San Ramon City Council
May 17, 2022

CITY COUNCIL / PLANNING COMMISSION

JOINT SPECIAL MEETING
May 17, 2022

WE PROVIDE EFFICIENT DELIVERY OF QUALITY PUBLIC SERVICES THAT ARE

ESSENTIAL TO THOSE WHO LIVE AND WORK IN SAN RAMON
David E. Hudson, Mayor • Sridhar Verose, Vice Mayor
Mark Armstrong, Councilmember • Scott Perkins, Councilmember • Sabina Zafar, Councilmember Jean Kuznik, Chairperson • Gary Alpert, Vice Chairperson Corie Edwards, Planning Commissioner • Rick Marks, Planning Commissioner • Eric Wallis, Planning Commissioner Agenda Questions: Please call the City Clerk (925) 973-2539 Documents received after publication of this Agenda and considered by the City Council in its deliberation will be available for inspection in the City Clerk’s Office at 7000 Bollinger Canyon Road, San Ramon during normal business hours and in the red binder at the Council meeting.

Council Chamber
7000 Bollinger Canyon Road
JOINT MEETING – 6:00 PM

MEETING PROCEDURES
Pursuant to AB 361, the City is authorized to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically to all members of the public. This meeting will be conducted both in-person and remotely via Zoom. Please note that remote participation in the meeting is optional, and if there are technical or connection issues with Zoom, the joint City Council / Planning Commission meeting will continue.

It is recommended that anyone wishing to view and/or participate in the meeting virtually download the Zoom application, www.zoom.us, before the start of the meeting. Zoom participants will have the opportunity to speak during Public Comment.

If you would like to submit written public comment via email, please do so by 4:00 p.m. on Tuesday, May 17, 2022, to [email protected]. Please include “Public Comment 5/17/2022” in the subject line. In the body of the email please include your name and the item you wish to comment on. Written comments submitted will be provided to the Council and Commission prior to the start of the meeting. Written public comment will not be read aloud during the meeting. If you wish to make your comments heard, you must participate in the Zoom meeting or attend the meeting in person.

There will be zero tolerance for any person addressing the Council and Commission making profane, offensive and disruptive remarks, or engaging in loud, boisterous, or other disorderly conduct, that disrupts the orderly conduct of the public meeting. 2 Joint City Council / Planning Commission Meeting – May 17, 2022 HOW TO VIEW OR PARTICIPATE IN THE MEETING:

1. In-Person – San Ramon City Hall, Council Chamber, 7000 Bollinger Canyon Road

2. To view or participate in the meeting through Zoom
Livestream online at: https://cityofsanramon.zoom.us/j/91772910574 Webinar ID: 917 7291 0574
Use the “Raise Your Hand” button to request to speak when Public Comment is being taken on the Agenda item. You will then be unmuted when it is your turn to make your comment for up to three minutes. After the allotted time, you will then be re-muted.

3. To view the meeting live online at: www.sanramon.ca.gov/YouTube

4. To listen or participate in the meeting by telephone, dial: +1 (669) 900-6833 Webinar ID: 917 7291 0574
Use *9 on your telephone to raise your hand and request to speak when Public Comment is being taken on the Agenda item. You will then be unmuted when it is your turn to make your comment for up to three minutes. After the allotted time, you will then be remuted. 3 Joint City Council / Planning Commission Meeting – May 17, 2022

1. CALL TO ORDER

2. NEW BUSINESS

2.1 Joint City Council and Planning Commission Public Hearing: Draft 2023 – 2031 Housing Element as Part of the General Plan 2040 Update (GPA 2021-0001) Recommendation: Staff Recommends that the City Council and Planning Commission Receive the Staff Report, Receive Public Comments, Provide Feedback to Staff and the Consultant on the Public Review Draft of the 2023- 2031 Housing Element, and Continue the Public Hearing on the Draft Housing Element to the Next Joint City Council and Planning Commission Meeting on June 21, 2022.

3. ADJOURNMENT
I hereby certify the attached City Council agenda was posted 72 hours before the noted meeting.

Dated: May 13, 2022
4 Joint City Council / Planning Commission Meeting – May 17, 2022 The agenda with links to minutes and staff reports is available on the City’s website:
www.sanramon.ca.gov

* * * * *
This Agenda is posted in accordance with Government Code Section 54954.2(a).

To request a disability-related accommodation(s) to participate in the meeting, please contact the City Clerk 24 hours in advance of the meeting at 925-973-2539. * * * * *
Information for public participation at Council meetings, including the time limits for addressing the Council, is provided on the agenda.

If you have any questions, please contact the City Clerk prior to the meeting. * * * * *
Regular City Council meetings are broadcast on Contra Costa Television (CCTV) (Channel 27) on Wednesdays at 7:00 p.m. and Thursdays at 1:00 p.m. immediately following the meeting.

Regular City Council meetings are also broadcast on AT&T U-Verse (Channel 99).

Regular City Council meetings may also be viewed at
http://sanramonca.iqm2.com/citizens/default.aspx

CITY COUNCIL STAFF REPORT
DATE: May 17, 2022
TO: City Council/City Manager
FROM: Debbie Chamberlain, Community Development Director By: Cindy Yee, Senior Planner
SUBJECT: Joint City Council and Planning Commission Public Hearing: Draft 2023 – 2031 Housing Element as Part of the General Plan 2040 Update (GPA 2021- 0001)

RECOMMENDED ACTION
Staff recommends that the City Council and Planning Commission receive the staff report, receive public comments, provide feedback to staff and the consultant on the Public Review Draft of the 2023-2031 Housing Element, and continue the public hearing on the Draft Housing Element to the next joint City Council and Planning Commission meeting on June 21, 2022.

BACKGROUND/DISCUSSION
Applicant: City of San Ramon
Property Owner: Various
Location: Citywide
Background
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of the mandatory elements of the General Plan. Housing Element law mandates that local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process. RHNA is the state-mandated process to identify the number of housing units, by affordability level, that each jurisdiction must accommodate in the Housing Element of its General Plan. The California Department of Housing and Community Development (HCD) identifies the total housing need for the nine-county Bay Area for an eightyear period. The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing the regional housing demand across local jurisdictions, resulting in each jurisdiction’s local RHNA.

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On December 16, 2021, the ABAG Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area, 2023 - 2031. The plan allocates 5,111 housing units to the City of San Ramon. Table 1 shows the City’s final RHNA by household income category for the 2023 - 2031 planning period. The City must adopt a Housing Element by January 2023 demonstrating how it can accommodate its RHNA.

Table 1: San Ramon’s 2023 - 2031 Final RHNA Allocation
Very Low
Income Units
(< 50% of
AMI)
Low Income
Units
(50-80% of
AMI)
Moderate
Income Units
(80-120% of
AMI)
Above
Moderate
Income Units
(>120% of
AMI)
Total
Units
San Ramon 1,497 862 767 1,985 5,111
Environmental Determination
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City will prepare the necessary environmental review for the Draft 2023 - 2031 Housing Element.

However, the Planning Commission and City Council’s action to direct Staff to submit the Draft 2023-2031 Housing Element to HCD for review is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted.

Noticing Requirements/Public Outreach
The City has implemented an extensive outreach and engagement program to inform the community and seek input regarding the Housing Element Update. In the summer of 2021, the City launched the General Plan, Housing Element, and Climate Action Plan Update. Between July 2021 and March 2022, the City held six study sessions/community workshops to discuss and receive input on the Update. Staff facilitated presentations with nine City Committees/Commissions to gather input on the Housing Element Update. In September 2021, in addition to Update information posted on the City’s website, the City created a dedicated webpage at www.plansanramon.com <http://www.plansanramon.com> for the Housing Element and General Plan update that serves as a landing place for information. In October 2021, the City conducted an online survey to receive additional community feedback and created an interactive map for the community to identify additional housing. City staff has attended four community events with additional events scheduled through Summer 2022 to answer questions and provide information related to the Housing Element. The workshops, study sessions, and committee meetings provided an overview of the Housing Element, RHNA, Preliminary Sites Inventory, required policy and program topics, and provided an opportunity for the community to provide feedback. The community was notified of these engagement opportunities through the City’s social media, websites, push notifications, newsletters, the community reader board, and email.

Additionally, Staff held stakeholder interview meetings with the property owners, housing groups, and community groups to seek input on the Housing Element Update.

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The feedback and information received through these outreach efforts was used to help create the proposed policies and programs to address the housing needs. In accordance with State law, a public notice was published in the San Ramon Valley Times, posted at several locations throughout the City, mailed notices, and emails to interested parties. Additionally, the joint City Council/Planning Commission Agenda and the Staff Report for this public hearing was also made available on the City’s website.

Draft 2023 - 2031 Housing Element Overview
In 2021, the City initiated the General Plan 2040 Update (GPA 2021-0001) to update all General Plan Elements, including the Housing Element and the Climate Action Plan. As part of the General Plan 2040 Update project, the City has prepared the Draft 2023-2031 Housing Element (Attachment A), which was released for the mandatory 30-day public review on May 13, 2022 and runs through June 12, 2022. The Draft 2023-2031 Housing Element includes the following components:
 Section 11.1: Introduction. Contains a summary of the scope, context, relationship with other General Plan Elements, and a summary of public outreach.  Section 11.2: Housing Needs Assessment. Contains a brief history of the City and statistics related to the City’s population, economy, and housing characteristics. This section also includes a discussion on the City’s RHNA for the eight year planning period.  Section 11.3: Housing Constraints. Describes San Ramon’s governmental, market, and environmental constraints which may limit the development of housing to meet all economic segments of San Ramon’s population.
 Section 11.4: Housing Resources. Provides an overview of resources available in San Ramon for development, rehabilitation, and preservation of housing in San Ramon. This includes the availability of land resources and the ability to satisfy the City’s share of the RHNA, and financial resources available to support the provision of affordable housing.  Section 11.5: Housing Plan. Describes San Ramon’s housing plan, which contains policies, programs, and objectives to achieve San Ramon’s overarching housing goal, which is to:

Ensure that decent, safe housing is available at a cost that is affordable to all current and future residents of this community. To this end, the City will strive to maintain a reasonable balance between rental and ownership housing opportunities and to encourage a variety of individual choices of tenure, type, and location of housing throughout the community.
 Appendix 11-A: Public Outreach and Participation. Contains information on the various public outreach efforts conducted and participation during preparation of the 2023-2031 Housing Element.
 Appendix 11-B: Homeless Services and Facilities. Contains information on various homeless services and facilities in the community, including emergency shelter, transitional housing, permanent supportive housing, and homeless programs.  Appendix 11-C: Review of Past Accomplishments. Evaluates the housing programs and

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quantified objectives outlined in the past Housing Element and the City’s efforts in meeting the program requirements and achieving the quantified objectives. Also indicates the continued appropriateness of each program for the 2023-2031 Housing Element planning period.
 Appendix 11-D: Sites Inventory. Identifies sites where housing opportunities are available by income category to meet the City’s RHNA.
 Appendix 11-E: Affirmatively Furthering Fair Housing (AFFH). Includes an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions to affirmatively further fair housing. Contains a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected classes.

Summary of RHNA Strategies
Since the last joint City Council and Planning Commission study session on March 22, 2022, staff has updated the housing opportunities site list and incorporated the changes into the Housing Element. As shown in Table 11.4-4: Summary of RHNA Strategies of the Draft Housing Element, the City will be able to meet the assigned RHNA with a minimum 20% buffer for each affordability category.

Table 11.4-4: Summary of RHNA Strategies
Extremely
Low/ Very Low
Low Moderate Above
Moderate
Total
RHNA 1,497 862 767 1,985 5,111
Projected ADUs*21 21 21 7 70
Entitled Projects 147 206 222 1,883 2,458
Total Credits 168 227 243 1,890 2,528
Remaining RHNA Need 1,329 635 524 95 2,583
4 th and 5th Cycle Sites** 136 65 59 362 622
Rezone Sites** 1,474 710 590 2,485 5,259
Total Units To Meet
Remaining RHNA Need
1,610 775 649 2,847 5,881
Surplus 281 140 125 2,752 3,298
% Buffer over Remaining
Lower Income RHNA
21% 22
%
24%
Notes:
*ADUs distributed according to the ABAG region recommended income distribution **Lower income units distributed proportionally between very low and low-income based on RHNA allocation.

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Summary of Housing Plan
The Housing Element must identify specific programs to implement stated policies and achieve goals and objectives, including specific actions the City will take. Programs must also identify: a specific implementation timeframe; responsible party; a description of the responsible party’s specific role in implementation; and specific, measurable outcomes, whenever possible. Housing Element Section 11.5 Housing Plan includes housing policies and programs that reflect the results and analyses of the City’s local housing needs, available land and financial resources, and mitigation of identified governmental and non-governmental constraints. Notable policy additions to the current Housing Element include:
 Implement the City’s Inclusionary Housing Ordinance and Affordable Housing Commercial Linkage Fee Ordinance
 Encourage infill housing development projects near employment, shops/services, and transportation corridors
 New developments to meet objective design standards
 Facilitate the development of a variety of housing types to foster housing mobility  Pursue actions and policies that mitigate economic displacement of residents  Distribute new affordable housing opportunities throughout the City to avoid overconcentration low income housing in specific neighborhoods  Employ place-based strategies for neighborhood improvements Many of the proposed housing programs are continuations of successful programs from the current Housing Element. In accordance with State law, the following are new notable housing programs included in the Draft 2023 - 2031 Housing Element:
 Program 8: Inclusionary Housing and Commercial Linkage Fee. The City will review the Inclusionary Housing and Commercial Linkage Fee Ordinance and update inclusionary requirements
 Program 9: San Ramon Below Market Rate (BMR) Home Ownership Program. The City will continue to administer the BMR program to facilitate affordable homeownership in San Ramon
 Program 13: Adequate Sites for RHNA and Monitoring of No Net Loss. The City will commit to the rezoning of opportunity sites by the end of 2022 and ensure an adequate inventory is available to meet the City’s RHNA obligations.

If rezoning does not occur by January 2023, sites identified to meet the City’s lower income RHNA obligation are subject to by-right approval for projects in which 20% of units are affordable to lower income households including requirements that may force the City to allow 100% residential use on mixed use sites.
 Program 14: By-Right Approval. The City will allow for by-right approval in accordance with AB 1397
 Program 15: Replacement Housing. The City will require the replacement of units affordable to the same or lower income level in accordance with AB 1397  Program 17: Zoning Code Amendments. The City will amend the Zoning Code to facilitate the development of a variety of housing types

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 Program 19: CityWalk Master Plan Streamlining. The City commits to by the end of 2023, revisiting the CityWalk Master Plan to determine what streamlining approval process can be implemented for the already approved 4,500 units in the Master Plan area. These units will need to be compliant with the development and design standards in the Master Plan.
 Program 20: Review of Objective Design Standards. The City will establish Objective Design Standards as part of the General Plan update.
 Program 22: Meaningful Actions to Affirmatively Further Fair Housing. The City will implement AFFH actions including expanding community outreach, increasing access to fair housing services, updating the Zoning Code, addressing tenant displacement.

NEXT STEPS
The Housing Element must be updated and certified by HCD by January 2023 for the 2023 - 2031 planning period. Additionally, the Housing Element Update triggers recent State law requirements to amend the General Plan which is being done concurrently with the Housing Element. Table 2 below summarizes the key dates and next steps to ensure the City receives HCD certification by the January 2023 deadline.

Table 2: Housing Element Key Dates
Step/Task Date(s)
Public Review of Draft Housing Element May 13 - June 12, 2022 Joint PC/CC Public Hearing on Draft Element May 17, 2022 Housing Advisory Committee Meeting May 19, 2022
Joint PC/CC Public Hearing on Draft Element June 21, 2022 HCD 90-Day Review of Draft Housing Element June - September 2022 Housing Element Environmental Review Summer - Fall 2022 Revise Housing Element in Response to HCD’s Comments September - November 2022 Adopt Housing Element Update By November 2022
The City Council and Planning Commission are being asked to review the Draft 2023-2031 Housing Element and provide feedback prior to submittal to HCD.

ATTACHMENT
A: Public Review Draft San Ramon Housing Element

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City of San Ramon
2023-2031 Housing Element
Public Review Draft
Release Date: May 13, 2022

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-i 2023-2031 Housing Element
11 Housing............................................................................................................................. 1

11.1 Introduction .................................................................................................................... 1

11.1.1 Scope and Context .................................................................................................. 1

11.1.2 Relationship to Other General Plan Elements ............................................................ 1

11.1.3 Public Outreach...................................................................................................... 2

11.1.4 Housing Element Presentations, Workshops, and Events .......................................... 2

11.1.5 City Website and PlanSanRamon ............................................................................ 3

11.1.6 Community Survey.................................................................................................. 4

11.1.7 Stakeholder Interviews ............................................................................................ 4

11.1.8 Contra costa county collaborative affordable housing developer panel........................ 5

11.1.9 Housing Element Responses................................................................................... 5

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-1 2023-2031 Housing Element
11 Housing

11.1 INTRODUCTION
The Housing Element establishes the City’s housing policies for the planning period of January 31, 2023, through January 31, 2031. It guides City officials in decision making and sets forth an action plan to implement the housing goals. This Housing Element is intended to direct residential development and preservation in a manner consistent with the San Ramon General Plan and overall requirements of the State Housing Element law.

11.1.1 SCOPE AND CONTEXT
This Housing Element complies with both the letter and spirit of voter-approved Measure G (1999).

The General Plan takes advantage of infill opportunities while preserving the valued “quality of life” aspects of San Ramon. A central guiding theme used throughout preparation of the General Plan was “smart growth” development patterns, which focus on reuse and intensification of existing sites within the core of the City to provide expanded housing opportunities. A significant workforce housing supply is proposed to meet the City’s share of regional housing needs, primarily through redevelopment.

Building on a housing needs assessment and evaluation of the City’s housing programs, available land, and constraints on housing production, this Housing Element presents a comprehensive set of housing policies and programs. The Housing Element is organized to address all of the topics required by the Government Code and State Housing Element guidelines. Specifically, the Element contains the following discussions:
• Population and employment trends;
• Household characteristics;
• Special housing needs;
• Governmental and non-governmental constraints;
• Opportunities for energy conservation;
• Existing assisted housing developments;
• Goals, policies, and quantified housing objectives;
• Housing Programs (Government Code Section 65583); and • Affirmatively Furthering Fair Housing (AFFH).

11.1.2 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
General Plan 2035 is comprised of eleven elements: 1) Economic Development; 2) Growth Management; 3) Land Use; 4) Traffic and Circulation; 5) Parks and Recreation; 6) Public Facilities and Utilities; 7) Open Space and Conservation; 8) Safety; 9) Noise; 10) Housing; and 11) Air

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-2 2023-2031 Housing Element
Quality and Greenhouse Gas. The City is updating the General Plan in conjunction with this Housing Element Update and addition of the new Environmental Justice Element.

The Housing Element reflects the General Plan strategy of providing workforce housing through an Urban Growth Boundary (UGB), encouraging a more compact urban form through increased densities and infill development, and designating mixed use centers that include a residential component. While other elements of the General Plan implement a range of the “smart growth” components, the Housing Element focuses specifically on what this means for the provision of workforce housing in San Ramon. This Element is integral to the overall General Plan and is therefore internally consistent with all other Plan elements.

The City will ensure consistency between the Housing Element and the General Plan over time because Measure G (1999) specifically provides authority for the City Council and Planning Commission to amend the General Plan with a four/fifths vote. General Plan policy 4.6-I-3, included in the Land Use Element, also calls for a review of the UGB in 2022 (currently under review with the update of the General Plan) to provide an opportunity to review the effectiveness of the UGB in maintaining the necessary housing and employment balance for the horizon year.

As stated above, the City is in the process of updating the General Plan along with this Housing Element Update. Measure G (1999) does provide for interim updates to ensure internal consistency and meet the requirements of State Planning Law for a current Housing Element.

11.1.3 PUBLIC OUTREACH
Section 65583 (c)(6)(B) of the Government Code states that “local government shall make diligent effort to achieve public participation of all the economic segments of the community in the development of the housing element and the program shall describe this effort.” Public participation played an important role in the formulation of San Ramon’s housing goals and policies.

11.1.4 HOUSING ELEMENT PRESENTATIONS, WORKSHOPS, AND EVENTS Meetings were posted on the City’s website, PlanSanRamon website, social media, e-blasts, community locations, and/or newsletters. In addition, the City completed extensive outreach to property owners, non-profit housing developers, market-rate housing developers, homeless advocates, the building industry, surrounding jurisdictions, and other housing-related stakeholders via e-mail and first-class mail for feedback and engagement in the Housing Element update workshops. The City conducted the following study sessions and public hearings to discuss the Housing Element update:
• Joint Planning City Council/Planning Commission Study Session (July 6, 2021): This meeting provided an overview of the Housing Element requirements, contents, potential challenges, and update process.
• Virtual Community Workshop (September 9, 2021): The workshop gave an overview of the General Plan, Housing Element, and Climate Action Plan Update to the community and was followed by a Community Survey soliciting input from the public, posted on September 15 to October 21, 2021.
• Joint City Council/Planning Commission Study Session (October 19, 2021): The study session provided a project update and solicited feedback from the City Council, Planning Commission, and the public.

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-3 2023-2031 Housing Element
• Planning Commission Ad Hoc Committee Study Session (January 25, 2022): This session included a review of the Housing Element Adoption Schedule and a review of the Housing Sites Inventory. A summary of AB 215 was provided by staff. • Joint Planning Commission/Housing Advisory Committee Study Session (February 15, 2022): This study session included the criteria used for site inventory selection as well as the different categories included in the sites inventory: 5th cycle sites, pipeline projects, etc. • Planning Commission Ad Hoc Committee Study Session (February 28, 2022): The Housing Element Site selection process continued to be covered during this meeting. • Planning Commission Study Session (March 15, 2022): During this study session, the Planning Commission provided feedback on comments received about the Housing Sites Inventory during the January 25th and February 15th meetings. • Joint City County/Planning Commission Workshop (March 22, 2022): This workshop solicited input from the City Council and Planning Commission and the public about the Housing Element Sites Inventory.

