Overlaying Figure E-26(Median Household Income) and Figure E-29 (TCAC Education Scores) reveals that areas with lower education scores correspond with areas with lower income households (largely composed of minorities) and vice versa. With reference to Table E-24, we also see that index values for school proficiency are higher for White residents, indicating a greater access to high quality schools regardless of poverty status.
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Figure E-31: Contra Costa County TCAC Opportunity Areas – Education Score By Tract Source: Contra Costa County Collaborative (C4) Regional AFFH Context prepared by MIG Graduation rates by race and ethnicity for Contra Costa County are presented in Table E-26.
Contra Costa County had higher graduation rates than the State of California for both the 2016- 171 and 2020-21 classes. In both 2017 and 2021, the Asian population had the highest graduation rate, increasing from 95.2 percent in 2017 to 96.2 percent in 2021. Graduation rates for all racial and ethnic groups increased between 2017 and 2021, with American Indian and Alaska Native students, students without their race reported, and African American students saw the largest increases in graduation rates.
Table E-26: High School Graduation Rates By Race/Ethnicity – Contra Costa County (2016-2021)
2016-2017 2020-2021
Students Graduation
Rate Students Graduation Rate
African American 1,480 78.6% 1,304 83.2%
American Indian and Alaska Native 41 78.0% 42 85.7%
Asian 1,515 95.2% 1,871 96.2%
Filipino 678 94.5% 673 95.4%
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Hispanic or Latino 4,495 81.9% 5,125 84.8%
Pacific Islander 93 88.2% 88 88.6%
White 4,882 92.3% 4,473 93.4%
Two or more races 534 89.5% 740 91.4%
Not Reported 53 69.8% 82 75.6%
Contra Costa County 13,771 87.6% 14,398 89.6%
California 493,795 82.7% 500,179 83.6%
Source: California Department of Education, Data Reporting Office. Cohort Outcome Data for the Class of 2016- 17 and 2020-21.
1.3.4.2.2 Local Trends
Greatschools.org is a non-profit organization that rates schools across the States. The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating.
Ratings at the lower end of the scale (1-4) signal that the school is “below average,” 5-6 “average.” and 7-10 “above average.” San Ramon has:
• Two public high schools (Dougherty Valley High School – GreatSchools rating of 10; California High School – GreatSchools rating of 9);
• Four public middle schools with GreatSchool ratings of 8 and 9); • Twelve public elementary schools (4 schools with a rating of 9; six schools with a rating of 8 and two schools with a rating of 7).
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Figure E-32: Great School Ratings (2022) – San Ramon
Note: Private schools are shown in gray.
Source: GreatSchools.org, GreatSchools Rating – San Ramon, CA, 2022.
Public schools in San Ramon are part of the San Ramon Valley Unified School District (SRVUSD).
SRVUSD has 32,000 students, 36 schools, 3,500 employees and encompasses the communities of Alamo, Blackhawk, Danville, and San Ramon (including the new Dougherty Valley communities in east San Ramon) as well as a small portion of the cities of Walnut Creek and Pleasanton.
The SRVUSD website includes an Equity Report showing demographic information for the District.
Table E-27 shows the changes in student demographics over a twenty year period (2000 to 2020). In 2000, people of color comprised 19 percent of the student body. In 2020, that percentage had increased to 62 percent. While the percentage of Asian, Hispanic or Latino, students of two or more races and Filipino students all increased during the 20 year period, the percentage of Black students stayed relatively the same (1.8 percent and 1.7 percent respectively) and the percentages of Pacific Islander and American Indian and Alaska Native students decreased.
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Table E-27: SRVUSD’s Student Demographics – 1999-2000 to 2019-2020 – San Ramon 1999-2000 2019-2020
White 80.8% 38.3%
Asian 10.6% 38.8%
Latinx 4.1% 8.8%
Two or more races N/A 8.3%
Filipino 1.6% 3.6%
Black 1.8% 1.7%
Pacific Islander 0.4% 0.2%
American Indian and Alaska Native 0.7% 0.2%
Source: SRVSD Equity Report, www.srvusd.k12.ca.us
Table E-28 shows the graduation rates of students in the SRVUSD for 2016-2017 and 2020- 2021. In 2021, SRVUSD had a 96.5 percent graduation rate, which is higher than the County (89.6%) and the State (83.6%). Graduation rates for all reported race and ethnic groups were over 90 percent, with the highest being for African American (98.0%) and Asian (98.4%) students.
It should also be noted that the graduation rates for these two groups increased or stayed the same between 2017 and 2021 while the rates dropped for other groups during the same time period.
The graduation rate for all of SRVUSD also declined from 97.4 percent in 2017 to 96.5 percent in 2021.
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Table E-28: High School Graduation Rates By Race/Ethnicity – SRVUSD (2016-2021) – San Ramon
2016-2017 2020-2021
Students Graduation
Rate Students Graduation Rate
African American 43 97.7% 49 98.0%
American Indian and Alaska Native * * * *
Asian 691 98.3% 989 98.4%
Filipino 96 97.9% 96 94.8%
Hispanic or Latino 236 96.6% 248 93.5%
Pacific Islander * * * *
White 1,258 97.1% 1,164 96.0%
Two or more races 143 96.5% 196 93.9%
Not Reported * * * *
San Ramon Valley Unified School
District 2,473 97.4% 2,751 96.5%
Source: California Department of Education, Data Reporting Office. Cohort Outcome Data for the Class of 2016- 17 and 2020-21.
Note: to protect student privacy, data are suppressed (*) on the Cohort Reports if the cell size within a selected student population (cohort students) is 10 or less. Additionally, on the Ethnicity reports, “Not Reported” is suppressed, regardless of actual cell size, if the student population for one or more other ethnicity groups is suppressed.
TCAC Opportunity Area education scores for San Ramon tracts are shown in Figure E-33. All tracts have scores exceeding 0.75. Table E-25 above shows that two tracts have education scores of 0.818 and 0.892 and the remaining tracts have scores of 0.90 or higher. These TCAC scores are similar to surrounding jurisdictions in the southern and central portions of Contra Costa County.
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Figure E-33: San Ramon TCAC Opportunity Areas – Education Score By Tract – San Ramon
1.3.4.3 Transportation
1.3.4.3.1 Regional Trends
Access to public transit is of paramount importance to households affected by low incomes and rising housing prices, especially because lower income households are often transit dependent.
Public transit should strive to link lower income persons, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage and increase housing mobility, which enables residents to locate housing outside of traditionally low-income neighborhoods.
Transportation opportunities are depicted by two indices: (1) the transit trips index and (2) the low transportation cost index. The transit trips index measures how often low-income families in a neighborhood use public transportation. The index ranges from 0 to 100, with higher values indicating a higher likelihood that residents in a neighborhood utilize public transit. The low transportation cost index measures cost of transportation and proximity to public transportation by neighborhood. It too varies from 0 to 100, and higher scores point to lower transportation costs in that neighborhood.
Neither indices, regardless of poverty level, varies noticeably across racial/ethnic categories. All races and ethnicities score highly on both indices with values close in magnitude. If these indices
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are accurate depictions of transportation accessibility, it is possible to conclude that all racial and ethnic classes have high and relatively equal access to transportation at both the jurisdiction and regional levels. If anything, both indices appear to take slightly higher values for non-Hispanic Blacks and Hispanics, suggesting better access to transit and lower costs for these protected groups.
Contra Costa County is served by rail, bus, and ferry transit but the quality of service varies across the county. Much of Contra Costa County is connected to other parts of the East Bay as well as to San Francisco and San Mateo County by Bay Area Rapid Transit (BART) rail service. The Richmond-Warm Springs/South Fremont and Richmond-Daly City/Millbrae Lines serve El Cerrito and Richmond during peak hours while the Antioch-SFO Line extends east from Oakland to serve Orinda, Lafayette, Walnut Creek, Contra Costa Center/Pleasant Hill, Concord, and the Pittsburg/Bay Point station. An eastward extension, commonly known as eBART, began service on May 26, 2018. The extension provides service beyond the Pittsburg/Bay Point station to the new Pittsburg Center and Antioch stations. BART is an important form of transportation that helps provide Contra Costa County residents access to jobs and services in other parts of the Bay Area.
