOME, CDBG, and other federal and State housing funds City of San Leandro
2023-2031 Housing Element Update
6-12
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 and
enact identified updates by January 2026.
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
Housing Plan
Draft Housing Element 6-13
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 716 lower-income units, 104 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 1,233 units needed to meet the RHNA on vacant and underutilized land with current and amended zoning standards. Current zoning provides for adequate sites to fully meet the City’s RHNA for all income categories. Although San Leandro has no shortfall of sites, the City is concurrently amending the General Plan and Zoning Code to align development standards to accommodate higher residential densities (see Chapter 4, Housing Resources, for more information). The amendments will also achieve a greater buffer, which was noted as a priority at community outreach sessions. 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). If Planned, Approved, and Pending projects are not proceeding as anticipated, the City shall identify Completion of No Net Loss procedures
by January 2023. Ongoing annual
reporting via annual progress report.
Beginning in July 2023, semi-annually
review the list of Planned, Approved,
and Pending projects and, if projects
are not proceeding as anticipated (e.g.,
entitlements are set to expire, permit
applications are not submitted or stall
City of San Leandro
2023-2031 Housing Element Update
6-14
Actions Objectives and Timeframe
sites appropriate for development that can accommodate the specified number of units appropriate for low-income, moderate-income, or abovemoderate income households. out, and/or construction is delayed
such that certificates of occupancies
will not foreseeably be granted by the
end of the planning period), identify
sites appropriate for development that
can accommodate the specified
number of units appropriate for lowincome, moderate-income, or abovemoderate income households. Annually report on progress of Planned,
Approved, and Pending projects and
any substituted sites in Annual
Progress Report throughout the 2023-
2031 planning period.
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
Action 5.34: 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 2023
Action 5.45: 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 as described in Table
4.5 of Chapter 4, Housing Resources.
▪ Increase the allowable Floor Area Ratio (FAR) in the Corridor Mixed Use land use designation from a maximum of 1.5 to a maximum of 2.5. ▪ 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 as described in Table 4.6 of Chapter 4, Housing Resources. ▪ Increase the maximum height limit in the DA-2, SA-1, SA-2, and SA-3 zoning districts as described in Table 4.7 of Chapter 4, Housing Resources. ▪ Establish a Housing Overlay Zone to allow multi-family and mixed-use housing as a permitted use on Washington between Castro and San Leandro Blvd and MacArthur Blvd between Durant and Foothill.
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
Housing Plan
Draft Housing Element 6-15
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 multifamily 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.
Continue to offer interdepartmental predevelopment consultation for multi-family housing developments with lot consolidation
and annually report on applications
throughout the 2023-2031 planning period.
Action 6.5: 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
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 highquality 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.
Continue to offer City interdepartmental
pre-development consultation for multifamily housing developments and annually report on applications throughout the 2023-
2031 planning period. Continue to promote
new housing developments through City’s
social media platforms, such as SLNext blog
upon receipt of planning entitlements.
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
City of San Leandro
2023-2031 Housing Element Update
6-16
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 General Plan, North Area Specific Plan, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes in Moderate Resource areas identified by the California Tax Credit Allocation Committee (TCAC).
Recommend amendments, as necessary, to accommodate added housing capacity in these Moderate Resource areas. Additionally, 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 citywide and amend the Zoning Code as needed.
Review General Plan, the North Area
Specific Plan, and Zoning Code and
Zoning Map by January 2028 and
implement any changes by January 2029.
After adoption of zoning code changes by
January 2029, track at least 8 moderateincome units to be constructed annually in lower-density residential areas (e.g,
RS, RD, RO Districts).Review the General
Plan, the North Area Specific Plan, and
Zoning Code and Zoning Map by January
2026 and implement any changes by
January 2027.
Action 7.2: Prepare market feasibility report on 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.
Prepare report on feasibility of financing
mechanisms and potential for moderateincome housing production and make recommendation to City Council by
January 2026 and complete identified
actions as recommended in the report by
December 2028.
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
Housing Plan
Draft Housing Element 6-17
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.
Commit to working closely with BART to find funds and resources to facilitate pre-development work including community outreach, discussions, and decisions on TOD development and area-wide parking. Support BART in acquiring sufficient funding and commitment to infrastructure for parking replacement and station access, and if necessary, implement a locally led parking resource assessment and management plan for at least ¼-mile radius around the station area.
Formalize the City’s working
relationship with BART and key
property owners (e.g., Bayfair Center)
by entering into a Memorandum of
Understanding to advance residential
development on the BART property
and greater Bay Fair TOD. Complete
study of infrastructure phasing and
financing recommendations for Bay
Fair TOD by January 2025 and
implement financing
recommendations by January 2026.
Complete multi-modal improvements
on Hesperian Boulevard by December
2030. Advocate for reclassifying Bay
Fair station as a near term project in
the BART Transit-Oriented
Development Program Work Plan
when opportunities to amend the
document arise throughout the 2023-
2031 planning period.
Hold a minimum of eight stakeholder
meetings during the planning period.
If a Request for Proposals (RFP) has
not been issued for the BART site by
December 2027, the City will find
alternate site(s) to support the
development of 56 lower-income
units and 319 above moderateincome units 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.
Support the development of 439
lower-income units, 490 moderateincome units, and 796 above moderate-income units in the BTOD
area during the planning
period.Ongoing
City of San Leandro
2023-2031 Housing Element Update
6-18
Actions Objectives and Timeframe
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
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 the Tenant Relocation Assistance Ordinance (TRO), 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 and TRO activities, along with suggested policy and program changes as appropriate.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 9.1: Update the City’s Rent Review Board (RRB) Ordinance with input from tenants and property owners/managers, ensuring representation across the economic spectrum.
Revision of Rent Review Board
Ordinance by January 2025 with
a goal of annually assisting lower
income tenants in at least 75
percent of Rent Review Board
cases. Update of Rent Review
Board Ordinance completed by
January 2025
RRB Report presented to City
Council annually.
Action 9.2: Update the City’s Tenant Relocation Ordinance (TRO) with input from tenants and property owners/managers, ensuring representation across the economic spectrum, and update as appropriate.
Update completed by January
2027
TRO Report presented to City
Council annually.
Housing Plan
Draft Housing Element 6-19
Actions Objectives and Timeframe
Action 9.3: Prepare 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.
Local displacement study with
recommendations for policy
measures to address any findings
of displacement completed by
January 2025. By December
2027, at least two affordable
housing development projects
totaling 100 units will implement
anti-displacement/local
preference recommendations
from the final study.Prepare
report by January 2025.
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. Outreach to all vulnerable communities to be conducted during the update process and after.
Update of Condominium
Conversion Ordinance 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) and other similar legislation with provisions to determine if additional protections through a local ordinance is warranted.
Annually in the Annual Progress
Report, provide details on
service deliverables outcomes
from ongoing contracted
services. Annually collect
reporting by consultant(s) and
review data. If warranted,
recommend adoption of a local
Ordinance by December 2026.
Action 9.6: Prepare needs assessment report on the development of a rental assistance program to provide relief to tenants and landlords to avoid the displacement of vulnerable communities. Report will compare similar programs in other cities and feasibility of funding sources, including HOME and CDBG.
Prepare and present a report on
development of a rental
assistance program to the City
Council by January 2025,
including recommendations for
policy actions that would provide
relief to tenants and landlords to
avoid the displacement of
vulnerable communities. If a
rental assistance program is
approved and implemented as a
result, the program will assist at
least 15 lower income renter
households annually.Prepare
report on rental assistance
program by January 2025.
Action 9.7: Prepare needs assessment report on rental assistance for emancipated youth. Report will compare similar programs in other cities and feasibility of funding sources, including HOME and CDBG.
Prepare report on rental
assistance program specifically
for emancipated youth by
January 2027. If a rental
assistance program is approved,
implement program by January
2028.
Action 9.8: Continue collaboration with the Housing Authority of the County of Alameda (HACA) and Section 8 voucher holders by:
Annually monitor the number of
SL residents using Section 8
vouchers and identify if the
City of San Leandro
2023-2031 Housing Element Update
6-20
Actions Objectives and Timeframe
▪ Connecting affordable housing developers to Project-Based Section 8 vouchers when they are available to their developments in San Leandro, ▪ Tracking Annually tracking the number of Section 8 voucher holders living in the city and identify if the number households are increasing or decreasing, ▪ Re-establishing and increasing efforts to engage existing San LeandroSL property owners/managers to rent to Section 8 voucher holders. Work to identify and address challenges that SL San Leandro property owners/managers have with existing or prospective Section 8 voucher holders. Work to improve the relationship between San LeandroSL property owners/managers, HACA and tenants.
▪ Annually meeting with HACA to assess availability of and advocate for increasing the number of Section 8 voucher holders and project-based Section 8 vouchers in the San Leandro.
numbers are increasing or
decreasing from year to year.
Meet annually with Alameda
County Housing Authority to
assess availability of and
advocate for increasing the
number of f Section 8 voucher
holders and Project-based
Section 8 vouchers in the San
Leandro. Serve an additional 180
extremely low-income renter
households with affordable
housing or Section 8 vouchers
during the planning period (10
percent of the identified unmet
need).
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.
Housing Plan
Draft Housing Element 6-21
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 10.1: When a critical mass of local (AHTF, Low/Mod Housing Asset Fund), regional), State (various HCD programs) and/or federal (CDBG, HOME) funding is available, the City will issue 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.
Partner with at least one nonprofit housing
developer biennially throughout the 2023-2031
planning period and support the entitlement of
at least 400 subsidized housing units affordable
to extremely low-, very low-, and low-income
households in the city during the 2023-2031
planning period. 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 2023-2031
planning period. The City will maintain
information on opportunity sites on its website
on an ongoing basis and will send information
on available affordable housing sites to
developers and other interested parties
biennially throughout the 2023-2031 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.
Report on identified surplus land in Housing
Element Annual Progress report due April 1,
2023.
Action 10.4: Present report to the City Council on the feasibility of adopting a “Boomerang” affordable housing funding policy. When adopted, a 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 and homelessness prevention program in conjunction with the City’s Affordable Housing Trust Fund.
Prepare feasibility report and make
recommendations to City Council by December
2025.
Action 10.5: Support efforts (including local and regional financing tools needed) to establish the Bay Area Housing Finance Authority (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.
City staff will provide annual updates, including
reports and/or public presentations, on BAHFA
implementation and partnership opportunities
for San Leandro beginning in 2023.
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).
The City will report on the leveraging status of
the AHTF and L/M Housing Asset Fund annually
in the Annual Progress Report. City to apply for
public (e.g. State and federal) funding at least
once by 2026 and support the entitlement of at
least 400 subsidized housing units affordable to
extremely low-, very low-, and low-income
households in the city during the 2023-2031
planning period.
City of San Leandro
2023-2031 Housing Element Update
6-22
Actions Objectives and Timeframe
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.
By February 2023:
1. Identify existing City programs that qualify
under the four Prohousing “Designation
Criteria.”
2. Evaluate what new City-identified housing
programs are needed to maximize scoring
for application to State Pro-housing
Designation Program
By June 2023:
3. Make recommendations to City Council on
plan to proceed with applying for
Prohousing Designation (including adopting
a resolution with language specified by CA
HCD).
Action 10.8: Adopt written policies and procedures for the City of San Leandro Water Pollution Control Division that grant priority to proposed developments that include housing affordable to lowerincome households pursuant to Government Code Section 65589.7.
Coordinate with the Oro Loma Sanitary District regarding written procedures to prioritize housing developments that include housing affordable to lower-income households.
The City will adopt written policies and
procedures for the City of San Leandro Water
Pollution Control Division pursuant to
Government Code Section 65589.7 by
December 2023 and will initiate coordination
with the Oro Loma Sanitary District regarding
written procedures by January 2023.
Action 10.8: As a part of the City’s Comprehensive Impact Fee Study, identify the need for 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).
Hire a consultant and develop a market
feasibility report with recommendations on a
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.If need for farmworker
housing is determined, initiate coordination
with appropriate agencies within four months
of assessment.
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.
Amend Zoning Code by January 20234. 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 by participating in the ABAG/MTC Priority Sites Program and creating a Priority Housing Sites List that highlight opportunity sites for affordable housing development near public transit.
Ongoing. Participate in the ABAG/MTC Priority
Sites Program beginning in 2023 and create a
Priority Housing Sites List by January 2024. that
highlight opportunity sites for affordable
housing development near public transit.
Action 10.12: Continue to meet with developers of pipeline projects to monitor progress, especially those with very low and low-income units.
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
Housing Plan
Draft Housing Element 6-23
Actions Objectives and Timeframe
Funding Sources General Fund, Low Mod Housing Asset Fund, Affordable Housing Trust Fund
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 11.32: 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).
By the end of 2024, prepare a report to identify
criteria to apply for Cal HOME program and assess
capacity to apply and administer Cal HOME.
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
City of San Leandro
2023-2031 Housing Element Update
6-24
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.
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, including veryand extremely-low income units.