Staff also facilitated presentations to the following City Committees and Commissions to gather input on the Housing Element Update.
• Economic Development Advisory Committee (September 8, 2021) • Open Space Advisory Committee (September 13, 2021)
• Senior Citizens Advisory Committee (September 13, 2021) • Arts Advisory Committee (September 15, 2021)
• Transportation Advisory Committee (September 16, 2021) • Transportation Demand Management Advisory Committee (September 20, 2021) • Teen Council Committee (September 21, 2021)
• Parks and Community Services Commission (September 22, 2021) • Housing Advisory Committee (September 23, 2021)
City staff attended the following community events to answer questions and provide information related to the Housing Element.
• Community outreach booth at the Run for Education Expo (October 9, 2021) • Culture in the Community Event (October 17, 2021)
• Business Expo and Mixer (March 31, 2022)
• San Ramon Dougherty Station Farmer’s Market (May 15, 2022) • Art & Wind Festival (May 29-30, 2022)

11.1.5 CITY WEBSITE AND PLANSANRAMON
To facilitate timely dissemination of information on the Housing Element, programs, and updates, the City maintains a Housing webpage on its official site at:

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-4 2023-2031 Housing Element
https://www.sanramon.ca.gov/our_city/departments_and_divisions/community_development/ planning_services/general_plan_and_housing_element_update The City also introduced the PlanSanRamon website exclusively for information related to the General Plan, Housing Element, and Climate Action Plan Updates:
https://plansanramon.com/
Both the City and PlanSanRamon websites include information on Housing Element progress, public input, potential RHNA sites, and the Community Survey. Options are available to sign up on the email list and to provide comments on the General Plan. Both webpages are updated as new information is available. The City’s website has an interactive map which allows community members to add up to three housing locations where they would prefer additional housing be incorporated into the City’s General Plan. The map users can also support housing locations that have been added by others.

11.1.6 COMMUNITY SURVEY
In October 2021, the city solicited responses for a community survey. The survey was available on the City’s website and its availability was advertised on the website as well as through social media (e.g., Twitter, Instagram, Nextdoor) and the San Ramon community reader board. The City received 296 responses from community members. The survey consisted of 29 questions that covered a variety of topics, including housing, climate change, energy conservation, and transportation. Survey questions and results are outlined in Appendix A: Public Outreach of this Housing Element.

11.1.7 STAKEHOLDER INTERVIEWS
The City contacted various stakeholders, seeking their input on the Housing Element Update. These stakeholders represented community groups, non-profits, housing developers, environmental groups, property owners, and religious groups, among others. The City contacted the following stakeholders:

Housing Groups
• Bridge Housing
• Eden Housing
• Satellite Housing
• ECHO
• Contra Costa Association of Realtors
Community Groups/Non-Profits
• Tri-Valley NonProfit Alliance
• City-Serve of the Tri-Valley
• Asian Pacific Islander American
Public Affairs Association (APAPAA)
• Senior Foundation
• SRVUSD
• San Ramon Chamber of Commerce
Environmental/Interest Groups
• Tri-Valley Conservancy
• Save Mount Diablo
• Greenbelt Alliance
• East Bay Regional Park District
Property Owners
• Terramar Retail Centers (TRC)
• Federal Realty
• ROIC
• Milestone Properties
• Toyota Motor Sales USA

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.1-5 2023-2031 Housing Element
• ROEM Development Corp.
• Rollin Staats & Joan Staats
• MPK LLC
• Norris Canyon Prop. Corp.
• Shapell Properties
• Sunset Development
• Toll Brothers
• Nearon
• Browman Development
• KIMCO Realty
• ClubSport
• PG&E
Religious Groups
• Church of The Valley
• Gilead Bible Church
• Grace United Methodist Church
• Saint Joan of Arc Church
• San Ramon Presbyterian Church
• San Ramon Valley Islamic Center
The City received responses and input from the following stakeholders: Federal Realty, Sunset Development, Shapell Properties, TRC Retail, Toll Brothers, Contra Costa County Association of Realtors, KIMCO Realty, Nearon, APAPAA, Browman Development, PG&E, ClubSport, Toyota.

Stakeholder interviews are further detailed in Appendix A: Public Outreach of this Housing Element.

In addition, the City has received comments from YIMBY and GBA.

11.1.8 CONTRA COSTA COUNTY COLLABORATIVE AFFORDABLE HOUSING DEVELOPER PANEL Upon requests by Contra Costa County jurisdictions, the Collaborative conducted the Affordable Housing Developer Panel on April 20, 2022. Representatives from Mercy Housing, Mutual Housing California, Eden Housing, and National Community Renaissance served as a panelist.

11.1.9 HOUSING ELEMENT RESPONSES
Based on the community outreach and responses received from City-elected and appointed officials, residents, and community groups, a series of changes were made to the current Housing Element. [UPDATE ONCE CITY APPROVES PROGRAMS]

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.2-i 2023-2031 Housing Element

11.2 Housing Needs Assessment ................................................................................... 1

11.2.1 Brief History of San Ramon..................................................................... 1

11.2.2 Population Characteristics and trends................................................... 2

11.2.3 Household Characteristics ...................................................................... 6

11.2.4 Special Housing Needs ......................................................................... 11

11.2.5 Economic and Transportation ............................................................... 19

11.2.6 Housing Characteristics ........................................................................22

11.2.7 Housing Costs and Affordability ............................................................26

11.2.8 Assisted Housing Units at Risk of Converting to Market Rate Rents ... 31

11.2.9 Current Housing Needs......................................................................34

11.2.10 Future Housing Needs......................................................................35

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Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.2-1 2023-2031 Housing Element

11.2 HOUSING NEEDS ASSESSMENT
The City strives to achieve a balanced housing stock that meets the varied needs of all income segments of the community. To understand the City’s housing needs, the characteristics of the existing housing stock and the housing market are comprehensively evaluated. This section of the Housing Element discusses the major components of housing needs in San Ramon, including population, household, economic and housing stock characteristics. Each of these components is presented in a regional context, and, where relevant, in the context of other nearby communities.

A brief history of San Ramon provides community context and a foundation for the discussion of San Ramon’s housing needs. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2023-2031 Housing Element cycle.

11.2.1 BRIEF HISTORY OF SAN RAMON
No longer a quiet outskirt of the Bay Area, the City of San Ramon values the past while looking to the future. The area of modern day San Ramon was once home to the Seunen and Ohlone/Costanoans Native Americans who lived adjacent to the valley creeks. By the 19th Century, the area served as grazing land for the Mission San Jose until it was eventually included in Jose Maria Amador's 16,000 plus acre Rancho San Ramon. American settlers first came to the area in 1850 when Leo and Mary Jane Norris purchased 4,450 acres of land from Amador. The first village settlement developed at the present day intersection of Deerwood Road and San Ramon Valley Blvd. A stage line, general store, grammar school, and post office were established in a 10- year period from 1863 to 1873.

The arrival of the San Ramon Branch Line of the Southern Pacific in 1891 brought modest changes to the community. Until 1909, San Ramon was the terminus for the line and boasted a two-story depot, the engine house, and a turnaround for the locomotive. The San Ramon Community Hall became the town’s center early in 1911, drawing farm and ranch families to dances, school programs, and plays. This prominent civic building was still standing in 1960. As with the entire Tri-Valley area, agriculture was the basis for San Ramon economy until suburban development began. For years a sign “San Ramon Population 100” accurately reflected the number of people in the area, with the whole San Ramon Valley having just over 2,000 people for many decades.

In 1966, the Interstate 680 freeway was completed through San Ramon to Dublin and the designation “San Ramon Village” first appeared in the 1970 census with a count of 4,084 people.

Developers Ken Volk and Bob McClain built the first San Ramon suburban homes close to the southern county line. A special district, the Valley Community Services District (VCSD), provided the water, parks, sewer, fire protection and garbage collection for the new homes. In 1970, Western Electric purchased 1,733 acres of the Bishop Ranch and proposed a “new town” complete with a variety of housing, green belts, stores, and light industry, placed in the center of San Ramon.

Eventually part of the land became new homes and, in 1978, 585 acres became today's Bishop Ranch Business Park. San Ramon incorporated in 1983 and built a new library, community center, parks, and hospital soon thereafter. The City of San Ramon evolved rapidly from a bedroom community into the balanced City it is today.

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11.2.2 POPULATION CHARACTERISTICS AND TRENDS
The type and amount of housing needed in a community is largely determined by population growth and various demographic variables. Factors such as age, cultural preference, household size, occupation, and income work to influence the type of housing needed and the ability of existing and future residents to afford housing.

11.2.2.1 Population Growth
San Ramon has experienced steady population growth over the past few decades. The City’s population increased 61 percent from 2000 to 2010 and another 9 percent between 2010 and 2015. As of January 2020 (according to the State Department of Finance), the population of San Ramon was estimated at 83,118, an increase of 5.7 percent since 2015 (Table 11.2-1). According to Association of Bay Area Governments (ABAG) 2017 projections, San Ramon is expected to grow to a population of 84,165 by 2040, an increase of only 1.3 percent from 2020 population estimates. However, the recently released 2020 Census reports the San Ramon population at 84,165, already exceeding ABAG’s 2020 projection of 76,485. Therefore, San Ramon is likely to see growth exceeding ABAG’s 2040 estimate. San Ramon’s current General Plan estimates buildout population within the Planning Area at 96,179 in 2035. San Ramon’s population increased by a higher rate than that observed in Contra Costa County. This Housing Element has been updated as part of a focused update to the General Plan, which adjusted the growth projections.

Because the City has already exceeded growth projections included in the to the ABAG 2040 Bay Area Plan, population trends and projections based on more recent population estimates are shown in Figure 11.2-1. These projections show that by 2030, the population of San Ramon will be approximately 101,791 or an increase of 22.5 percent from the 2020 population.

Table 11.2-1: Population Growth Trends (2010-2040)
Jurisdiction 20101 20152 20202 20403
Population Growth
2010-
2015
2015-
2020
2020-
2040
Brentwood 51,481 57,607 65,118 84,460 11.9% 13.0% 29.7% Concord 122,067 127,238 130,143 185,850 4.2% 2.3% 42.8% Danville 42,039 43,682 43,876 47,350 3.9% 0.4% 7.9%
Dublin 46,036 55,965 65,716 83,595 21.6% 17.4% 27.2%
Livermore 80,968 87,028 91,861 113,730 7.5% 5.6% 23.8%
Pittsburg 63,264 68,612 74,321 91,615 8.5% 8.3% 23.3%
Pleasanton 70,285 74,950 79,464 87,875 6.6% 6.0% 10.6%
Richmond 103,701 108,371 111,217 164,220 4.5% 2.6% 47.7% San Ramon 72,148 78,608 83,118 84,165 9.0% 5.7% 1.3%
Walnut Creek 64,173 68,030 70,860 81,265 6.0% 4.2% 14.7% County 1,049,025 1,113,341 1,153,561 1,387,295 6.1% 3.6% 20.3% Sources:

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1 US Census Bureau, 2010 Census.
2 California Department of Finance (DOF), E-5 Series, 2015-2020. 3 ABAG Plan Bay Area 2040 – Projections, 2017.

Figure 11.2-1: Population Trends and Projections (1990-2030) Source: ABAG Housing Element Data Package (based on California DOF Estimates), 2021.

11.2.2.2 Age Characteristics
A community’s current and future housing needs are determined in part by the age characteristics of residents. Typically, each age group has distinct lifestyles, family types and sizes, ability to earn incomes, and therefore, housing preferences. As people move through each stage of life, housing needs and preferences change. For example, younger householders without children will have different housing preferences than older households with children or senior householders whose children are adults and do not live at home. Consequently, evaluating the age characteristics of a community is important in determining the housing needs of residents.

Between 2010 and 2019, San Ramon’s population of persons aged 15 to 24, adults aged 45 to 64, and seniors aged 65 and older has increased (Figure 11.2-2). Since 2000, the City has seen a steady decline in adults ages 25 to 44 and steady increase in seniors 65 and older. Seniors currently make up 10.5 percent of the population, compared to only 8 percent in 2010. As of 2019, adults ages 45 to 64 make up the largest proportion of the population (29.5 percent). The

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proportion of adults ages 25 to 64, who make up a majority of the workforce, has declined from

61.9 percent in 2000 to only 55.3 percent in 2019.

Figure 11.2-2: Age Characteristics (2000-2019)
Source: US Census Bureau, 2000 and 2010 Census; 2015-2019 American Community Survey (ACS) (5- Year Estimates).

Although San Ramon has a smaller population of seniors compared to the County proportionally (10 percent vs. 15 percent, respectively), the City has a slightly higher median age. Historically, seniors have comprised a smaller proportion of the City’s population when compared to the proportion of seniors living in nearby jurisdictions (Table 11.2-2). As of 2019, San Ramon’s population is comprised of more children compared to most nearby communities.

Overall, the age distribution of San Ramon reflects a community of primarily families with primary and secondary school age children. The higher cost of housing in the City has resulted in the decline in the proportion of younger people who are just entering the workforce. Similar to growth patterns statewide, the senior population in San Ramon also continues to grow while the proportion of children under 19 has decreased slightly from 31 percent in 2010 to 30 percent in 2019.

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Table 11.2-2: Age Characteristics (2010-2019)
Jurisdiction
Under 19 65 And Up Median Age
2010 2019 2010 2019 2019
Brentwood 34% 29% 11% 15% 40.0
Concord 25% 23% 12% 15% 38.9
Danville 29% 28% 14% 19% 45.7
Dublin 25% 28% 7% 9% 36.7
Livermore 28% 25% 10% 13% 39.8
Pittsburg 31% 27% 9% 11% 34.7
Pleasanton 29% 27% 11% 15% 42.4
Richmond 28% 24% 10% 13% 36.0
San Ramon 31% 30% 8% 10% 40.2
Walnut Creek 18% 18% 27% 30% 47.8
Contra Costa County 27% 25% 12% 15% 39.7
Source: US Census Bureau, 2000 Census, and 2010 Census.

11.2.2.3 Race/Ethnicity Characteristics
A community’s racial and ethnic composition may have implications for housing needs to the extent that different groups have different household characteristics and cultural backgrounds that may affect housing needs and preferences. Communities with a high proportion of Asian and Hispanic households tend to have a larger average household size due to the cultural practice of living with extended family members. In contrast, communities with a high proportion of White households tend to have a smaller average household size.

According to 2015-2019 American Community Survey (ACS) estimates shown in Figure 11.2-3,

46.5 percent of San Ramon’s population is Asian, 38.6 percent White, 7.1 percent Hispanic or Latino, 4.9 percent two or more races, 2.3 percent Black or African American, and 0.7 percent some other race. San Ramon has a significantly larger Asian population compared to the County, while the Hispanic/Latino and Black/African American populations are significantly smaller. Since 2010, the White population has decreased from 50 percent to 39 percent, while the Asian population has increased from 34 percent to 47 percent.1 1 2010 estimates based on 2006-2010 ACS (5-Year Estimates).

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Figure 11.2-3: Racial/Ethnic Composition (2019)
Source: 2015-2019 ACS (5-Year Estimates).

11.2.3 HOUSEHOLD CHARACTERISTICS
A household is defined by the Census as all persons who occupy a housing unit. Households include families, single persons, and unrelated persons sharing a housing unit. Persons residing in group quarters such as dormitories, prisons, or convalescent homes are not considered households. The characteristics of a community’s households serve as important indicators of the type and size of housing needed in a community.

Household type and size, income levels, the presence of special needs populations, and other household characteristics determine the type of housing needed by residents, their preferences, and their ability to obtain housing that meets their needs. This section details the various household characteristics affecting housing needs.

11.2.3.1 Household Type
Different household types generally have different housing needs. Seniors or young adults usually comprise the majority of the single-person households and tend to reside in apartment units, condominiums, or smaller single-family homes. Families with children often prefer single-family homes.

According to the 2015-2019 ACS, there are 25,535 households in San Ramon. Nearly half of the households in the City are families with children (Table 11.2-3). The household composition in San

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Ramon is generally comprised of more families with children and less singles in comparison to the County overall. Family households make up 72.1 percent of County households compared to 79 percent in San Ramon, while single households make up 21.8 percent of County households compared to only 17.6 percent in the City.

Table 11.2-3: Household Type (2019)
Household Type
San Ramon Contra Costa County
Number Percent Number Percent
Families 20,184 79.0% 284,806 72.1%
With children 12,586 49.3% 127,879 32.4%
With no children 7,598 29.8% 156,927 39.8%
Singles 4,505 17.6% 86,232 21.8%
Other non-families 846 3.3% 23,731 6.0%
Total Households 25,535 100.0% 394,769 100.0%
Source: 2015-2019 ACS (5-Year Estimates).

11.2.3.2 Household Size
Household size is another important indicator of housing need. The presence of families with children, students, and elderly persons, among other groups, can have different effects on the average household size in a community. For example, household size is smaller, on average, in communities where the proportion of senior residents (65+) is large in relation to the proportion families with children.

According to the California Department of Finance (DOF), the City’s average household size increased from 2.85 persons per household in 2010 to 2.95 in 2021. This increase is consistent with the relative increase in household size reported throughout the County during this time period.

The average size of San Ramon households was higher than the County’s average household size of 2.87 in 2021, due to larger proportion of families with children, families with extended members, and multi-generational families. ABAG projects that San Ramon’s average household size will decline slightly to 2.77 by 2040, as the senior population continues to grow and decline of younger households who would enter or remain in the community as they begin to make decisions relating to raising a family.

11.2.3.3 Household Income
Income is the most important factor affecting housing opportunities, as it leads directly to the ability of households to balance housing costs with other basic necessities. While housing choices, such as tenure (owning versus renting) and location of residences are very much income-dependent, household size and type often affect the proportion of income that can be spent on housing.

The median of household income reported to the ACS by San Ramon residents is the second highest among neighboring jurisdictions (Figure 11.2-4). The City’s median household income between 2015 and 2019 ($160,783) was substantially higher than the median income reported for the County that same period ($99,716).

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Figure 11.2-4: Median Household Income (2019)
Source: 2015-2019 ACS (5-Year Estimates).

Median household income as a statistic only provides partial insight into a community’s income profile. A more detailed breakdown of households by income category can provide more information about the proportion of households in San Ramon whose limited incomes may lead them to have a higher incidence of housing problems such as overpayment (paying more than 30 percent of income on housing) or overcrowding (having more than one person per room).

According to the ACS, about six percent of households earned less than $25,000, while 6.5 percent of City households earned incomes between $25,000 and $49,999 (Table 11.2-4).

Approximately 17 percent of San Ramon’s households earned incomes between $50,000 and $99,999 and 31.6 percent earned incomes between $100,000 and $199,999. Nearly 40 percent of San Ramon households earn $200,000 per year or more. In comparison, the County income distribution was skewed toward the lower income levels, explaining the lower median household income reported for the Contra Costa County when compared to San Ramon.

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Table 11.2-4: Household Income Distribution (2019)
Household Income
% of Households
San Ramon County
Less than $10,000 3.3% 3.4%
$10,000 to $14,999 1.0% 2.8%
$15,000 to $24,999 1.8% 4.9%
$25,000 to $34,999 2.2% 5.4%
$35,000 to $49,999 4.3% 8.1%
$50,000 to $74,999 7.5% 13.0%
$75,000 to $99,999 9.2% 12.6%
$100,000 to $149,999 17.0% 18.9%
$150,000 to $199,999 14.6% 11.5%
$200,000 or more 39.2% 19.4%
Total 100.0% 100.0%
Source: 2015-2019 ACS (5-Year Estimates).

The income characteristics of San Ramon can be explained by the relatively high proportion of residents with high-wage occupations. As explained in greater detail later in this Housing Element, the ACS shows that 67 percent of San Ramon residents were employed in business, science, and arts, generally high paying occupations, compared to only 44 percent in the County overall.

The State and Federal government classify household income into several groupings based upon the relationship to the County Area Median Income (AMI), adjusted for household size. For purposes of the Housing Element, the State of California utilizes the following income groups:
• Extremely Low 0-30% AMI
• Very Low 31-50% AMI
• Low 51-80% AMI
• Moderate 81-120% AMI
• Above Moderate 120%+ AMI
According to 2021 HUD Comprehensive Housing Affordability Strategy (CHAS) data, 83 percent of San Ramon households earned moderate or above moderate incomes (Table 11.2-5), while 17 percent of households had incomes in the extremely low, very low, and low income levels.2 2 Data was obtained from the Comprehensive Housing Affordability Strategy (CHAS) prepared for HUD by the Census Bureau using 2014-2018 ACS data. CHAS data does not provide a breakdown of household income for those with more than 80 percent AMI as those households are not qualified for federal housing programs.

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Table 11.2-5: San Ramon Households by Income Category (2021) Income Category (% of County AMI) Households Percent
Extremely Low (30% or less) 1,540 6.1%
Very Low (31 to 50%) 1,075 4.3%
Low (51 to 80%) 1,670 6.6%
Moderate or Above (over 80%) 20,865 83.0%
Total 25,150 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) (based on 2014-2018 ACS), 2021.

Note: CHAS data does not provide a separate accounting of households with incomes above 80% AMI. HUD funds are not available to households with incomes above 80% AMI.

11.2.3.4 Overcrowding
Overcrowding is typically defined as a housing unit occupied by more than one person per room.3 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.

According to the 2015-2019 ACS, 3.2 percent of housing units in the City (834 units) were overcrowded. 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 72 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.

When compared to the County, overcrowding is not a significant issue in San Ramon. The 2015- 2019 ACS shows overcrowding affected five percent of all housing units countywide, including 2.4 percent of owner units and 10.4 percent of renter units.

11.2.3.5 Cost Burden
A household is considered to be cost burdened if it spends more than 30 percent of its gross household income on housing. Problems of overpayment occur when housing costs rise faster than incomes or when households are forced to pay more than they can afford for housing of adequate size, condition, and amenities to meet their needs. The prevalence of overpayment varies significantly by income, tenure, household type, and household size.

According to 2021 HUD CHAS Data, 32 percent of San Ramon households overpaid for housing.

Overall, overpayment affected renters more than homeowners (46.2 percent vs. 26.1 percent 3 Based on the Census Bureau’s definition of “room,” which excludes bathrooms, porches, balconies, foyers, halls, unfinished spaces, or half-rooms.