The Capitol Corridor route provides rail service between San Jose and Sacramento and serves commuters in Martinez and Richmond.
In contrast to rail transportation, bus service is much more fragmented in the County and regionally.
Several different bus systems including Tri-Delta Transit, AC Transit, County Connection, and WestCat provide local service in different sections of the County. In the Bay Area, there are 18 different agencies that provide bus service. The lack of an integrated network can make it harder for transit riders to understand how to make a trip that spans multiple operators and add costs during a daily commute. For example, an East Bay Regional Local 31-Day bus pass is valid on County Connection, Tri-Delta Transit, and WestCAT, but cannot be used on AC Transit.
Additionally, these bus systems often do not have frequent service. In central Contra Costa, County Connection buses may run as infrequently as every 45 to 60 minutes on some routes.
Within Contra Costa, transit is generally not as robust in east County despite growing demand for public transportation among residents. The lack of adequate public transportation makes it more difficult for lower-income people in particular to access jobs. Average transit commutes in Pittsburg and Antioch exceed 70 minutes. In Brentwood, average transit commute times exceed 100 minutes.
Transit agencies that service Contra Costa County include County Connection, Tri Delta Transit, WestCAT, AC Transit, and BART. The County Connection Bus (CCCTA) is the largest bus transit system in the county that provides fixed-route and paratransit bus service for communities in Central Contra Costa. Other non-Contra Costa agencies that provide express service to the county include:
• San Francisco Bay Ferry (Richmond to SF Ferry Building); • Golden Gate Transit (Line 40);
• WHEELS Livermore Amador Valley Transit Authority (Route 70x); • SolTrans (Route 80/82 and the Yellow Line);
• Capitol Corridor (Richmond/Martinez to cities between Auburn and San Jose);
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• Fairfield & Suisun Transit (Intercity express routes); • Altamont Corridor Express (commute-hour trains from Pleasanton); • Napa Vine Transit (Route 29)
Figure E-34: Public Transit Routes in Contra Costa County Source: Contra Costa County Collaborative (C4) Regional AFFH Context prepared by MIG Commuting Patterns in Contra Costa County
Additional information about transit usage in Contra Costa County is available by looking at commuting patterns. Figure E-35 shows the how people in the County travel to and from their jobs. Almost 80 percent of county residents travel by automobile to their job. Of those who drove,
11.5 percent carpooled. Public transit was used by almost 11 percent of residents for work travel.
Over six percent of workers in the county worked from home. Other modes of travel, such as biking and walking, accounted for about three percent of workers.
All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the most recent data posted (2019), Contra Costa County has an AllTransit Performance Score of 5.0 (out of 10). The map in Figure E-36 shows that the areas near freeway and transit corridors in the County have a higher transit usage. In comparison, Alameda County has an AllTransit Performance Score of 7.1.
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Figure E-35: Means of Transportation for Work – Contra Costa County (2019) Source: 2015-2019 ACS (5-Year Estimates)
Figure E-36: Contra Costa County All Transit Performance Score and Map (2019) Source: AllTransit, https://alltransit.cnt.org/rankings
1.3.4.3.2 Local Trends
The City of San Ramon website lists the following transit options in the City:
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• Altamont Commuter Express (ACE) - County Connection Route 92x from the San Ramon Transit Center and the Danville Sycamore Park & Ride Lot to the ACE train station in Pleasanton.
• AC Transit - Serves Alameda and Western Contra Costa Counties, with transbay service to the San Francisco Transbay Terminal.
• Bay Area Rapid Transit (BART) & Bart Express - Serving the Greater Bay Area. • County Connection – Provides bus service to and from the Dublin/Pleasanton and Walnut Creek BART Stations to San Ramon. Provides paratransit services through LINK Paratransit with information available at: LINK Paratransit website. • Wheels - Provides equal access to a variety of safe, affordable and reliable public transportation choices, increasing the mobility and improving the quality of life of those who live or work in and visit the Tri-Valley area. These include bus connections to BART, ACE, and County Connection.
• Senior Transportation Express Van – The Alcosta Senior and Community Center has two vans available for transportation with wheelchair lifts. Rides are available Monday through Friday for riders living within San Ramon city limits. Reservations are required 24 hours in advance.
Other programs and incentives include:
• Go San Ramon - Go San Ramon is a pilot program available to those areas in the City where fixed-route transit service is not provided. This ride share program is valid for trips that start and end within the designated service area. The service area includes parts of south San Ramon, as well as the San Ramon Transit Center, San Ramon Regional Medical Center, Kaiser, Alcosta Senior and Community Center, and West Dublin and Dublin/Pleasanton BART stations.
• 511 Contra Costa - Commute incentive programs for residents and those who work in Contra Costa County, including the: Vanpool Incentive Program, Drive Less Commute Incentive Program, Pass2Class Program for students and the Guaranteed Ride Home Program.
• Carpool to BART – Carpools can park in a designated Carpool parking space at selected BART Stations, including Dublin/Pleasanton and Walnut Creek BART. Carpools must have a BART Carpool Parking Permit.
• Clipper Cards - Clipper is the all-in-one transit card for the Bay Area, and in limited locations can be used to pay for parking.
Commuting Patterns in San Ramon
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Figure E-37 shows the how people in San Ramon travel to and from their jobs. Similar to the County, approximately 80 percent of workers in San Ramon drive to their jobs. Nine percent of workers in San Ramon take public transportation and almost nine percent work from home.
Figure E-37: Means of Transportation for Work – San Ramon (2019) Figure E-38 shows the AllTransit Performance Score for San Ramon. With a score of 3.0 (out of 10), the city has a lower score than the County (5.0). The following are AllTransit scores of areas near San Ramon:
• Danville: 1.9
• Blackhawk area: 1.0
• Alamo area 3.3
• Walnut Creek: 4.7
• Lafayette: 4.6
• Dublin (Alameda County): 5.3
AllTransit includes information about the different types of transit available to San Ramon residents.
For instance, while 84.7 percent of jobs are near transit, none of the transit options are high frequency transit, frequent rush hour transit or frequent full day transit. Access to less frequent transit is available to 75 percent of low-income households in the city, as well as 44 percent of White residents and 56 percent of minority residents.
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Figure E-38: San Ramon All Transit Performance Score and Map (2019) Source: AllTransit, https://alltransit.cnt.org/rankings
1.3.4.4 Economic
1.3.4.4.1 Regional Trends
Employment opportunities are depicted by two indices: (1) the labor market engagement index and (2) the jobs proximity index. The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood, taking into account the unemployment rate, labor-force participation rate, and percent with a bachelor’s degree or higher. The index ranges from 0 to 100, with higher values indicating higher labor force participation and human capital. The jobs proximity index quantifies the accessibility of a neighborhood to jobs in the region by measuring the physical distances between jobs and places of residence. It too varies from 0 to 100, and higher scores point to better accessibility to employment opportunities.
In Contra Costa County, non-Hispanic Whites and non-Hispanic Asians/Pacific Islanders are at the top of the labor market engagement index with scores of 66.76 and 66.87 respectively. NonHispanic Blacks and Hispanics score the lowest in the county with scores around 32. (Refer to Table E-24 for a full list of indices). Figure E-39 shows the spatial variability of jobs proximity in Contra Costa County. Tracts extending north from Lafayette to Martinez and its surrounding unincorporated areas have the highest index values followed by its directly adjacent areas. Cities like Pittsburg, Antioch, Brentwood, Oakley, and Hercules have the lowest index scores (less than 20). Hispanic residents have the least access to employment opportunities with an index score of
45.11 whereas White residents have the highest index score of 49.30.