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
Housing Plan
Draft Housing Element 6-25
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.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 13.1: Monitor ADU production and affordability levels 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, the City will implement additional actions to promote the construction of ADUs depending on the severity of the gap including:
▪ Participating in the Alameda County-wide ADU Resource Center that will provide free print and online resources to make it easier for people to build ADUs in San Leandro,
▪ Promoting the availability of CalHFA ADU Grant program, ▪ Determining feasibility and legality of creating a clearinghouse of ADU providers (e.g.: designers/architects, manufacturers, contractors, etc.) who operate in the City,
▪ Establishing relationships with and promote availability of area ADU technical assistance and loan providers.
Support the promotion and development
of ADUs with a goal of issuing building
permits to 256 ADUs during the planning
period (or 32 ADUs permitted per year).
Monitor production and affordability
levels on an annual basis. If targets are not
being met, proceed with and report on
implementation of identified actions to
promote ADU development and report in
the Annual Progress Report.
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)
Hire a consultant and develop a market
feasibility report by January 2025.
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.
City of San Leandro
2023-2031 Housing Element Update
6-26
Actions Objectives and Timeframe
Action 13.5: Participate and support Alameda County ADU Resource Center that is supporting the development of ADUs 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).
Promote the Center upon its launch and
maintain a link on the City website.
Action 13.6: 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.
Complete upgrades to building permit
electronic processing system by January
2024.
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 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. As identified in Chapter 3, Housing Constraints, parking minimums are a constraint to Housing Production and are proposed to be reduced or eliminated in order to implement the 2021 Climate Action Plan, reduce identified constraints to housing production and make housing developments more financially feasible.
Actions, Objectives, and Timeframe
Actions Objectives and Timeframe
Action 14.1: Retain services of a third-party parking consultant to analyze the City’s minimum parking standards and conduct stakeholder outreach to identify recommended reductions or eliminations of residential parking minimums to implement the 2021 Climate Action Plan, reduce identified constraints to housing production and 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.
Complete study and present
recommendations for Zoning Code
Amendments to reduce or eliminate parking
requirements in order to implement the 2021
Climate Action Plan, reduce identified
constraints to housing production and make
housing developments more financially
feasible. Staff will complete the study and
Housing Plan
Draft Housing Element 6-27
Actions Objectives and Timeframe
Stakeholder outreach shall include discussions with for-profit and nonprofit housing developers, housing advocates, and environmental groups. Recommend any necessary changes to the City’s Zoning Code to the Planning Commission at a public hearing for a recommendation to the City Council by January 2025.
make recommendations for reduction or
elimination of minimum parking standards to
the Planning Commission at a public hearing
for their recommendation to the City Council
by December 2024.
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, group housing, Residential Hotels (SROs), dormitories, tiny homes, and collective home ownership models. Stakeholder outreach shall include discussions with for-profit and non-profit housing developers. The amendments will also add SROs to the definition of Residential Hotels, permit them by right in at least one additional zoning district, and reduce the parking requirements for Residential Hotels and amend parking for Group Housing to reflect parking standards for the applicable residential type in the applicable zone. The amendments will clarify that Congregate Care Facilities of any size and Group Housing with six or fewer residents are permitted in all Zoning Districts that allow residential uses andalso streamline the review process for allowing greater concentration of congregate care facilities by reducing standard reduce minimum separation requirements for congregate care facilities with 7 or more residents from 1,000 to 750 feet. and changing the The decisionmaker on adjustments to required minimum spacing requirements will be changed from the Board of Zoning Adjustments to the Zoning Enforcement Official.
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 and
Zoning amendments to remove constraints to
the production of alternative housing types
by January 2024; annually monitor
development activity and make necessary
updates to the Zoning Code.
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. Inclusive of the Impact Fee Study, the City will revise the Park Impact Fee to reduce identified constraints to development.
Development fee nexus study by January
2024, implementation of changes to
development fees (including Park Impact Fee)
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.
Revise the Zoning Code to further streamline
the Administrative Site Plan Review process
by January 2023. Review the Zoning Code for
opportunities for additional streamlining
biannually throughout the 2023-2031
planning period.
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.
Complete upgrades to building permit
electronic processing system by January
2024.
Action 14.6: Initiate an amendment toAmend 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.
Amend Zoning Code by January 2024
City of San Leandro
2023-2031 Housing Element Update
6-28
Actions Objectives and Timeframe
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
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. As noted in Chapter 2, Housing Needs Assistance, there are 830 extremely low-income households that rent and that experience housing cost burden that remain in need of assistance (not served by affordable housing or housing voucher programs). It is likely that many of these households have special housing needs, including persons with disabilities, female-headed households, large families, and other characteristics.
The City will also work with experienced nonprofits developing affordable special needs housing 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 support the development of alternative forms of housing such as tiny homes, single room occupancy units (SROs), “coliving,” dormitory-style or micro-apartments with shared amenities, and pre-fab or modular 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.
Develop 40 housing units for special needs
households during the planning period by
December 2031 or at least 5 units
annually).
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. Revise reasonable accommodation application review policy to remove criteria that may limit reasonable accommodations, including consideration of potential impact on surrounding uses.
January 2025
Action 15.3: Conduct a needs assessment and research the availability of interested participants and, feasibility of a shared housing/roommate matching program.
Prepare needs assessment report on
shared housing matching program by
January 2027
Housing Plan
Draft Housing Element 6-29
Actions Objectives and Timeframe
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, and allow agricultural employee housing for six or fewer persons by right in zoning districts that allow single-family dwellings, subject to the same regulations as a single-family dwelling.
Amend the Zoning Code by January 2023
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.
Prepare report on Universal Design
Principles ordinance by 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.
Report annually on reasonable
accommodations request received, and
their outcomes, in the Annual Progress
Report.
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) Implement Ooutreach program by January
2025
Action 15.8: Provide technical assistance and pursue Project Homekey funding for alternative housing development affordable to extremely low-income residents (e.g. navigation center and transitional housing, permanent supportive housing, SRO, dormitory-style housing, community land trust, cooperative housing cooperative, or tiny homes).
Additionally, include incentives to increase housing affordable to extremely low-income residents through future affordable housing Notice of Funding Availabilities (NOFAs).
Submit application for Project Homekey
funding for one alternative housing
development affordable to extremely lowincome housing residents during the 2023- 2031 planning period.
Provide technical assistance and/or
incentives in future NOFAs for at least one
alternative housing project(s) during the
planning period, serving a minimum of 20
extremely low-income residents.
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
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 low-income 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 City of San Leandro
2023-2031 Housing Element Update
6-30
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. The proposed shelter program will be low-barrier, using the housing first model and using trauma-informed care principles. The proposed service partners will offer primary medical care and wellness services and behavioral health clinicians that are experienced in crisis management, mental health and substance use disorders.
Re-apply for Project Homekey
Funding at least once during
the planning period.Develop
and open Housing Navigation
Center with a minimum of 25
beds by 2024.
Action 16.2: In collaboration with Alameda County and local nonprofits including Building Futures, establish and support the a Mobile Outreach Program, which will leverage Alameda County funding to provide street outreach, case management, and summarize needs of clients to inform other needed services.
Establish Mobile Outreach
Program by July 1, 2025.
Provide outreach to 312
unsheltered individuals
(identified need from the 2022
Point in Time count) during the
planning period. Annually
provide summary of progress in
implementing this program
beginning in 2023.
Action 16.3: Safe Parking Program. The City will identify at least one location for unhoused area residents who are living in their cars and identify potential service partners and funding sources to manage an ongoing program, as needed. Services contemplated include restroom facilities and referrals to programs that assist with securing stable housing.
Identify location(s) for the Safe
Parking Program and potential
service partners and funding
sources by January 2026.
Action 16.4: Continue to provide funding for, and coordinate with, local and regional service providers that operate temporary, permanent, and emergency shelters in the city that assist persons experiencing homelessness and at risk of becoming homeless.
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 provide summary information on objectives and outcomes of the City’s Community Assistance Program-funded services. Monitor data and metrics to improve the efficacy of homeless services, programs, and investments on an annual basis. Reporting shall include, at minimum:
▪ Existing shelter beds,
▪ New shelter beds,
▪ Identify if those shelter beds are available on a year-round or seasonal basis, ▪ Average number of shelter beds that are unused on a monthly basis, ▪ Number of those exiting shelter to permanent housing. ▪ Ability to provide health and human services for unhoused residents with special needs (seniors, people with physical or mental impairments, victims of domestic violence, unsheltered youth, people with substance addictions, etc.) Annually Provide outreach to
312 unsheltered individuals
(identified need from the 2022
Point in Time count) during the
planning period.
Provide shelter and services for
an additional 80 unhoused
people during the planning
period.provide summary
numbers:
▪ Existing shelter beds,
▪ New shelter beds,
▪ Identify if those shelter
beds are available on a
year-round or seasonal
basis,
▪ Average number of shelter
beds that are unused on a
monthly basis,
Housing Plan
Draft Housing Element 6-31
Actions Objectives and Timeframe
Continue to engage local community-based organizations and stakeholders to inform the design and development of homeless services, programming and needs assessments. Support regional collaboration with Alameda County to provide Coordinated Entry Services and develop the “Pathways to Housing” program for unhoused individuals and families. Participate-in:
▪ Attend bi-weekly meetings convened by Alameda County Housing and Community Development to share information, resources, and foster connections among public, non-profit and private entities. ▪ Regularly participate in the Countywide Mayor’s Homeless Task Force. ▪ Conduct bi-weekly meetings convened by City Human Services staff with local service providers, volunteers, and street outreach on case management support for those experiencing homelessness in San Leandro.
▪ Number of those exiting
shelter to permanent
housing.
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.
Annually provide summary
information on objectives and
outcomes of the City’s
Community Assistance
Program-funded services.
Action 16.56: Partner 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 16.67: Support and coordinate with Alameda County Health Care Services Agency, Office of Homeless Care and Coordination in 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.
Meet with Alameda County
Health Care Services Agency at
least once annually.
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.
Annually
Action 16.89: 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.).
See Action 10.4 seeking
sources of funding for the
affordable housing
development and homeless
prevention. Prepare feasibility
report on funding sources and
homelessness prevention
program and make
recommendations to City
Council by December 2025.
Assist 150 households during
the 2023-2031 period through
funding of program(s)
providing homeless prevention
and rehousing services.
Annually
Action 16.10: Monitor data and metrics to improve the efficacy of homeless services, programs, and investments on an annual basis.
Annually
City of San Leandro
2023-2031 Housing Element Update
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Actions Objectives and Timeframe
Action 16.119: 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.
Submit application for Project
Homekey funding forDevelop
one two alternative housing
developments affordable to
extremely low-income housing
during the 2023-2031 planning
period, . serving a total of at
least 50 extremely low-income
residents. See also Action 15.8.
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 16.103: 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.
If approved by City Council,
implement program by June
20234
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.)
Annually
Action 16.115: Amend the Zoning Code to comply with the following legislation:
▪ 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. ▪ AB 139 (2019-Quirk-Silva) to only subject emergency shelters 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.
▪ AB 2339 (2022-Bloom) to allow emergency shelters by right in the General Industrial (IG) and Community Commercial (CC) zoning districts, which have sufficient capacity and would allow emergency shelters to be close to services and amenities. Amend the Zoning Code to permit larger shelters with a use permit in zoning districts where emergency shelters are permitted.
Additionally, 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).
Amend Zoning Code by January
2023
Action 16.16: Amend the Zoning Code to comply with provisions of AB 139 (2019- Quirk-Silva), 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 2023
Action 16.17: Amend the Zoning Code to comply with the provisions of AB 2339 (2022-Bloom) and allow emergency shelters by right in the General Industrial (IG) and Community Commercial (CC) zoning districts , which have sufficient capacity and would allow emergency shelters to be close to services and amenities. Amend the Zoning Code to permit larger shelters with a use permit in zoning districts where emergency shelters are permitted.
January 2023
Housing Plan
Draft Housing Element 6-33
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 2023
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, Non-profits
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 and 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.
Report the number of complaint-based testing
efforts and number of resulting complaints filed
with HUD or California Civil Rights Department
(CRD) 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.
The City will conduct a 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.
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. City will engage/consult
with fair housing evaluator to review methodology
for the Annual Fair Housing Audit by January 2025.
Action 17.3: Affordable Rental Housing Counseling Services.
Continue and if feasible expand funding for information and referral services that direct families and individuals to financial resources for housing rental or purchase, locating suitable Hold at least eight informational events during the
planning period to disseminate informational
materials or provide trainings to residents,
prioritizing communities sensitive to displacement.
City of San Leandro
2023-2031 Housing Element Update
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Actions Objectives
housing, and obtaining housing with special needs facilities such as disabled-accessible units.
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.
For the City’s affordable housing programs (e.g.,
Inclusionary Housing, First Time Homebuyer)
review every two years the existing Fair Housing
Marketing Plan to ensure compliance with current
City policy to Affirmatively Further Fair Housing and
make necessary changes within six months.
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 conduct 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.
Housing Plan
Draft Housing Element 6-35
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 18.23: 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 30 residents and landlords with
fair housing counseling services annually.
Action 18.34: Review the City’s outreach methods annually, 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 citywide resident survey
biannually to obtain feedback about City outreach
methods, prioritizing feedback from
underrepresented residents.
Action 18.45: 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.
City of San Leandro
2023-2031 Housing Element Update
6-36
Actions Objectives and Timeframe
Action 18.56: 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 18.67: 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 resources and financial
planning seminars to at least 50 residents annually,
with targeted outreach to .the Davis West,
Eastshore, and Marina neighborhoods.