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respectively). A closer look at the data by income category reveals that a higher proportion of renters of all income levels overpaid for housing compared to homeowners (Figure 11.2-5).

Approximately 72 percent of extremely low income renters (earning less than 30 percent of the area median income (AMI)), 94.8 percent of very low income renters (earning 30-50 percent of the AMI), and 92.9 percent of low income renters (earning 50-80 percent of the AMI) experienced cost burden. Overpayment amongst extremely low income owners was similar to renter overpayment, but only 78.8 percent of very low income owners and 66.3 percent of low income renters were cost burdened. Overpayment was generally concentrated among households at the lower income ranges and affected a larger proportion of renter-households with lower incomes than owner-households. For households earning moderate incomes or above, overpayment affected a larger percentage of renters than owners, which indicates that rental housing in San Ramon is typically less affordable to moderate income households.

Figure 11.2-5: Cost Burden by Income and Tenure (2021)
Source: HUD CHAS (based on 2014-2018 ACS), 2021.

11.2.4 SPECIAL HOUSING NEEDS
Certain groups have greater difficulty finding decent, affordable housing due to special needs and/or circumstances. Special circumstances may be related to one’s employment and income, family characteristics, disability, and household characteristics, among other factors. Consequently, some residents in San Ramon may experience a higher prevalence of housing overpayment (cost burden), overcrowding, or other housing problems.
“Special needs” groups include the following: seniors, persons with disabilities (including persons with developmental disabilities), homeless, single-parent households, large households, and migrant/farmworkers (Table 11.2-6). This section provides a detailed discussion of the housing

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needs facing each particular group as well as programs and services available to address their housing needs.

Table 11.2-6: Special Needs Groups (2019, 2020)
Special Needs Group Persons Households % of Total
Seniors (65+) 7,943 — 10.5%
With a disability 2,060 — 2.7%
Households with one or more senior — 5,324 20.8%
Seniors living alone — 5.7%
Persons with Disabilities 4,156 — 5.5%
Female-headed Households — 4,426 17.3%
With own children — 991 3.9%
Large Households — 2,534 9.9%
Renter — 430 6.1%
Owner — 2104 11.4%
Agricultural Workers1 1 — <0.1%
Homeless 6 — <0.1%
Total Person/Households 75,648 25,535 —
Note:

1. All farming, fishing, and forestry occupations. Percent of civilian employed population 16 years and older.

Sources: 2015-2019 ACS (5-Year Estimates); Contra Costa County: Annual Point in Time Count Report, 2020.

11.2.4.1 Seniors
Many senior-headed households have special needs due to their relatively low incomes, disabilities, or limitations, and dependency needs. Specifically, people aged 65 years and older often have four main concerns:
• Housing: Many seniors live alone and may have difficulty maintaining their homes. • Income: People aged 65 and over are usually retired and living on a limited income. • Health care: Seniors are more likely to have high health care costs. • Transportation: Many of the elderly rely on public transportation; especially those with disabilities.

Although seniors comprised a relatively small proportion of San Ramon residents in 2019 (10.5 percent), the City’s senior population has seen steady growth since 2000 and is expected to continue growing, similar to trends seen Statewide. Individuals over the age of 65 suffer disproportionately from poverty: nine percent of the population over 65 lived below the poverty level, compared to 3.3 percent of the population aged 18 to 64.

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In 2019, 20.8 percent of City households had one or more senior and 5.7 percent of households were seniors living alone. According to HUD Comprehensive Housing Affordability Strategy (CHAS) from 2014-2018, 32 percent of senior-headed households experienced housing cost burden, of which 13 percent were severely cost burdened.

Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabilities. Roughly 26 percent of San Ramon’s senior population was listed as having one or more disabilities in the 2015-2019 ACS. Among these disabilities, the most common were ambulatory disabilities (16 percent), independent living disabilities (13 percent), and hearing disabilities (10 percent).

Housing resources available for seniors include senior apartments and residential care facilities for the elderly (RCFE). Residential facilities such as assisted living or board and care facilities are non-medical facilities that provide a level of care that includes assistance with activities of daily living. RCFEs provide room, board, housekeeping, supervision, and personal care assistance with basic activities like personal hygiene, dressing, eating, and walking for persons 60 years and older.

According to the State Department of Social Services (CDSS), as of 2021 San Ramon has 557 beds in 16 licensed RCFEs.

11.2.4.2 Persons with Disabilities
In San Ramon and elsewhere, persons with disabilities have a wide range of different housing needs, which vary depending on the type and severity of the disability as well as personal preference and lifestyle. Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. “Barrier-free design” housing, accessibility modifications, proximity to services and transit, and group living opportunities represent some of the types of considerations and accommodations that are important in serving this group. Also, some residents suffer from disabilities that require living in a supportive or institutional setting.

The 2015-2019 ACS defines six types of disabilities: hearing, vision, cognitive, ambulatory, selfcare and independent living. The ACS defines sensory and physical disabilities as “long-lasting conditions.” Mental, self-care, ambulatory, and employment disabilities are defined as conditions lasting six months or more that makes it difficult to perform certain activities. A more detailed description of each disability is provided below:
• Hearing disability: Refers to a person who is deaf or has a hearing impairment that makes it difficult to hear conversations, televisions, or radio broadcasts. • Vision disability: Refers to a person who is blind or has serious difficulty reading or driving due to a visual impairment.
• Cognitive disability: Refers to a person who has a physical, mental, or emotional condition that makes it difficult to concentrate, remember or make decisions. • Ambulatory disability: Refers to a person who has a serious difficulty walking or climbing stairs.
• Self-care disability: Refers to a person who has a serious difficulty dressing or bathing oneself.
• Independent living disability: Refers to a person who has a physical, mental or emotional condition that makes it difficult to do errands such as visiting a doctor’s office or shopping.

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According to the 2015-2019 ACS, 5.5 percent of San Ramon residents had a disability. Table

11.2-7 shows that 1.6 percent of the population experienced a hearing difficulty, one percent experienced a vision difficulty, 2.2 percent experienced a cognitive difficulty, 2.6 percent experienced an ambulatory difficulty, 1.3 percent experienced a self-care difficulty, and 2.2 percent experienced an independent living difficulty. Disabilities of all types are far more common amongst elderly residents compared to children under the age of 18 and adults aged 18 to 64. It is important to note that the sum of percentages in this dataset will not equal the percent of the population with any disability because a single individual may experience more than one disability.

Perhaps the most important factor in regard to planning for housing for persons with disabilities is that there are a wide range of different disabilities, and different people with the same ‘disability’ may have different levels of functioning which affect their housing needs and choices. People with disabilities include parents who are raising families, teenagers who are members of large families, seniors living with their spouses or children, and young people who desire to live on their own, as only a few examples.

Table 11.2-7: Disabilities by Age and Type (2019)
Type of Disability
% with Disability
Under 18 18 to 64 65+ Total
Hearing disability 0.2% 0.7% 10.4% 1.6%
Vision disability 0.6% 0.7% 4.1% 1.0%
Cognitive disability 1.2% 1.6% 8.1% 2.2%
Ambulatory disability 0.2% 1.4% 16.2% 2.6%
Self-care disability 0.1% 0.9% 6.8% 1.3%
Independent living disability — 1.3% 13.4% 2.2%
Any disability 2.0% 3.6% 25.9% 5.5%
Total population with disability 435 1,661 2,060 4,156
Source: 2015-2019 ACS (5-Year Estimates).

San Ramon’s housing policies, as embodied in this Housing Element, promote barrier-free design in all housing so that people with disabilities have a similar range of housing choice as people without disabilities. The special housing needs of disabled persons include accessible housing units in close proximity to public services and commercial centers with special design features that alleviate the disability. State and federal laws require that a portion of all rental apartments containing five or more units are made accessible to disabled persons. The City applies standard conditions of approval to residential development projects that reflect that mandate.

San Ramon has undertaken a variety of programs in response to the housing needs of people with disabilities, including ensuring that developers of senior housing give special attention to the mobility limitations of seniors. All 160 units of the Villa San Ramon project are wheelchair accessible and are equipped with grab bars in the bathrooms. The City provided financial assistance to facilitate the construction of this project. The Muirlands at Windemere project, also assisted with

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local funds, provides six wheelchair accessible units, eight units meeting the accessibility standards of the Americans with Disabilities Act (ADA) and a wheelchair lift for the swimming pool area.

The City Building and Safety Services Division provides ongoing assistance to complete rehabilitation work for single-family properties and public facilities to install necessary accommodations, including installation of accessibility ramps and railings to meet handicapped accessibility. The City also actively funds improvements to curbs and gutters to include wheelchair ramps and barrier-free design and increase accessibility for disabled residents throughout the community.

Housing for people with HIV/AIDS (Human Immunodeficiency Virus/Acquired Immune Deficiency Syndrome) is provided within the greater Contra Costa County area by the non-profit agency Shelter, Inc. Transportation service for persons with disabilities is available through the County Connection Link, operated by the Central Contra Costa Transit Authority. The County Connection LINK paratransit service provides door-to-door and dial-a-ride services to individuals whose disabilities prevent them from using lift-equipped public transit. The special service operates at similar times and in similar areas as existing non-commute (off-peak), fixed-route transit.

In 2020, the City started a ride share pilot program called GoSanRamon. Through this program, users receive a subsidized fare for Uber and Lyft rides that start and end within designated areas of the City. The service area includes parts of south and west 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.

Independent Living Resource, an area non-profit organization, provides information, referral, attendant referral, advocacy, housing assistance and peer counseling to persons with disabilities.

Independent Living Resource’s programs and services aim to maintain or increase access to services, benefits, and other social services and the organization advises clients regarding their rights as individuals with disabilities. Housing referral services are also provided to clients by maintaining a registry of accessible, adaptable, affordable apartments and houses.

Housing resources for persons with disabilities include a number of state-licensed facilities, including 16 Residential Care Facilities for the Elderly (RCFEs) providing a total of 557 beds (as described above) and two Adult Residential Facility with 12 beds. An additional 183-bed RCFE was approved in November 2021. The new RCFE will be in the CityWalk Master Plan Area and have a mix of independent living, assisted living, and memory care.

11.2.4.3 Persons with Developmental Disabilities
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by Section 4512 of the Welfare and Institutions Code, “developmental disability” means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation but shall not include other handicapping conditions that are solely physical in nature.

The State Department of Developmental Services (DDS) currently provides community-based services to approximately 360,000 persons with developmental disabilities and their families

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through a statewide system of 21 regional centers. The Regional Center of the East Bay (RCEB) is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The RCEB is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.

The following information from the State Department of Developmental Services (DDS) provides a closer look at the disabled population. Data shown in Table 11.2-8 estimates the number of San Ramon individuals with developmental disabilities by zip code. Most persons experiencing a developmental disability in San Ramon reside in the home of a parent, family, or guardian.

Table 11.2-8: Developmentally Disabled Residents by Age (2020) <18 Years 18+ Years Total
Residing at
Home1
94582 163 96 259 247
94583 133 128 261 212
Total 296 224 520 459

1. Of parent, family, or guardian.

Source: California Department of Developmental Services (DDS), Consumer Count by Zip Code and Age Group, December 2020.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult. Currently, the majority of the developmentally disabled residents in San Ramon are residing at home.

Services for persons with disabilities are typically provided by both public and private agencies.

State and Federal legislation regulate the accessibility and adaptability of new or rehabilitated multifamily apartment complexes to ensure accommodate for individuals with limited physical mobility.

Housing options for persons with disabilities include various community care facilities.

11.2.4.4 Homeless
According to the HUD, a person is considered homeless if he/she is not imprisoned and:
• Lacks a fixed, regular, and adequate nighttime residence; • The primary nighttime residence is a publicly or privately operated shelter designed for temporary living arrangements;
• The primary residence is an institution that provides a temporary residence for individuals that should otherwise be institutionalized; or
• The primary residence is a public or private place not designed for or ordinarily used as a regular sleeping accommodation.

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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. Since 2015, the County’s homeless population has increased 12 percent.

The 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.

Homelessness in San Ramon, as in other communities, results from a combination of factors, including loss of employment, inability to find a job due to lack of skills, and high housing costs in comparison to incomes. For some, homelessness may also be the result of chronic health problems, physical disabilities, mental health disabilities, or substance abuse. While the specific nature of the factors causing homelessness may vary, there are typically three root causes:
• Lack of affordable housing;
• Lack of access to affordable support services; and
• Low household incomes.

Although no homeless shelters are located within the City of San Ramon, various facilities located in Contra Costa County and the Tri-Valley area are available to provide shelter for homeless individuals and families. These facilities are categorized and described in detailed in Appendix 11- B.

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.

11.2.4.5 Single Parent Households
Single-parent families, particularly female-headed families with children, often require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. Female-headed families with children are considered a vulnerable group because they must balance the needs of their children with work responsibilities, often while earning limited incomes.

The 2015-2019 ACS showed that single parents comprised approximately five percent of San Ramon households. Of these the five percent, 1.1 percent were male-headed single-parent households and 3.9 percent were female-headed single-parent households. Female-headed families have a higher incidence of poverty when compared to all households.

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Female-headed households need affordable housing in areas suitable for child-rearing and with access to transit networks, schools and parks, and daily services. The City offers housing programs and supportive services (e.g. child care subsidies and recreational programs) for lower and moderate income households that also benefit female-headed households.

The City has also been working on a priority preference system for below market rate (BMR) units.

The Preserve project included 28 for-sale units with priority preference for seniors, persons with disabilities, homeless, single head of household, veterans, and public service employees that are employed to provide services within San Ramon such as teachers and first responders.

11.2.4.6 Large Households
Large households are defined as those consisting of five or more members. These households comprise a special need group because of the often limited supply of adequately sized and affordable housing units in a community. To save for other basic necessities such as food, clothing, and medical care, it is common for lower income large households to reside in smaller units, which frequently results in overcrowding.

Based on 2015-2019 ACS estimates, nearly 10 percent of the total number of households in San Ramon contained five or more people. Of these large households, approximately 83 percent owned the units they occupied and 17 percent rented. In comparison, an estimated 71 percent of smaller households were homeowners and 29 percent were renters.

Finding rental housing with more than two bedrooms is a typical problem for large families, particularly renters with lower income levels. Of the 18,626 housing units in San Ramon with three or more bedrooms at the time of the 2015-2019 ACS, only 10.6 percent were occupied by renters.

11.2.4.7 Migrant and/or Farm Workers
San Ramon is an urbanized area of Contra Costa County and has only 1.81 acres of land zoned for agricultural use. According to the 2015-2019 ACS, one resident of San Ramon was employed in farming, fishing, and forestry occupations. Less than one percent of County residents were employed in these occupations. Therefore, San Ramon has no specific need for farmworker housing.

Within the City’s Sphere of Influence (SOI), 2,244 acres of land are pre-zoned for Agriculture (AG). However, these lands are located in the unincorporated County areas and governed by the land use policies of Contra Costa County. Regionally, the 2017 US Department of Agriculture Census, 161 farms are located in the County, employing about 1,310 farm workers. Among these farms, nine farms employ about 105 migrant workers. Also, 80 farms employ about 304 seasonal workers.

11.2.4.8 Extremely Low Income (ELI) Households
Extremely low income households are considered households earning 30 percent or less than the area median income (AMI). Extremely low income households are more likely to experience housing problems and cost burden. There are approximately 470 ELI owner-households, representing 2.6 percent of owners citywide, and 1,070 ELI renter-households, representing 15 percent of renters citywide. A slightly larger proportion of ELI renter-households experience housing problems and cost burden compared to ELI owner-households; 73.4 percent of ELI renterhouseholds and 71.3 percent of ELI owner-households experience one or more housing problem.

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In comparison, 50.8 percent of renter-households and 27.2 percent of owner-households citywide experience one or more housing problem.

Table 11.2-9: Extremely Low Income (ELI) Households by Tenure and Housing Problems Owner Renter Total
Households Percent Households Percent
ELI Households 470 2.6% 1,070 15.0% 1,540
With Housing Problem 335 71.3%1 785 73.4%1 1,120
With Cost Burden 340 72.2%1 775 72.4%1 1,110
Total Households 18,030 100% 7,120 100% 25,150
Note:

1. Percent of ELI households alone.

Source: HUD CHAS Data (based on 2014-2018 ACS), 2021.

11.2.5 ECONOMIC AND TRANSPORTATION

11.2.5.1 Employment
Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and large amounts of seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts.

San Ramon’s occupation profile of residents generally reflects the occupational profile of Contra Costa County residents, with the exception that a higher proportion of City residents were employed in management, business, science, and arts occupations according to the 2015-2019 ACS (Table

11.2-10). Approximately 67 percent of San Ramon residents were employed in these high paying occupations compared to only 44 percent in the County overall. Sales and Office occupations accounted for the second largest proportion of occupations held by City and County residents (18.4 percent and 21.1 percent respectively). The County had higher proportions of residents employed in services occupations, natural resource, construction, and maintenance occupations, and production, transportation, and material moving occupations compared to the City.

As reported by the California Employment Development Department (EDD), San Ramon’s unemployment rate (3.5 percent) in October of 2021 was lower than the countywide unemployment rate (5.3 percent). The number of unemployed residents living in San Ramon represented only

4.5 percent of unemployed persons living throughout Contra Costa County at the time of the report.

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Table 11.2-10: Employment Profile (2019)
Occupation of Residents
San Ramon Contra Costa County
# %
Median
Earnings # %
Median
Earnings
Management, business,
science, and arts
25,564 67.3% $118,887 246,904 44.1% $85,879
Service 3,232 8.5% $21,375 100,424 18.0% $24,410
Sales and office 6,978 18.4% $53,429 118,041 21.1% $40,350 Natural resources, construction,
and maintenance
863 2.3% $61,941 43,218 7.7% $48,929
Production, transportation, and
material moving
1,353 3.6% $36,123 50,779 9.1% $35,391
Total 37,990 100.0% $94,646 559,366 100.0% $51,591
Note: Civilian employed population 16 years and older.

Source: 2015-2019 ACS (5-Year Estimates).

11.2.5.2 Commuting Patterns
Commuting patterns demonstrate the relationship between housing to employment opportunities.

Figure 11.2-6 shows travel time for workers age 16 and over in San Ramon and the Contra Costa region according to the 2015-2019 ACS. Of all employed residents, 8.9 percent in San Ramon and 6.6 percent in the County worked from home. A large portion of the employed San Ramon residents who did not work from home worked relatively close to their places of employment (47 percent had travel times to work of less than 30 minutes). An additional 23.4 percent had commutes between 30 to 59 minutes and the remaining 29.8 percent had commutes of 60 minutes or longer. San Ramon residents had comparable average commutes to employed residents of the County overall (38.8 minutes vs. 38.7 minutes).

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Figure 11.2-6: Travel Time to Work (2019)
Note: Data includes workers 16 years and older who did not work from home.

Source: 2015-2019 ACS (5-Year Estimates).

A larger proportion of San Ramon residents drove alone to work according to the 2015-2019 ACS and a smaller proportion of residents carpooled, took public transportation, or walked when compared to residents countywide (Table 11.2-11). A larger proportion of San Ramon residents also worked from home compared to residents throughout the County.

Table 11.2-11: Means of Transportation to Work (2019)
Means of Transportation San Ramon County
Drove Alone 72.0% 67.5%
Carpooled 8.2% 11.5%
Public Transportation 9.1% 10.9%
Walked 0.8% 1.6%
Taxi, motorcycle, bicycle, or other 1.0% 2.0%
Worked at home 8.9% 6.6%
Total 37,501 544,376
Note: Workers 16 years and older.

Source: 2015-2019 ACS (5-Year Estimates).

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11.2.5.3 Jobs/Housing Balance
Balancing employment and housing opportunities is an important issue for San Ramon at both the local and regional level. The right mix of housing units with jobs can help reduce traffic congestion, improve air quality, and secure an adequate labor supply for businesses in San Ramon. An improved jobs/housing balance can also help reduce the effects of housing cost burden as lower transportation costs can increase the amount of discretionary income available for other essentials, including housing.

Until the early 1980s, the City of San Ramon was primarily a bedroom community for the major employment centers in the Bay Area: San Francisco, Oakland, and San Jose. The development of the Bishop Ranch Business Park, beginning in 1981, has transformed the City into a significant regional employment center itself. According to the San Ramon Economic Development Services Division, the City’s top employers include companies from the oil and gas (Chevron USA Inc.), financial (Bank of the West), telecommunications (AT&T and Sprint PCS), and business services (Robert Half International Inc.) sectors.

The jobs/housing ratio is a concept that correlates economic growth with the anticipated increase in demand for housing. As of 2021, an estimated 37,301 jobs are available in the City. The State Department of Finance estimates 29,472 housing units as of January 2021, equating to a jobshousing ratio of 1.26. Pending U.S. Census data may modify the current jobs/housing ratio.

The availability of affordable housing plays a major role in employers’ locational decisions. The lack of affordable housing also contributes to longer commutes and increased congestion as local workers are forced to live in more distant areas due to high housing costs. A range of housing options and prices serves complimentary social and economic development functions. First, it allows new buyers and renters to enter the San Ramon housing market, settle into the community, and stay in the City as their housing needs change. Second, recruitment and retention of employees are significant challenges for companies. Employers looking to expand or relocate their business often seek out communities with a diverse and stable labor market.

11.2.6 HOUSING CHARACTERISTICS
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock, including growth, type, age and condition, tenure, vacancy rates, housing costs, and affordability are important in determining the housing needs for the community. This section details the housing stock characteristics of San Ramon in an attempt to identify how well the current housing stock meets the needs of current and future residents of the City.

11.2.6.1 Housing Unit Growth and Type
San Ramon has experienced strong housing growth since 2000. The total number of housing units increased 50.5 percent between 2000 and 2010 and 11.2 percent from 2010 to 2020. San Ramon’s housing growth has consistently outpaced countywide housing growth as well as growth experienced in most surrounding communities (Table 11.2-12).