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Figure E-39: Residential Proximity to Job Locations in Contra Costa County Source: Contra Costa County Collaborative (C4) Regional AFFH Context prepared by MIG TCAC economic scores are determined using the following variables: poverty, adult education, employment, job proximity, and median home value. A complete list of TCAC Opportunity Map domains and indicators are included in Table E-23. TCAC economic scores by tract in the County are presented in Figure E-40. The scores in the highest quartile are located in the western and central communities of Orinda, Moraga, Lafayette, Walnut Creek and the southern portion of San Ramon. The northern communities of Antioch, Pittsburg, San Pablo, Richmond, Pinole, Hercules and portions of the unincorporated County have economic scores is the lowest quartile.
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Figure E-40: Contra Costa County TCAC Opportunity Areas – Economic Score By Tract Source: Contra Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG
1.3.4.4.2 Local Trends
The jobs proximity map for San Ramon is shown in Figure E-41. The northwest portion of the City has the closest proximity (>80), most likely due to the many commercial and mixed use areas located in this part of San Ramon. The eastern area of the city (east of Dougherty Road) has a TCAC economic score between 20 and 40. The residential and open space land uses in this portion of San Ramon likely contributes to the lower job proximity score.
While the northwest area of San Ramon has the highest job proximity score, the highest TCAC economic score for the City is located east of Bollinger Canyon Road and south of Windemere Parkway, with a score greater than 0.75. While this area has lower scores for job proximity, the median housing values, adult education levels and low poverty scores contribute to the more positive overall economic values.
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Figure E-41: Residential Proximity to Job Locations in San Ramon Figure E-42: San Ramon TCAC Opportunity Areas – Economic Score By Tract – San Ramon
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1.3.4.5 Environmental
1.3.4.5.1 Regional Trends
The Environmental Health Index (Refer to Table E-24) summarizes potential exposure to harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group. There are modest differences across racial and ethnic groups in neighborhood access to environmental quality. All racial/ethnic groups in Contra Costa County obtained moderate scores ranging from low 40s to mid–50s. Non-Hispanic Blacks and Hispanics have the lowest scores amongst all residents in Contra Costa County with scores of 43; whereas non-Hispanic Whites and Asians/Pacific Islanders have the highest scores (over 50) amongst all residents in Contra Costa County.
CalEnviroScreen was developed by the California Environmental Protection Agency (CalEPA) to evaluate pollution sources in a community while accounting for a community’s vulnerability to the adverse effects of pollution. Measures of pollution burden and population characteristics are combined into a single composite score that is mapped and analyzed. Higher values on the index indicate higher cumulative environmental impacts on individuals arising from these burdens and population factors.
The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution.
In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also considers socioeconomic factors such as educational attainment, linguistic isolation, poverty, and unemployment.
Figure E-43 below displays the Environmental Score for Contra Costa County based on CalEnviroScreen 3.0 Pollution Indicators and Values that identifies communities in California disproportionately burdened by multiple sources of pollution and face vulnerability due to socioeconomic factors. The highest scoring 25 percent of census tracts were designated as disadvantaged communities. In Contra Costa County, disadvantaged communities include census tracts in North Richmond, Richmond, Pittsburg, San Pablo, Antioch, Rodeo, and Oakley.
Figure E-44 shows updated scores for CalEnviroscreen 4.0 released by the California Office of Environmental Health Hazard Assessment. Generally speaking, adverse environmental impacts are concentrated around the northern border of the county (Bay Point to Pittsburg) and the western border of the county (Richmond to Pinole). Areas around Concord to Antioch have moderate scores and the rest of the county have relatively low scores. From central Contra Costa County, we see an almost radial gradient effect of green to red (least to most pollution).
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Figure E-43: Contra Costa County TCAC Opportunity Areas – Environmental Score By Tract Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG Figure E-44: CalEnviroScreen 4.0 Results in Contra Costa County Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG
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1.3.4.5.2 Local Trends
Environmental TCAC scores for San Ramon are 0.50 or higher, particularly east of the 680 freeway. Tracts in the eastern portion of the city have scores in the highest quartile (0.75 or better). The various dedicated open space and trails in the eastern half of San Ramon likely contribute to the high scores.
Figure E-45: San Ramon TCAC Opportunity Areas – Environmental Score By Tract CalEnviroScreen 4.0 percentile scores follow trends similar to TCAC environmental scores (Figure E-46). All but one census tract in San Ramon have the lowest (best) CalEnviroScreen 4.0 percentile scores. Tract 345111 has a CalEnviroScreen 4.0 percentile score of 13.85. This score is in the second best score category.
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Figure E-46: CalEnviroScreen 4.0 Results in San Ramon
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11 -E.1.2.5 Disproportionate Housing Needs
Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Contra Costa County and San Ramon. Housing problems considered by CHAS include:
● Housing cost burden, including utilities, exceeding 30 percent of gross income; ● Severe housing cost burden, including utilities, exceeding 50 percent of gross income; ● Overcrowded conditions (housing units with more than one person per room); and ● Units with physical defects (lacking complete kitchen or bathroom) According to HUD CHAS data, approximately 152,000 households (39 percent) in the County experience any one of the above housing problems. The data for San Ramon shows 8,520 households (34 percent) in the City experiencing at least one housing problem (refer to Table E31 below).
1.3.5.1 Cost Burden (Overpayment)
Housing cost burden, or overpayment, is defined as households paying 30 percent or more of their gross income on housing expenses, including rent or mortgage payments and utilities. Renters are more likely to overpay for housing costs than homeowners. Housing cost burden is considered a housing need because households that overpay for housing costs may have difficulty affording other necessary expenses, such as childcare, transportation, and medical costs.
1.3.5.1.1 Regional Trends
Almost 36 percent of all Contra Costa households experience cost burdens. Renters experience cost burden at higher rates than owners (48.3 percent compared to 28.9 percent). Table E-29 shows housing problems and cost burden by tenure and race/ethnicity. Among owners, American Indian and Pacific Islander households experience the highest rates of cost burdens (37.9 percent and 37.6 percent, respectively), while White households have the lowest percentage of cost burden (27 percent). For renters, Black households experience the highest rate of cost burden (60 percent) while Pacific Islander households have the lowest percentage (32 percent).
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Table E-29: Housing Problems and Cost Burden By Race/Ethnicity – Contra Costa County (2018) White Black Asian American
Indian
Pacific
Islander Hispanic All
With Housing Problem
OwnerOccupied 27.8% 36.4% 31.5% 44.7% 41.8% 40.4% 31.0% RenterOccupied 46.5% 62.5% 46.6% 48.1% 55.7% 63.6% 53.6% All Households 32.7% 51.1% 35.7% 46.2% 47.7% 52.0% 38.8% With Cost Burden
OwnerOccupied 27.0% 34.1% 28.5% 37.9% 37.6% 34.7% 28.9% RenterOccupied 43.7% 60.0% 39.4% 41.8% 32.0% 53.2% 48.3% All Households 31.3% 48.7% 31.6% 39.6% 35.2% 43.7% 35.6% Source: HUD CHAS Data (2014-2018)
Geographically, concentrations of cost burdened renter households are located in and around San Pablo, Pittsburg, Antioch, west Brentwood and Oakley, East San Ramon, and northern parts of Concord towards unincorporated areas (please refer to Figure E-47). In these tracts, over 80 percent of renters experience cost burdens. Majority of east Contra Costa has 60 – 80 percent of renter-households that experience cost burdens; west Contra Costa has 20 – 40 percent of renterhouseholds that experience cost burdens. Census tracts with a low percentage of cost-burdened households are located between San Ramon and Martinez on a north-south axis. In these tracts, less than 20 percent of renter-households experience cost burdens.
Housing problems and cost burdens can also affect special needs populations disproportionately.
Table E-30 shows that renter elderly and large family households experience housing problems and cost burdens at higher rates than all renters, all households, and their owner counterparts.
Table E-30: Housing Problems, Elderly and Large Households – Contra Costa County (2018) Owner-Occupied Renter-Occupied
All HH Elderly Large
HH
All
Owner Elderly Large HH
All
Renters
Any Housing Problem 32.4% 39.7% 31.0% 73.3% 72.7% 48.3% 38.8% Cost Burden > 30% 32.5% 25.7% 28.9% 69.8% 49.8% 48.3% 35.6% Source: HUD CHAS (based on 2014-2018 ACS), 2021.