Establish baseline data from 2024 and achieve an
increase of 10 percent of participants from the
Davis West, Eastshore, and Marina neighborhoods
during the planning period.
Action 18.79: Add information on fair housing laws and
resources on the City’s website regarding housing programs in several languages.
Update 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.
Housing Plan
Draft Housing Element 6-37
Segregation and Integration Actions, Objectives, and Timeframe Actions Objectives and Timeframe
Action 18.8: Expand awareness of predatory lending practices, fair housing requirements, regulations, and services by distributing educational materials to property owners, realtors, apartment managers, and tenants.
Annually seek and publish summaries of third-party research and review of lenders and brokers suspected of steering homebuyers to certain locations in the city or selling predatory financial products 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.
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. Publish summaries
annually on the City’s website.
.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 Collaborate with local organizations and residents to look foridentify opportunities for placemaking improvements, 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
▪ 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.
Establish a 15 percent Capital
Improvement Program (CIP) budget
target (including Federal, State, and
regional grant funds, including CDBG) for
the Downtown TOD, the East 14th Street
South Area, and Bay Fair TOD areas and
review biannually.Biannually with Capital
Improvement Program Adoption
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 City of San Leandro
2023-2031 Housing Element Update
6-38
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.
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 in coordination with area public health entities (e.g.: Alameda County Healthy Homes, Kaiser Permanente, San Leandro Hospital), San Leandro Unified School District, workforce development groups, and the San Leandro Police Department.
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 prioritize services in these areas.
Explore 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.Provide public reports on how all City initiatives Increase participation in the City’s firsttime homebuyer seminars and owneroccupied housing rehabilitation grant program 5 percent annually from lower
income and minority concentration areas
through the 2023-2031 period (data
collection via surveys conducted at the
seminars).
Annual reports Decrease the percent of
the City considered “low resource” by
TCAC from 61.5 percent to 50 percent by
the end of the planning period (2031).
Housing Plan
Draft Housing Element 6-39
Actions Objectives and Timeframe
address AFFH goals to increase equity and decrease disparities among neighborhoods.
Action 18.11: Prioritize resources supporting lower-income small business owners in low-resource areas to assist with permitting and other costs associated with public improvements. Continue and expand support for small businesses with grants for tenant improvements and façade improvements through the City’s Economic Development Division.
Ongoing.Increase the number of grant
allocations to small business owners in
low-resource areas by 10 percent over
2024 baseline by 2031.
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 by January 2026.
After the strategy is adopted, conduct
outreach to at least 15 “mom and pop”
property owners and assist at least 5
property owners with a combined total
of 20 units or more by December 2031.
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 housing need and potential to provide incentives by January 2025.
Develop 80 larger housing units (i.e.: 3-4
bedroom housing units) during the
planning period.
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.
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.
City of San Leandro
2023-2031 Housing Element Update
6-40
Table 6.1 Summary of Programs to Further Fair Housing Goals Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
Housing Mobility
Program 11: Support
Homeownership
Opportunities
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.Action 11.2: Increase
participation in homeownership education and
assistance programs for historically
underrepresented residents in the
homeownership market.
As funding allows, assist at
least two homebuyers per
year with obtaining an MCC
allocation.2028
Low- and moderateincome and minority
residents
Assist 16 residents.Increase
participation in
homeownership education
and outreach programs by
minority and/or low and
moderate-income residents
by 25 percent.
Action 11.2: 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).
By the end of 2024, prepare a
report to identify criteria to
apply for Cal HOME program
and assess capacity to apply
and administer Cal HOME.
Low- and moderateincome residents
Program 18: Affirmatively
Furthering Fair Housing
Action 18.16: 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 educational seminars
on housing resources and financial planning to
increase housing mobility in neighborhoods
with higher concentrations of low-income and
minority residents.
Provide housing resources and
financial planning seminars to
at least 50 residents annually,
with targeted outreach to the
Davis West, Eastshore, and
Marina neighborhoods.
Establish baseline data from
2024 and achieve an increase
of 10 percent of participants
from the Davis West,
Eastshore, and Marina
neighborhoods during the
planning period.Complete by
2031
Davis West, Eastshore,
and Marina
neighborhoods
At least three educational
seminars annually
throughout. If attendance
goals are not met, City will
survey target population to
understand barriers to
attendance and make
appropriate changes to
increase participation.
Provide housing resources
and financial planning
seminars to 400 residents.
Action 18.13: 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 for large households.
Report on housing need and
potential to provide incentives
by January 2025.
Citywide Develop 80 larger housing
units (i.e.: 3–4-bedroom
housing units) during the
planning period.
Housing Plan
Draft Housing Element 6-41
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
Program 7: Support New
Moderate-Income and
Workforce Housing
Action 7.1: Review the General Plan, North
Area Specific Plan, and Zoning Code and Zoning
Map to evaluate opportunities for removing
barriers to housing production, adding housing
capacity, and accommodating a greater mix of
dwelling types and sizes in Moderate Resource
areas identified by the California Tax Credit
Allocation Committee (TCAC). Recommend
amendments, as necessary, to accommodate
added housing capacity in these Moderate
Resource areas. Additionally, 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 citywide and amend the Zoning Code as needed.
Review General Plan, the
North Area Specific Plan, and
Zoning Code and Zoning Map
by January 2028 and
implement any changes by
January 2029. After adoption
of zoning code changes by
January 2029, track at least 8
moderate-income units to be
constructed annually in lowerdensity residential areas (e.g, RS, RD, RO Districts).
Low-density residential
areas
Develop at least 8
moderate-income units by
2029
Action 7.2: Prepare market feasibility report on
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.
Prepare report on feasibility
of financing mechanisms and
potential for moderateincome housing production
and make recommendation to
City Council by January 2026
and complete identified
actions as recommended in
the report by December 2028.
Citywide Not applicable
Program 9: Tenant
Protections and Support
Action 9.8: Continue collaboration with the
Housing Authority of the County of Alameda
(HACA) and Section 8 voucher holders by:
▪ Connecting affordable housing developers
to Project-Based Section 8 vouchers when
they are available to their developments in
San Leandro
▪ Annually tracking the number of Section 8
voucher holders living in the city and
Serve an additional 180
extremely low-income
renter households with
affordable housing or
Section 8 vouchers
City of San Leandro
2023-2031 Housing Element Update
6-42
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
identify if the number households are
increasing or decreasing
▪ Re-establishing and increasing efforts to
engage existing San Leandro property
owners/managers to rent to Section 8
voucher holders. Work to identify and
address challenges that San Leandro
property owners/managers have with
existing or prospective Section 8 voucher
holders. Work to improve the relationship
between San Leandro property
owners/managers, HACA and tenants.
Annually meeting with HACA to assess
availability of and advocate for increasing the
number of Section 8 voucher holders and
project-based Section 8 vouchers in the San
Leandro.
Program 15: Housing for
Special Needs Populations
Action 15.8: Provide technical assistance and
pursue Project Homekey funding for alternative
housing development affordable to extremely
low-income residents (e.g. navigation center
and transitional housing, permanent
supportive housing, SRO, dormitory-style
housing, community land trust, cooperative
housing cooperative, or tiny homes).
Additionally, include incentives to increase
housing affordable to extremely low-income
residents through future affordable housing
Notice of Funding Availabilities (NOFAs).
Submit application for Project
Homekey funding for one
alternative housing
development affordable to
extremely low-income
residents during the 2023-
2031 planning period.
Provide technical assistance
and/or incentives in future
NOFAs for at least one
alternative housing project(s)
during the planning period,
serving a minimum of 20
extremely low-income
residents.
Priority Development
Areas (Downtown, East
14th Street Corridor,
BTOD)
One alternative housing
development serving a
minimum of 20 extremely
low-income residents
Housing Plan
Draft Housing Element 6-43
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
Program 17: Fair Housing
Services
Action 17.3: Affordable Rental Housing
Counseling Services. Continue and if feasible
expand funding for information and referral
services that direct families and individuals to
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.
Citywide Hold eight informational
events on rental housing
information and referral
services
New Opportunities in Higher Opportunity Areas
Program 65: Data-Informed
Tools for Increased Housing
Development
Action 5.66.7: 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.
Low-density residential
areas
Not applicableUpdated
website with information
and resources about SB 9.
Program 7: Support New
Moderate-Income and
Workforce Housing
Action 7.1: Review the General Plan, North
Area Specific Plan, and Zoning Code and Zoning
Map to evaluate opportunities for removing
barriers to housing production, adding housing
capacity, and accommodating a greater mix of
dwelling types and sizes in Moderate Resource
areas identified by the California Tax Credit
Allocation Committee (TCAC). Recommend
amendments, as necessary, to accommodate
added housing capacity in these Moderate
Resource areas. Additionally, 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 citywide and amend the Zoning Code as needed. Action 7.1: Review
the zoning code to identify opportunities to
increase and encourage a greater mix of
dwelling types and sizes, specifically housing
Review General Plan, the
North Area Specific Plan, and
Zoning Code and Zoning Map
by January 2028 and
implement any changes by
January 2029. After adoption
of zoning code changes by
January 2029, track at least 8
moderate-income units to be
constructed annually in lowerdensity residential areas (e.g, RS, RD, RO Districts)..Review
zoning code by January 2028
and implement any changes
by January 2029.
Review of zoning code and
implementation of changes.
Develop at least 8
moderate- income units by
2029
City of San Leandro
2023-2031 Housing Element Update
6-44
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
types that may accommodate moderateincome households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings),
in lower-density residential areas, and amend
the zoning code as needed.
Program 13: Incentivize and
Track the Development of
Accessory Dwelling Units (also
known as ADUs, Casitas, Inlaw Units, Granny Flats)
Action 13.1: Monitor ADU production and
affordability levels 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, the City
will implement additional actions to promote
the construction of ADUs depending on the
severity of the gap including:
▪ Participating in the Alameda County-wide
ADU Resource Center that will provide free
print and online resources to make it easier
for people to build ADUs in San Leandro,
▪ Promoting the availability of CalHFA ADU
Grant program,
▪ Determining feasibility and legality of
creating a clearinghouse of ADU providers
(e.g.: designers/architects, manufacturers,
contractors, etc.) who operate in the City,
Establishing relationships with and promote
availability of area ADU technical assistance
and loan providers.
Support the promotion and
development of ADUs with a
goal of issuing building
permits to 256 ADUs during
the planning period (or 32
ADUs permitted per year).
Monitor production and
affordability levels on an
annual basis. If targets are not
being met, proceed with and
report on implementation of
identified actions to promote
ADU development and report
in the Annual Progress Report.
Moderate resource
and/or low-density
residential areas
Permit 256 ADUs
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)
Hire a consultant and develop
a market feasibility report by
January 2025. Ordinance or
grant/loan program
developed by January 2026
Action 13.4: Assist and educate homeowners
with developing ADUs by maintaining and
Update website with ADU
information and update
Housing Plan
Draft Housing Element 6-45
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
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.
informational brochures by
2024.
Action 13.5: Participate and support Alameda
County ADU Resource Center that is supporting
the development of ADUs 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).
Promote the Center upon its
launch and maintain a link on
the City website.
Action 13.6: 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.
Complete upgrades to
building permit electronic
processing system by January
2024.
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
Establish a 15 percent Capital
Improvement Program (CIP)
budget target (including
Downtown TOD, the
East 14th Street South
Decrease the percent of the
city considered “low
City of San Leandro
2023-2031 Housing Element Update
6-46
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
development during the planning period,
including Downtown TOD, the East 14th Street
South Area, and Bay Fair TOD area. Collaborate
with local organizations and residents to
identify 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.
Federal, State, and regional
grant funds, including CDBG)
for the Downtown TOD, the
East 14th Street South Area,
and Bay Fair TOD areas and
review biannually.Biannually
with Capital Improvement
Program Adoption
Area, and Bay Fair TOD
area
resource” by TCAC from
61.5 percent to 50 percent.
Biannual review of Capital
Improvement Program
Action 18.10: Prioritize public health,
education, economic, and safety programs in
lower resource areas as defined by TCAC in
coordination with area public health entities
(e.g.: Alameda County Healthy Homes, Kaiser
Permanente, San Leandro Hospital), San
Leandro Unified School District, workforce
development groups, and the San Leandro
Police Department.
Identify addresses and compile mailing list and
email addresses to focus outreach to
neighborhoods with higher concentrations of
low-income and minority residents (Davis
Increase participation in the
City’s first-time homebuyer
seminars and owner-occupied
housing rehabilitation grant
program 5 percent annually
from lower income and
minority concentration areas
through the 2023-2031 period
(data collection via surveys
conducted at the seminars).
Low-resource areas
defined by TCAC
Decrease the percent of the
city considered “low
resource” by TCAC from
61.5 percent to 50 percent.
Housing Plan
Draft Housing Element 6-47
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
West, Eastshore, and Marina neighborhoods)
to prioritize services in these areas.
Explore 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.
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
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
seek involvement from community
organizations and advocates, business councils,
and residents to further refine program scope.
Identify addresses and
compile mailing list by 2024.
Davis West, Eastshore,
and Marina ne
ighborhoods
Identify City
Departments/Programs
that would benefit target
populations and work with
City program staff to
augment outreach to
neighborhoods with higher
concentrations of lowincome and minority
residents. Provide outreach
addresses/mailing lists as
needed and report
activities on an annual
basis.