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Table 11.2-12: Housing Growth (2000-2020)
Jurisdiction 2000 2010 2020
% Change
2000-2010 2010-2020
Brentwood 7,767 17,523 21,228 125.6% 21.1%
Concord 44,967 47,125 47,597 4.8% 1.0%
Danville 15,336 15,934 16,101 3.9% 1.0%
Dublin 9,889 15,782 24,426 59.6% 54.8%
Livermore 26,550 30,342 32,708 14.3% 7.8%
Pittsburg 18,379 21,126 24,078 14.9% 14.0%
Pleasanton 23,987 26,053 29,624 8.6% 13.7%
Richmond 36,151 39,328 40,375 8.8% 2.7%
San Ramon 17,425 26,222 29,146 50.5% 11.2%
Walnut Creek 31,480 32,681 34,251 3.8% 4.8%
County 354,577 400,263 423,342 12.9% 5.8%
Source: US Census Bureau, 2000, 2010, and 2020 Census.

San Ramon’s housing stock is more diverse than the countywide housing stock. In 2020, singlefamily detached homes made up 63 percent of the housing stock, while single-family attached homes comprised 11 percent (Figure 11.2-7). Another four percent consisted of multi-family units with two to four units per structure and 23 percent were multi-family with five or more units per structure. In comparison, approximately 67 percent of the Contra Costa County housing stock consisted of single-family detached homes, eight percent were single-family attached homes, seven percent were multi-family with two to four units per structure, and 17 percent were multifamily with five or more units per structure. San Ramon has a smaller proportion of mobile homes compared to the County.

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Figure 11.2-7: Housing Stock Composition (2020)
Source: DOF, E-5: Population and Housing Estimates, 2020.

11.2.6.2 Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. Like any other tangible asset, housing is subject to gradual physical or 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. Thus, maintaining and improving housing quality is an important goal for the City. Overall, the housing stock in San Ramon is in excellent condition, a reflection of the City’s relative young age. As of 2019, approximately a quarter of the City’s dwelling units were built before 1980, including only

1.2 percent built prior to 1960 (Figure 11.2-8). A much larger proportion of San Ramon’s housing stock was constructed after 1980 when compared to the County (74.4 percent v. 43.4 percent).

A general rule in the housing industry is that structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Therefore, assuming a straight line of production during the 1990s, an estimated 4,646 units (17.5 percent of the housing stock), would be of sufficient age to be susceptible to deterioration requiring maintenance or rehabilitation as of 2021. According to the City’s Building Official, there were zero (0) cases opened in 2021 related to housing stock conditions. The Building Official also estimated that zero (0) homes were in need of substantial rehabilitation and/or replacement.

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Figure 11.2-8: Year Structure Built (2019)
Sources: 2015-2019 ACS (5-Year Estimates).

11.2.6.3 Housing Tenure and Availability
Housing tenure and vacancy rates are important indicators of the supply and cost of housing.

Housing tenure refers to whether a unit is owned or rented. Vacancies are an important housing market indicator in that the vacancy rate often influences the cost of housing and reflects the match between housing demand and availability.

Tenure
According to the Census, approximately 72 percent of San Ramon households were occupied by homeowners, while the remaining 28 percent were occupied by renters (Table 11.2-13). San Ramon has a slightly higher proportion of owners compared to the County (66 percent) and has a tenure generally compatible to the neighboring Pleasanton and Livermore. In comparison, a larger proportion of households owned their homes in Brentwood and Danville, whereas the proportion of renter-households was higher in Concord, Dublin, Pittsburg, Richmond, and Walnut Creek.

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Table 11.2-13: Housing Tenure (2019)
Jurisdiction
Percent of Occupied Units
Owner Renter
Brentwood 77.2% 22.8%
Concord 59.9% 40.1%
Danville 83.8% 16.2%
Dublin 65.5% 34.5%
Livermore 72.4% 27.6%
Pittsburg 54.3% 45.7%
Pleasanton 69.9% 30.1%
Richmond 49.8% 50.2%
San Ramon 72.4% 27.6%
Walnut Creek 64.5% 35.5%
Contra Costa County 65.9% 34.1%
Source: 2015-2019 ACS (5-Year Estimates).

Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for residents, and provide an incentive for unit upkeep and repair. Specifically, a vacancy rate of 1.5 to two percent for ownership housing and five to six percent for rental housing is considered necessary to balance demand and supply for housing.

11.2.7 HOUSING COSTS AND AFFORDABILITY
The cost of housing is directly related to the extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of housing cost burden and overcrowding. This section summarizes the cost and affordability of the housing stock to San Ramon residents.

11.2.7.1 Homeownership Market
The Corelogic publishes median home sales price data for cities and counties throughout the State.

San Ramon had the second highest median home sales price ($1,520,000) among nearby jurisdictions in Contra Costa County in August 2021, an increase of 36.6 percent from a year earlier (Table 11.2-14). Prices increased only 7.4 percent countywide during the same period. The median home price in San Ramon was significantly higher than the countywide median of $773,500.

Data was also obtained from the Multiple Listing Service (MLS) to facilitate a more thorough analysis of San Ramon’s home sale market. The MLS listed 89 detached home, 16 townhomes, and 39 condominiums for sale in October 2021 (Table 11.2-15). The median asking price for any unit was $1,250,000, with a range of $419,900 to $2,880,000. Detached units were priced higher ($1,549,000 median) than townhomes ($815,000 median) and condos ($660,000 median), with median asking prices increasing with unit size.

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Table 11.2-14: Median Home Sale Price (2020-2021)
Jurisdiction August 2020 August 2021 % Change
Brentwood $685,000 $775,000 13.1%
Concord $675,000 $704,000 4.3%
Danville $1,411,250 $1,774,000 25.7%
Dublin $930,000 $1,075,500 15.6%
Livermore $800,000 $975,000 21.9%
Pittsburg $485,000 $605,500 24.8%
Pleasanton $1,168,000 $1,600,000 37.0%
Richmond $579,500 $650,000 12.2%
San Ramon $1,112,750 $1,520,000 36.6%
Walnut Creek $970,250 $931,500 -4.0%
Contra Costa County $720,000 $773,500 7.4%
Source: Corelogic.com, California Home Sale Activity by City, August 2021.

Table 11.2-15: Home Sales Market (2021)
Unit Type Bedrooms Units Listed Range Median Average
Detached Homes
2 4 $799,000-$995,500 $854,975 $876,112
3 17 $775,000-$3,300,000 $1,348,000 $1,409,164
4 57 $1,049,000-$2,880,000 $1,588,000 $1,601,259
5 9 $1,349,990-$2,099,995 $2,049,000 $1,862,332
6 2 $2,249,900-$2,500,000 $2,374,950 $2,374,950
Townhomes
2 3 $625,000-$775,000 $628,000 $676,000
3 10 $699,000-$1,250,000 $872,000 $908,840
4 3 $699,000-$998,000 $928,000 $875,000
Condominiums
1 6 $419,900-$500,000 $486,500 $475,150
2 23 $445,000-$935,000 $665,000 $653,250
3 9 $558,000-$1,150,000 $849,000 $839,856
4 1 $979,000 $979,000 $979,000
Source: MLS Real Estate Database, Zip Realty.com accessed on 10/19/2021.

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11.2.7.2 Rental Market
Websites were searched in October 2021 and rental price information was collected for 12 market rate apartment complexes within the City (Table 11.2-16). In October, rents for studio apartment units ranged from $2,366 to $2,399 per month, while one-bedroom units rented for $1,999 to $2,584. Larger units were more expensive. Rents for two-bedroom units ranged from $2,327 to $3,664. Three-bedroom units at two developments were offered at rents ranging from $3,293 to $3,334 per month.

Table 11.2-16: Rental Apartment Market (2021)
Apartment Complex Studio 1 BR 2 BR 3 BR
Bel Air $2,399 $2,399 –
$2,559
$2,549 –
$3,664 --
Bollinger Crest Apartments -- -- $3,095 -
$3,195 --
Bridges at San Ramon -- $2,194 –
$2,395
$2,735 –
$2,750 --
Canyon Creek -- $2,290 –
$2,474
$2,463 –
$2,780 --
Canyon Oaks at Windemere -- $2,199 –
$2,299
$2,564 –
$3,010 $3,334
Canyon Woods $2,366 –
$2,392 $2,576 $3,337 –$3,437 --
Country Brook Rental Condos -- $2,327 –
$2,584
$2,536 –
$2,543 --
Crow Canyon -- $1,999 –
$2,571
$2,499 –
$2,859 $3,293
Foothill - Twin Creeks Condos -- $2,882 -
$2,992 --
Mill Creek -- $2,199 –
$2,449
$2,624 –
$3,010 $3,334
Promontory View -- $2,075 -
$2,260
$2,495 –
$2,795 $3,295
The Seasons -- -- $2,327 –
$3,584 --
Sources: Apartments.com, accessed 10/20/2021.

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11.2.7.3 Market Affordability Summary
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment.

HUD conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, the California Department of Housing and Community Development (HCD) developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents of Contra Costa County are shown in Table 11.2-17.

11.2.7.4 Affordability by Household Income
Table 11.2-17 shows the maximum amount that a household can pay for housing each month without incurring a cost burden. This amount can be compared to current housing asking prices (Table 11.2-15) and market rental rates (Table 11.2-16) to determine what types of housing opportunities a household can afford.

Extremely Low income Households: Extremely low income households earn 30 percent or less of the County area median income—up to $28,800 for a one-person household and up to $44,400 for a five-person household in 2021. Extremely low income households cannot afford market-rate rental or ownership housing in San Ramon.

Very Low income Households: Very low income households earn between 31 percent and 50 percent of the County area median income – up to $47,950 for a one-person household and up to $74,000 for a five-person household in 2021. Given the costs of single-family homes and condominiums in San Ramon, very low income households would not be able to afford to own a home in the City. Similarly, very low income renters could not afford market-rate rental units in San Ramon.

Low income Households: Low income households earn between 51 percent and 80 percent of the County’s area median income - up to $76,750 for a one-person household and up to $118,400 for a five-person household in 2021. Based on the asking prices of homes and condominiums advertised for sale in October 2021 (Table 11.2-15), no units would be affordable to low income households. In October of 2021, some one- and two-bedroom units may be affordable to two- and three-person households; however, adequately sized apartment units affordable to larger low income households are limited (Table 11.2-16).

Median income Households: There are no for-sale housing units affordable to median income households based on October 2021 listings. Although two- and three-person households can afford some of the apartment units listed for rent, there are no units suitable and affordable for singles or large households with median incomes.

Moderate income Households: Moderate income households earn between 101 percent and 120 percent of the County’s Area Median Income. There are some condominiums affordable to two-, three-, and four-person moderate income households; however, all single-family homes are unaffordable to even moderate income households. Moderate income households have affordable rental opportunities that are suitable for all housing sizes.

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Table 11.2-17: Housing Affordability Matrix – Contra Costa County (2021) Household Annual Income
Limits
Affordable Monthly
Housing Cost
Housing Costs Affordable Price
Rental Utilities
(Multifamily)
Ownership
Utilities (SFH)
Taxes/ Ins.
(Owner) Sale Rent
Extremely Low Income (0-30% AMI)
1-Person $28,800 $720 $184 $214 $252 $66,940 $536
2-Person $32,900 $823 $197 $230 $288 $80,282 $625
3-Person $37,000 $925 $236 $281 $324 $84,378 $689
4 Person $41,100 $1,028 $274 $334 $360 $87,947 $754
5 Person $44,400 $1,110 $318 $388 $389 $87,936 $792
Very Low Income (30-50% AMI)
1-Person $47,950 $1,199 $184 $214 $420 $148,952 $1,015
2-Person $54,800 $1,370 $197 $230 $480 $174,071 $1,173
3-Person $61,650 $1,541 $236 $281 $539 $189,944 $1,305
4 Person $68,500 $1,713 $274 $334 $599 $205,290 $1,439
5 Person $74,000 $1,850 $318 $388 $648 $214,700 $1,532
Low Income (50-80% AMI)
1-Person $76,750 $1,919 $184 $214 $672 $272,290 $1,735
2-Person $87,700 $2,193 $197 $230 $767 $314,968 $1,995
3-Person $98,650 $2,466 $236 $281 $863 $348,399 $2,230
4 Person $109,600 $2,740 $274 $334 $959 $381,304 $2,466 5 Person $118,400 $2,960 $318 $388 $1,036 $404,847 $2,642 Median Income (100% AMI)
1-Person $87,900 $2,198 $184 $214 $769 $320,041 $2,014
2-Person $100,500 $2,513 $197 $230 $879 $369,785 $2,315 3-Person $113,050 $2,826 $236 $281 $989 $410,069 $2,590 4 Person $125,600 $3,140 $274 $334 $1,099 $449,825 $2,866 5 Person $135,650 $3,391 $318 $388 $1,187 $478,722 $3,073 Moderate Income (100-120% AMI)
1-Person $105,500 $2,638 $184 $214 $923 $395,414 $2,454 2-Person $120,550 $3,014 $197 $230 $1,055 $455,651 $2,816 3-Person $135,650 $3,391 $236 $281 $1,187 $506,855 $3,155 4 Person $150,700 $3,768 $274 $334 $1,319 $557,318 $3,494 5 Person $162,750 $4,069 $318 $388 $1,424 $594,780 $3,751 Notes: Health and Safety code definitions of affordable housing costs (30% of household income); 35% of monthly affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.

Source: 2021 HCD State Income Limits - Contra Costa County; Housing Authority of Contra Costa County Utility Allowance Schedules, 2020; Veronica Tam & Associates, 2021.

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11.2.8 ASSISTED HOUSING UNITS AT RISK OF CONVERTING TO MARKET RATE RENTS Housing that receives governmental assistance is often a significant source of affordable housing in many communities. Because of its significance, this section identifies publicly assisted rental housing in San Ramon, evaluates the potential of such housing to convert to market rate during a ten-year planning period (2023 to 2033), and analyzes the options and associated costs to preserving these units.

Covenants and deed restrictions are the typical mechanisms used to maintain the affordability of publicly assisted housing, ensuring that these units are available to lower and moderate income households in the long term. Over time, the City may face the risk of losing some of its affordable units due to the expiration of covenants and deed restrictions. As the relatively tight housing market continues to put upward pressure on market rents, property owners are more inclined to discontinue public subsidies and convert the assisted units to market-rate housing.

Table 11.2-18 provides the inventory of assisted rental housing units in San Ramon as of January 2022. Of the 2,749 total assisted units within 13 developments, 1,0081,006 units in four developments are at risk of converting to market-rate during the 2023 to 2033 period.

Mill Creek at Windemere: Mill Creek is a moderate income property in Dougherty Valley that has 400 units and is governed by an affordable agreement with Contra Costa County pursuant to an inclusionary agreement. Of the 400 units, 399 are income restricted. There was no subsidy provided to this project. The 20-year regulatory agreement for rental to moderate income households expires in 2022.

Canyon Oaks at Windemere: Canyon Oaks is a moderate income property in Dougherty Valley that is governed by an affordable agreement with Contra Costa County pursuant to an inclusionary requirement. There was no subsidy provided to the 250-unit project. Of the 250 units, 249 are income restricted. The 20-year regulatory agreement for rental to moderate income will expire in 2026.

Falcon Bridge. Falcon Bridge is a moderate income property located at 500 Copperset Road.

Falcon Bridge has 256 units, all of which are income restricted. The affordability agreement for this development project expires in 2022.

Cornerstone at Gale Ranch: Cornerstone is a moderate, low, and very low income property in Dougherty Valley that is governed by an affordable agreement with Contra Costa County pursuant to an inclusionary requirement. There was no subsidy provided to the 266-unit project. The 20- year regulatory agreement for rental with 102 moderate income units will expire in 2027. The 30- year regulatory agreement for rental with 164 low and very low income units will expire beyond the 10-year planning period (2023 to 2033) in 2037.

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Table 11.2-18: Inventory of Publicly Assisted Rental Housing Project Name
Total
Units
Assisted
Units
Household
Type
Funding
Source(s)
Earliest Expiration
of Affordability
Mill Creek at
Windemere 400 399
Family,
Persons w/
Disabilities
County
Inclusionary
Housing
20222022
(At-risk)
Canyon Oaks at
Windemere 250 249 Family
County
Inclusionary
Housing
20262026
(At-risk)
Falcon Bridge 256 256 Family
County
Inclusionary
Housing
20222022
(At-risk)
Cornerstone at Gale
Ranch 102 102 Family
County
Inclusionary
Housing
2027
(At-risk)
Villa San Ramon 120 32 Senior
CHFA Bond
RDA Loan
LIHTC
2045
(Not At-risk)
Muirlands at
Windemere 350 350 Family
LIHTC
MRB
Workforce Hsg
Grant
2059
(Not At-risk)
Cornerstone at Gale
Ranch (Low & Very
Low Units)
164 164 Family
County
Inclusionary
Housing
2037
(Not At-risk)
Highlands Point 293 293 Family
County
Inclusionary
Housing
2067
(Not At-risk)
Seville at Gale Ranch 165 165 Family
County
Inclusionary
Housing
20392039
(Not At-risk)
Valencia at Gale Ranch 186 186 Family
County
Inclusionary
Housing
2041
(Not At-risk)
Valley Vista 105 104 Senior
Tax Credit
HUD 202
County CDBG
HOME
RDA Loan
2066
(Not At-risk)
Deer Creek (North) 264 264 Senior
County
Inclusionary
Housing
Beyond 2039
(Not At-risk)
Deer Creek (South) 185 185 Senior
County
Inclusionary
Housing
Beyond 2039
(Not At-risk)
Total 2,840 2,749
Sources: City of San Ramon, 2022.

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11.2.8.1 Preservation and Replacement Options
To preserve the existing affordable housing stock, the City must either preserve the existing assisted units or facilitate the development of new units. All of the1,008 at-risk units are designated for moderate income households. Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to tenants using other funding sources; and 3) purchase of affordability covenants. In terms of replacement, the most direct option is the development of new assisted multi-family housing units. These options are described below.

Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a non-profit organization, income restrictions can be secured. The estimated market value for the at-risk units in four projects is provided below. However, given the units are deed-restricted for moderate income households, many state and federal programs for rental housing do not extend to moderate income households.

A review of ten apartment buildings for sale in Contra Costa County indicates an average cost of $350,000 per unit, with specific prices varying based on location and condition and the highest priced building for sale averages to $500,000 per unit. Therefore, the market value of the 1,008 units may be generally estimated at $403 million (at $400,000 per unit).

Rental Assistance: The four at-risk projects are deed restricted for moderate income households.

As previously shown in Table 11.2-17, moderate income households can generally afford between $2,000 and $3,000 on rents, depending on household size. Market rents, however, often exceed $3,000. Except for locally-funded programs, most rental housing programs do no extend assistance to moderate income households. Assuming an average gap of $500 a month, rent subsidies can exceed $6 million annually.

Purchase of Affordability Covenants: Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing.

Incentives could include writing down the interest rate on the remaining loan balance, providing a lump-sum payment, and/or supplementing the rents to market levels. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.

Construction of Replacement Units: The construction of new low income housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. A study by the Turner Center indicates an average of $600,000 for the construction of a housing unit. Replacing the1,008 units would require over $605 million.

11.2.8.2 Resources to Preserving at-Risk Units
Available public and non-profit organizations with the capacity to preserve assisted housing developments include Contra Costa County, the City of San Ramon, and various non-profit developers. However funding resources are limited. The at-risk units are deed restricted for

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moderate income use. Most state and federal funding programs for rental housing do not extend to moderate income households. (See the Housing Resources section later for further details.)

11.2.9 CURRENT HOUSING NEEDS
A continuing priority for the community is to enhance or maintain the quality of life. One measure of quality of life is the extent of “housing problems” that exist. 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 San Ramon. Detailed CHAS data based on the 2014-2018 ACS is displayed in Table 11.2-19. Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

The types of problems vary according to household income, type, and tenure. Some highlights include:
• Renter-occupied households had a higher level of cost burden (46 percent) compared to owner-occupied households (26 percent).
• Owner-occupied elderly and non-family households had the highest level of cost burden amongst owner-households (34 percent and 35 percent, respectively). • Elderly renter-occupied households had the highest level of cost burden amongst renteroccupied households (73 percent). • About 10 percent of all owner-occupied households and 20 percent of renter-occupied households had severe cost burden.

Table 11.2-19: Severe Housing Cost Burden by Type and Tenure Household by Tenure Elderly Small Family Large Family Other Total Renter -Households
Total # by Household Type 860 3,680 445 1,975 7,120
Cost Burden (>30%) 73% 43% 38% 47% 46%
Severe Cost Burden (>50%) 46% 15% 16% 22% 20%
Owner -Households
Total # by Household Type 3,005 11,595 2,010 1,370 18,030 Cost Burden (>30%) 34% 23% 26% 35% 26%
Severe Cost Burden (>50%) 17% 8% 6% 18% 10%
Source: Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS), 2014-2018

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11.2.10 FUTURE HOUSING NEEDS
Future housing need refers to the share of the regional housing need that has been allocated to the City. HCD supplies a regional housing goal number to ABAG. ABAG is then mandated to allocate the housing goal to city and county jurisdictions in the region. In allocating the region’s future housing needs to jurisdictions, ABAG is required to further the following objectives pursuant to Section 65584 of the State Government Code:

Objective 1: Increase housing supply and mix of housing types, tenure and affordability in all cities and counties in an equitable manner.

Objective 2: Promote infill development and socioeconomic equity, protect environmental and agricultural resources, encourage efficient development patterns and achieve greenhouse gas emissions reduction targets.

Objective 3: Promote improved intraregional jobs housing relationship, including balance between low wage jobs and affordable housing.

Objective 4: Balance disproportionate household income distributions (more high-income RHNA to lower-income areas and vice-versa).

Objective 5: Affirmatively further fair housing.

San Ramon’s share of regional future housing needs totals 5,111 new units for the sixth cycle update of the Housing Element (2023-2031) period. This allocation is distributed into four income categories, as shown below in Table 11.2-20. The RHNA includes a fair share adjustment which allocates future (construction) need by each income category in a way that meets the State mandate to reduce the over-concentration of lower income households in one community.