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Figure E-47: Percentage of Overpayment by Renters in Contra Costa County (2019) Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG
1.3.5.1.2 Local Trends
Overall, San Ramon residents experience a slightly lower percentage of cost burden compared to the County (approximately 32 percent versus 36 percent, respectively). Similar to the County, renter occupied households in the city face greater cost burden (46.2 percent) than owner occupied households (26.1 percent). American Indian residents experience the highest percentage of cost burden (54.3 percent) among owner households in San Ramon. Hispanic (59.7 percent), Black (52.9 percent) and White (50.5 percent) residents have the highest percentage of cost burden among renter households.
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Table E-31: Housing Problems and Cost Burden By Race/Ethnicity – San Ramon (2018) White Black Asian American
Indian
Pacific
Islander Hispanic All
With Housing Problem
OwnerOccupied 24.8% 30.1% 28.6% 54.3% 0.0% 32.3% 27.2% RenterOccupied 53.6% 52.9% 41.3% 0.0% 71.4% 65.3% 50.8% All Households 33.0% 42.4% 31.5% 34.5% 57.7% 45.3% 33.9% With Cost Burden
OwnerOccupied 24.7% 28.8% 26.8% 54.3% 0.0% 27.1% 26.1% RenterOccupied 50.5% 52.9% 34.7% 0.0% 38.1% 59.7% 46.2% All Households 32.0% 41.8% 28.5% 34.5% 30.8% 39.9% 31.8% Source: HUD CHAS Data (2014-2018)
Figure E-48 and Figure E-49show renter overpayment in San Ramon between 2014 and 2019.
Generally, overpayment decreased in a majority of the City with the exception of areas east of Dougherty Road. Census tract 355116 (east of Windemere Parkway) saw the greatest increase of overpayment, increasing from the 20-40 percent range in 2014 to greater than 80 percent in 2019. This census tract also has the highest percentage of HCVs and has an affordability range between $2,500 and $3,000 (please refer to Figure E-22 and Figure E-23).
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Figure E-48: Percentage of Overpayment by Renters in San Ramon (2014) Figure E-49: Percentage of Overpayment by Renters in San Ramon (2019)
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Similar to the County, San Ramon elderly renter-households face housing problems and cost burdens at a higher rate than all renters, all households and elderly owner-households. However, while large family renter-households face housing problems at a greater rate, cost burden for these households is less than all renters in San Ramon.
Table E-32: Housing Problems, Elderly and Large Households – San Ramon (2018) Owner-Occupied Renter-Occupied
All HH Elderly Large
HH
All
Owner Elderly Large HH
All
Renters
Any Housing Problem 34.4% 31.3% 27.2% 76.2% 54.4% 50.8% 33.9% Cost Burden > 30% 34.1% 25.6% 26.1% 72.7% 38.2% 46.2% 31.8% Source: HUD CHAS (based on 2014-2018 ACS), 2021.
1.3.5.2 Overcrowding
1.3.5.2.1 Regional Trends
Overcrowding is typically defined as a housing unit occupied by more than one person per room.
Overcrowding typically occurs when there are not enough adequately sized units within a community, when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate, or when families reside in smaller units than they need to devote income to other necessities, such as food and health care. Overcrowding tends to accelerate the deterioration of housing. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are critical to enhancing quality of life.
The 2015-2019 ACS indicates overcrowding affected five percent of all housing units countywide, including 2.4 percent of owner units and 10.4 percent of renter units. Figure E-50 shows the geographic distribution of overcrowded households. Tracts in San Pablo, Richmond, and Pittsburg with higher percentages of non-White population show higher concentrations of overcrowded households compared to the rest of the county. Monument Corridor, the only official R/ECAP in Contra Costa County, a predominantly Hispanic community in Concord, also exhibits more overcrowding than other parts of the County.
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Figure E-50: Percentage of Overcrowded Households in Contra Costa County Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG
1.3.5.2.2 Local Trends
According to the 2015-2019 ACS, 3.2 percent of housing units in the City (834 units) were overcrowded compared to the County’s five percent. Overcrowding disproportionately affected renters. In San Ramon seven percent of renter-occupied households are overcrowded, compared to only 1.8 percent of owner-occupied households, indicating overcrowding may be the result of an inadequate supply of larger sized rental units. While 73 percent of occupied housing units in the City had three or more bedrooms (the minimum size considered large enough to avoid most overcrowding issues for large households), only a small portion of these units (11 percent) were occupied by renters.
As shown in Figure E-51, the entire City of San Ramon and the surrounding areas are below the statewide average of overcrowded households (8.2 percent).
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Figure E-51: Percentage of Overcrowded Households in San Ramon
1.3.5.3 Substandard Housing Conditions
1.3.5.3.1 Regional Trends
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions.
Incomplete facilities and housing age are estimated using the 2015-2019 ACS. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs.
According to 2015–2019 ACS estimates, shown in Table E-33, 0.86 percent of households in Contra Costa County lack complete kitchen facilities and 0.39 percent of households lack complete plumbing facilities. Renter households are more likely to lack complete facilities compared to owner households.
Table E-33: Substandard Housing Conditions by Tenure – Contra Costa County (2019) Owner Renter All HHs
Lacking complete kitchen facilities 0.19% 0.67% 0.86%
Lacking complete plumbing facilities 0.19% 0.20% 0.39%
Source: American Community Survey, 2015-2019 (5-Year Estimates)
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Housing age can also be used as an indicator for substandard housing and rehabilitation needs.
As stated above, structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation. In the County, 73 percent of the housing stock was built prior to 1990, including 38 percent built prior to 1970. Figure E-52 shows median housing age Contra Costa and surrounding counties: San Francisco County (year 1944), Marin County (year 1966), Alameda County (year 1968), Contra Costa (year 1976). Sonoma County (year 1978), Solano County (year 1981) and San Joaquin County (year 1981). Figure E-53 shows the median housing age of cities and communities in Contra Costa.
Figure E-52: Median Year Housing Units Built (2019) - Region Source: 2015-2019 ACS (5-Year Estimates)
Figure E-53: Median Year Housing Units Built (2019) – Contra Costa County Source: 2015-2019 ACS (5-Year Estimates)
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1.3.5.3.2 Local Trends
Incomplete plumbing and kitchen facilities affect less than two percent of households in San Ramon.
Table E-34 shows substandard conditions for owners, renters and all households from the 2015– 2019 ACS estimates. The percentage of households with incomplete kitchen facilities in San Ramon were slightly higher than the County (1.6 percent versus 0.86 percent), while incomplete plumbing facilities were lower (0.1 percent versus 0.39 percent, respectively). Similar to the County, renter households are more likely to lack complete facilities compared to owner households.
Table E-34: Substandard Housing Conditions by Tenure – San Ramon (2019) Owner Renter All HHs
Lacking complete kitchen facilities 0.2% 1.4% 1.6%
Lacking complete plumbing facilities 0.1% 0.0% 0.1%
Source: American Community Survey, 2015-2019 (5-Year Estimates) The median age for housing units in San Ramon is 1992. Table E-35 and Figure E-54 shows age of housing units by census tract. More than half of the housing stock in the City has been built since 1990 and is less than 30 years old. A majority of these homes are located in the eastern portion of the City in the new established neighborhoods.