City of San Leandro
2023-2031 Housing Element Update
6-48
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
Displacement
Program 9: Tenant
Protections and Support
Action 9.1: Update the City’s Rent Review
Board Ordinance with input from tenants and
property owners/managers, ensuring
representation across the economic spectrum.
Revision of Rent Review Board
Ordinance by January 2025
with a goal of annually
assisting lower income
tenants in at least 75 percent
of Rent Review Board cases.
January 2025
Vulnerable communities
(all neighborhoods
except Bay-O-Vista,
West of Wicks, Marina
Faire, Estudillo Estates,
Farrelly Pond, and Best
Manor)
Revision of Rent Review
Board Ordinance Assist
lower income tenants in at
least 75 percent of Rent
Review Board cases
Action 9.2: Update the City’s Tenant Relocation
Ordinance with input from tenants and
property owners/managers, ensuring
representation across the economic spectrum,
and update as appropriate. Outreach to be
conducted to all vulnerable communities
during the update process and after final
adoption in 2027.
Update of the City’s Tenant
Relocation OrdinanceUpdate
completed by January 2027
Update of the City’s Tenant
Relocation Ordinance Not
applicable
Action 9.3: Prepare 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.
Local displacement study with
recommendations for policy
measures to address any
findings of displacement
completed by January 2025.
By December 2027, at least
two affordable housing
development projects totaling
100 units will implement antidisplacement/local preference recommendations from the
final study.Prepare report by
January 2025
Local displacement study
with recommendations for
policy measures to address
any findings of
displacement completed by
January 2025. At least two
affordable housing
development projects
totaling 100 units will
implement antidisplacement/local
preference
recommendations
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
Update of Condominium
Conversion Ordinance by
January 2025
Vulnerable communities
(all neighborhoods
except Bay-O-Vista,
West of Wicks, Marina
Faire, Estudillo Estates,
Farrelly Pond, and Best
Manor)Citywide
Update of Condominium
Conversion Ordinance
Not applicable
Housing Plan
Draft Housing Element 6-49
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
unit for upgrades as part of condominium
conversions, and/or requiring a marketing plan
for the converted units. Outreach to all
vulnerable communities to be conducted
during the update process and after.
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) and other similar legislation with
provisions to determine if additional
protections through a local ordinance is
warranted.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.
Annually collect reporting by
consultant(s) and review data.
If warranted, recommend
adoption of a local Ordinance
by December 2026. Ongoing
Not applicable
Action 9.6: Prepare report on the development
of a rental assistance program to provide relief
to tenants and landlords to avoid the
displacement of vulnerable communities.
Report will compare similar programs in other
cities and feasibility of funding sources,
including HOME and CDBG.
Prepare and present a report
on development of a rental
assistance program to the City
Council by January 2025,
including recommendations
for policy actions that would
provide relief to tenants and
landlords to avoid the
displacement of vulnerable
communities. If a rental
assistance program is
approved and implemented as
a result, the program will
assist at least 15 lower income
renter households
annually.January 2025
Assist 90 lower income
renter households report
on development of a rental
assistance program
City of San Leandro
2023-2031 Housing Element Update
6-50
Programs Specific Commitment Objectives and Timeline
Geographic/
Population Targeting Eight-Year Metrics
Program 18: Affirmatively
Furthering Fair Housing
Action 18.8: Expand awareness of predatory
lending practices, fair housing requirements,
regulations, and services by distributing
educational materials to property owners,
realtors, apartment managers, and tenants.
Annually seek and publish summaries of thirdparty research and review of lenders and brokers suspected of steering homebuyers to
certain locations in the city or selling predatory
financial products
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. Publish summaries
annually on the City’s website.
Neighborhoods with
higher concentrations of
minority residents and
residents with
disabilities
Distribute materials to at
least 2,000 property
owners, apartment
managers, and tenants
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.
After the strategy is adopted,
conduct outreach to at least
15 “mom and pop” property
owners and assist at least 5
property owners with a
combined total of 20 units or
more by December 2031.
Vulnerable communities
(all neighborhoods
except Bay-O-Vista,
West of Wicks, Marina
Faire, Estudillo Estates,
Farrelly Pond, and Best
Manor; and with a focus
onand neighborhoods
with lower median
income: HalcyonFoothill)
Assist at least 5 property
owners with a combined
total of 20 units or more
Development of an
outreach strategy for “mom
and pop” property owners .
Housing Plan
Draft Housing Element 6-51
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 lowerincome households about potential ways to reduce home energy costs.
Hold at least eight outreach events during the
planning period, prioritizing low- and moderateincome residents.
Action 19.2: Adopt a local Building Code amendment to encourage all-electric 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
City of San Leandro
2023-2031 Housing Element Update
6-52
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 6-53
Table 6.2 San Leandro Quantified Housing Objectives 2023-2031 Activity
Extremely LowIncomeVery Low-Income
Units (<50% AMI)
Low-Income Units
(50-80% AMI)
ModerateIncome Units
(80-120% AMI)
Above ModerateIncome Units
(>120% AMI) Total Units
New Construction
Affordable Housing 133 133 134 400
Permanent Supportive Housing 25 25 50
Housing for Special Needs/Alternative
Housing Types
20 40 60
Tiny Homes for Unhoused Individuals 10 10
Market-Rate Housing (and Inclusionary
Housing Ordinance)/ADUs
243 233 361 696 1,802 3,285
Total New Construction 431 431 495 696 1,802 3,855
Rehabilitation
Mobile Home Units 2 2
Single-family and multifamily
rehabilitation
40 40
Total Rehabilitation 42 42
Conservation/Preservation
Preservation of At-Risk Units 35 35
Section 8 Rental Assistance 500 500 1,000
Total Conservation/
Preservation
35 35
Total 20 300 237 0 577
Definitions
AMI – Area Median Income
City of San Leandro
2023-2031 Housing Element Update
6-54
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Appendix A
Public Outreach
5/26/22, 10:37 AM San Leandro Housing Element
https://slhousingelement.com 1/7
San Leandro Housing 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
San Leandro Housing Element
Appendix A-1
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Project Resources
Past Community Event Materials
City Council Study Session – 2/15/22
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
PRESENTATION MEETING RECORDING WORKSHOP #2 PUBLIC INPUT SUMMARY About the Project Get Involved Latest News Project Resources Contact Us City Website Select Language 5/26/22, 10:37 AM Get Involved - San Leandro Housing Element https://slhousingelement.com/get-involved/ 1/2
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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.
San Leandro Public Draft Housing Element Response to Comments August 8, 2022
Commenter’s
Organization/Name
Com
ment
# Summarized Comment Response to Comment
BART (Tim Chan,
Group Manager –
Station Area
Planning)
A1 BART’s Transit-Oriented Development Program Work Plan currently does not categorize the subject station areas as ‘Nearterm (project initiation in 2020-2025)’. TOD projects on BART’s land are more complex and time consuming than development projects on private land and requires strong partnerships and commitment between BART and local jurisdictions.
Jurisdictions with station areas that are currently listed in BART’s TOD Work Plan timeframes of Mid-term or Long-term need to meet the following conditions to be considered for prioritization:
1. Local Support for TOD
a. Local Support and Funding
b. Prohousing Designation
c. Environmental Studies: allowed density is 75+
du/acre and assumed in CEQA docs
2. Infrastructure Needs
a. Station Access and Parking Strategies: In areas
requiring substantial amounts of parking, partner
jurisdictions will need to support BART in securing
funding for parking replacement or other station
access improvements. Further, to address potential
community opposition to replacing surface parking
with housing, the City should plan for and
implement a locally led parking resource
assessment and management plan for at least ¼-
mile radius around the station area.
The City held discussions with BART
during the preparation of the
housing element. Action 8.1 in
Chapter 6, Housing Plan, directs the
City to continue to implement the
Bay Fair TOD Specific Plan by
coordinating with BART and other
regional partners and transportation
stakeholders, evaluating
infrastructure financing and funding
options, pursue grant funding for
improvements, and convene
property owner and stakeholder
meetings.
Action 10.7 directs the City to apply
for the State Pro-housing
Designation Program.
Appendix A-7
Response to comments
Public Draft Housing Element
3. BART Policies and Standards: commit to support and
meet BART’s policies and standards
Campaign for Fair
Housing Elements
(Keith Diggs,
Housing Elements
Advocacy Manager,
YIMBY Law)
B1 The letter expresses appreciation for San Leandro’s extensive engagement efforts and identification of ways to make housing more accessible and affordable throughout the city and states that the Campaign encourages faster removal of a wider variety of constraints, namely permitting by-right development of all types of housing throughout the city. The commenter believes that the Draft Housing Element substantially complies with State law.
The housing element currently
includes 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
lower-density residential areas and
amend the Zoning Code as needed.
In response to this comment, the
timeframe for this action has been
moved up by two years. The City will
review Zoning Code by January 2026
and implement any changes by
January 2027.
East Bay for
Everyone (John
Minot, co-executive)
C1 The letter states that crediting two-thirds of the RHNA allocation using "pipeline" projects (some not actually approved) without accounting for their uncertainty of
completion, and for the remaining third, not sufficiently accounting for market and non-market barriers. The city is obliged to consider this risk in realistic production projections.
Additionally, the letter states that the sites inventory realistic development capacity estimate should be marked down from a factor of 70% by a further 30% factor, to account for the The City is obligated to identify sites
suitable for development to meet
the RHNA. The sites inventory buffer
accounts for the possibility of units
not being developed from pipeline
projects or on inventory sites. The
70% development capacity estimate
is considered conservative for the
Bay Area region. The programs
identified in Chapter 6, Housing
Plan, encourage and monitor
likelihood of the projects' being proposed and not completed at all.
development. Staff will continue to
meet with developers of pipeline
projects to monitor progress.
C2 Parking minimums are a major barrier to new housing, but the draft makes no commitment to reduce off-street parking
minimums, only to research and potentially change them in a few years' time, even though the draft and other city
documents identify existing minimums as extremely high and a major barrier to new housing.
The housing element currently
includes 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 nonprofit housing developers, housing advocates, and environmental
groups. Recommend any necessary
changes to the City’s Zoning Code by
January 2025.
In response to this comment, the
City has changed the language in
Action 14.1 to “Retain services of
third-party parking consultant and
conduct stakeholder outreach to
identify feasible reductions or
eliminations to parking minimums,
with a focus on projects with transit
access…”
C3 Planning to add the vast majority of new housing in lowresource areas - and significantly increasing density to attract housing in ways mostly targeted to the same tracts, without taking the opportunity to affirmatively further fair housing.
As noted in Chapter 5, Affirmatively
Furthering Fair Housing, more than
60% of the city is considered a “low
resource” opportunity area by TCAC,
and the remainder of the city is
considered “moderate resource”
areas. The analysis conducted in
Chapter 5 determined that 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 housing element currently
includes 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
lower-density residential areas and
amend the Zoning Code as needed.
However, these parcels would not
count as "opportunity sites” and are
not listed in the sites inventory.
C4 Site 4: 375 units on Bay Fair BART station parking lot. These projects require intensive BART attention and planning, and in BART's timeline for parking lot development. Bay Fair station is only slotted for the 2025-2030 period if additional funding is made available. Also, half the parking lot is outside San Leandro city limits; while the acreage and capacity correctly reflect only the San Leandro portion, BART may decide not to build to maximum density on both sides, or to build only on the San Lorenzo side first.
See response to comment for A1.
C5 Incomplete AB 1397 rezoning: Several sites, including the BART lot, were included in the most recent two housing element site lists: 1-4 and 6-9 at a minimum. Also, site 10, 14875 Bancroft, appears to have been split, and its larger predecessor, APN 077E-1593-015-00, was in the 2015 housing element site list.
Per the Housing Element Inventory Sites Guidebook, all of these sites must be rezoned to allow by-right development with 30 units/acre if they have 20% units affordable to lower incomes.
For most of these sites, that requirement may be redundant with current SA, DA, or B-TOD zoning. However, site 3 is only partially SA zoned, and sites 8 and 9 are zoned CC, which requires a conditional use permit for mixed-use or multifamily residential development (city code 2.08.200(B)(34) and (35)).
These must all be committed to be rezoned appropriately to be included; the element does not yet make this commitment.
AB 1397 does not require sites that
were included in previous housing
element updates to be zoned with a
minimum of 30 du/acre. The byright requirement under AB 1397 applies to sites that were identified
in previous housing element
updates as sites that could
accommodate lower-income units.
Action 5.4 in the Housing Plan
addresses requirements of AB 1397
and directs the City to 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.
C6 Site 18, 523 San Leandro Blvd, tapers to a narrow point and may sustain less buildable area than its acreage suggests.
The sites inventory currently lists
this parcel as 1.01 acres. Based on
this comment, the available
developable area for this site has
been reduced to 0.88 acres by
excluding the narrowest portion of
the site. The development capacity
assumptions for this site has been
changed in the inventory to reflect
this reduced acreage.
C7 Two sites, 3 and 19, or respectively 14583 E 14th St and 1565 Alvarado St, are both zoned differently within the same parcel.