Table 11.2-20: Housing Needs for 2023-2031
Income Category (% of County AMI) Number of Units Percent Very Low (50% or less)1 1,497 29.2%
Low (51 to 80%) 862 16.9%
Moderate (81% to 120%) 767 15.0%
Above Moderate (Over 120%) 1,985 38.9%
Total 5,111 100.0%
Note:
1 The City has a RHNA allocation of 1,497 very low income units (inclusive of extremely low income units). While the RHNA did not separately define housing needs for extremely low income households, the very low income allocation can be split evenly between very low- and extremely low income households. The City’s RHNA of 1,497 very low income units has been allocated accordingly.

Source: Final Regional Housing Needs Allocation, ABAG, 2021

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11.3 Housing Constraints................................................................................................ 1

11.3.1 Governmental ConstraintS...................................................................... 1

11.3.2 Market Constraints ............................................................................... 31

11.3.3 market conditions .................................................................................34

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11.3 HOUSING CONSTRAINTS
This section describes various governmental, market, and environmental constraints on the development of housing that meets the needs of all economic segments of San Ramon’s population.

11.3.1 GOVERNMENTAL CONSTRAINTS
Local policies and regulations can impact the price and availability of housing and, in particular, the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, permit processing procedures, among other issues may constrain the maintenance, development, and improvement of housing. This section discusses potential governmental constraints in San Ramon.

11.3.1.1 Transparency in the Development Process
To increase transparency and certainty in the development application process as required by law, the City has links to its zoning ordinance, development standards, fee schedule, and processing timelines posted on its Planning Services webpage:
https://www.sanramon.ca.gov/our_city/departments_and_divisions/community_development/ planning_services

11.3.1.2 Land Use Controls
The Land Use Element sets forth City policies for guiding local land use development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses. Table 11.3-1 lists the existing land use categories in San Ramon that permit residential uses.

The review of potential constraints is based on the existing General Plan 2035 and Zoning Ordinance. However, the General Plan land use designations are being updated concurrently with the Housing Element update. Land use controls as presented in Table 11.3-1 will change with additional land use designations and zoning districts.

Table 11.3-1: Land Use Categories Permitting Residential Use General Plan Land Use
Designation
Zoning
District(s) Density/ Intensity Character
Rural Conservation RC 1 unit per 5 gross
acres
Rural single-family development in
unserviced areas.

Hillside Residential HR 0.0 to 2 units per
acre Single-family residential in serviced areas.

Single Family
Residential –
Low Density

RE-A, RE-B,
RS-12, RS-10

0.2 to 3 units per
acre Single-family residential development.

Single Family
Residential –
Low Medium Density
RS-10, RS-7,
RS-6
3 to 6 units per
acre Single-family residential development.

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General Plan Land Use
Designation
Zoning
District(s) Density/ Intensity Character
Single Family
Residential –
Medium Density
RS-6, RS-D 6 to 14 units per
acre
Single-family residential development,
including detached units, zero lot line
units, garden patio homes, and
townhomes.

Multiple Family –
High Density RM, RMH 14 to 30 units per
acre
Multiple-family residential development.

Structure parking necessary at the higher
end of the density range.

Multiple Family –
Very High Density3 RH,RVH 30 to 50 units per
acre
Multiple-family residential development at
densities. Structure parking necessary.

Mixed Use3
MU
14 to 30 units per
acre, up to 0.70
Floor Area Ratio
(FAR)1
Mixed Use: Integrated mix of nonresidential uses (retail, service, office) and residential uses. Structure parking
may be necessary.

CCMU
22 to 50 units per
acre;

0.70 Floor Area
Ratio (FAR)2
City Center Mixed-Ise: Vibrant, integrated
and cohesive mix of civic, retail, office,
residential and open space uses to
promote a walkable, bikable environment
at the physical center of the city.

Notes:
1 Additional FAR, up to a maximum of 1.00 may be allowed for projects that provide more than the required percent of workforce housing units per the City’s Inclusionary Housing Ordinance and provides significant public benefit. 2 Additional FAR, up to a maximum of 1.35, may be allowed for projects that include such elements as affordable housing and significant public benefits and/or amenities such as public art and plazas, public facilities, and/or a transit facility nearby or in close proximity to the CCMU zone. 3 General Plan 2035 data is subject to modifications with the General Plan 2040 Update currently in review.

Specifically, the MU zone is expected to change to a density range of 20 to 40 units per acre, and CCMU zone is expected to change to a density range of 20 to 60 units per acre. The General Plan Update and Zoning Ordinance (ZO) amendments are anticipated to be completed concurrently with the Housing Element update by January 31, 2023.

Source: General Plan 2035 and Zoning Ordinance, 2022, City of San Ramon.

11.3.1.3 Measure G (1999): Growth Management
In 1999, San Ramon voters approved a growth management measure (Measure G (1999)) to initiate a General Plan update that would create urban growth boundaries to encourage smart growth by promoting infill development through mixed use development and discouraging urban sprawl. The measure also directed the City to plan for the acquisition of ridgeline areas and agricultural lands contiguous to the City boundary to be preserved in perpetuity as open spaces.

Measure G (1999) is implemented by the Growth Management Element of the General Plan. A guiding policy of the Growth Management Element is to: “Manage the City’s growth in a way that balances existing and planned transportation facilities, protection of open space and ridgelines, provision of diverse housing options and job opportunities, and the preservation of high quality

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community facilities and services.” Housing related implementing policies of the Growth Management Element include:
• Policy 3.1-I-4: Allocate the number of new housing units according to the City’s ability to provide public services and housing needs through the use of adopted performance standards.
• Policy 3.1-I-5: Use growth management policies to encourage the construction of workforce housing necessary to meet local housing needs.
• Policy 3.1-I-7: Allow urban development only within the City’s Urban Growth Boundary and only in accord with a plan for full urban services (police, fire, parks, water, sewer, streets and storm drainage) to which all providers are committed.

Establishment of an Urban Growth Boundary (UGB) reflects one of the most significant aspects of the General Plan. The UGB concept responds specifically to Measure G (1999), which also states that smart growth should be pursued within the UGB in order to discourage urban sprawl and preserve open space. As called for by Measure G (1999), the UGB represents the ultimate edge of urban development in San Ramon, beyond which development would remain rural in nature and without urban services. The primary purpose of the UGB is to limit the extent to which urban development and services are provided through 2035 with the UGB to be re-evaluated in 2022, as part of the General Plan 2040 Update. Land beyond the UGB is intended to remain rural in nature. The UGB serves other purposes as well, such as protecting visible hillsides and ridgelines from development, protecting significant natural resources, preserving open space, encouraging infill development and workforce housing, and encouraging efficient provision of municipal services such as sewer and water.

The Growth Management Element includes public facility performance objectives and standards for the following services:
• Community Centers: At General Plan buildout, maintain a minimum ratio of 1.2 square feet of community center space per 1,000 residents.
• Fire Protection Services: Prior to project approval, require written verification from the San Ramon Valley Fire Protection District that a five-minute response time(travel time) can be maintained for 90 percent of emergency calls in urban and suburban areas and/or that there will be a fire station within 1.5 miles of all development. • Flood Control: Prior to project approval, require written verification from the San Ramon Engineering Services Department that the new development will provide adequate storm drain facilities. Runoff from the development will not increase the 100-year peak flow in the City’s flood control channels and shall be typically equal to pre-development conditions. • Parks: At General Plan buildout, provide a ratio of 6.5 acres of public park per 1,000 residents, with a goal to have park and recreation facilities within one-half mile of all residences.
• Police: Prior to project approval, require written verification from the San Ramon Police Department that a three- to five-minute response time (travel time) for emergency calls and a 20-minute response for all other calls can be maintained 95 percent of the time. • Sanitation: Prior to project approval, require written verification from the approved service provider that adequate sanitation facilities and services will be available to serve the project.

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• Schools: Require new development to provide necessary land, funding, and/or capital facilities for the school system, as determined by the San Ramon Valley Unified School District and applicable State law.
• Water: Prior to project approval, require written verification from the approved service provider that adequate water quality, quantity, and distribution will be available to serve the project.

New projects will be approved only after findings are made that: (a) the Fire Protection Services, Flood Control, Police, Sanitation, Schools, and Water performance standards will be maintained following project occupancy; (b) project-specific mitigation measures will ensure that the City’s performance standards will be maintained; (c) planned capital projects will ensure that the City’s performance standards will be maintained; and/or (d) the Community Centers and Parks performance standards can be met by General Plan buildout.

11.3.1.4 Inclusionary Housing and Commercial Linkage Ordinance Inclusionary Housing
In 2019, the City adopted the Inclusionary Housing and Commercial Linkage Ordinance that sets forth the following requirements:
• For-Sale Projects. The following basic requirements apply to all new for-sale projects unless an alternative is provided:
o Fewer than Ten Dwelling Units. All for-sale single-family and multi-family residential development projects between two and nine dwelling units may pay an affordable housing fee in-lieu of construction of affordable units. The fee shall be equivalent to 25 percent of the development's total new residential livable square footage (excluding garages) multiplied by the City's cost per square foot rate as set forth in the City' s Fee Resolution.
o Multi-Family Residential Developments. All for-sale multi-family residential development projects of ten dwelling units or more shall develop and reserve 15 percent or more of all for-sale units as affordable units to be sold to very low, low, and moderate income households. The allocation is 20 percent very low, 30 percent low, and 50 percent moderate income.
o Single-Family Detached Residential Developments. All for-sale single-family detached residential development projects of ten dwelling units or more shall develop and reserve 10 percent or more of all for-sale units as affordable units to be sold to moderate income households. Construction of accessory dwelling units would not satisfy the inclusionary requirements.
• For-Rent Projects. The following basic requirements apply to all new rental projects unless an alternative is provided:
o Fewer than Ten Dwelling Units. All rental residential development projects between two and nine dwelling units may pay an affordable housing fee in-lieu of construction of affordable units. The fee shall be equivalent to 25 percent of the development' s total new residential livable square footage (excluding garages) multiplied by the City' s cost per square foot rate as set forth in the City' s Fee Resolution.

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o All rental residential development projects of ten dwelling units or more shall develop and reserve 15 percent or more of all rental units as affordable units to be rented to very low and low income households. The allocation is 50 percent very low and 50 percent low income.
• The ordinance allows for several in-lieu options:
o Voluntary Provision of Rental Units. Where ownership affordable units are required in a for-sale project, the applicant may ask to initially provide rental units affordable to very low, low, and moderate income households.
o Off-Site Development. Some or all of the required affordable units may be constructed off-site, or an existing off-site development may be acquired and rehabilitated to provide some or all of the required affordable units. o Preservation of Affordable Units at Risk of Loss. The applicant may propose to preserve existing affordable units at risk of loss to provide the affordable housing. o Land Dedication. An applicant may dedicate land to the City or City-designated local nonprofit housing developer in lieu of construction of some or all of the required affordable units.
o The review authority may accept any combination of on-site construction, off-site construction, affordable housing fees and land dedication or any other feasible alternative that in the review authority's determination would provide equivalent or greater benefit than that which would result from providing on-site affordable units.

Commercial Linkage
An affordable housing commercial linkage fee is imposed on all new construction of commercial development projects, including mixed use projects, regardless of zoning designation of the project site. The amount of the fee is imposed on a per square foot basis for net new gross floor area.

Some exemptions apply:
• The commercial linkage fee shall not apply to commercial development projects adding 5,000 square feet or less of new net square footage.
• The commercial linkage fee shall not apply to projects that fall within one or more of the following categories:
o Schools and places of public assembly
o Public facilities
o Any structure proposed to repair or replace a building that was damaged or destroyed by fire or other calamity, so long as the square footage and use of the building remains the same, and construction of the replacement building begins within one year of the damage' s occurrence.

As an alternative to payment of the commercial linkage fee, a developer may request to mitigate the housing impacts through construction of affordable residential units on an appropriate housing

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site, the dedication of land for affordable housing, or the provision of other resources to provide affordable housing.

Since adoption of the Inclusionary Housing and Commercial Linkage Ordinance, the City has not seen a slowdown in residential development. As shown later in the Housing Resource section of this Housing Element, the City has a large number of units in the pipeline, which include affordable housing as a result of the Inclusionary Housing program. The requirement for rental housing is consistent with AB 1505 and not considered a constraint to housing development.

11.3.1.5 Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance. Based on GP 2040 Update, the City anticipates a Zoning Ordinance (ZO) Text Amendment to modify or add various zoning district descriptions, density ranges, and/or development standards. Both GP 2040 Update and ZO amendments are anticipated to be completed concurrently with the Housing Element update by the statutory deadline of January 31, 2023.

Currently, the following zoning districts allow residential uses:
• Rural Conservation (RC) - 0.0 to 0.2 du/ac: The RC zone is applied to areas of the City without urban services, with open space and habitat value, where rural single-family residential development may occur at densities of up to one unit per five gross developable acres. Clustering is encouraged to permit suitable development sites with less than 20 percent slope, where the overall project preserves 90 percent of its site as open space. .

Minimum lot size for new parcels is at least five acres. • Hillside Residential (HR) - 0.2 to 2.0 du/ac: The HR zone is applied to hillside areas of the City appropriate for single-family dwellings, where proposed development requires special standards to ensure resource preservation and limited visual impacts. Single-family residential development may occur at densities of up to two units per acre. Clustering is required to permit suitable development sites on less than 20 percent slope, and to preserve 70 percent of an overall development site as open space. Minimum lot size for new parcels is at least five acres.
• Residential Estate (RE) - 0.2 to 3.0 du/ac: The RE zone is applied to areas of the City appropriate for very low-density residential land uses, at densities of 0.2 to 3.0 units per acre, compatible with the topography and public service capacities. The specific allowable density for each parcel is shown on the Zoning Map by a numerical suffix residential density designator. Minimum lot size for new parcels ranges from 15,000 to 20,000 square feet. • Single-Family Residential (RS) - 3.0 to 12.0 du/ac: The RS zone is applied to areas of the City appropriate for single-family residential land uses in neighborhoods at a density of 3 to 12 units per net acre, subject to appropriate standards. The specific allowable density for each parcel is shown on the City’s Zoning Map by a numerical suffix residential density designator. Minimum lot size for new parcels ranges from 3,500 to 12,000 square feet. • Medium-Density Residential (RM) - 6.0 to 14.0 du/ac: The RM zone is applied to areas of the City appropriate for multiple residential uses, including duplexes, townhouses, or cluster housing with landscaped open space for residents' use at a density of 6 to 14 units per net acre. Single-family dwellings are also permitted. Minimum lot size for new parcels is 3,500 square feet or larger.

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• Medium-High Density Residential (RMH) - 14.0 to 22.0 du/ac: The RMH zone is applied to areas of the City appropriate for townhouses or apartments at a density of 14 to 22 units per net acre. Single-family dwellings are also permitted. Minimum lot size for new parcels is 3,500 square feet or larger
• High-Density Residential (RH) - 22.0 to 30.0 du/ac: The RH zone is applied to areas of the City appropriate for compact, high density, well designed residential development, including apartments and townhouses with a density range of 22 to 30 units per net acre.

Proposed development will reflect high quality design with integrated open space and recreational and/or cultural amenities, as well as providing workforce housing, structured parking, and units of various number of bedrooms, with specific attention to three and more bedroom units to achieve the overall goal of providing diverse types of dwelling units.

Minimum lot size for new parcels is 10,000 square feet or larger • Multiple Family - Very High Density (RVH) - 30.0 to 50.0 du/ac: The RVH zone is applied to areas appropriate for the highest density multiple-family residential development within the City, at densities between 30 and 50 units per net acre. Proposed development will reflect high quality design with integrated open space and recreational and/or cultural amenities, as well as providing workforce housing, and structured parking, and units of various number of bedrooms, with specific attention to three and more bedroom units to achieve the overall goal of providing diverse types of dwelling units. Minimum lot size for new parcels is 10,000 square feet or larger.
• Mixed Use (MU)- 14.0 to 30 du/ac: The MU zone is applied to areas of the City appropriate for an integrated mix of non-residential uses, including retail, services, and offices, together with residential uses with a density range of 14 to 30 dwelling units per acre at intensities of up to 0.70 FAR. Development should reflect high quality design with integrated open space and recreational and/or cultural amenities, and opportunities for affordable housing.

Structured parking may be required. Additional FAR, up to a maximum of 1.00, may be allowed for projects that provide more than the required 25 percent of total units for workforce housing and significant public benefit.

As part of the General Plan 2040 Update and complementary ZO Update, the General Plan land use designation is expected to change to a density of 20 to 60 units per acre.

Currently, developers of mixed use developments contribute to affordable housing production via a combination of the payment of an in-lieu fee and provision of affordable units. In order to facilitate mixed use development in the City, the City Council adopted an Inclusionary Housing and Commercial Linkage Ordinance in April 2019. The ordinance exempts mixed-use development from payment of linkage fees if the development meets the Inclusionary Housing Policy.

To further facilitate the development of affordable residential units, the Zoning Ordinance was amended to include a density range of 14 to 30 dwelling units per acre in the Mixed Use zone (outside of Specific Plan areas). This range provides flexibility in mixed use development projects based on site conditions while ensuring that the City’s goal for a compatible mix of uses can be accomplished.

To implement General Plan 2040 Update (currently in review), the Mixed Use zone will be amended to a density range of 20 to 40 units per acre. Both the General Plan 2040 Update

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and ZO amendment are anticipated to be completed concurrently with the Housing Element update.
• City Center Mixed Use (CCMU)- 22.0 to 50.0 du/ac: The CCMU zone is applied to the City Center properties in compliance with the General Plan to develop the City Center into a cultural, recreational, and compatible retail center that provides a cohesive mix of civic, retail, office, residential, and open space uses with a density range of 22 to 50 dwelling units per acre at intensities of up to 0.70 FAR. Additional FAR, up to a maximum of 1.35, may be allowed for projects that include such elements as affordable housing and significant public benefits and/or amenities such as public art and plazas, public facilities, and/or a transit facility nearby or in close proximity to the CCMU zone. Development should be integrated with open space and recreational and/or cultural amenities, as well as opportunities for workforce housing. Structured parking may be required.

To implement General Plan 2040 Update (currently in review), the City Center Mixed Use zone will be amended to a density range of 20 to 60 units per acre. Both the General Plan 2040 Update and ZO amendment are anticipated to be completed concurrently with the Housing Element update.

Development standards specific to each zone district are designed to protect and promote the health, safety, and general welfare of residents as well as implement the policies of the General Plan. These standards also serve to preserve the character and integrity of existing neighborhoods.

Specific residential development standards are summarized in Table 11.3-2. Generally, development standards can limit the number of units that may be constructed on a particular piece of property. These include density, minimum lot and unit sizes, height, and open space requirements. By limiting the number of units that could be constructed, the per-unit land costs would be higher and, all other factors being equal, results in higher development costs that could impact housing affordability.

Table 11.3-2: Residential Development Standards
Zoning
District
Maximum
Building
Height
Minimum
Net Lot Area
Minimum Lot
Setbacks (ft.): Front, SideInterior, Side- Corner,
Sides Non-Corner Lot,
Aggregate, Sides-Corner
Lot Aggregate, Rear
1 Maximum
Lot
Width Depth Coverage
RC 35 ft 5 acres 300 ft 300 ft 30, 20, 25, 40, 45, 35 None HR 35 ft 5 acres 300 ft 300 ft 30, 20, 25, 40, 45, 30 None RE-A 35 ft 20,000 sf 100 ft 150 ft 25, 15, 20, 35, 35, 15 None RE-B 35 ft 15,000 sf 100 ft 120 ft 20, 10, 15, 25, 25, 15 None RS-12 35 ft 12,000 sf 100 ft 100 ft 20, 10, 15, 25, 25, 15 None RS-10 35 ft 10,000 sf 70 ft 100 ft 20, 10, 15, 20, 25, 15 None RS-7 35 ft 7,000 sf 65 ft 95 ft 20, 5, 15, 15, 20, 15 None RS-6 35 ft 6,000 sf 60 ft 90 ft 20, 5, 15, 15, 20, 15 None RS-D 35 ft 3,500 sf 40 ft 80 ft 15, 0, 10, 10, 10, 15 None

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Zoning
District
Maximum
Building
Height
Minimum
Net Lot Area
Minimum Lot
Setbacks (ft.): Front, SideInterior, Side- Corner,
Sides Non-Corner Lot,
Aggregate, Sides-Corner
Lot Aggregate, Rear
1 Maximum
Lot
Width Depth Coverage
RM 35 ft 3,500 sf 40 ft 80 ft 152, 6, 10, 16, 15 25%
RMH 35 ft 10,000 sf 70 ft 90 ft 152, 6, 10, 16, 15 35%
RH 35 ft 10,000 sf 70 ft 90 ft 15, 6, 10, 16, 10 35%
RVH 50 ft 10,000 sf 70 ft 90 ft 103, 6, 103, 16, 10 50% MU 60 ft4 10,000 sf 80 ft N/A5 15, 0, 10, 06 N/A
CCMU None4 N/A2 N/A2 N/A2 N/A6,7 None
Notes:
1 For RC, HR, RE-A< RE-B, Rs-12, RS-10, RS-7, RS-6, and RS-D, Zoning Ordinance differentiates between “SidesNon-Corner Lot Aggregate” and “Sides- Corner Lot Aggregate.” For RM, RMH, RH, RVH, order is as follows: Front, Side- Interior, Side- Corner, Sides- Aggregate, Rear. For MU and CCMU, code does not list Sides-Aggregate. Order as follows: Front, Side- Interior, Side- Corner, Rear.
2 Driveway aprons require a minimum garage façade setback of 18 feet. 3 Five feet is allowed for a Row-house façade with stoop, where the first floor is elevated a minimum of three feet above the sidewalk.
4 As limited by the Daylight Plane Requirements: Must not intercept a 30-degree daylight plane inclined inward at an adjacent residential zone boundary line. Daylight plane requirements apply to all non-residential development adjacent to a residential zone; and Section D3-6 (Height Limits and Exceptions). 5 Determined through subdivision process.
6 Except that a 25-foot wide side and/or rear yard shall be required abutting a residential zone, and where a lot abuts the Interstate 680 right-of-way.
7 Determined through project review and approval
Source: Zoning Ordinance, City of San Ramon, 2022.

Parking requirements for single-family and multi-family residential uses in San Ramon are summarized in Table 11.3-3. Parking required for a prototypical 100-unit multi-family residential development in San Ramon and other Tri-Valley area communities is presented in Table 11.3-4.