Table E-35: Housing Stock Age (2019) – San Ramon
Census Tract
1969 or Earlier
(50+ Years)
1970-1989
(30-50 Years)
1990 or Later
(<30 Years)
Total Housing
Units
345101 48.1% 36.2% 15.7% 1,983
345102 40.4% 59.6% 0.0% 1,186
345103 20.7% 52.7% 26.6% 1,811
345105 29.9% 49.5% 20.5% 2,479
345108 1.3% 61.2% 37.5% 3,319
345111 1.8% 77.4% 20.7% 1,909
345112 2.5% 25.0% 72.5% 2,440
345113 2.8% 48.3% 48.8% 1,601
345115 0.8% 51.6% 47.6% 1,979
345116 3.4% 95.2% 1.3% 900
345202 7.4% 50.9% 41.7% 3,321
345203 43.6% 33.7% 22.7% 2,871
355114 0.0% 4.3% 95.7% 3,513
355115 1.6% 0.7% 97.7% 2,701
355116 0.0% 1.0% 99.0% 2,487
355117 1.8% 2.3% 95.9% 2,002
City Total 8.7% 37.8% 53.5% 26,525
Source: American Community Survey, 2015-2019 (5-Year Estimates)
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Figure E-54: Median Year Housing Units Built (2019) – San Ramon Source: 2015-2019 ACS (5-Year Estimates)
1.3.5.4 Displacement Risk
1.3.5.4.1 Regional Trends
Displacement occurs when housing costs or neighboring conditions force current residents out and rents become so high that lower-income people are excluded from moving in. UC Berkeley’s Urban Displacement Project states that a census tract is a sensitive community if the proportion of very low income residents was above 20 percent in 2017 and the census tracts meets two of the following criteria: (1) Share of renters above 40 percent in 2017; (2) Share of Non-White population above 50 percent in 2017; (3) Share of very low-income households (50 percent AMI or below) that are also severely rent burdened households above the county median in 2017; or (4) Nearby areas have been experiencing displacement pressures. Using this methodology, sensitive communities were identified in areas between El Cerrito and Pinole; Pittsburg, Antioch and Clayton; East Brentwood; and unincorporated land in Bay Point. Small pockets of Sensitive Communities are also found in central Contra Costa County from Lafayette towards Concord (please refer to Figure E-55).
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Figure E-55: Sensitive Communities at Risk of Displacement – Contra Costa County Source: Costa County Collaborative (C4) Regional AFFH Context prepared by MIG
1.3.5.4.2 Local Trends
The Urban Displacement Project identified one sensitive area at risk of displacement in San Ramon.
This census tract, 355115, is located between Bollinger Canyon Road and Dougherty Road in the eastern portion of the City. Information from the 2015-2019 ACS Estimates and HCD Data includes the following:
• The share of renter households in this tract is higher than the Citywide average (52 percent versus 28 percent).
• Of the renter households, approximately 63 percent are overpaying for housing (spending more than 30 percent of their income on housing).
• This tract has one of the highest percentages of low and moderate income households in the City at 36 percent (one block group along the 680 freeway and the city’s southern boundary is higher with 45 percent low/mod residents).
• Approximately 83 percent of the population are non-white. The predominant population is Asian, comprising 63 percent of the tract’s residents.
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Figure E-56: Sensitive Communities at Risk of Displacement – San Ramon
1.3.5.5 Homelessness
1.3.5.5.1 Regional Trends
Communities are required by HUD to conduct a Point-in-Time (PIT) Count of individuals, youth, and families experiencing homelessness. The Contra Costa Health, Housing, and Homeless Services Division conducted a point-in-time count of the regional homeless population on January 22nd and 23rd, 2020. The survey identified 2,277 homeless persons in Contra Costa County, including 707 sheltered individuals and 1,570 unsheltered individuals. As shown in Table E-36, the County’s homeless population has increased 12 percent since 2015.
Table E-36: County Sheltered, Unsheltered and Total PIT Trends (2015-2020) 2015 2016 2017 2018 2019 2020 5-year % change
Sheltered 704 620 696 697 668 707 <1%+
Unsheltered 1,326 1,110 911 1,537 1,627 1,570 18%+
Total 2,030 1,730 1,607 2,234 2,295 2,277 12%+
Source: Contra Costa County: Annual Point in Time Count Report, 2020
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Table E-37 shows the demographics of the individuals who were in the 2020 PIT. Men comprised 65 percent of the total individuals and almost three-quarters of were unsheltered (72 percent).
This contrasted to women included in the PIT, who comprised 35 percent of the total and were mostly sheltered (73 percent). Individuals aged 25 to 54 years made up the majority of individuals (55 percent), followed by individuals aged 55 to 61 years (17 percent) and 62+ years (16 percent).
Young adults, aged 18 to 24, accounted for five percent of individuals while children 18 years or younger were slightly higher at seven percent. While children were mostly sheltered (81 percent), other age groups had a greater percentage of unsheltered individuals. Whites made up the majority of individuals (54 percent), followed by Blacks (29 percent) and Hispanics (23 percent). While Pacific Islanders comprised one percent of individuals in the PIT, a majority of them were sheltered (88 percent).
Table E-37: Demographics of Individuals Experiencing Homelessness (2020) – Contra Costa County % of Total % Sheltered % Unsheltered
Gender
Male 65% 28% 72%
Female 35% 73% 27%
Age
<18 yrs 7% 81% 19%
18-24 yrs 5% 39% 61%
25-54 yrs 55% 24% 76%
55-61 yrs 17% 32% 68%
62+ yrs 16% 32% 68%
Race/Ethnicity
White 54% 23% 77%
Black 29% 41% 59%
Hispanic 23% 24% 76%
American Native 8% 45% 55%
Multiple Races 6% 25% 75%
Asian 2% 34% 66%
Pacific Islander 1% 88% 12%
Source: Source: Contra Costa County: Annual Point in Time Count Report, 2020 The County’s 2020 PIT count also included households. Of the 1,972 households counted, 92 were families (five percent) and 1,880 were adults only (95 percent). Figure E-57 shows that approximately two-thirds of families were sheltered compared to only about a quarter of adult-only households.
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Figure E-57: Households Experiencing Homelessness – 2020 – Contra Costa County Source: Source: Contra Costa County: Annual Point in Time Count Report, 2020 The County’s PIT report also stated that 2,217 beds were available to the community on the night of the PIT count. As shown in Figure E-58, the majority of beds available were through permanent supportive housing (1,163), followed by emergency shelters (630), rapid rehousing (231) and transitional housing (194). Appendix 11-B of this Housing Element has a categorized list of facilities in the County and the Tri-Valley area.
Figure E-58: Number of Beds by Project Type – 2020
Source: Source: Contra Costa County: Annual Point in Time Count Report, 2020
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1.3.5.5.2 Local Trends
The County’s 2020 PIT survey documented six unsheltered homeless individuals in San Ramon or less than one percent of the countywide unsheltered population. Although the point-in-time count identified six homeless persons in San Ramon, the survey represents only a snapshot reflecting those persons identified as homeless on the day of the count during a limited time frame. Many individuals and families move in and out of homelessness and shelters over the course of a year.
Homeless individuals and families have perhaps the most immediate housing need of any group.
They also have one of the most difficult set of housing needs to meet, due to both the diversity and complexity of the factors that lead to homelessness, and to community opposition to the siting of facilities that serve homeless clients.
Although no homeless shelters are located within San Ramon, various facilities located in Contra Costa County and the Tri-Valley area are available (please see Regional Trends section above).
The City will continue to support the Contra Costa County Continuum of Care (CoC) Board and supporting agencies and organizations to address the problem of homelessness throughout the County. The City will also continue to analyze and address impediments to the provision of housing for the homeless and near homeless by facilitating and encouraging the development of affordable housing and facilities for the homeless, including homeless shelters, transitional housing, single room occupancy units, and permanent supportive housing. 11 -E.1.2.6 Other Relevant Factors
1.3.6.1 Development History and Patterns in San Ramon
The information in this section was provided in the San Ramon General Plan Update: Existing Conditions and Trends Workbook, published in March 2022.
While the City of San Ramon was incorporated in 1983, “the area that became San Ramon largely determined by the 1958 Contra Costa County General Plan, which designated 464 acres of San Ramon as “controlled manufacturing” which later became Bishop Ranch Business Park”9 . Further
growth in the area came about due to new highways, including Interstate 50 and 680.10 Planning and Zoning
The City has four planning boundaries:
• Planning Area (23,499 acres): this encompasses the City limits, the Sphere of Influence and the Urban Growth Boundary.