For the site on Alvarado, they are both dense DA zones, DA-4 and DA-6, but rezoning the entirety to DA-6 would ease
development as it may be legally complex to develop a site that falls in multiple zones. For the one on 14th St., a full half of the parcel appears to be zoned RD, residential duplex, yet its capacity appears to be calculated with SA-1 density only.
The City will review the zoning on
these sites and revise the zoning and
maps as needed. 14583 E 14th
Street is a site that was identified in
the 5th Housing Cycle and is carried
over into the 6th Housing Cycle with
a development capacity of 35
dwelling units per acre.
C8 The letter states that the disparities between the mediumresource area of the northeast and the rest of the city, whether measured by race, income, pollution, or visible signs like trees, are obvious in the graphs shown in the draft, and keenly felt in city life. So as part of local action to affirmatively further fair housing, San Leandro should work to enable a significantly higher share of housing in this higher-resource area.
Where existing uses (such as low and medium-density
residential neighborhoods) are a barrier to the availability of vacant and underutilized sites, zoning and development
standards can be leveraged to overcome that barrier - as the city is currently doing more in the other mixed-use zones, DA, SA, and B-TOD. Single-family zones should not retain their density indefinitely while the remainder of the city adds new housing.
Right now San Leandro has dense zoning for corridors and then single-family-home zoning, with very little in between. A medium-density zone in between would be an easy way to add housing. MacArthur, Bancroft, and the north part of E. 14th St. are served by transit, and have multifamily zoning on paper, but that zoning extends only half a block - one parcel - in from each of those roads. (Bancroft has a commercial and multifamily strip, but with a patchwork of zoning and existing apartment buildings whose redevelopment could risk displacement - and a large part of it is single-family even directly on the arterial, on which a protected bike lane is planned.) In addition to upzoning the corridors, all parcels within two blocks of the roads themselves should be identically zoned to foster more diverse neighborhoods and better use of transit.
Also, the draft plans to pursue missing middle housing to open up housing opportunity in low-density residential areas, but The housing element contains
Action 6.6 in the Housing Plan which
directs the City to 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. Objective is to annually
review the City’s existing Zoning
Code to remove potential
constraints to achieving highest
possible densities.
does not commit to produce missing middle housing in any quantity or with any particular policies. As currently specified, that project could yield a lot or nothing. With more aggressive middle housing programs, there could be significant voluntary redevelopment of higher-resource areas of San Leandro (similar to how ADUs in San Francisco have primarily been added in their higher-resource areas).
To affirmatively further fair housing in a more meaningful volume, the city should commit to upzone E. 14th, Bancroft, and MacArthur corridors comparably to the Downtown, South, and Bay Fair areas, and to expand those three corridors by at least two blocks on both sides. Bancroft should not have singlefamily zoning on any of its northern portions, and the zoning up and down should be more flexible, comparable to the DA, SA, or even NA designations.
C9 As part of the planned missing middle work, the city should commit to allow by-right fourplexes on feasible terms and up to 10-plexes with affordability (using SB10 authority) in mediumresource areas, as well as other parts of the city, with displacement protections throughout.
Comment is noted. Although the
Housing Element does not address
SB 10, Action 7.1 directs the City to
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.
C10 San Leandro's off-street parking minimums for single-family and multifamily housing are high: at least 1.5 per unit in almost all cases, and more often 2+, as shown in Table 3.6 of the draft document. The only exception is the Bay Fair BART TOD, where the minimum is 0 or 0.5, maximum 1.0, since the 2021
rezoning. San Leandro should further opportunities for housing by committing, in its 2025 parking policy work, to not just study possible reductions to off-street parking minimums, but eliminate them in most of the city, and to have no part of the city where more than 0.5 spaces per home is mandated,
including no guest parking requirements, transit demand management (TDM), and appropriate space for people with disabilities.
See response to comment C2.
TransForm (Kendra
Ma, Housing Policy
Analyst)
D1 The letter states that TransForm appreciates San Leandro’s inclusion of Action 14.1, which will evaluate parking standards and potentially change the parking provision for TODs and implement stronger TDM policies. TransForm recommends that San Leandro consider the following policies in the Housing Element:
See response to comment C2.
1. Requiring unbundled parking for certain developments for certain Transit Oriented Developments, especially in zones near BART where it is currently allowed but not
required; this is easier for building managers to
implement now with new parking tech tools like
Parkade.
2. Encouraging developments to subsidize transit passes in return for reduced parking provision.
3. Expand the reduced parking requirements for the South and Downtown Areas beyond 0.25 mile radius of the
BART station.
The comment letter noted that a 2014 statewide Caltrans survey which showed lower income households, on average, drove nearly 50% less when they lived within ¼ mile of transit, than when they lived over ½ of a mile from transit.
AJ E1 Comment states that the City should buy or lease any warehouses to convert into emergency or transitional housing for the homeless population with on site mental health and support services.
The housing element contains Policy
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.
The City is open to industrial sites
and has begun looking at options
during search for navigation center,
but they tend to require higher
construction costs due to changing
building occupancy and are often
located farther from services and
transit.
Anonymous
Commenter
F1 Comment desires a new grocery store in Downtown San
Leandro prior to additional housing development.
The Housing Element contains
Action 18.9 to 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. This action includes directing
the City to continue to look for
opportunities for placemaking,
including neighborhood-serving
needs and opportunities and
collaborate with regional partners
and seek grant funding for
implementation when practicable.
A significant new mixed-use project
at 1188 E. 14th St is moving into
construction and the developer is in
negotiations with a specialty grocer
that will be a centerpiece of the
development.
Cheryl Bendian G1 Tenant relocation assistance is not sufficient. Affordable housing income limits are antiquated. More middle and lower income housing is needed.
The housing element contains
Action 9.2 to 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.
The housing element contains
several programs and actions to
increase moderate and lowerincome housing.
Dupree-Dominguez,
Molleen
H1 Comment supports the way the housing element and the City find ways to create affordable and supportive housing.
Comment noted.
Greene, Nicole I1 Comment supports eliminating/reducing parking minimums for new development and for the City to consider zero emissions building standards in the housing element. Comment states that disadvantaged and low income communities are
disproportionally impacted by climate change, and the City must do more to combat this by requiring new housing to be affordable and follow zero emission standards.
See comment C2 regarding parking
minimums.
The City plans to adopt a Reach
Code to reduce energy use in new
buildings. San Leandro’s Reach Code
is being developed following the
approval of the 2021 Climate Action
Plan to address climate change by
saving energy and reducing
emissions. San Leandro kicked off its
reach code development process in
November 2021 and is supported by
technical assistance from East Bay
Community Energy (EBCE).
As noted in Program 12 of the
housing element, the City will
conduct an economic feasibility
study to guide an update of the
Inclusionary Housing Ordinance, to
maximize the production of
affordable housing without
compromising development
opportunity.
Knoll, Bob J1 Comment supports incorporation of plans or policies related to the preservation of historic or architecturally significant residential structures.
Although there are no policies in the
housing element related to historic
preservation, new development
would be required to comply with
Chapter 4-26 of San Leandro
Municipal Code, which regulates the
recording, designation, and
alteration of historic resources in
the city.
Masden, Ginny K1 Desire for the City to have a database of all of the rental properties in San Leandro, know what the rents are, and what the property conditions are.
It is not feasible to maintain a
database of all rental properties
with rental prices and conditions.
K2 Comment letter and attachment promoted community land trusts including the California Community Land Trust Network:
“Community Land Trusts as Stewards of Public Land: A Guide for Local Governments in California.”
The housing element contains Policy
P.3.6: Support Alternative Housing
Solutions and Efficient Use of
Housing Stock, and Policy P.4.4:
Support Alternative Ownership
Models. Both policies direct the City
to support land trusts as a potential
method of utilizing existing housing
stock to increase housing supply,
and affordability, and ownership.
The City will consider the
information provided by the
commenter.
K3 The comment letter provided details of the commenter’s residence and landlord/property management situation and commented that increasingly distant property management bureaucracy means increased fees as well as higher costs for repairs and maintenance because service people are no longer local. This situation is unsustainable for tenants.
The City currently enacts antidisplacement strategies, including tenant relocation assistance,
preservation of existing affordable
housing, assistance with free legal
services for lower-income
households facing displacement,
and fair housing/tenant-landlord
counseling and outreach. The
housing element contains policies
and actions to enhance existing
programs and services for tenants
and consider new methods of
support. Action 9.3 directs the City
to 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. Action 9.6 directs the
City to explore the development of a
rental assistance program to provide
relief to tenants and landlords to
avoid the displacement of
vulnerable communities.
Rich, Rob L1 Comment letter stated that the Tenant Protections program included in the housing element properly recognizes the importance of protecting residents of mobile home parks from excessive rent increases and arbitrary displacement, and to add extending similar protections to stabilize rents and requiring just cause for evictions to more San Leandro tenants.
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. Action 9.3
directs the City to 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.
Action 9.6 directs the City to explore
the development of a rental
assistance program to provide relief
to tenants and landlords to avoid
the displacement of vulnerable
communities.
L2 Comment letter states that the housing element should include earning the “Prohousing Designation” from HCD as an Action Item.
The housing element includes Action
10.7, which directs the City to apply
for the State Pro-housing
Designation Program.
L3 Comment letter states that the housing element should include an action item to ensure adequate funding for existing facilities and services benefiting people experiencing homelessness.
The housing element includes Action
16.5, which directs the City to
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.
L4 Comment letter includes a request to analyze the reasons for the loss of over 1,000 African Americans residents from San Leandro since the 2010 census and recommend tangible steps to reduce and reverse this trend.
Chapter 2 of the Housing Element
(Housing Needs Assessment) and
Chapter 5 (Affirmatively Furthering
Fair Housing) detail regional and
local trends related to racial and
ethnic populations over time.
Chapter 2, Section 2-4, has been
revised to include the following
sentence: The largest percent
decrease from 2010 to 2019 of any
racial or ethnic group is “Other Race
Alone” followed by Non-Hispanic
Black/African-American.
Chapter 5 provides conclusions from
the 2020 Alameda County Regional
Analysis of Impediments to Fair
Housing Choice (AI) regarding
disparities between racial and ethnic
populations concerning rates of
homeownership and housing
problems (such as housing cost
burden), which are factors that
decrease housing stability. Chapter
6, Housing Plan, includes programs
to focus housing education and
outreach efforts and community
planning resources in areas with
higher proportions of minority
and/or low-income households.
Storm, Lance M1 Comment letter addresses concerns regarding desertification and resource shortages and supports the use of solar hot water heaters and prioritizing making existing housing infrastructure more resilient than building new housing.
The housing element promotes
high-density transit-oriented
development, which reduces
environmental impacts compared to
the development of single-family
and auto-dependent housing. The
City plans to adopt a Reach Code
concurrent with adoption of the
2022 Building Code to reduce energy
use in new buildings. San Leandro’s
Reach Code is being developed
following the approval of the 2021
Climate Action Plan to address
climate change by saving energy and
reducing emissions. San Leandro
kicked off its reach code
development process in November
2021 and is supported by technical
assistance from East Bay Community
Energy (EBCE).
Comment letters received during public comment period of the revised Draft Housing Element from November 2, 2022 through November 9, 2022.
November 8, 2022
Dear San Leandro Community Development Department,
We appreciate the opportunity to comment on the revised San Leandro 2023-31 Housing Element draft with iterations and some amendments, and the detailed responses to our concerns.
Except for a few site-specific issues, the revision does not substantially resolve our concerns. We draw attention to four aspects that we think are the most urgent for building a healthy, productive, equitable, and compliant Housing Element.
1. 99% of the housing is located in the 60% of the city that is lower income. At least 40% should go outside of lower-income areas.
2. San Leandro should commit to reducing/eliminating parking minimums, not just making studies.
3. Some sites must still be rezoned under AB 1397.
4. Assumptions for pipeline projects are still unrealistically optimistic, and assumptions for opportunity sites are not empirically justified.
Furthering Fair Housing
A disproportionate number of sites were, and still are, in low-resource areas. San Leandro noted that 61.5% of the city is in low-resource areas. But with the updated Table 4.9 of housing opportunity sites (HOSs) adding a column for TCAC opportunity level, we can now calculate precisely that 99% of the future units in HOSs are in low-resources areas, well over the 61.5% share of city land. (Exactly zero projected low-income units are in moderate-resource areas.) Despite much development opportunity in areas like the Bancroft corridor, city staff is likely assuming adding housing capacity to this prosperous section of the city is politically infeasible. But if we in the city are not able to break through this opposition on our own, the state can and must.
Otherwise, the housing element will perpetuate historical inequity, and not affirmatively further fair housing. Moderate opportunity areas should contain at least 40% of the housing, and of the low-income housing, in the site inventory. 1
1 Options available to the city that put together could more actively further fair housing: rezone all Bancroft from Durant to Sybil, in a corridor at least 2,000 feet wide (not just the Bancroft frontage), to a mixed-use 1 Parking minimums
On off-street parking minimums, while the language was slightly changed to contemplate eliminating minimums (not just reducing), the element still makes no commitment to any change, referring to "feasible" changes, which could justify any action or inaction. To reiterate our original letter, the city has acknowledged at multiple points that off-street parking requirements pose a serious constraint to housing development. We must make concrete commitments to reduce these requirements if we are to truly tackle constraints.