San Ramon’s requirement is nearly the same as what would be required for the same development in Danville and higher than the requirement for the same development in Dublin, Livermore, and Pleasanton. Dublin and Pleasanton are located along the Bay Area Rapid Transit (BART) lines with stations stopping at these cities, allowing these cities to take advantage of public transit.

Although the provision of off-street parking can increase the cost of housing, San Ramon’s standards are reasonable as requirements for multi-family developments are equal to or less than requirements for single-family detached dwellings, except for four-bedroom units. Three parking spaces are required for a four-bedroom multi-family unit but only two spaces are required for a four-bedroom single-family unit. This requirement may potentially constraint the development of large multi-family units. The City will amend the ZO to reduce the parking requirement for large multi-family units (four bedrooms) to two spaces. Guest space requirements for multi-family developments are reasonable because these types of developments do not have private driveways for each unit to accommodate parking for guests as is required for new single-family homes.

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Furthermore, parking standards for single-family homes with more than four bedrooms are higher than other cities. Given that the City has a large proportion of families with children and extended/multi-generation family members, there is a demand for larger homes. The City will revise the parking standards for large single-family homes to be consistent with regional trends.

Because the increased cost of off-street parking can make financing the development of housing affordable to lower and moderate income households more difficult, reduced parking and other incentives, concessions, or waivers and modifications of development standards are available for developers of affordable projects that are eligible for a density bonus. Nevertheless, the City will amend the ZO to reduce parking standards for large single-family and multi-family units as discussed above.

Table 11.3-3: Parking Requirements
Type of Residential Development Required Parking Spaces Single-Family Dwellings
Up to four bedrooms 2 covered spaces per unit within a garage.

Five bedrooms 3 covered spaces per unit within a garage.

Six or more bedrooms 4 covered spaces per unit within a garage.

Mobile homes, individual 2 spaces per unit; at least 1 within a garage/carport.

Mobile home parks 2 spaces for each mobile home; plus 1 additional space for each 4 mobile homes for guests.

Multi-Family Dwellings
Studio units and one-bedroom units 1 covered space per unit in a garage/carport for each unit.1 Two- and three-bedroom units 2 spaces for each unit, at least 1 within a garage/carport.

Four-bedroom units and above 3 spaces for each unit, at least 1 within a garage/carport.

Guest parking 1 additional space for each 4 units.

Residential care homes
Six or fewer clients 2 covered spaces within a garage/carport.

Seven or more clients 1 space for each 3 beds in the facility is licensed to accommodate; plus 1 space for each 4 units for guests and employees.

Rooming or boarding houses 1 covered or uncovered space for each bedroom.

Accessory dwelling units As required by California Government Code Section 65852.2.

Live/work units 2 spaces for each unit.

1. Parking requirements may be modified by the review authority for affordable housing, mixed use, or senior housing projects.

Source: Zoning Ordinance, City of San Ramon, 2022.

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Table 11.3-4: Comparison of Residential Parking Requirements Unit Type San Ramon Dublin Danville Livermore Pleasanton Single-Family 2 to 41/unit 2.0/unit 2.0/unit 2.0/unit 2.0/unit Multi-Family
Studio units 1.0/unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unit3 1-BR units 1.0/unit 1.0/unit 1.5/unit 1.75/unit 1.5 - 2.0/unit3 2-BR units 2.0/unit 1.0- 2.02/unit 2.0/unit 1.75/unit 1.5 - 2.0/unit3 3-BR units 2.0/unit 1.0 -2.02/unit 2.0/unit 1.75/unit 2.0/unit 4-BR units 3.0/unit 1.0-2.02/unit 2.0/unit 1.75/unit 2.0/unit Guest Parking 25% 100% 25% None 14%
100-Unit MultiFamily Prototype 1 250 200 213 175 1784
Notes:
1 Two spaces for up to four bedrooms, three spaces for five bedrooms, four for six bedrooms.

Assuming 25% one-bedroom BR, 50% two-bedroom and 25% three-bedroom units in an apartment complex. 2 One space required for apartments regardless of number of bedrooms, Two spaces required for condominiums with two or more bedrooms.
3 Two spaces required for the first 4 units; 1.5 spaces per unit required for each unit thereafter. 4 First four units calculated as 2.0 spaces per unit. Remainder 96 broken down to 24 one-bedroom, 48 twobedroom, and 24 three-bedroom.

Sources: City of San Ramon Municipal Code, 2022; City of Danville Municipal Code, 2021; City of Dublin Municipal Code, 2021; City of Livermore Municipal Code, 2021; and City of Pleasanton Municipal Code, 2021.

11.3.1.6 Zoning Overlays
In addition to development standards established for the residential and mixed use base zone districts, overlay districts of the Zoning Ordinance provide additional regulations for residential development. The following zoning overlays apply to residential development in portions of the City:

Landmark Overlay (-L): The Landmark Overlay Zone is intended to implement historic preservation goals of the General Plan by preventing the demolition, alteration, or neglect of historic or architecturally significant buildings that form an important link to San Ramon’s past. The overlay also provides a mechanism to resolve conflicts in an orderly fashion between the goals of landmark preservation and alternative land uses. The Planning Commission must approve a discretionary permit for the construction, alteration, enlargement, or demolition of a building or structure located in the overlay. The Commission must also find that any proposed new construction within will be compatible with and help achieve the purposes of the landmark overlay zone prior to granting Architectural Review approval. Director of Community Development approval is required for the removal or alteration of landscape materials identified as significant resources by a Landmark District Conservation Plan. Owners of property within the –L Overlay Zone and owners of designated landmarks are responsible to maintain their structures and premises in good repair at all times. Currently, no land within San Ramon is affected by the Landmark Overlay Zone.

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Senior Housing Overlay (-SH): The Senior Housing overlay zone is intended to encourage the production of housing that meets the special needs of seniors and provide standards to ensure that senior housing be compatible with existing neighborhood character and provides appropriate guidance for achieving densities above General Plan levels. A Senior Housing Development in the -SH overlay zone must include a minimum of 35 dwelling units that are developed for, or substantially rehabilitated or renovated for seniors. The –SH Overlay Zone currently applies to 49 acres of land within San Ramon and may be combined with any residential base zone.

Developments utilizing the Overlay Zone must be for residents age 55 years or older or a guest of a senior citizen or qualifying resident on a temporary basis, in compliance with Civil Code Section

51.3. One or more density bonus incentives are available for senior citizen housing development.

11.3.1.7 Provision for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population. This includes single-family homes, multi-family housing, second units, mobile homes, homeless shelters and transitional housing, among others. Besides single-family homes, the City provides for various other housing types to meet the special needs of the community, including persons earning lower income, seniors, persons with disabilities, the homeless, and agricultural workers, among others. Table 11.3-5 below summarizes the various housing types permitted within the City’s zoning districts.

There have been numerous changes to State law relating to various types of housing, especially for persons with special needs. The Land Use Element and ZO will be amended, as appropriate, to comply with State law.

Table 11.3-5: Housing Types Permitted by Zone (Residential and Mixed Use) Housing Types RC HR, RE RS RM RMH RH RVH MU CCMU
Single-Family
Dwellings
P P P P P P — — — —
Accessory Dwelling
Units
P P P P P P P P — —
Manufactured and
Mobile Homes
P P P P — — — —
Mobile Home Parks UP UP UP UP UP UP UP UP — —
Multi-Family — — — — P P P P — —
Emergency Shelter P P P P P P P P P P
Single-room
Occupancy Unit
— — — — — — — UP UP —
Transitional Housing P P P P P P P P UP UP
Supportive Housing P P P P P P P P UP UP

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Housing Types RC HR, RE RS RM RMH RH RVH MU CCMU
Residential Care, 6 or
fewer persons

P P P P P P P P P P
Residential Care, 7 or
more persons

UP UP UP UP UP UP UP UP MUP MUP
Rooming or Boarding
House
P P P P P P P P — —
Live/Work Units — — — — — — — — MUP MUP
Mixed Use Residential — — — — — — — — P P
Notes:

P = Permitted, Zoning Clearance Required; MUP = Minor Use Permit; UP = Use Permit Required; — =Use not allowed.

Source: Zoning Ordinance, City of San Ramon 2022.

Table 11.3-6: Housing Types Permitted by Zone (Commercial Office and Industrial) Housing Types OA OL CC CT CS CR MW
Emergency Shelters P P P P P P P
Homeless Shelter — — — P — — —
Live/Work Units — — — UP UP — —
Residential care, 7 or more UP — — — — —
Supportive Housing UP UP UP UP UP UP UP
Transitional Housing UP UP UP UP UP UP UP
Notes:

P = Permitted, Zoning Clearance Required; MUP = Minor Use Permit; UP = Use Permit Required; — =Use not allowed. OAAdministrative Office, OL- Limited Office, CC-Community Commercial, CT- Thoroughfare Commercial, CS- Service Commercial, CR- Commercial Recreation, MW-Manufacturing/Warehousing.

Source: Zoning Ordinance, City of San Ramon 2022.

Single-Family Dwellings
A “single-family dwelling” is defined in the Zoning Ordinance as a building designed for and/or occupied exclusively by one family. This definition also includes factory built, modular housing units, constructed in compliance with the Uniform Building Code (UBC), and mobile homes/manufactured housing units that comply with the National Manufactured Housing Construction and Safety Standards Act of 1974, placed on permanent foundation systems (see Mobile Homes below). The term “family” is not defined in the Zoning Ordinance. Single-family dwellings are permitted in all residential zones, with the exception of the RH and RVH zones.

Accessory Dwelling Unit (ADU)
An ADU is defined as a permanent dwelling that is accessory to a primary dwelling on the same property. An ADU provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, sanitation, and parking, and if attached to the primary dwelling, is provided exterior access separate from the primary dwelling.

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An ADU may also be located on an upper floor above the detached garage of a single-family dwelling. ADUs may be attached or detached from the primary dwelling unit.

Another type of ADU is the Junior ADU. A Junior ADU is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. ADUs may be an alternative source of affordable housing to lower income households and seniors.

In early 2020, the City adopted a Zoning Ordinance Text Amendment to revise the Zoning Ordinance regulations for Accessory Dwelling Units (Second Dwelling Units) in compliance with recent State law and to facilitate ADU development. ADUs are permitted on lots with a singlefamily or multi-family dwelling within all residential zones.

The City has issued building permits for 35 ADUs during the previous four years between 2018 and 2021.

Manufactured and Mobile Homes
Manufactured housing and mobile homes can be an affordable housing option for low and moderate income households. The California Department of Finance reported in 2020 that San Ramon’s housing stock included only 37 mobile homes, the same as in 2013.

A mobile home built after June 15, 1976, certified under the National Manufactured Home Construction and Safety Act of 1974, and built on a permanent foundation is included under the definition of "Single-Family Dwellings" and may be located in any residential zone where a conventional single-family detached dwelling is permitted subject to the same restrictions on density and to the same property development regulations, provided that the mobile home has received approval of the Architectural Review Board as a primary structure in an R zone or as an ADU or has been approved with an applicable building permit as an Accessory Dwelling Unit in an R zone and receives a Certificate of Compatibility. Criteria for issuing a Certificate of Compatibility are established in the Zoning Ordinance to protect neighborhood integrity, provide for harmonious relationship between mobile homes and surrounding uses, and minimize problems that could occur as a result of locating mobile homes on residential lots. Mobile homes are not allowed:
• On substandard lots that do not meet the dimensional requirements of the Zoning Ordinance; or
• On lots with an average slope of more than 10 percent, or on any portion of a lot where the slope exceeds 15 percent.

Mobile Home Parks
A Mobile Home Park is a site planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two or more mobile home lots are rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for residential purposes.

Although no mobile home parks are located in San Ramon, the Zoning Ordinance accommodates this use within all residential zones. Mobile home parks require a Use Permit in residential base zones.

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Multi-Family Housing
According to the State Department of Finance, multi-family housing makes up approximately 27 percent of the 2020 housing stock in San Ramon. Multi-family housing, including apartments, condominiums, and townhomes, is permitted within the RM, RMH, RH, and RVH zone districts.

Multi-family rental housing developments that do not involve a major subdivision (five or more lots) require review by the Architectural Review Board (ARB) and approval by the Zoning Administrator (ZA). Subdivisions of five or more lots, including large condominium and townhome subdivisions, are subject to ARB review and Planning Commission review and approval. The City has approved several residential and mixed use development recently. These include: City Village (404 units); Citywalk Phases I-IV (4,500 units); Aspen Wood Senior Apartments (123 units); The Promenade (162 units); Deer Creek South (185 units). Given the City’s success in providing multi-family housing, development standards and permit processing procedures are not onerous and do not serve to constrain multi-family housing development.

Homeless Shelters
Homeless shelters provide shelter to homeless families and/or homeless individuals on a limited short-term basis. A homeless shelter is defined as a facility providing minimal supportive services for persons that is limited to occupancy of six months or less by a homeless person. Senate Bill 2, enacted in October 2007, requires local governments to identify one or more zoning categories that allow emergency shelters without discretionary review. The statute permits the City to apply limited conditions to the approval of ministerial permits for emergency shelters. The identified zone must have sufficient capacity to accommodate at least one year-round shelter and accommodate the City’s share of the regional unsheltered homeless population. San Ramon’s share of the regional unsheltered homeless population is estimated to be six individuals 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.

The City amended the Zoning Ordinance in 2012 to permit homeless shelters with a ministerial permit within the Thorough Fare Commercial (CT) zone consistent with State law. Properties zoned CT are centrally located along major transportation corridors. Criteria to review non-discretionary applications for homeless shelters were incorporated into the Zoning Ordinance in 2012. The Zoning Ordinance was also amended to provide a definition of emergency shelters that is consistent with the definition contained within Health and Safety Code Section 50801(e). The CT zone covers approximately 11.58 acres on six parcels in San Ramon. Adequate capacity exists either on underutilized properties or through conversion of older buildings to accommodate a homeless shelter up to six persons per shelter.

AB 139 requires that parking standards for homeless shelters be based on employees only. AB 139 also limits the separation requirement between two homeless shelters be set at a maximum of 300 feet, not minimum of 300 feet. The City’s homeless shelter parking and separation requirements do not comply with new State law. The City’s Zoning Ordinance will be amended to address these changes to State law.

In addition, emergency shelters are defined in the zoning ordinance as facilities for the temporary shelter and feeding of persons, operated by a public or non-profit agency during emergency operations as defined in Municipal Code DIVISION A8, Chapter I (Emergency Organization and

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Disaster Council). Emergency shelters are allowed in all residential zones, mixed-use zones, as well as in all the Commercial Office and Industrial zones.

Transitional Housing
Transitional housing is defined by the City as a residence that provides housing for up to two years.

Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation.

Transitional housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments and typically offers case management and support services to help return people to independent living (often six months to two years).

California Health and Safety Code (Section 50675.2) defines “transitional housing” and “transitional housing development” as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. In 2020, the City amended the Zoning Ordinance to permit transitional housing facilities serving in all residential districts by-right. Transitional housing facilities are also allowed with a Use Permit in the MU, CCMU, and all the Commercial Office and Industrial zones.

Supportive Housing
Supportive housing links the provision of housing and social services for the homeless, people with disabilities, and a variety of other special needs populations. California Health and Safety Code (Section 50675.2) defines “supportive housing” as housing with no limit on length of stay, that is occupied by the low income adults with disabilities, and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

In 2020, the City amended the Zoning Ordinance to permit supportive housing facilities in all residential districts by-right. Supportive housing facilities are allowed within MU, CCMU, and all the Commercial Office and Industrial zones. with approval of a Use Permit.

AB 2162 (September 2018) requires that supportive housing meeting specific criteria to be permitted by right in zones where multi-family and mixed-use developments are permitted. Specific criteria include the size of the project and percentage set aside for target population, and specified amount of floor area for supportive services, among others. For projects locating within 0.5 mile from transit, no minimum parking requirements may be applied. The San Ramon Zoning Ordinance will be amended to include the requirements of AB 2162.

Residential Care Facilities
Residential care facilities licensed or supervised by a Federal, State, or local health/welfare agency provide 24-hour non-medical care of unrelated persons who are handicapped and in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual in a family-like environment. According to the State Department of Social Services, Community Care Licensing Division, and two licensed adult residential facility with 12 combined beds are located in San Ramon.

Residential care facilities serving six or fewer clients are permitted within all residential zones and all the MU zones. Residential care facilities serving seven or more clients require a Use Permit in

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the all residential zones and all the Commercial Office and Industrial zones. and a Minor Use Permit in MU and CCMU zones.

Low Barrier Navigation Center (LBNC)
Adopted in 2019, AB 101 requires cities to permit Low Barrier Navigation Centers by right in areas zoned for mixed-use and nonresidential zones that permit multi-family uses, if the center meets certain requirements. AB 101 defines a Low Barrier Navigation Center as “a Housing First, lowbarrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” AB 101 is effective through the end of 2026, at which point its provisions are repealed. The Housing Plan includes a program to address this new requirement.

Residential Care Facilities for the Elderly (RCFEs)
RCFEs are licensed by the State where 75 percent of the residents are at least 62 years of age and where varying levels of care and supervision are provided, as agreed to at the time of admission or as determined necessary at subsequent times of reappraisal. RCFE projects may include basic services and community space and include assisted living facilities (board and care homes), congregate housing, independent living centers/senior apartments, and life care facilities.

In 2012, the City amended the Zoning Ordinance to allow RCFEs serving six or fewer persons as permitted by-right in all residential zones and mixed-use zones. RCFEs serving seven or more persons continue to require a Use Permit within all residential zones and CC zone and Minor Use Permit in MU and CCMU zones (they are not permitted in the MU-C zone).

A total of 417 beds in 15 RCFEs are currently located in San Ramon, according to the State Department of Social Services. A new 183-bed RCFE was approved in November 2021. The new RCFE will be in the CityWalk Master Plan Area and have a mix of independent living, assisted living, and memory care.

Rooming or Boarding Houses
Rooming or boarding houses are dwellings or part of a dwellings where rooms may be rented for occupancy by no more than four persons who are not members of a single housekeeping unit, with no more than four bedrooms rented in each dwelling. Rooming or boarding houses are permitted in all residential zones.

Live/Work Units
A Live/work unit is an integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-family or multi-family, that has been designed or structurally modified to accommodate joint residential occupancy and work activity. Live/work units are permitted with approval of a Minor Use Permit in the MU and CCMU zones and with a Use Permit in the CT and CS commercial zones. Minor Use Permits require approval of the Zoning Administrator. A public hearing is only required if requested by an interested party.

Mixed Use Residential
Mixed use projects combine both non-residential and residential uses on the same site. Mixed use development can help reduce the effects of housing cost burden by increasing density and offering

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opportunities for reduced vehicular trips by walking, bicycling or taking public transportation. Mixed use residential developments are permitted within the MU and CCMU zones.

Single Room Occupancy Units (SROs)
SRO units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. In 2012, the City amended the Zoning Ordinance to facilitate the provision of SROs consistent with SB 2 enacted in 2007. SROs are permitted with a Use Permit in the RH and RVH zones.

Farmworker Employee Housing
Less than two acres of land within San Ramon is zoned for agricultural use and only one resident of San Ramon was identified by the Census as employed in farming, fishing, or forestry occupations. Moreover, less than one percent of Contra Costa County residents were employed in these occupations. Therefore, San Ramon has no specific need for farmworker housing. However, pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household is permitted by right in an agricultural land use designation. Therefore, for properties that permit agricultural uses such as in the Agricultural, Rural Conservation, Hillside Residential and Residential Estate zones, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. Furthermore, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation, according to the Employee Housing Act. Currently, the San Ramon Zoning Ordinance does not contain provisions for farmworker housing or employee housing. The Zoning Ordinance will be amended to comply with the State Employee Housing Act.

In the City’s Sphere of Influence, 2,244 acres of land are pre-zoned Agriculture where the City considers major agricultural operations are appropriate. However, these are unincorporated lands under the land use jurisdiction of the County of Contra Costa.

11.3.1.8 Development Review Process
The processing time needed to obtain development permits and required approvals is commonly cited by the development community as a prime contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time which elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include: rezoning or general plan amendment requirements, public hearing required for Commission/Council review, or a required Negative Declaration or Environmental Impact Report (EIR).

Generally, all developments undergo an environmental, land use, and design review process to ensure quality development throughout the City. This process can take anywhere from three to four months for a minor subdivision application, to a year or more for a major subdivision requiring an EIR. In many cases, the lengthy period of time between project application and approval is necessary due to complicated environmental, infrastructure, or other development issues. However, it is recognized that time lapse equals increased costs, and affordable housing projects are given

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priority in the review process. San Ramon’s review and entitlement processes and procedures are described in detail in Appendix 11-D.

Land Use Development Application Processing Timelines
The City complies with SB 330 (Housing Crisis Act) for residential development projects in terms of local review and application processing requirements. The City also complies with SB 35 (Streamlined Affordable Housing) in processing projects meeting the statutory requirements.

Applications for development are generally processed based on the following schedule1 :
• 30 days or less: Lot line adjustments; single-family residence alterations and additions; and Administrative Architectural Review.
• 45 days or less: Variances; Architecture Board Review (new single-family homes); and Minor Use Permits.
• 90 Days or Less: Mixed-use Developments; Residential Development Applications; and Hillside Residential Developments.
• 180 days or more: Any project requiring an EIR; Rezoning; General Plan Amendment; Specific Plan Amendment; and Zoning Text Amendment.

Overall, the City is able to process development applications in a timely manner. However, the City will prioritize the processing of affordable housing projects. with more than 15 percent BMR units.

11.3.1.9 Site Improvements, Development Fees and Exactions For large subdivisions, the City requires the construction of reasonable on- and off-site improvements as permitted by the Subdivision Map Act. Typical improvements required of a developer include:
• Frontage Improvements: Grading and improvement of public and private streets including street structural section, curbs, sidewalks, driveway approaches and transitions. • Storm Drainage: Storm drain system for the protection of abutting and off-site properties that would be adversely affected by any increase in runoff attributed to the development.