• Sphere of Influence (19,737 acres): this boundary is the probable physical boundary and service area of the city, which is adopted by the Local Agency Formation Commission (LAFCo). This area includes the city and adjacent unincorporated areas. • Urban Growth Boundary (13,738 acres): the UGB encompasses existing urban development or undeveloped areas adjacent to urban development anticipated to be developed over the life of the General Plan. Within the UGB, cities typically adopt land use policies that encourage urban development. Outside of the UGB, cities typically set aside 9 City of San Ramon, San Ramon General Plan Update: Existing Conditions and Trends Workbook, March 2022. 10 See Footnote #9
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lands for open space, passive recreation and/or resource preservation. San Ramon’s UGB was established in 1999 by the city’s voters as part of Measure G (see below for more information).
• City Limits (12,862 acres): this is the current city boundary for San Ramon development and where city services are provided.
Unique to San Ramon, a local ballot initiative, Measure G, was approved by San Ramon voters in 1999, requires a super majority vote (four out of five representatives) from both the San Ramon Planning Commission and the San Ramon City Council, and three (three) public hearings with each public body for any changes to the General Plan (General Plan Amendment).
Approximately 35 percent of the area within the City limits is comprised of residential development.
The following shows the City’s housing mix in 2020 (Department of Finance, E-5 series):
• Single Family Home (Detached): 62.6%
• Single Family Home (Attached): 10.5%
• Multifamily Housing (Two to Four Units): 3.9%
• Multifamily Housing (Five+ Units): 22.8%
• Mobile Homes: 0.1%
As shown, the majority of housing in San Ramon is made up of single-family homes. In terms of Zoning Districts in the City, single family zones comprise approximately 22 percent of the land in San Ramon, while medium and high density residential zones comprise a little over five percent and mixed-use is approximately three percent of the land within the city limits.
The City’s website provides a map showing the location of affordable housing available in San Ramon. Figure E-59 shows the location of these sites, which are all located in the eastern portion of the city with the exception of two senior affordable housings sites located in the southern area.
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Figure E-59: Affordable Housing Sites in San Ramon
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1.3.6.2 Home Loans
Home loan applications in San Ramon by race are shown in Table E-38. Of the 5,491 total application in San Ramon, almost 64 percent of the loans were originated, while 15 percent were denied and the remaining 21 percent were either approved but not accepted, withdrawn by the applicant or closed for incompleteness. Applicants of almost all race and ethnicities had loan approval rates close to the citywide average, with the exception of American Indian/Alaska Native and Black applicants (approval rate of 57 percent and 53 percent, respectively). Black applicants also had the highest denial rate at 24 percent, followed by Hispanic applicants with a 19 percent denial rate.
Figure E-60 shows that homeownership rates in San Ramon are highest amongst American Indian/Alaska Native, Asian and White residents. These groups all have an ownership rate higher than 70 percent. Native Hawaiian/Other Pacific Islanders have a much lower homeownership rate at 21 percent. All other racial/ethnic groups have a more even division of owners and renters.
Table E-38: Mortgage Applications and Acceptance by Race/Ethnicity (2019-2019) – San Ramon American
Indian or
Alaska
Native
Asian /
API
Black or
African
American
White Hispanic
or Latinx Unknown All
Application approved
but not accepted 0% 5% 6% 4% 4% 4% 3.9%
Application denied 14% 14% 24% 15% 19% 15% 15.0%
Application
withdrawn by
applicant
14% 14% 15% 11% 12% 14% 13.1%
File closed for
incompleteness 14% 4% 2% 3% 2% 5% 4.2%
Loan originated 57% 63% 53% 67% 63% 62% 63.8%
Total 14 2,693 68 1443 185 1,088 5,491
Source: ABAG Housing Element Data Package (based on Federal Financial Institutions Examination Council’s (FFIEC) Home Mortgage Disclosure Act (HMDA) loan/application register (LAR) files, 2018-2019), 2021
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Figure E-60: Tenure by Race – 2019 – San Ramon
Source: American Community Survey, 2015-2019 (5-Year Estimates)
1.3.6.3 Parks, Trails and Recreation
The San Ramon Parks, Trails, Open Space, and Recreation Master Plan was adopted by the City Council in 2020. This Master Plan’s primary purpose was to develop a clear set of objectives to provide direction for the development, re-development, expansion, and enhancement of the City’s park system, trails, open spaces, recreation facilities, and programs for short-term (5 year) and long-term (10-year) planning in accordance with General Plan 2035. Preparation of the Master Plan included a variety of outreach efforts and community input.
Table E-39 below shows the City’s park inventory in 2019, which totaled 68 parks and facilities totaling almost 377 acres.
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Table E-39: 2019 Inventory of Park Acreage by Park Classification – San Ramon Park Classification Number Acreage
Neighborhood Parks29 29 116.18
School Parks 17 78.29
Community Parks 4 101.00
Specialty Parks 7 61.37
Dog Parks
Trailheads/Staging Areas
Community Gardents
Historic Parks
Specialized Rec Facilities 11 20.11
Aquatic Center
Senior/Community Center
Community Theater
Community Gymnasium
Tennis Court and Track
Total 68 376.95
Source: San Ramon Parks, Trails, Open Space and Recreation Master Plan, June 2020 (Table 3)
Figure E-61 through Figure E-63are maps from the 2020 Master Plan that show the existing parks and trail systems in San Ramon, identification of park improvement needs, and a plan of proposed parks. The identified areas of need as well as proposed parks are primarily located in the western side of the City.
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Figure E-61: San Ramon Parks and Recreation System Map Existing Park System Source: San Ramon Parks, Trails, Open Space and Recreation Master Plan, June 2020 Figure E-62: San Ramon Park Need
Source: San Ramon Parks, Trails, Open Space and Recreation Master Plan, June 2020
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Figure E-63: San Ramon Proposed Parks – 2020 Master Plan Source: San Ramon Parks, Trails, Open Space and Recreation Master Plan, June 2020
1.3.6.4 Open Space and Natural Resources
Open spaces, natural habitats, rolling hills, creeks, and canyons define the City's distinct character.
The protection and conservation of these scenic surroundings are integral to the natural resources of the City and the quality of life of the community. There are 3,500-acres of land designated as open space within the City limits, which includes the undeveloped hills and ridges that surround the City. The Planning Area includes habitat for several special status species and the native oak trees are protected in an effort to protect the area’s natural resources.
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1.3.6.4.1 Healthy Places
This analysis utilizes the Healthy Places Index (HPI) to measure transportation opportunities and park accessibility in the City (see Section 1.3.4.3, Transportation, and Section 1.3.6.3, Open Space and Recreation). The HPI is a new tool that allows local officials to diagnose and change community conditions that affect health outcomes and the wellbeing of residents. The HPI tool was developed by the Public Health Alliance of Southern California to assist in comparing community conditions across the state and combines 25 community characteristics such as housing, education, economic, and social factors into a single indexed HPI Percentile Score, where lower percentiles indicate lower conditions. Figure E-64 shows the HPI percentile scores for San Ramon tracts. All tracts in the City have the highest HPI score range of 80 to 100 percent.
Figure E-64: Healthy Index by Tract (2021) – San Ramon
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1.3.6.5 SB 535 Disadvantaged Communities
Disadvantaged communities in California are specifically targeted for investment of proceeds from the State’s cap-and-trade program. Known as California Climate Investments (CCI), these funds are aimed at improving public health, quality of life and economic opportunity in California’s most burdened communities at the same time they’re reducing pollution that causes climate change. As identified using the HCD AFFH tool, no areas within San Ramon or the surrounding areas are identified as a disadvantaged community.
11-E.1.3 SITES INVENTORY
HCD requires the City’s sites inventory used to meet the RHNA affirmatively furthers fair housing.