Since the initial housing element draft, AB 2097 has been signed into law reducing parking requirements in the vicinity of BART and BRT stations. However, compromises in the legislation may allow cities to reimpose parking requirements in many cases. Additionally, these half-mile radiuses leave untouched much of central San Leandro and other parts suitable for development.
The city should remove parking minimums within 1 mile of major transit stops, with no exceptions except ADA parking, and should reduce to 0.5 spaces per new home everywhere else. While it makes sense to simultaneously add transportation demand management policies which may take time to formulate, the city should firmly commit to reduce parking minimums to to 0 or 0.5 spaces as above by January 2025 , if they are to be applicable for any significant portion of the planning period.
AB 1397 rezonings
The city argues in response to our concern about the need to rezone parcels in previous housing elements per AB 1397 that this law does not apply - stating that parcels were only applicable if they had been designated for low-income housing units in previous rounds. However, the latest text of the relevant law, quoted below, shows it applies to all sites designated for low-income housing in the current round.
Govt. Code 65583.2(c): A nonvacant site identified pursuant to paragraph (3) or (4) of subdivision (a) in a prior housing element and a vacant site that has been included in two or more consecutive planning periods that was not approved to develop a portion of the locality’s housing need shall not be deemed adequate to accommodate a portion of the housing need for lower income households that must be accommodated in the current housing element planning period unless the site is zoned at residential densities consistent with paragraph (3) of this subdivision and the site is subject to a program in the housing element requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households.
designation comparable to DA-2 standards, with no more than 0.5 minimum parking ratio; and rezone all moderate-opportunity areas without exception (those northeast and southwest) to feasibly accommodate up to fourplexes and townhouses without combining typical lots. 2 Based on this language, sites 1, 8, and 9 do not need to be rezoned because they are only projected to include moderate- or above-moderate-income housing, but sites 2-7 do.
Pipeline and opportunity site expectations
To our concern that the pipeline project sites were counted as being 100% developed, and that this 70% development assumption was not vetted against experience, San Leandro responded that "the sites inventory buffer accounts for the possibility of units not being developed" and that the 70% assumption was considered conservative for the Bay Area. This does not address our core concern. The pipeline projects' inclusion at 100% is, taken on its own, an unrealistic assumption, providing buffer that can be expected to evaporate. (The city has acknowledged that many approved projects languish, and while the city's program to remove expiration dates for entitlements will help pipeline projects, there is no evidence of exactly how much it will help.) Similarly, the 70% assumption for HOSs may be conservative by comparison with current practices, but recent reforms to RHNA recognize that current practices are deeply insufficient, creating paper plans that cities expect to fail. The burden is now on the city to show based on data of past experience what a realistic development assumption would be, not to poll conventional wisdom.
We do recognize and credit that the total projected units from pipeline, ADUs, and HOSs sum to over 140% of the overall RHNA allocation, which is probably better than many cities will be achieving this cycle. However, while this is an improvement, it is still on paper only. The pertinent question is whether the plan is sufficient to meet RHNA allocation in practice. San Leandro's recent history of growing housing by a mere 533 units from 2010 to 2022 (while population grew by 3,454) suggests that even assuming 50% of pipeline and 50% of HOSs are developed in the planning period might be overoptimistic. If we are wrong, there should be data to show why.
The city joins its peers in frequently pointing out that the city approves housing, but does not build it, arguing against blame if plans do not work out. But since non-governmental market conditions are known to make housing construction more expensive, that makes it all the more important for the city to mitigate the also-severe governmental constraints we do have control over - density limits, parking requirements, other development standards limiting building envelope, certainty of approval, etc.. That is what we ask San Leandro to seriously tackle via this Housing Element. 3 Avalon,
I realized belatedly there was one issue I left off when I helped compose East Bay for Everyone's letter.
Since it is the last day I will submit this comment under my own name only.
Another of EBFE's concerns about the housing opportunity sites was the inclusion of the Bay Fair BART property, owned by BART, for future development. While we look forward to this development, we noted that based on BART's official schedule and resource allocation, this property is highly unlikely to be developed during the planning period.
It appears BART made a similar comment to the city, but the edit in response was to add to the listed actions for the city to advocate to move up the timeline for development of Bay Fair (action 8.1). It remains listed as opportunity site 4 with a realistic capacity of 375 units within the planning period.
While it would be great if this happened, BART planning and development resources are stretched as they seek to use AB 2923 authority across many station sites at once to maximize housing development.
If anything changes about the schedule, projects are likely to be delayed rather than moved up. Site 4 capacity should be marked down significantly or eliminated based on this reality.
Thanks,
John
From: Stephanie Rabiner <[email protected]>
Sent: Wednesday, November 2, 2022 8:50 PM
To: Housing Element <[email protected]>
Subject: AFFH Comments
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Hello,
My comments primarily focus on the obligation to AFFH. I’ve been a fair housing attorney, advocate and practitioner In the Bay Area for over nine years, and as a former renter and new homeowner in San Leandro, I strongly recommend that the Housing Element better address the following issues:
(DFEH is now the California Civil Rights Department, so this should be updated to reflect that. I will be referring to them as CRD below.)
5.3.1. This does not paint an accurate picture of what fair housing services are available to San Leandro residents. There are only two organizations that provide actual fair housing services to San Leandro – Bay Area Legal Aid and ECHO. Project Sentinel’s fair housing division does not serve San Leandro households. Further, the other agencies listed in the chart do not provide fair housing services. Fair housing means housing discrimination. Fair housing services only include conducting outreach and education, advocacy and investigating complaints that involve housing discrimination, not general homeownership counseling or counseling for landlord/tenant issues. It is further essential to note that Bay Legal only provides assistance to low income households, which limits access to fair housing services in San Leandro. ECHO is also not a HUD-funded Fair Housing Initiatives Program (FHIP), and is thus not funded to provide the full range of fair housing enforcement services to local residents.
5.4 Though audit testing and encouraging compliance can be a useful tool, the failure to put sufficient emphasis on enforcement is problematic and should be discussed as a place for improvement. Testing is an essential tool in investigating complaints brought by individuals who have experienced discrimination, particularly at the rental application stage. Neither HUD nor CRD conduct complaintbased testing and look to fair housing organizations to conduct that testing on behalf of complainants.
Testing should be conducted prior to filing a complaint to ensure that the housing provider is not tipped off. How many complaint-based tests is ECHO conducting per year? Additionally, how many complaints with HUD or CRD is ECHO filing or helping residents file each year? Navigating the complaint filing process can be difficult, particularly for members of protect classes who are LEP or have disabilities. This data should be provided so we have a better understanding of the full scope of ECHO’s services.I have also seen ECHO’s audit report and I have serious questions about their testing methodology and whether it is accurate. Conducting race tests via email or telephone is highly inaccurate, especially if the proper methodology is not followed. Moreover, the rental market from the last 5 years has been one where units go quickly and housing providers receive dozens of emails and calls. One person receiving a call (or email) and the other not receiving a call (or email) does not speak to whether the lack of return call (or email) was due to race as opposed to the volume of calls (or email) and/or the quickness with which a unit was rented.
Table 5.16 Fair housing enforcement and outreach should not be a medium priority. ECHO is ineffective in its testing and does little enforcement activity from what I have seen. Obtaining a third-party audit of their testing methodology is a good start (Fred Freiberg at the Fair Housing Justice Center in NYC is a good place to start). However, with no cost, San Leandro can immediately begin negotiating annual CDBG contracts with ECHO that better emphasize enforcement activity – not just auditing and education activity. Require complaint-based testing and a certain number of complaints filed with HUD or CRD annually. ECHO also needs to better publicize training opportunities and offer these opportunities to tenants both in English and at a minimum, Spanish, as they also have Title VI obligations. I have lived in San Leandro since August 2018 as a renter, and earlier this year, a homeowner, and I have never seen any educational materials or information about outreach from ECHO. I only know about them because I work in fair housing.
We should also not just be prioritizing affordable housing, but affordable and median-income housing with appropriately sized units. We desperately need more 2- and 3-bedroom units, particularly in new developments. The city should incentivize developers to include larger unit sizes regardless of the targeted income population. See, for example, the proposed project by the movie theater at Bay Fair – hundreds of 1-bedroom units. Families with children will be primarily excluded from these units. These units also won’t address the overcrowding issue, which disproportionately impacts Black and Hispanic households.
Thank you,
Stephanie Rabiner
Avalon,
I hope you are well!
While there was not sufficient time to absorb the Housing Element revisions, it appears that we still have not removed residential-development parking minimums. It is clear that Planners, major cities, transit agencies, and environmental experts all agree that removal of minimums boosts small business, promotes housing development, encourages active transit, and puts people over parking. Why do we waffle? Your own San Leandro led workshop had developers that stated, if they developed here, they still would add some parking, because some buyers would demand some, but they all agreed that having no minimums was good for decreasing the price of development and would be an incentive to build more in our city. Everyone wins with no minimums, right?
Over the last three years we have asked people at seven listening sessions, five focus groups and 17 outreach events what change they would most like to see in San Leandro. The answer was “more safe walking and biking,” and one of the most frequent comments made was that “speeds are too high on our streets.” People don't want to get in their cars more; they are looking to get out of them. We must support that by shifting our infrastructure and policies to meet that need. Please, add in the Housing Element that San Leandro, in order to meet climate action plan goals and RHNA goals, will eliminate residential development parking minimums, and work with developers to meet San Leandro’s future interests.
Patty Breslin
Executive Director
510 289 3891
SanLeandro2050.org
Community Climate Solutions
Environmental Justice affirms the need for urban and rural ecological policies to clean up and rebuild our cities and rural areas in balance with nature, honoring the cultural integrity of all our communities, and provided fair access for all to the full range of resources. EJ Principle #12 From: Lance Storm <[email protected]>
Sent: Wednesday, November 2, 2022 10:50 PM
To: Housing Element <[email protected]>
Subject: Housing Development.
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It is 2022.
What is an Actual Sustainable Design? What is Possible? What is Respectful design to are climate Change Emergency!?! It is Important to Understand the Sustainable technology that is Available.
Every New House. Should have solar Panels. That don't need to be on the Roof!!!!! A Backup Power System for Power Outages. Called Batteries.
As Well as Solar Hot water Systems.
That can Boost the Regular Hot water system.
New Houses Will need to be Constructed With Thease Updates.
Older Houses Can be Easily Updated.
###. Sustainability Reaserch Reporting
I Found the Best Solution is to Separate High Demand Appliances. Like the Electric water heater, Electric Furnace,and Electric Stove. Dryer To Keep on the Grid and let them shut off during power Outages. ** For The Low Power Systems like the, lights, Internet, Power Outlets. Stereo Computers,. Should be Isolated from the high power Units and be Switchable from Grid to Off Grid. Transfer switches Are Readily Available. The Users can switch Circuits from Off Grid to grid if they Whant. Or Have Specific Rooms on The Solar/ Battery systems.
The Users. Should be able to select. For Exsample. Only one Bedroom might be on the Solar Equipment during winter. But the Entire house might be on the solar Equipment During Summer.
It will Require Education and a Culture Shift
Grid Tie Systems Turn off during Power Outages. And are not very Resilient because of this.
You don't often get email from [email protected]. Learn why this is important Grid Tie Systems could be modified. To Switch the PV power to a Charge Controller during power Outages.
I am Setting up off Grid Solar Systems for around $3,000. For a House. With about. 1200watt array, and about 100-400amp hours of Batteries at 24volts.
My Standard for house's is 24volts DC Systems.
I Recently Started using. Lithium iron Phosphate Batteries as well.
With a 2300-3000 watt. Inverters. For the Entire House.
At the Sight at 2824 Halcyon Dr. San Leandro. I set up the Large White Building to be Switchable from Grid to Off Grid easily with a $500 Off Grid Kit. As a Sustainablity Office for Learning.
I Converted the Gas water Heater to be Electric for Under $100.
All Electric Houses. With no Solar panels is Really 1990's Tech. It Might be Time to move Forward into the Future.
FYI
All the Equipment is Available Online today!!
San Leandro Sustainability Office
At Historical Halcyon Park.
2824 Halcyon Dr.
Also. I Still Believe in What's Possible at 2824 Halcyon Dr. On July 4th 2022. It had a Sustainablity Office, An Urban Farm, and Bird Sanctuary. As well as an Off Grid Starting Kit for the House. I Believe the Opportunity was Abandoned to The Homeless Because of the lack of Respect for the Opertunity. It Would have been Semi Easy to have the Irrigation Well pump on Solar. And have a Sustainable Food Supply Urban Farm. The Local Cumunity was Very Supportive. But their Opinion was not really Valued.
Link
https://vimeo.com/757053152
Thank you. San Leandro.
Lance T Storm
Grey Engineering.