Off-site storm drain improvements may be required to satisfy this requirement.) • Sanitation Sewers: A public or private sewage system that meets public sewer system standards.
• Water Supply: A water supply system providing an adequate supply of potable water to each lot as approved by local water district.
• Utilities: Public utility distribution facilities including gas, electric, telephone and cable television necessary to serve each lot in the subdivision. • Underground Facilities: All existing and proposed utility distribution facilities within the subdivision and along frontage and perimeter streets to be placed underground except those facilities exempted by the public utilities commission regulations. 1 Assumes CEQA Exemption or Previously Certified Environmental Document

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• Stormwater Control Improvements: Project design and improvement infrastructure must be compliance with the Regional Water Quality Control Board Clean Water General Permit requirements for both construction activities as well as permanent stormwater best management practice measures to control and reduce erosion and sedimentation from entering the storm drain system from the project site (point source). • Other Improvements: Other types of improvements such as traffic signals and street furniture of a decorative nature, or fees in lieu of any of the foregoing, shall also be required as determined by the advisory agency in accordance with the Zoning Ordinance, city standards and specifications and relevant studies and/or environmental assessments or reviews.

Specific standards for design and improvements of subdivisions must be in accordance with the applicable sections of the General Plan, Specific Plans, Zoning Ordinance, Subdivision Ordinance, and other requirements of the Director of Engineering Services.

The City also may require dedication of land for public use. Dedicated rights-of-way must be designed, developed, and improved according to City standards. The City of San Ramon Street Design Criteria is summarized in Table 11.3-7.

Table 11.3-7: Roadway Design Criteria
Roadway Type
Right-ofWayCurb-toCurb Dividing StripSidewalk
Area
Principle Thoroughfares – Type A 110-ft 72-ft 18-ft 20-ft Principle Thoroughfares – Type B 100-ft 64-ft 16-ft 20-ft General Thoroughfares 84-ft 64-ft — 20-ft
General Arterials 60-ft 40-ft — 20-ft
Source: City of San Ramon, Subdivision Ordinance, 2022.

In addition to improvements and dedication of public land, residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. The City requires parkland dedication or fee in-lieu of dedication in accordance and consistent with the Quimby Act; as such, credit can be received for private open space against the requirement for land dedication or payment of fees in-lieu of dedication. The City has also added the Park Facility Fee and Open Space Fee since the 2015 Housing Element update. In general, these development fees can be a constraint to the development of housing and compromise project feasibility because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.

The City’s permit processing fee schedule for residential development is displayed in Table 11.3-8.

Most permit processing fees are levied on a full cost recovery basis to recoup actual administrative costs incurred to the City during the development review process. Development impact fees are also levied to offset fiscal impacts of new developments, consistent with implementing policies of the Growth Management Element of the General Plan. San Ramon’s development impact fees are summarized in Table 11.3-9.

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As shown in Table 11.3-10, development fees for a model single-family dwelling unit total approximately $78,540.54. Development fees for a model multi-family unit total approximately $37,746.23. These figures exclude Parkland Dedication Fees, which are based on Fair Market Value as derived from an appraisal at the time of project approval. These fees include school, water, and sewer fees that are imposed by outside agencies over which the City has no control.

In 2014, San Ramon formed a Community Facilities District (CFD)—a financing district that levies a special tax to fund the cost of certain additional facilities and services required by the new development, but not fully funded by revenue generated by the development. The CFD’s Maximum Special Tax rates per year (in FY 2013-14 dollars) are as follows for the various classes of properties: Single-Family Parcels—$743.75 per residence, Condominiums/ Townhomes—$595 per residence, and Multi-Family—$446.25. For FY 2014-15 and on, the Special Tax Rate for Single Family, Condominium, and Multi Family parcels will be increased by the Consumer Price Index for San Francisco Bay Area Urban Wage Earners (from December 2013) with a minimum of four (4.0 percent) compounded annually.

Each new development prepares a fiscal analysis (nexus study). Upon completion of the fiscal analysis and a determination that the project will generate insufficient General Fund revenues to annually pay for the General Fund expenses of servicing the development, approval of the new development will include a condition of project approval that would require the project developer to fund the negative fiscal impact of the project. One mechanism for funding would be to join the City’s CFD.

New developments that choose to be annexed into the CFD will be done so at the current special tax rate or if necessary a lower/higher special tax rate will be set based upon the fiscal analysis provided to the City. At the time of annexation, consideration will be taken on what type of development will be annexed into the CFD (multi-family vs. single-family, senior housing, affordable housing, etc.) in order to set the special tax rate. For new affordable development projects where an affordable housing agreement will be signed, the City will analyze the CFD rate and its impact to lower income housing units as part of the affordable housing agreement review.

Annexation into the CFD is not mandatory for new development; developments are given the option to join the existing CFD or form a new financing mechanism to fund any negative fiscal impact of the project. New developments that choose to join the CFD can be expeditiously annexed into the existing district with the unanimous approval of the landowner of the parcel or parcels and one City Council action. This allows future subdivisions with similar financial deficiencies to be easily annexed into the CFD.

While the City’s fees and special taxes are tied to the costs of providing necessary services, they can impact the development of affordable housing. Reduced, waived, deferred, or reimbursed fees and a lower CFD rate are possible incentives and may be available through density bonus incentives. Additionally, a comprehensive update of the City’s development impact fees is currently underway and will evaluate infrastructure, capital, and affordable housing needs commensurate with anticipated growth. Policy 2.3-I-24 of the General Plan (Economic Development Element) includes a policy that the City will continue to review its impact fee structure to assure that fees are equitable and fair in relationship to the needs and desires of the community and fees are reflective of actual costs and remain consistent with State law.

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Table 11.3-8: Permit Processing Fees
Type Amount
Architectural Review
1 unit T&M plus $1,000 deposit
2 to 10 units T&M plus $1,000 deposit
10+ units T&M plus $2,000 deposit
Development Agreement T&M plus $3,000 deposit
Residential Development Plan T&M plus $3,000 deposit
Environmental Review
Categorical Exemption $100
Negative Declaration
Administratively prepared T&M plus $4,500 deposit
Consultant prepared Consultant’s Cost + T&M and
$5,500 deposit
Environmental Impact Report Consultant’s Cost + T&M and $8,000 deposit
Mitigation Monitoring Administration
County Filing Fee $50
CDFG Filing Fee $1,203.25 to $3,539.25
Mitigation Monitoring Program
Implementation/Special Peer/Consultant Review Consultant’s Cost + T&M and $3,000 deposit
Mitigation Monitoring Staff Time T&M plus $2,000 deposit General Plan Amendment T&M plus $8,000 deposit
Specific Plan Consultant’s Cost + T&M and
$8,000 deposit
Rezone T&M plus $5,500 deposit
Subdivisions
Major T&M plus $3,500 deposit
Minor T&M plus $3,500 deposit
Use Permits
Residential Care/Group Homes when located within
a residence (Minor Use Permit) T&M plus $1,500 deposit

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Type Amount
Major Use Permit and Amendments requiring Public
Hearing(s) T&M plus $3,500 deposit
Minor Use Permit and Amendments T&M plus $2,000 deposit Variance
Administrative Variance $1,500
Public Hearing Required T&M plus $3,000 deposit
Single Family Residence $1,500
Minor Exception $1,000
Zoning Review/Building Permit
Single Family- Remodel $180
Single Family- New/Addition/Substantial Alteration $365 Multi-Family/Mixed-Use- Minor Improvement $200
Multi-Family/Mixed-Use- New/Addition/Substantial
Alteration $1,200
Additional Plan Check Fee (each review) $200
Notes:

1. Time and Materials charge calculated using an hourly rate of $200.00 for each employee working on the application.

2. Deposit amounts are set at assumed average cost of time and materials to provide the service. When the deposit has been drawn down by 80%, an additional deposit of 25% to 50% of the original deposit will be required to continue processing the application(s) as determined by the Planning Services Division. Applications may be deemed withdrawn if account deficits exist.

3. Project applicants shall pay a cumulative total fee and/or deposits for each application type required.

4. The State Department of Fish and Game and Contra Costa County require filling fees (AB 3158) at the time of project approval.

Source: City of San Ramon, Fee Schedule, July 1, 2021.

Table 11.3-9: Residential Development Impact Fees
Impact Fee Type Amount
School Age Child Care Fee1
Single-Family $959.18 per dwelling unit
Multi-Family $516.82 per dwelling unit
Private Sector Art and Beautification 0.01 of the building code valuation GIS Mapping Fee 0.001 of the building code valuation
Westside SP Recovery Costs $ 615.98 per dwelling unit

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Impact Fee Type Amount
General Plan Recovery Costs 0.0053 of building code valuation Zoning Ordinance Recovery Costs 0.0016 of building code valuation Park Recreation and Facility Impact Fee1 $5,078.00-19,747.80 per unit Parkland Dedication In-Lieu Fee (Quimby Act)
Single-Family Appraised value of 687 square feet of land x

1.02 Multi-Family Appraised value of 451 square feet of land x

1.02 Open Space Development Impact Fee 1
Single-Family $1,141 per unit [Max. allowed]
Multi-Family . $750 per unit [Max. allowed]
San Ramon Village SP Recovery Fee $598.11 per unit
North Camino Ramon SP Recovery Fee $534.59 per unit
Affordable Housing Impact Fee2
Single-Family or Multi-Family, under 10 units $12.50 per gross livable square fee Single-Family detached, 10+ units On-site construction of units or option of $15.00 per gross livable square feet
Multi-Family, 10+ units On-site construction of units
Citywide Traffic Impact Mitigation Fees
Single-Family $2,566 per unit
Apartment, Townhouse, Condo $1,591 per unit
Southern Contra Costa JEPA Traffic Impact Mitigation Fees Contra Costa Sub-Regional: Residential $4,553 per unit
Southern Contra Costa Sub-Regional: Residential $1,629 per unit Tri-Valley Transportation Development Fees
Single Family $5,057 per unit
Multi-Family Residential $3,484 per unit
County Flood Control District – Drainage Fee $.20 per square foot of new impervious surface Creek Study Drainage and Mitigation Fee
Twin Creeks Watershed $3,000 per developable acre
South San Ramon Creek $1,500 per developable acre

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Impact Fee Type Amount
Oak Creek Watershed $1,750 per developable acre
Drainage Mitigation Fee $0.30 per sq. ft. or portion thereof of site impervious surface
Water System Connection Fee
EBMUD—Single Family $34,760 per unit
EBMUD—Multi-Family $6,740-$8,510 per unit
DSRSD—Single Family $16,169 per unit
DSRSD—Multi-Family $10,673- $12,127
Impact Fee Type Amount
Sewer Connection Fee
DSRSD—Single-Family Home $16,656 per unit
DSRSD—Multi-Family Unit Condominium $12,493 per unit,
Apartment $10,977 per unit
CCCSD—New Dwelling Unit $7,435 per unit
School Impact Fee
Residential Development $3.79 per square foot
Note:

1. School Age Child Care Fees, Park and Recreation Facility Impact Fee, and the Open Space Development Impact Fee will be adjusted annually using the Engineering News Record – San Francisco Bay Area Construction Cost Index, not to exceed the cap in the Keyser Marston Associates Development Fee Study, March 2017.

2. Refer to the Inclusionary Housing Ordinance and Commercial Linkage Fee Ordinance for on-site construction requirements. The review authority may also consider an applicable alternative means of compliance or waiver/adjustment/reduction claims as allowed by the Ordinance Sources:

City of San Ramon, Fee Schedule, July 1, 2021.

East Bay Municipal Utility District (EBMUD) Water and
Wastewater System Schedules of Rates and Charges, Capacity Charges and Other Fees as of July 1, 2021.

Dublin San Ramos Services District (DSRSD), Capacity Reserve Fees, effective July 1,2021.

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Table 11.3-10: Model Development Fees in San Ramon
Single-Family
Multi-Family
(Non-Subdivision)
Multi-family
(Subdivision)
Assumed Project Size (units) 140 85 85
Living Area per Unit (sq. ft.) 2,050 1,330 1,330
Garage per Unit (sq. ft.) 470 470 470
Building Valuation $48,333,600.00 $15,466,000.00 $15,466,000.00 Site Valuation $4,800,000.00 $650,000.00 $650,000.00
Impervious Area (sq. ft.) 378,000 50,000 50,000
Fair Market Land Value (per acre) $2,000,000.00 $2,000,000.00 $2,000,000.00 Building Permit and Site Development Fees (per unit)
Building Plan Check Fees $1,871.32 $943.21 $943.21
Building Permit Fees $5,011.31 $1,260.63 $1,260.63
Building Issuance Fee $40.00 $40.00 $41.00
Permit Automation Fee $297.62 $1,798.30 $1,799.30
Zoning BP Review Fee (2 plan
checks)
$365.00 $14.12 $14.12
GIS Mapping Fee $345.24 $181.95 $181.95
State Fee 18931(6)A $13.81 $7.28 $7.28
Laserfiche Fee1 $105.00 $1.24 $1.24
SMIP Residential $44.88 $23.65 $23.65
General Plan Recovery $1,829.77 $964.35 $964.35
Zoning Ordinance Recovery $552.38 $291.12 $291.12
Site Development Fee $1,037.50 $244.12 $244.12
Inspection Fee $2,168.93 $496.47 $496.47
Subdivision Review Fee $214.29 N/A $223.53
Creek Study $85.71 $70.59 $70.59
Drainage Mitigation Fee $810.00 $176.47 $176.47
Traffic Mitigation (per unit)
City $2,566.00 $1,591.00 $1,591.00
Region $1,629.00 $1,629.00 $1,629.00
Sub-Region $4,553.00 $4,553.00 $4,553.00

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Single-Family
Multi-Family
(Non-Subdivision)
Multi-family
(Subdivision)
Tri-Valley Development $5,057.00 $3,484.00 $3,484.00
City Development Impact Fees (per unit)
School Age Child Care $959.18 $516.82 $516.82
Park and Recreation Facility Impact $5,078.00 $11,848.68 $2,821.11 Parkland Dedication2 $31,542.69 N/A $20,707.00
Open Space Development Impact $1,141.00 $750.00 $750.00 Private Sector Art and Beautification3 $3,452.40 $1,819.53 $1,819.53 Affordable Housing Impact
Option of On-site
Construction of
Units or In-lieu fee
of $15/gross livable
sq. ft.

On-site
Construction of Units
Required
On-site Construction
of Units Required
Non-City Development Impact/Utility Fees (per unit)
Water Connection Fee4 See Note 4 See Note 4 See Note 4
Sewer Connection Fee5 See Note 5 See Note 5 See Note 5
School Impact Fee $7,769.50 $5,040.70 $5,040.70
Total Fees per Unit $78,540.54 $37,746.23 $49,651.19
Notes:
1 $1.75 per sheet at an estimated 60 sheets to be laserfiched 2 Parkland Dedication In-Lieu Fee is based on Fair Market Land Value and derived from an appraisal at the time of the project. Using an estimated $2,000,000 fair market land value based on previous fee calculations. 3 Private Sector Art and Beautification fee only paid if no public art is provided on-site. 4 As established by the East Bay Municipal Utility District's current fee schedule 5 As established by the Central Contra Costa Sanitary District's current fee schedule 6 As established by the San Ramon Valley Unified School District at a rate of $3.79 per square foot Source: City of San Ramon Planning Services Department, 2022. Based on City Fee Resolution 2021-058, Effective July 2021.

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In 2022, the Contra Costa County Collaborative (C4) conducted a fee survey among jurisdictions in the County, using prototypical single-family and multi-family development projects for comparison. For San Ramon, its total development fees among the highest in the region, due primarily to the Park and Recreation Facility Impact Fee. The City will facilitate affordable housing development by deferring fees as appropriate.

Table 11.3-11: Fee Comparisons
Single-Family Unit Multi-Family Unit
(100-Unit Project)
Multi-Family Unit
(10-Unit Project)
Antioch $22,146.24 $8,139.11 $ 10,395.04
Danville $62,489.24 $33,369.19 $ 34,707.57
Lafayette $68,946.25 $31,320.50 $ 37,096.95
Hercules $64,064.99 $29,673.85 $ 31,681.39
Clayton $39,160.00 $16,692.46 $ 24,913.60
Pinole $56,665.77 $22,773.71 $ 21,697.72
Brentwood $113,158.84 $47,662.96 $ 49,414.38
Concord $47,248.07 $17,658.46 $ 23,726.48
El Cerrito $57,356.24 $29,277.68 $ 44,072.93
Moraga $85,109.56 $41,017.20 $ 43,494.16
Martinez $58,701.86 $24,687.69 $ 27,121.49
Oakley $70,088.22 $35,721.69 $ 32,887.43
Orinda $64,627.76 $33,479.53 $ 37,613.76
Pittsburg $60,830.46 $31,982.03 $ 33,140.25
Pleasant Hill $30,927.67 $16,704.08 $ 17,747.76
Richmond $45,694.42 $23,011.17 $ 23,834.46
San Pablo $29,498.69 $6,740.52 $ 8,245.24
San Ramon $78,540.54 $37,746.23 $ 49,651.19
Walnut Creek $31,004.88 $15,076.28 $ 16,864.93
Average Cost $58,327.09 $26,219.78 $ 29,087.77
Source: Contra Costa County Collaborative, 2022.

11.3.1.10 Building Code and Enforcement
The City implements the 2019 California Building Codes, and will be adopting the 2022 Building Codes, which are based on the International Building Codes. The California Building Codes establish standards and requires inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although these standards may increase housing production costs, these standards are mandated by the State of California and are intended to provide structurally sound, safe, and energy-efficient housing.

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11.3.1.11 Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The City conducted an analysis of the zoning ordinance, permitting procedures, development standards, and building codes to identify potential constraints for housing for persons with disabilities. The City’s policies and regulations regarding housing for persons with disabilities are described below.

Zoning and Land Use
Under State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small licensed residential care facilities for six or fewer persons must be treated as regular residential uses and permitted by-right in all residential districts; San Ramon is compliant with the Lanterman Act. State licensed residential care facilities serving six or fewer clients are permitted within all residential zones. Residential care facilities serving seven or more clients require a Use Permit in all residential zones. Criteria that would be used to review Use Permit applications for residential care facilities serving seven or more clients pertain to performance standards and are not specific to the proposed use. Occupancy standards for residential care facilities are the same as those for all other residential uses as promulgated by the California State Fire Marshal’s Office. The City has not adopted a spacing requirement for residential care facilities.

The Land Use Element and Zoning Ordinance provide for the development of multi-family housing in the RM, RMH, RH, and RVH zones. Regular multi-family housing for persons with special needs, such as apartments for seniors and the disabled are considered regular residential uses permitted by-right in these zones. The City’s land use policies and zoning provisions do not constrain the development of such housing.

It may also be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standards of the Zoning Ordinance to ensure that homes are accessible for the mobility impaired. The City Building and Safety Services Division provides ongoing assistance to complete rehabilitation work for single-family properties and public facilities to install necessary accommodations, including installation of accessibility ramps and railings to meet handicapped accessibility. Necessary improvements to enhance accessibility may result in conflicts with Zoning Ordinance standards.

In 2012, the City amended the Zoning Ordinance to allow reasonable accommodation through a non-discretionary review process for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act. The Zoning Ordinance establishes specific procedures and thresholds for reasonable accommodation requests with ministerial approval by the Zoning Administrator. Required findings are:

1. The housing will be used by a disabled individual(s) under fair housing law;

2. The request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under fair housing law;

3. The requested reasonable accommodation will not impose an undue financial or administrative burden on the City;

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4. The requested reasonable accommodation would not require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning;

5. No detrimental impact would result aesthetically;

6. No detrimental impacts to surrounding uses, properties, and/or structures; and

7. No practical alternative exists which may provide an equivalent level of benefit.

The findings regarding detrimental impacts aesthetically and to surrounding uses/properties/structures may be considered subjective. The City will revise the Zoning Ordinance to ensure only objective findings are required.

Building Codes
The Building and Safety Division actively enforces 2019 California Building Code provisions that regulate the access and adaptability of buildings to accommodate persons with disabilities. No unique restrictions are in place that would constrain the development of housing for persons with disabilities. Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family buildings without elevators consisting of three or more rental units or four or more condominium units subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served by an accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route. Rooms and spaces located on the primary entry level and subject to this chapter may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces is required.

Entitlement and Permit Processing
As a standard condition of approval, the Planning Services Division requires all residential development applications to provide opportunities for potential home buyers to purchase dwelling units that are modified for accessibility to meet the home buyer’s special needs. Prior to building permit issuance, developers must demonstrate that project sales information identify handicapped accessibility modifications as an option for prospective buyers.

Development and Planning Fees
The City charges a variety of planning fees to cover the expenses and staff resources incurred during the review process, and development impact fees to provide necessary services, facilities, and infrastructure. Planning and development fees increase the cost of housing and may potentially constrain the development of housing for persons with disabilities, many of whom are of lower income due to earning limitations. To facilitate the development of housing affordable to persons with disabilities, the City has provided financial assistance, reduced parking requirements, and other incentives to reduce the cost of development. The City will assist with future development of

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housing affordable to special needs groups, including seniors and persons with disabilities, with funding assistance and other regulatory concessions/incentives, as appropriate and subject to funding availability.

Definition of Family
“Family” is not defined in the San Ramon Zoning Ordinance. The City does not regulate residency by discriminating between biologically related and unrelated persons nor does it regulate or enforce the number of persons constituting a family.

11.3.2 MARKET CONSTRAINTS
Market constraints significantly affect the cost of housing in San Ramon, and can pose barriers to housing production and affordability.

11.3.2.1 Vacant/Underdeveloped Land
The City of San Ramon is located in an established, nearly built-out valley surrounded by pristine hillsides. The City faces increasing development pressure with a limited supply of vacant, unconstrained land. No undeveloped residential land parcels were listed for sale in February 2022.

The limited availability of undeveloped and unconstrained land for residential uses drives up the cost of housing. Significant future housing construction is anticipated in mixed-use development areas within the North Camino Ramon Specific Plan area and the Crow Canyon subarea, or as intensification of existing commercial centers.