This includes ensuring RHNA units, especially lower income units, are not disproportionately concentrated in areas with larger populations of interest or special needs populations such as racial/ethnic minority groups, persons with disabilities, R/ECAPs, cost burden renters, etc. For the purposes of analyzing the City’s RHNA strategy through the lens of Affirmatively Furthering Fair Housing, the sites inventory is shown at the tract level by subarea groupings (Table E-40). Areas are grouped by Planning Areas identified in the City’s General Plan. Figure E-65 shows the RHNA Sites Inventory.
• Northwest/West San Ramon – between the City’s western boundary and I-680 o Bollinger Canyon, Twin Creeks, Westside Planning Areas o Zoning includes the following specific plans: Northwest Specific Plan, San Ramon Village Specific Plan and Westside Specific Plan. Other zoning includes a variety of residential zones, mixed use, commercial, administrative office, public uses, parks and open space.
• Central San Ramon – East of I-680, west of Coyote Creek in the north and Alcosta Boulevard and Old Ranch Road in the southern area)
o Crow Canyon, Bishop Ranch, Dougherty Hills and Southern San Ramon Planning Areas
o Zoning includes the North Camino Specific Plan, a variety of residential uses, mixed use, city center mixed use, commercial, administrative office, public uses, parks and open space.
• East San Ramon – generally east of Old Dougherty Road/Stoneleaf Road and west of Bollinger Canyon Road
o Dougherty Valley Planning Area and Dougherty Valley Specific Plan Zoning includes mixed use, planned development for single family residential uses, community commercial, parks, public uses and open space.
11 -E.1.3.1 Northwest/West San Ramon
This area consists of three tracts that are all the highest TCAC opportunity category. The percentage of racial/ethnic minority populations ranges from 16.9 percent in the northwest to 53.3 percent in the west. The low and moderate income population is less than 20 percent.
Overcrowding is not a significant issue (0.0% to 2.8%) and cost burdened households range from about 21 to 41 percent for owner households and 27 to 47 percent for renter households.
A total of 1,410 RHNA units are included in this area as follows: 481 low income, 126 moderate and 803 above moderate. Tract 345202 has the largest percentage of RHNA units and is located
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in the Crow Canyon Planning Area that is west of I-680. With 43 percent of the units being for low or moderate income households, the RHNA strategy will allow for housing mobility and help to carry out the goals and visions of the Northwest Specific Plan, San Ramon Village Specific Plan and Westside Specific Plan.
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Table E-40: San Ramon RHNA Distribution By Planning Area and Census Tract Tract # of
HHs
Total
Capacity
(Units)
Income Distribution TCAC
Opp.
Category
% NonWhite % LMI
Pop. R/ECAP % Overcrowded
Renter
Cost
Burden
Owner
Cost
Burden Lower Moderate Above
Moderate
Northwest/West San Ramon (Bollinger Canyon, Twin Creeks, Westside, Western portion of Crow Canyon Planning Areas) 345115 1,933 49 0 0 49 Highest 50.2% 6.6% No 1.0% 27.2% 20.9% 345202
3,03
0 1,138 475 114 549 Highest
45.0% -
53.3%
18.9% No 2.8% 31.7% 32.7%
345203
2,73
3 223 6 12 205 Highest 16.9% 17.3 No 0.0% 47.0% 40.8%
Central San Ramon (Eastern portion of Crow Canyon, Bishop Ranch, Dougherty Hills and Southern San Ramon Planning Areas) 345101 1,839 214 190 7 17 High 65.8% 22.0% No 1.8% 32.0% 32.1% 345103 1,757 64 47 5 12 Highest 42.7% 19.6% No 0.6% 40.8% 26.7% 345105 2,214 87 57 16 14 Highest 34.3% 15.5% No 0.8% 28.9% 37.2% 345108 3,216 5,223 1,671 421 3,131 Highest 37.7% 14.8% No
0.0%-
0.4%
41.2% 36.2%
345111 1,854 916 256 27 633 Highest
52.7%-
69.7%
19.5% No
0.0% -
6.3%
35.5% 28.3%
East San Ramon (Dougherty Valley Planning Area)
355115
2,67
2 425 36 269 120 Highest 72.6% 27.0% No 0.0% 61.3% 24.7%
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-103 2023-2031 Housing Element
Figure E-65: San Ramon RHNA Distribution
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11 -E.1.3.2 Central San Ramon
The Central San Ramon area has four tracts with the Highest TCAC opportunity category and one tract (345101) with a High TCAC category. The percentage of non-white residents in this area ranges from approximately 34 percent to 70 percent. The highest percentage of overcrowding in the City is located in tract 345111, which encompasses the southern part of Bishop Ranch and a portion of the Southern San Ramon Planning Area. Renter cost burden varies from 32 percent to 41 percent while owner cost burden ranges between approximately 27 percent and 37 percent.
The percentage of low and moderate income households is between 15 percent and 22 percent.
A total of 6,504 RHNA units are included in this area as follows: 2,221 low income, 476 moderate and 3,807 above moderate. The largest portion of units is located in tract 345108, which includes portions of the Bishop Ranch and Dougherty Hills Planning Areas. The City’s RHNA strategy in this area builds off of the North Camino Specific Plan, the City Center Mixed Use and a variety of residential zoning designations. The mix of income units will allow for a variety of mobility options.
11 -E.1.3.3 East San Ramon
One tract with RHNA sites is located in the East San Ramon area (355155). This tract has the Highest TCAC opportunity rating. The area has the highest percentage of non-White residents at almost 73 percent and also has the highest percentage of low and moderate income households of the tracts in this analysis. While no overcrowding has been documented, renter overpayment is over 60 percent and owner overpayment is approximately 25 percent.
This portion of San Ramon has the smallest number of RHNA units at 425. The income categories include 36 low, 269 moderate and 120 above moderate. It should be noted that this area has a significant share of the City’s existing affordable housing, as discussed in the Local Knowledge section of this AFFH. The City’s RHNA strategy of providing a majority of moderate and above moderate units will allow for mobility and a more even distribution of housing options. 11 -E.1.3.4 Integration and Segregation
Race/Ethnicity
The distribution of RHNA units by income category and racial/ethnic minority population (block group) is shown in Table E-41 and Figure E-66. Most RHNA units are located in block groups where between 21 percent and 40 percent of the population belongs to a racial or ethnic minority group. Only 2.7 percent of RHNA units are located in block groups where less than 20 percent of the population belongs to a racial or ethnic minority group. There are no RHNA units in block groups with racial/ethnic minority populations exceeding 81 percent.
In terms of income distribution, lower, moderate and above moderate RHNA units are located are predominately located in block groups where between 21 percent and 40 percent of the population belongs to a racial or ethnic minority group. For those block groups with a higher percentage of the population belongs to a racial or ethnic minority group, the largest number of RHNA units are in the moderate income category. The distribution of RHNA units across income categories does not exacerbate existing segregation conditions related to race or ethnicity.
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Table E-41: Distribution of RHNA Units By Racial/Ethnic Minority Population Racial/Ethnic
Minority
Population
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent <20% 6 0.2% 12 1.4% 205 4.3% 223 2.7%
21-40% 1,715 62.6% 429 49.3% 3,077 65.1% 5221 62.6%
41-60% 733 26.8% 152 17.5% 1,263 26.7% 2188 26.2%
61-80% 244 8.9% 278 31.9% 185 3.9% 707 8.5%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8339 100.0%
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Figure E-66: Sites Inventory and Racial/Ethnic Minority Population By Block Group (2018)
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Persons with Disabilities
As described above, according to the 2015-2019 ACS, 5.5 percent of San Ramon residents had a disability. This is a smaller portion of the population than the County and the Bay Area. Most of the tracts in the City have less than 10 percent of the population with disabilities. Two areas have between 10 and 20 percent of the population experiencing a disability: the northwest corner north of Crow Canyon Road and an area between Montevideo Drive and San Ramon’s southern boundary, west of Old Ranch Road.
As presented in Table E-42 and Figure E-67, the majority of RHNA units (96.5 percent) are located in tracts that have less than ten percent of the population with a disability. Approximately
3.5 percent of the RHNA units are located in tracts that have ten to 20 percent of the population with disabilities, including 1.9 percent of lower income units, 2.0 percent of moderate income units and 4.6 percent above moderate income units. This distribution of the RHNA units will allow for disabled residents in San Ramon to have housing options across income categories.