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/
Sites Inventory
Draft Housing Element B-1
Table A: Housing Element Sites Inventory, For Alameda County jurisdictions, please format the APN's as follows: 999A‐9999‐999‐99 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 Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Priority Development Area (PDA) Current Improvement to Land Value Ratio Current Floor Area Ratio SAN LEANDRO 13489 E 14TH ST 94578 077D‐1405‐001‐01 MUC SA‐2 18 85 0.29 Vacant YES ‐ Current YES ‐ Special District‐Owned Available Used in Two Consecutive Prior Housing Elements ‐ Vacant 0 0 12 12 E 14th Street PDA 0 0.07 SAN LEANDRO 13940 E 14TH ST 94578 077E‐1548‐001‐06 MUC SA‐1 18 85 0.67 Vacant YES ‐ Current NO ‐ Privately‐Owned Available Used in Two Consecutive Prior Housing Elements ‐ Vacant 12 14 14 40 E 14th Street PDA 0 0SAN LEANDRO 14583 E 14TH ST 94578 077D‐1460‐001‐00 MUC/RM RD/SA‐1 18 85 1.36 Misc. Commercial Uses YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 35 0 0 35 Bay Fair BART Village PDA 0.37 0.2 SAN LEANDRO 15242 HESPERIAN BLVD 94578 077D‐1490‐019‐00 BTOD/PR B‐TOD 65 N/A 4.23 BART parking lot YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 56 0 319 375 E 14th Street PDA 0 0 SAN LEANDRO 14263 E 14TH ST 94578 077D‐1432‐040‐01 MUC SA‐1 18 85 0.72 Used car lot and auto storage YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 43 0 0 43 E 14th Street PDA 0.28 0.12 SAN LEANDRO 14830 E 14TH ST 94578 077E‐1593‐013‐08 MUC SA‐3 18 85 1 Used car dealer YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 59 5 0 64 Downtown TOD PDA 0.03 0 SAN LEANDRO 1805 WASHINGTON AVE 94577 075‐0008‐003‐03 MUD DA‐2 20 100 0.52 Brake and wheel shop and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 11 13 13 37 n/a 0.99 0.32 SAN LEANDRO 604 MACARTHUR BLVD 94577 076‐0319‐014‐02 A MUC CC 0 24 0.76 Restaurant and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element – Non‐Vacant 0 12 0 12 n/a 0.31 0.28 SAN LEANDRO 560 MACARTHUR BLVD 94577 076‐0319‐025‐01 A MUC CC 0 24 0.46 Restaurant and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element – Non‐Vacant 0 7 0 7 E 14th Street PDA 0.17 0.1SAN LEANDRO 14875 BANCROFT AVE 94578 077E‐1593‐015‐04 MUC SA‐3 18 85 0.8 Misc. commercial uses YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 14 16 16 46 Bay Fair BART Village PDA 0.55 0.09SAN LEANDRO 1300 FAIRMONT DR 94578 077D‐1495‐021‐00 B BTOD B‐TOD 60 N/A 5.78 Shopping center and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 152 177 177 506 Bay Fair BART Village PDA 0.82 0.24SAN LEANDRO 1330 FAIRMONT DR 94578 077D‐1495‐018‐00 B BTOD B‐TOD 60 N/A 0.97 Shopping center and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 26 30 30 86 Bay Fair BART Village PDA 1.68 0.22SAN LEANDRO E 14TH ST 94578 077D‐1495‐022‐00 B BTOD B‐TOD 60 N/A 3.07 Shopping center and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 80 94 94 268 Bay Fair BART Village PDA 1.71 0.19SAN LEANDRO 15251 E 14TH ST 94578 077D‐1495‐015‐00 B BTOD B‐TOD 60 N/A 0.5 Shopping center and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 0 43 0 43 Bay Fair BART Village PDA 2.9 0.27SAN LEANDRO 15555 E 14TH ST 94578 077D‐1490‐030‐00 BTOD B‐TOD 65 N/A 4.78 Bayfair Center Mall and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 125 146 146 417 Bay Fair BART Village PDA 0.82 0.4 SAN LEANDRO 600 CASTRO ST 94577 075‐0067‐001‐06 MUTOD DA‐2 20 125 0.83 Warehouse and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 22 25 25 72 Downtown TOD PDA 0.57 0.22 SAN LEANDRO 440 PERALTA AVE 94577 075‐0225‐001‐04 C MUTOD DA‐2 20 125 1.33 Warehouse and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 35 41 41 117 n/a 0.25 0.42SAN LEANDRO 523 SAN LEANDRO BLVD 94577 075‐0225‐001‐03 C MUTOD DA‐2 20 125 0.88 Auto body shop and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 25 26 26 77 Downtown TOD PDA 0.14 0.1SAN LEANDRO 1565 ALVARADO ST 94577 075‐0047‐014‐00 MUTOD DA‐4/DA‐6 60 125 4.55 Warehouse and surface parking YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 119 139 139 397 Downtown TOD PDA 2.34 0.37 814 788 1052 2654
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): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_10‐article_1 CC Mixed‐Use (Chapter 2.08.200): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_200 DA‐2 Mixed‐Use(Chapter 2.08.228): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_228 DA‐4/D‐6 Mixed‐Use (Chapter 2.08.236, 2.08.240): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_236 RD Single Family Residential and Two‐Family Residential (Chapter 2.04.200) SA‐1 Mixed‐Use (Chapter 2.08.260): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_260 SA‐2 Mixed‐Use (Chapter 2.08.264): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_264 SA‐3 Mixed‐Use (Chapter 2.08.268): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2‐chapter_2_08‐article_1‐2_08_268 RD/SA‐1 Residential Duplex (RD)/South Area-1 (SA-1): https://library.qcode.us/lib/san_leandro_ca/pub/zoning_code/item/title_2-chapter_2_08-article_1-2_08_260 San Leandro 6th Cycle Housing Element Sites
Site ID 1 Group N/A
APN 077D-1405-001-01 Year Built N/A
Address 13489 E 14th Street Current Use Vacant Commercial Land Parcel Size 0.29 Acres FAR N/A
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0
General Plan Corridor Mixed Use (MUC)
Zoning South Area-2 (SA-2)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 7 Total Units: 0 Lower, 0 Moderate, 7 Above-Moderate Amended Realistic Capacity 12 Total Units: 0 Lower, 0 Moderate, 12 Above-Moderate Identified in Prior Cycle(s) Used in Two Consecutive Prior Housing Elements - Vacant Criteria Met 1, 2, 4
SITE DESCRIPTION
This vacant corner site was last sold in 2014 and is located within the E. 14th Street Priority Development Area. The property is located between the San Leandro BART Station and the Bay Fair BART Station. The site is within a 5-minute walk to a grocery store, San Leandro High School, and other retail shops and services. The site is considered Very Walkable (81) and most errands can be done on foot. There is developer interest in developing the site with housing. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-2 District from 35 to 85 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 59.5 du/ac.
1 Site ID 2 Group N/A
APN 077E-1548-001-06 Year Built N/A
Address 13940 E 14th Street Current Use Vacant Commercial Land Parcel Size 0.67 Acres FAR N/A
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0
General Plan Corridor Mixed Use (MUC)
Zoning South Area-1 (SA-1)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 17 Total Units: 5 Lower, 6 Moderate, 6 Above-Moderate Amended Realistic Capacity 40 Total Units: 12 Lower, 14 Moderate, 14 Above-Moderate Identified in Prior Cycle(s) Used in Two Consecutive Prior Housing Elements – Vacant Criteria Met 1, 2
SITE DESCRIPTION
This mid-block, vacant site is located within the E. 14th Street Priority Development Area, between two automotive uses. The San Leandro Hospital and Senior Center are located across the street and the site is very walkable (with a Walk Score of 83) and multiple community organizations, services, and schools are within a 10-minute walk. The site less than a 10-minute bus ride away from downtown, San Leandro BART, and Bay Fair BART. Developers have expressed an interest in developing the site with housing. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-1 District from 35 to 85 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 59.5 du/ac.
2 Site ID 3 Group N/A
APN 077D-1460-001-00 Year Built 1944
Address 14583 E 14th Street Current Use Misc. Commercial Uses Parcel Size 1.36 Acres FAR 0.20
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0.37
General Plan Corridor Mixed Use (MUC)/Medium Density Residential (RM) Zoning Residential Duplex (RD)/South Area-1 (SA-1)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 33 Units: 33 Lower, 0 Moderate, 0 Above-Moderate Amended Realistic Capacity 35 Units: 35 Lower, 0 Moderate, 0 Above-Moderate Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2, 3
SITE DESCRIPTION
This 1.36-acre site in the E. 14th Street Priority Development Area is one of the larger available sites in the E.14th Street South Area between Downtown and the Bay Fair TOD. The underutilized site currently has a mix of personal service and commercial uses. The land is valued at roughly three times the buildings, which were constructed in the mid-1940s. The site is located in a neighborhood with several multi-family housing development applications currently under review and is in close proximity to goods and services. The site is a 9-minute bike ride to the San Leandro BART station and is considered Very Walkable (87). There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-1 District from 35 to 85 du/ac. The Amended Realistic Capacity would be 81 units based on an assumed density of 59.5 du/ac; however, assumptions include lowering the unit count to 35 to align with 5th cycle assumptions and account for the site’s split-zoning.
3 Site ID 4 Group N/A
APN 077D-1490-019-00 Year Built N/A
Address 15242 Hesperian Blvd Current Use BART parking lot Parcel Size 10.88 Acres* FAR N/A
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio N/A
General Plan Bay Fair Transit-Oriented Development (BTOD)/ Parks & Recreation (PR)
Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 65 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 375 Units: 56 Lower, 0 Moderate, 319 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2
SITE DESCRIPTION
The Bay Fair BART station parking lot is a key opportunity site. The Bay Fair TOD Specific Plan and implementing Zoning are intended to transform the area around the Bay Fair BART into a vibrant transit village. The City is committed to continuing to partner with BART to advance pre-development efforts on the site. There are no known environmental hazards or contaminations on the site.
Unit assumptions conservatively match 5th cycle unit assumptions of 375 units with lower income units equal to the City’s minimum 15 percent inclusionary housing requirement although BART has set a 35 percent system-wide affordable housing target. *The assumptions conservatively assume housing development on only 4.23 acres of the 10.88-acre parcel using an assumed density of 87.5 du/ac despite no maximum density or minimum parking requirements in the B-TOD District. An approved multi-family development in the B-TOD District adjacent to Site 15 achieved 138 du/ac with approximately 500 units on 3.6 acres. 4 Site ID 5 Group N/A
APN 077D-1432-040-01 Year Built 1935
Address 14263 E 14th Street Current Use Used car lot and auto storage Parcel Size 0.72 Acres FAR 0.12
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0.28
General Plan Corridor Mixed Use (MUC)
Zoning South Area-1 (SA-1)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 17 Units: 17 Lower, 0 Moderate, 0 Above-Moderate Amended Realistic Capacity 43 Units: 43 Lower, 0 Moderate, 0 Above-Moderate Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2, 3
SITE DESCRIPTION
This corner site, located within the E. 14th Street Priority Development Area, is currently occupied by a used car dealership and automotive repair businesses. The land value is assessed at approximately four times the improvement value. Similar to the other properties on E. 14th Street, the site has a high Walk Score of 84 and is easily accessible to transit and downtown. The property has common ownership with 1371 143rd Avenue (currently a vacant office building) and there is potential for lot consolidation with a combined 1.17 acres. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-1 District from 35 to 85 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 59.5 du/ac.
5 Site ID 6 Group N/A
APN 077E-1593-013-08 Year Built Unknown
Address 14830 E 14th Street Current Use Used car dealer Parcel Size 1.00 Acres FAR No Data
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0.03
General Plan Corridor Mixed Use (MUC)
Zoning South Area-3 (SA-3)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 25 Units: 23 Lower, 2 Moderate, 0 Above-Moderate Amended Realistic Capacity 64 Units: 59 Lower, 5 Moderate, 0 Above-Moderate Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2
SITE DESCRIPTION
This mid-block site located within the E. 14th Street Priority Development Area is currently occupied by a used car dealership and is adjacent to multi-family development. The underutilized site has an extremely low improvement to land value ratio. Similar to the other properties on E. 14th Street, the site has a high Walk Score of 87 and is a five-minute bike ride to Bay Fair BART station. The site adjoins Site 10 and there may be opportunities for consolidation for a combined site of 1.8 acres. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-3 District from 35 to 85 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 59.5 du/ac. 6 Site ID 7 Group N/A
APN 075-0008-003-03 Year Built 1941
Address 1805 Washington Ave Current Use Brake and wheel shop Parcel Size 0.52 Acres FAR 0.32
Priority Dev. Area Downtown TOD
Imp. to Land Value Ratio 0.99
General Plan Downtown Mixed Use (MUD)
Zoning Downtown Area 2 (DA-2)
Current Density 20-40 du/ac
Amended Density 20-100 du/ac
Current Realistic Capacity 15 Units: 5 Lower, 5 Moderate, 5 Above-Moderate Amended Realistic Capacity 37 Units:11 Lower, 13 Moderate, 13 Above-Moderate Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2, 3
SITE DESCRIPTION
This corner site within the Downtown TOD Priority Development Area is currently occupied by a brake and wheel shop and is located across the street from multi-family development in close proximity to Downtown retail and service. The site is classified as Walker’s Paradise (95) and is a 2-minute bike ride or 11-minute walk to San Leandro BART. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the DA-2 District from 40 to 100 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 70 du/ac. 7 Site ID 8 Group A
APN 076-0319-014-02 Year Built 1959
Address 604 MacArthur Blvd Current Use Restaurant
Parcel Size 0.76 Acres FAR 0.28
Priority Dev. Area N/A
Imp. to Land Value Ratio 0.31
General Plan Corridor Mixed Use (MUC)
Zoning Community Commercial (CC)
Current Density 0-24 du/ac
Amended Density N/A
Current Realistic Capacity 12 Units: 0 Lower, 12 Moderate, 0 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2, 3, 4
SITE DESCRIPTION
This 0.76-acre underutilized site is occupied by a 1950s-era restaurant with large parking area. The site has a low FAR and the land is valued at three times the building. The site is in common ownership with Site 9, which are 1.22 acres combined. The site has a Walk Score of 75 and is close to There is property owner interest in housing development at the site. There are no known environmental contaminations on the site.
Zoning Text and Map Amendments to establish a Housing (H) Overlay Zone are proposed concurrently with Housing Element Update to make multi-family and mixed-use developments permitted by right in this location. Unit Assumptions are based on an assumed density of 16.8 du/ac. 8-A
Site ID 9 Group A
APN 076-0319-025-01 Year Built 1954
Address 560 MacArthur Blvd Current Use Restaurant
Parcel Size 0.46 Acres FAR 0.10
Priority Dev. Area N/A
Imp. to Land Value Ratio 0.17
General Plan Corridor Mixed Use (MUC)
Zoning Community Commercial (CC)
Current Density 0-24 du/ac
Amended Density N/A
Current Realistic Capacity 7 Units: 0 Lower, 7 Moderate, 0 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Used in Prior Housing Element – Non-Vacant Criteria Met 1, 2, 3, 4
SITE DESCRIPTION
This 0.46-acre underutilized site is occupied by a 1950s-era restaurant with low FAR. The land is valued at six times the building value. The site is in common ownership with Site 8, which are 1.22 acres combined.
There is property owner interest in housing development at the site. There are no known environmental contaminations on the site.
Zoning Text and Map Amendments to establish a Housing (H) Overlay Zone are proposed concurrently with Housing Element Update to make multi-family and mixed-use developments permitted by right in this location. Unit Assumptions are based on an assumed density of 16.8 du/ac 9-A
Site ID 10 Group N/A
APN 077E-1593-015-04 Year Built Unknown
Address 14875 Bancroft Ave Current Use Misc. Commercial Uses Parcel Size 0.80 Acres FAR 0.09
Priority Dev. Area E 14th Street
Imp. to Land Value Ratio 0.55
General Plan Corridor Mixed Use (MUC)
Zoning South Area-3 (SA-3)
Current Density 18-35 du/ac
Amended Density 18-85 du/ac
Current Realistic Capacity 21 Units: 7 Lower, 7 Moderate, 7 Above-Moderate Amended Realistic Capacity 46 Units: 14 Lower, 16 Moderate, 16 Above-Moderate Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2, 4
SITE DESCRIPTION
This underutilized mid-block site located within the E. 14th Street Priority Development Area has an extremely low FAR of 0.09. The site has a high Walk Score of 87 and is a five-minute bike ride to Bay Fair BART station. The site adjoins Site 6 and there may be opportunities for consolidation for a combined site of 1.8 acres. There is property owner interest in multi-family housing development at this site. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the SA-3 District from 35 to 85 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 59.5 du/ac.
10 Site ID 11 Group B
APN 077D-1495-021-00 Year Built 1981
Address 1300 Fairmont Drive Current Use Shopping center and parking lot Parcel Size 5.78 Acres FAR 0.24
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio 0.82
General Plan Bay Fair Transit-Oriented Development (BTOD) Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 60 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 506 Units: 152 Lower, 177 Moderate, 177 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2, 3, 4
SITE DESCRIPTION
This site is in common ownership with sites 12, 13, and 14 for a combined 10.3 acres. The Fairmont Square shopping center was built in the early 1980s and has excellent redevelopment potential as part of the Bay Fair TOD. The property owner has an established track-record with multi-family and mixed-use developments near transit and has expressed interest in higher-density housing as part of a mixed-use project at the site. There are no minimum parking standards in the B-TOD District and the site is within ½ mile of Bay Fair BART. here are no known environmental hazards or contaminations on the site.
Assumptions conservatively assume a realistic density of 87.5 du/ac despite having no maximum density in the B-TOD District.
11-B
Site ID 12 Group B
APN 077D-1495-021-00 Year Built 1980
Address 1330 Fairmont Drive Current Use Shopping Center Parcel Size 0.97 Acres FAR 0.22
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio 1.68
General Plan Bay Fair Transit-Oriented Development (BTOD) Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 60 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 86 Units: 26 Lower, 30 Moderate, 30 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 3, 4
SITE DESCRIPTION
This site is in common ownership with sites 11, 13, and 14 for a combined 10.3 acres. The Fairmont Square shopping center was built in the early 1980s and has excellent redevelopment potential as part of the Bay Fair TOD. The property owner has an established track-record with multi-family and mixed-use developments near transit and has expressed interest in higher-density housing as part of a mixed-use project at the site. There are no minimum parking standards in the B-TOD District and the site is within ½ mile of Bay Fair BART. There are no known environmental hazards or contaminations on the site.
Assumptions conservatively assume a realistic density of 87.5 du/ac despite having no maximum density in the B-TOD District.
12-B
Site ID 13 Group B
APN 077D-1495-022-00 Year Built 1980
Address E 14th Street Current Use Shopping center and parking lot Parcel Size 3.07 Acres FAR 0.19
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio 1.71
General Plan Bay Fair Transit-Oriented Development (BTOD) Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 60 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 268 Units: 80 Lower, 94 Moderate, 94 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 3, 4
SITE DESCRIPTION
This site is in common ownership with sites 11, 12, and 14 for a combined 10.3 acres. The Fairmont Square shopping center was built in the early 1980s and has excellent redevelopment potential as part of the Bay Fair TOD. The property owner has an established track-record with multi-family and mixed-use developments near transit and has expressed interest in higher-density housing as part of a mixed-use project at the site. There are no minimum parking standards in the B-TOD District and the site is within ½ mile of Bay Fair BART. There are no known environmental hazards or contaminations on the site.
Assumptions conservatively assume a realistic density of 87.5 du/ac despite having no maximum density in the B-TOD District.
13-B
Site ID 14 Group B
APN 077D-1495-015-00 Year Built 1986
Address 15251 E 14th Street Current Use Restaurant and surface parking Parcel Size 0.5 Acres FAR 0.27
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio 2.90
General Plan Bay Fair Transit-Oriented Development (BTOD) Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 60 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 43 Units*: 0 Lower, 43 Moderate, 0 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 3, 4
SITE DESCRIPTION
This site is in common ownership with sites 11, 12, and 13 for a combined 10.3 acres. The Fairmont Square shopping center was built in the early 1980s and has excellent redevelopment potential as part of the Bay Fair TOD. The property owner has an established track-record with multi-family and mixed-use developments near transit and has expressed interest in higher-density housing as part of a mixed-use project at the site. There are no minimum parking standards in the B-TOD District and the site is within ½ mile of Bay Fair BART. There are no known environmental hazards or contaminations on the site.
Assumptions conservatively assume a realistic density of 87.5 du/ac despite having no maximum density in the B-TOD District.
14-B
Site ID 15 Group N/A
APN 077D-1490-030-00 Year Built 1970
Address 15555 E 14th St Current Use Bayfair Center Mall and parking lot Parcel Size 35.95 Acres* FAR 0.40
Priority Dev. Area Bay Fair BART Village
Imp. to Land Value Ratio 0.82
General Plan Bay Fair Transit-Oriented Development (BTOD) Zoning Bay Fair Transit-Oriented Development (B-TOD)
Current Density 65 du/ac min – no max density (conservatively assumed 125 du/ac) Amended Density N/A
Current Realistic Capacity 417 Units: 125 Lower, 146 Moderate, 146 Above-Moderate Amended Realistic Capacity N/A
Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2, 3, 4
SITE DESCRIPTION
The Bayfair Center aging mall site is a key housing opportunity site adjacent to Bay Fair BART that was recently acquired by new owners. The Bay Fair TOD Specific Plan and implementing Zoning are intended to transform the area around Bay Fair BART into a vibrant transit village. The City is in regular coordination with the new owners who have expressed interest in development opportunities on the site. There are no known environmental hazards or contaminations on the site.
*The assumptions conservatively assume housing development on only 4.78 acres of the 35.95-acre mall site using an assumed density of 87.5 du/ac despite no maximum density or minimum parking requirements in the B-TOD District. An approved multi-family development in the B-TOD District adjacent to Site 15 achieved 138 du/ac with approximately 500 units on 3.6 acres.
15 Site ID 16 Group N/A
APN 075-0067-001-06 Year Built 1973
Address 600 Castro Street Current Use Warehouse and surface parking Parcel Size 0.83 Acres FAR 0.22
Priority Dev. Area Downtown TOD
Imp. to Land Value Ratio 0.57
General Plan Transit-Oriented Development Mixed Use (MUTOD) Zoning Downtown Area 2 (DA-2)
Current Density 20-40 du/ac
Amended Density 20-125 du/ac
Current Realistic Capacity 24 Units: 8 Lower, 8 Moderate, 8 Above-Moderate Amended Realistic Capacity 72 Units: 22 Lower, 25 Moderate, 25 Above-Moderate Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2, 3
SITE DESCRIPTION
This site in the Downtown TOD Priority Development Area is in common ownership with the neighboring 0.78- acre site at 621 Williams St. and offers consolidation potential. The site is Very Walkable (85) and has Good Transit (64) access. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the DA-2 District within the MUTOD Land Use Designation from 40 to 125 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 87.5 du/ac.
16 Site ID 17 Group C
APN 075-0225-001-04 Year Built Unknown
Address 440 Peralta Ave Current Use Warehouse and surface parking Parcel Size 1.33 Acres FAR 0.42
Priority Dev. Area Downtown TOD
Imp. to Land Value Ratio 0.25
General Plan Transit-Oriented Development Mixed Use (MUTOD) Zoning Downtown Area 2 (DA-2)
Current Density 20-40 du/ac
Amended Density 20-125 du/ac
Current Realistic Capacity 38 Units: 12 Lower, 13 Moderate, 13 Above-Moderate Amended Realistic Capacity 117 Units: 35 Lower, 41 Moderate, 41 Above-Moderate Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2
SITE DESCRIPTION
This site is located about 0.5 miles from San Leandro BART and there is an existing Class II bike route along San Leandro Boulevard that offers a direct connection to the station. There is lot consolidation potential with adjacent Site 18 for a combined 2.34 acres. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the DA-2 District from 40 to 125du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 87.5 du/ac.
17-C
Site ID 18 Group C
APN 075-0225-001-03 Year Built 1962
Address 523 San Leandro Blvd Current Use Auto body shop and surface parking Parcel Size 1.01 Acres* FAR 0.10
Priority Dev. Area N/A
Imp. to Land Value Ratio 0.14
General Plan Transit-Oriented Development Mixed Use (MUTOD) Zoning Downtown Area 2 (DA-2)
Current Density 20-40 du/ac
Amended Density 20-125 du/ac
Current Realistic Capacity 24 Units: Lower, Moderate, Above-Moderate Amended Realistic Capacity 77 Units: Lower, Moderate, Above-Moderate Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 2, 3
SITE DESCRIPTION
This underutilized site was last sold in 2018 and is occupied by an auto body and towing company. It is located about 0.5 miles from San Leandro BART and there is an existing Class II bike route along San Leandro Boulevard that offers a direct connection to the station. There is lot consolidation potential with adjacent Site 17 for a combined 2.34 acres. There are no known environmental hazards or contaminations on the site.
Concurrent Zoning Amendments are proposed to increase the maximum density in the DA-2 District from 40 to 100 du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 70 du/ac. *The assumed site area used in assumptions was conservatively reduced to 0.88 acres due to the triangular shape of the parcel.
18-C
Site ID 19 Group N/A
APN 075-0047-014-00 Year Built 1988
Address 1565 Alvarado Street Current Use Warehouse and surface parking Parcel Size 4.55 Acres FAR 0.37
Priority Dev. Area Downtown TOD
Imp. to Land Value Ratio 2.34
General Plan Transit-Oriented Development Mixed Use (MUTOD) Zoning Downtown Area 4 (DA-4)/Downtown Area 6 (DA-6)
Current Density 60-100 du/ac
Amended Density 60-125 du/ac
Current Realistic Capacity 320 Units: 96 Lower, 112 Moderate, 112 Above-Moderate Amended Realistic Capacity 397 Units: 119 Lower, 139 Moderate, 139 Above-Moderate Identified in Prior Cycle(s) Not Used in Prior Housing Element Criteria Met 1, 3, 4
SITE DESCRIPTION
This site in the Downtown TOD Priority Development Area is occupied by a 74,000 warehouse and has three main tenants, the leases for two of the tenants, which comprise approximately half of the total warehouse space are set to expire in the next three years. This property is located adjacent to the new San Leandro Tech Campus that was completed in 2019 and is located within walking distant to the San Leandro BART Station and to downtown, with a Walk Score of 76. This site offers a walkable setting with many amenities a short distant away. There are no known environmental hazards or contaminations on the site, and there is developer interest in this area due to its proximity to BART and connectivity to major employment centers around the Bay Area.
Concurrent Zoning Amendments are proposed to increase the maximum density in the DA-4 District from 100 to 125du/ac, which is reflected in the Amended Realistic Capacity based on an assumed density of 87.5 du/ac. There is no maximum density in the DA-6 District. 19 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.
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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:
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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.
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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.
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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.
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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.
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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.