Table E-42: Distribution of RHNA Units By Population of Persons with Disabilities Disabled
Population
(Tract)
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent <10% 2,685 98.1% 854 98.0% 4,513 95.4% 8,052 96.5%
10-20% 53 1.9% 17 2.0% 217 4.6% 287 3.5%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8,339 100.0%
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Figure E-67: Sites Inventory and Population of Persons with Disabilities by Tract (2019)
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Familial Status
The vast majority of census tracts in San Ramon have children in married households and all tracts have a low percentage of children in female-headed households (less than 20 percent). Therefore, the City’s RHNA strategy does not exacerbate existing conditions related to familial status.
Table E-43: Distribution of RHNA Units By Percent of Children in Married Couple Households Children in
Married Couple
HHs (Tract)
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent 60-80% 6 0.2% 12 1.4% 205 4.4% 223 2.7%
>80% 2,732 99.8% 859 98.6% 4,525 95.7% 8,116 97.3%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8,339 100.0%
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Figure E-68: Sites Inventory and Percent of Children in Married Couple Households by Tract (2019)
Figure E-69: Sites Inventory and Percent of Children in FemaleHeaded Households by Tract (2019)
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Income Level
Table E-44 and Figure E-70 show the distribution of RHNA units by LMI population. As noted earlier, Approximately 17 percent of San Ramon households are lower income, compared to almost 37 percent in the County and 39 percent in the Bay Area region. San Ramon also has less neighborhood level income segregation than the average Bay Area city.
For the areas in the City that have between 25 and 50 percent of LMI population, RHNA units are distributed as follows: 1.3 percent lower units, 31 percent moderate units and 2.6 percent above moderate units. It should be noted that much of the City’s current affordable housing is located in the LMI areas. RHNA units in the tracts with less than 25 percent LMI is: 98.7 percent lower units, 69 percent moderate units and 97.4 percent above moderate units. The RHNA strategy will provide for housing mobility options throughout the City and does not exacerbate the existing income levels in San Ramon.
Table E-44: Distribution of RHNA Units By LMI Household Population LMI Household
Population
(Tract)
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent <25% 2,702 98.7% 602 69.0% 4,610 97.4% 7,914 94.9%
25-50% 36 1.3% 269 31.0% 120 2.6% 425 5.1%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8,339 100.0%
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Figure E-70: Sites Inventory and LMI Households by Tract (2019)
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11 -E.1.3.5 Disproportionate Housing Needs
Cost Burden
In San Ramon, areas with greater cost burden for owners (40 to 60 percent) are located in the north west (this tract extends into Danville and the unincorporated County) and the largely Dougherty Valley area (also with a large unincorporated area).
Renters in the City who experience the highest cost burden are located in the Dougherty Valley area in the eastern portion of the City. The area with the highest percentage of overpayment (60 to 80 percent) is located east of Windemere Parkway.
Cost burdened households by tenure and sites used to meet the City’s RHNA are presented in Table E-45 and Table E-46 and Figure E-71 and Figure E-72. The majority of RHNA units are located in areas with 20 percent to 40 percent of cost burdened owner households and between 20 percent and 60 percent of cost burdened renter households. RHNA units in these areas include lower, moderate and above moderate units to provide for housing opportunities and mobility in various areas of the City. The RHNA strategy does not exacerbate the existing cost burden levels in San Ramon.
Table E-45: Distribution of RHNA Units By Population of Cost Burdened Owner Households Cost Burdened
Owner (Tract)
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent 20-40% 2,732 99.8% 859 98.6% 4,525 95.7% 8,116 97.3%
40-60% 6 0.2% 12 1.4% 205 4.3% 223 2.7%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8,339 100.0% Table E-46: Distribution of RHNA Units By Population of Cost Burdened Renter Households Cost Burdened
Renter (Tract)
Lower Moderate Above Moderate Total
Units Percent Units Percent Units Percent Units Percent 20-40% 978 35.7% 164 18.8% 1,262 26.7% 2,370 28.5%
40-60% 1,724 63.0% 438 50.3% 3,348 70.8% 5,510 66.3%
60-80% 36 1.3% 269 31.0% 120 2.5% 425 5.1%
Total 2,738 100.0% 871 100.0% 4,730 100.0% 8,339 100.0%
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Figure E-71: Sites Inventory and Cost Burdened Owner-Occupied Households by Tract (2019)
Figure E-72: Sites Inventory and Cost Burdened Renter-Occupied Households by Tract (2019)
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Overcrowded
There are no tracts in San Ramon where more than 8.2 percent of households, the Statewide average, are overcrowded (Figure E-73). Therefore, the City’s RHNA strategy does not exacerbate existing conditions related to overcrowding.
Figure E-73: Sites Inventory and Overcrowded Households by Tract (2017)
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11-E.1.4 IDENTIFICATION AND PRIORITIZATION OF CONTRIBUTING FACTORS 11 -E.1.4.1 Insufficient fair housing testing and limited outreach capacity (Housing Mobility) Fair housing outreach and education is imperative to ensure that those experiencing discrimination know when and how to seek help. As described earlier in this AFFH, the County AI found that private discrimination continues to be a problem in Contra Costa County and can perpetuate disparities in opportunities. While there are resources in Contra Costa County for fair housing services, the capacity and funding of these groups is generally insufficient. Also, the lack of specific fair housing records for San Ramon is a potential issue. The City is not able to accurately assess the nature and extent of discriminatory practices without local records.
Additionally, if the translation of outreach and education services is not available, it may be difficult for the limited-English proficient (LEP) population. The County AI found that San Ramon residents with limited proficiency in speaking English include Chinese and Korean speakers. The eastern side of San Ramon has both sizable and predominant Asian populations.
Contributing Factors:
• Lack of outreach due to language barriers
• Lack of resources for fair housing agencies and organizations • More education needed by the public sector for residents to be familiar 11 -E.1.4.2 New opportunities in high resource areas (Place-Based Strategies, Housing Mobility) All of San Ramon has been identified as high or highest resource areas. High-scoring schools, the proximity to San Francisco and the open space and recreation resources help contribute to the quality of life. The AFFH analysis did find that existing affordable housing options in San Ramon are limited and are primarily located in the eastern portion of the City. This includes the available data on housing choice vouchers and the location of affordable housing discussed under the Local Knowledge section. In addition, outreach for the Housing Element found that many residents want to protect the current feel of San Ramon and the many environmental resources. Projects with increased densities or affordability restrictions were a cause for concern among many respondents.
Contributing Factors:
• Location and type of affordable housing, including Housing Choice Vouchers • Development patterns in existing neighborhoods, including predominately single-family homes
• Community concern regarding high density development
• Environmental and open space resources
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11 -E.1.4.3 Displacement risk in areas with disproportionate housing needs and sensitive communities (Anti-displacement and tenant protections, housing mobility) As housing prices continue to rise in the Bay Area and San Ramon, challenges to finding affordable housing options increases. One sensitive area at risk of displacement has been identified in San Ramon. This census tract, 355115, is located between Bollinger Canyon Road and Dougherty Road in the eastern portion of the city. Information from the 2015-2019 ACS Estimates and HCD Data includes the following:
• The share of renter-households in this tract is higher than the citywide average (52 percent versus 28 percent).
• Of the renter-households, approximately 63 percent are overpaying for housing (spending more than 30 percent of their income on housing).
• This tract has one of the highest percentages of low and moderate income households in the City at 36 percent (one block group along the 680 freeway and the city’s southern boundary is higher with 45 percent low/mod residents).
• Approximately 83 percent of the population are non-white. The predominant population is Asian, comprising 63 percent of the tract’s residents.
Contributing Factors:
• The availability of affordable units in a range of sizes • Displacement of residents due to economic pressures
• High cost of housing and resulting cost burden
• Challenges faced in sensitive communities
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