11.3.2.2Cost of Housing Construction
Construction costs are the largest component of total costs for a housing, accounting for 30 to 40 percent of the finished sale price. The Mercury News2 reported that constriction costs in the Bay Area were among the highest in the world. The Bay Area only ranks behind Tokyo and Hong Kong in project costs due to high material, labor and land expenses. In April 2022, the Contra Costa County Collaborative (C4) convened an Affordable Housing Developers panel to discuss constraints to housing development, especially affordable housing. The panel affirmed that major constraints include the lack of land, and high construction costs due to rising costs of construction materials and a severe shortage of construction labor. The Terner Center estimates the average cost to construct a unit is about $600,000.

Rising costs also make it harder to build moderately priced apartments and subsidized housing in the Bay Area. The Contra Costa County Department of Conservation and Development also published the ICC Building Calculation Data for March 1, 20203 and estimated that construction costs for residential buildings ranged from $128 to $163 per square foot for one and two family units and $115 to $175 per square foot for multi-family developments.

11.3.2.3 Timing and density
Non-governmental market constraints can also include timing between project approval and requests for building permits. In most cases, this may be due to developers’ inability to secure financing for construction. In San Ramon, some projects request building permits within six months 2 Hansen, L. (July 26, 2021). “Bay Area tops list as one of the world’s most expensive regions to build.” The Mercury News. https://www.mercurynews.com/2021/07/26/bay-area-tops-list-as-one-of-the-worlds-most-expensive-regions-to-build/ 3 https://www.contracosta.ca.gov/DocumentCenter/View/493/ICC-Building-Valuation-Data?bidId=

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of approval if they have a strong builder, no site constraints such as need for remediation, access, and/or private funding in place. A number of projects have taken longer, such as ROEM (5+ years), Aspen Wood (5+ years), Faria (two years), Summit Senior Care (private coordination), Promenade, DV (Deer Creek North). These projects start and stop as market conditions allow.

Recently delays have been caused due to construction and material costs change, pandemic uncertainty, finance difficulty, change in ownership, supply change issues, easement coordination, site constraints, geo-technical issues.

Projects in the City are often approved below the maximum allowable density. This is due to construction costs and market constraints, return on investment, as well as cash flow issue.

Because of flexibility in the density range, a smaller site would typically yield a lower density.

Construction costs have been the primary factor that drives development below maximum density.

11.3.2.4 Availability of Financing
The availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan applications for home purchases, improvements, and refinancing, whether financed at market rate or with government assistance.

Table 11.3-12 summarizes the disposition of loan applications submitted to financial institutions in 2018 and 2019 by race in San Ramon.4 Included is information on loan applications that were approved and originated, approved but not accepted by the applicant, denied, withdrawn by the applicant, or incomplete.

Between 2018 and 2019, a total of 5,491 San Ramon households applied loans to purchase homes. The majority of applicants identified as Asian/Pacific Islander (49 percent) and NonHispanic Whites (26 percent). Asian/Pacific Islanders in the applicant pool match the proportion of the City’s population (46 percent) while American Indian, Whites, Blacks, and Hispanic/Latinx residents are underrepresented when compared to their proportion in the population (0.3 percent,

2.3 percent, 38.6 percent, and 7.1 percent, respectively). However, this may have to do with the way the HMDA records categorize loan applicants into the “unknown” race category.

In 2018 and 2019, the overall loan approval rate was 68 percent and 15 percent of applications were denied. Approval ratings were similar for all races (mid 60s to 70 percent) but were lowest for Black and Native American applicants (52 percent). Also, denial rates were disproportionately high for Black applicants (24 percent) and Hispanic applicants (19 percent) compared to all applicants combined and each race individually (about 15 percent). 4 HMDA data is aggregated by census tract, not by municipal boundary. HMDA data presented in this Housing Element is based on the census tracts that approximate the geographic coverage of the City of San Ramon.

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Table 11.3-12: Disposition of Home Loans in San Ramon – 2018 and 2019 Racial/Ethnic
Group
Loan originated
Approved but not
accepted
Loans Approved1 Denied
Withdrawn/
Incomplete
Total
# % # % # % # % # % # %
American Indian or
Alaska Native 8 57.1% 0 0.0% 8 57.1% 2 14.3% 4 28.6% 14 0.3% Asian / API 1,702 63.2% 122 4.5% 1,824 67.7% 382 14.2% 487 18.1% 2,693 49.0% Black or African
American 36 52.9% 4 5.9% 40 58.8% 16 23.5% 12 17.6% 68 1.2% White, NonHispanic 970 67.2% 40 2.8% 1,010 70.0% 222 15.4% 211 14.6% 1443 26.3% Hispanic or Latinx 116 62.7% 8 4.3% 124 67.0% 35 18.9% 26 14.1% 185 3.4% Unknown 672 61.8% 40 3.7% 712 65.4% 164 15.1% 212 19.5% 1088 19.8% Total 3,504 63.8% 214 3.9% 3,718 67.7% 821 15.0% 952 17.3% 5,491 100.0% Notes:

1. Sum of Loans Originated and Approved but not Accepted.

2. “Loan originated” means that the application was accepted and 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. “Denied” means a loan was not originated because the financial institution did not approve the mortgage 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.

2. The “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx 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/Latinx ethnicity.

Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files from the 2020 ABAG Housing Needs Package.

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11.3.3 MARKET CONDITIONS
With low interest rates, “creative” financing (e.g., zero down, interest only, adjustable loans), and predatory lending practices (e.g. aggressive marketing, hidden fees, negative amortization), many households nationwide purchased homes that were beyond their financial means between 2000 and 2005. Under the false assumptions that refinancing to lower interest rates would always be an option and home prices would continue to rise at double-digit rates, many households were (and still are) unprepared for the hikes in interest rates, expiration of short-term fixed rates, and decline in sales prices that set off in 2006. Suddenly faced with significantly inflated mortgage payments, and mortgage loans that are larger than the worth of the homes, foreclosure was the only option available to many households.

In July 2014, 866 homes in San Ramon were listed as foreclosures.5 These homes were listed at various stages of foreclosure (from pre-foreclosures to auctions) and ranged in price from $86,250 to $2,184,074. In February 2022, only 37 homes in San Ramon were listed at various stages of foreclosure and ranged in price from $ 956,309 to $ 1,373,2746. The high prices of these homes facing foreclosure indicate that the impact of foreclosure to households with higher incomes. With implosion of the mortgage lending market in 2007, many households had difficulty obtaining new mortgage loans or refinancing, even for above moderate income households. The housing crisis reached its bottom in 2009 and like the rest of the United States, San Ramon experienced an uneven recovery through 2013. However, since 2013 home prices have increased significantly in the Bay Area and specifically in San Ramon. In August 2021, San Ramon had the second highest median home sales price ($1,520,000) among nearby jurisdictions in Contra Costa County in August 2021.

11.3.3.1 Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing.

Environmental issues range from the availability of water to the suitability of land for development due to potential exposure to seismic, flooding, wildfire and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property. This section summarizes these potential constraints in San Ramon.

11.3.3.2 Geologic and Seismic Hazards
Soils within the San Ramon Planning Area are primarily clays with high shrink-swell potential, which also have high and severe erosion hazards on slopes where bare soil is exposed. Slopes range from level and gently sloping along the valley floor, to slopes exceeding 75 percent in hilly areas and where rock outcrops occur. The clays and silts included in the Planning Area would not be likely to liquefy in the event of a large earthquake, but may be subject to other seismically induced ground failures such as ground lurching. Much of the Tassajara Valley and Bollinger Canyon areas are steeply sloped, with existing and potential new landslides posing concerns for potential new development in these areas.

The active Calaveras fault zone that runs parallel to and just west of Interstate 680 is the primary earthquake concern within San Ramon. Severe ground shaking in the Planning Area has accompanied numerous large-magnitude historic earthquakes in the region, and it is likely that a similar pattern of seismicity will persist in the future. An Alquist-Priolo Earthquake Fault Zone has 5 http://www.all-foreclosure.com/, accessed 7/1/14.
6 http://www.all-foreclosure.com/, accessed 2/10/2022.

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been established in conjunction with the fault, which prohibits construction of any new structures intended for human occupancy within 50 feet of the mapped fault trace unless current geotechnical investigation demonstrates that there are no active fault segments beneath the site of the new structure. Additionally, the Bollinger and Dublin faults (both classified as inactive), and the Mt.

Diablo fold-and-thrust belt, would be susceptible to the effects of ground shaking and related secondary ground failures from rupture on the nearby active Calaveras Fault.

11.3.3.3 Storm Flooding Hazards
According to the Federal Emergency Management Agency (FEMA), a majority of Contra Costa County’s creeks and shoreline lie within the 100-year flood plain. The potential for a 100-year flood, which represents a one percent chance each year, exists along small segments of San Ramon Creek, Alamo Creek, San Catanio Creek, Bollinger Creek, and South San Ramon Creek.

Developments adjacent to these creek areas could be vulnerable to flooding. Flood plain areas are generally not suitable for residential development. Specifically, San Ramon has a minimum 100- foot creek setback for new developments as well as resource conservation requirements in the ZO.

This has been considered a constraint by development community, and projects denied or not pursued as a result.

11.3.3.4 Wildland/Urban Interface Fire Hazards
Urban and wildland fires pose a threat to residents and property within the San Ramon Planning Area. This risk is the result of a variety of factors, including: type of vegetation and ground cover in the Planning Area, combustibility of certain building materials, ground slope, adequacy of access to fire suppression services, water supply, water pressure, and weather conditions. Fire hazards in San Ramon are usually created by increases in the number of homes adjoining open space, as much of the threat of wildland fires is due to open grasslands abutting residential developments.

Many neighborhoods within the City are located in remote regions and are surrounded by grasslands. As San Ramon continues to expand, more of these urban-rural interface areas are created. This situation creates extreme fire hazards, and San Ramon is committed to planning development, with the help of fire protection agencies, that minimizes the risk of fire to the greatest extent possible.

11.3.3.5 Water Supply
San Ramon has two water suppliers: East Bay Municipal Utility District (EBMUD) and Dublin San Ramon Services District (DSRSD).

EBMUD acts as the City’s water supplier, providing water service to the City from its San Ramon Pressure Zone. EBMUD provides water to all households with the exception of Gale Ranch Phase 2, 3 and 4, and all of Windemere in the Dougherty Valley. 90% of EBMUD’s water supply source is from the Mokelumne River.

EBMUD published their Water Supply Management Program 2050 in 2020. The plan meets the need for water in the district through 2050. The 2035 General Plan includes a number of development policies that promote water conservation. The Growth Management Element establishes performance standards for infrastructure and new development must receive written verification, prior to project approval that adequate water supply will be available to serve the project.

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The DSRSD is the provider of potable water for the Dougherty Valley, except for that portion under EBMUD’s jurisdiction. The California Superior Court has validated the capability of DSRSD through Zone 7 to provide water to serve the build out of Dougherty Valley.

DSRSD currently purchases treated potable water from Zone 7 Water Agency. According to DSRSD’s 2020 Urban Water Management Plan, the term of the current contract between Zone 7 and DSRSD expires in 2024but is expected to be renewed. This water is then retailed to DSRSD customers through a system owned and operated by DSRSD. The water that is wholesaled to DSRSD by Zone 7 is obtained from a combination of the local water (ArroyoValle), groundwater basin and a contract with the State of California for State Water Project (SWP) water entitlement.

Zone 7’s water supply has two major components: 1) incoming water supplies available through contracts and water rights each year (SWP), and 2) accumulated water supplies in storage derived from previous years. Incoming water supplies typically consist of annually allocated imported surface water supply and local surface water runoff. Accumulated or “banked” water supplies are available in local and non-local storage locations.

Imported water from the SWP, which is owned and operated by DWR, is by far Zone 7’s largest water source, providing approximately 90 percent of the treated water supplied to its customers on an annual average basis. In practice, the actual amount of SWP water available to Zone 7 under the SWR’s allocation process varies from year to year due to hydrologic conditions, water demands of other Contractors, existing SWP stored water, SWP facility capacity, and environmental/regulatory requirements. However, Zone 7’s 2020 Urban Water Management Plan, water reliability assessment for a five-consecutive-dry-year period reveals that Zone 7’s supplies are adequate to meet projected demands on average and this remains true for five-year droughts beginning in 2025, 2030, 2035, 2040, and 2045.

In addition, Zone 7 has been participating in several potential future water supply and storage options to bolster long-term water supply reliability. A number of planned capital projects (new wells, the Chain of Lakes Pipeline, Chain of Lakes diversion structures, and reliability intertie) and the completed Chain of Lakes will bolster the reliability of Zone 7’s water supply system over the coming years.

11.3.3.6 Sewer Services
Wastewater in San Ramon is collected by the San Ramon Interceptor and the Larwin Pumping Station, both of which are operated by the Central Contra Costa Sanitary District (Central San).

Central San indicates that a planned capacity expansion of the interceptor is scheduled to occur at the end of the decade. This capacity expansion would be designed to accommodate planned growth at the time design occurs, which the agency anticipates to be 2018. The City also has installed a Dougherty Valley Tunnel and Trunk Sewer project. These facility upgrades would satisfy planned growth in San Ramon.

Wastewater treatment service in most areas of San Ramon, including the Faria, City Center, Valley Vista, and Old Ranch Summit housing opportunity sites, is provided by Central San. The Dublin San Ramon Services District (DSRSD) provides wastewater treatment service to a smaller portion of San Ramon, including the Dougherty Valley housing opportunity site. Central San has a

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treatment capacity of 54 million gallons per day (mgd) and currently treats approximately 34 mgd.7 Central San currently operates under capacity. DSRSD currently treats 10.5 mgd and has a daily capacity to treat 17 mgd.8 Therefore, DSRSD also operates under capacity. Wastewater generated by the Housing Element, as well as with other planned growth in the Central San service area, has been planned for and approved by the Central San’s and DSRSD’s long-range planning projections.

11.3.3.7Habitat Protection
Significant biological resources exist in the rural portions of the San Ramon Planning Area. The Land Use Element of the General Plan requires the preparation of a Natural Communities Conservation Plan under a proposed San Ramon Habitat Protection Program if significant floral and/or faunal resources would be affected by residential development in rural areas. The purpose of the San Ramon Habitat Protection Program is the long-term protection, enhancement, and management of sensitive habitat and to ensure that any mitigation for development impacts is adequate. Under the Program, habitat mitigation areas will be established in order to offset any loss of habitat resulting from rural residential development if impacts of development cannot be avoided by project re-design.
7 Central Contra Costa County Sanitary District website, https://www.centralsan.org/treatmentplant#:~:text=Opened%20in%201948%20and%20upgraded,mgd%20of%20wet%20weather%20flow. Accessed February 11, 2022.
8 Dublin San Ramon Services District website, https://www.dsrsd.com/home/showpublisheddocument?id=811 , accessed February 11, 2022.

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11.4 Housing resources.................................................................................................. 1

11.4.1 Regional Housing Needs Assessment (RHNA) ....................................... 1

11.4.2Development Credit................................................................................. 2

11.4.3 Residential sites inventory ...................................................................... 5

11.4.4 Estimating Potential Capacity ................................................................. 7

11.4.5 summary of RHNA strategies.................................................................. 7

11.4.6 Availability of Infrastructure and Services................................................ 8

11.4.7 financial resources................................................................................ 10

11.4.8 Administrative Resources ...................................................................... 11

11.4.9 Opportunities for Energy Conservation................................................... 11

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11.4 HOUSING RESOURCES
This section describes and analyzes the resources available for development, rehabilitation and preservation of housing in San Ramon. This includes the availability of land resources and the ability to satisfy the City’s share of the regional housing need, and financial resources available to support the provision of affordable housing. Financial resources for housing activities and energy conservation resources to reduce utility costs are also included in this chapter.

11.4.1 REGIONAL HOUSING NEEDS ASSESSMENT (RHNA)
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing within each jurisdiction for the eight-year period. Communities then determine how they will address this need through the process of updating the Housing Element of the General Plan.

Under state law, regional councils of governments are required to develop housing needs plans for use by local governments in their Housing Element updates. The regional housing needs analysis is derived from the statewide growth forecast, which is then allocated to regions, counties, and cities. The statewide determination is based on population projections produced by the California Department of Finance and the application of specific adjustments to determine the total amount of housing needs for the region. The adjustments are a result of recent legislation that sought to incorporate an estimate of existing housing need by requiring the State Department of Housing and Community Development (HCD) to apply factors related to a target vacancy rate, the rate of overcrowding, and the share of cost-burdened households. The new laws governing the methodology for how HCD calculates the RHND resulted in a significantly higher number of housing units for which the Bay Area must plan compared to previous RHNA cycles. The RHNA for Bay Area jurisdictions was adopted by the Association of Bay Area Governments (ABAG) in December 2021.

11.4.1.1 RHNA for San Ramon
For the 2023-2031 Housing Element, the City of San Ramon has been assigned a RHNA of 5,111 new units by ABAG. This allocation is distributed into four income categories, as shown below in Table 11.4-1. The RHNA includes a fair share adjustment which allocates future (construction) need by each income category in a way that meets the State mandate to reduce the overconcentration of lower income households in one community.

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Table 11.4-1: Housing Needs for 2023-2031
Income Category (% of County AMI) Number of Units Percent Extremely Low/Very Low (50% or less)1 1,497 29.2%
Low (51 to 80%) 862 16.9%
Moderate (81% to 120%) 767 15.0%
Above Moderate (Over 120%) 1,985 38.9%
Total 5,111 100.0%
Note:
1 The City has a RHNA allocation of 1,497 very low income units (inclusive of extremely low income units). While the RHNA did not separately define housing needs for extremely low income households, the very low income allocation can be split evenly between very low- and extremely low income households. The City’s RHNA of 1,497 very low income units has been allocated accordingly.

Source: Final Regional Housing Needs Allocation, ABAG, 2021

11.4.2 DEVELOPMENT CREDIT

11.4.2.1 Projected Accessory Dwelling Units (ADUs)
Pursuant to State law, the City may credit potential ADUs to the RHNA requirements by using the trends in ADU construction to estimate new production. Between 2018 and 2021, the City issued 35 ADU building permits for an average of 8.75 ADUs per year over this period. Using this same annual average, San Ramon anticipates permitting at least 70 ADUs in the 2023 – 2031 eightyear planning period. Based on the ADU rent survey conducted by ABAG, the affordability distribution of ADUs in the region is: 30 percent very low income; 30 percent low income; 30 percent moderate income; and 10 percent above moderate income. Therefore, the 70 ADUs projected for January 2023 through January 2031 can be allocated toward the RHNA as follows:
21 very low income; 21 low income; 21 moderate income; and seven above moderate income.

11.4.2.2 Entitled Projects
While the 6th cycle Housing Element planning period covers from January 31, 2023, through January 31, 2031, the RHNA projection period begins June 30, 2022. Housing units that have been entitled for construction but are not anticipated to issue building permits or completed construction until after the start of the projection period can be credited against the 6th cycle RHNA.

As shown in Table 11.4-2 below, the City has approved a total of 2,458 units (147 very low, 206 low, 222 moderate, and 1,883 above-moderate), that are expected to be constructed during the 6th Cycle planning period. The affordability of the units was determined based on the affordability specified on the project proposal as approved by the City.

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Table 11.4-2: Entitled Residential Development
Project
Name Approval Address APN
Gross
Acres
Gross
Density GP Zoning
Current
Use
Total
Units
AboveMod Mod Low Very
Low
City Village
(Summerhill)
2021
2400-2440
Camino
Ramon
213-133-
048
31 13.03 MU
NCRSP
MDR
Office 404 384 10 6 4
TTLC
Townhomes
2021
500
Deerwood
Rd.
208-260-
054

2.46 23.17 MU
SRVSP
MFR
Outdoor
Commercial
57 48 4 2 3
CityWalk
Master Plan
(Phase 1 - BR
2600: SE-1)
MP - 2020
BR 2600:

SE-1
213-133-
096
134.98* 33.30 MUCC CCMU
Office
Parking
Area
300 255 0 22 23
CityWalk
Master Plan
(Phase 1 - BR
2600: SE-1)
213-133-
097
CityWalk
Master Plan
(Phase 2 - BR
1A: 1)
MP - 2020 BR 1A: 1
213-120-
036
134.98* 33.30 MUCC CCMU Vacant 468 398 0 35 35
CityWalk
Master Plan
(Phase 2 - BR
1A: 1)
213-120-
037
CityWalk
Master Plan
(Phase 3 - BR
1A: 2)
MP - 2020 BR 1A: 2
213-120-
036
134.98* 33.30 MUCC CCMU Vacant 184 156 0 14 14

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Project
Name Approval Address APN
Gross
Acres
Gross
Density GP Zoning
Current
Use
Total
Units
AboveMod Mod Low Very
Low
CityWalk
Master Plan
(Phase 4 - BR
3A: 1)
MP - 2020 BR 3A: 1
213-133-
099
134.98* 33.30 MUCC CCMU Vacant 282 240 0 21 21
Windflower
Fields
2021
2701
Hooper Dr.
208-250-
091

3.57 17.65 MU
SRVSP
RO
Commercial
Recreation
63 47 4 6 6
Aspen Wood
Senior
Apartments
2022
9000
Alcosta
Blvd.
210-520-
031

1.39 88.49
MF
VHD
MF VHD
Vacant
Commercial
123 1 0 96 26**
The
Promenade at
the Preserve
2019
Mateo Miller
Circle
208-880-
001

10.6 15.28
MF
HD
NWSP
HDR
Vacant 162 162 0 0 0
Deer Creek
South
Bollinger
Canyon
Road
222-270-
058

9.4 19.68 MU MU Vacant 185 0 185 0 0
Chang
Residential
2017
Crow Cyn
Rd./Bolling
er Cyn Rd.
208-240-
039
195 0.31 HR
NWSP
HR
Vacant 61 43 12 4 2
ROEM
Apartments
2016
2251 San
Ramon
Valley Blvd.
208-271-
041

2.55 66.27 MU
SRVSP:

VCMU
Vacant 169 149 7 0 13
Totals 2458 1883 222 206
147 (13
are ELI)
Notes:
** Total CityWalk
** 13 of the units for this site are Extremely Low Income

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11.4.2.3 Remaining RHNA
Based on the pipeline projects described in Table 11.4-2 and the anticipated ADUs discussed above, the City has a remaining RHNA of 2,583 units. The remaining RHNA is presented by income category in Table 11.4-3 below. The City is required to provide adequate sites for the remaining RHNA of 1,964 lower income units, 524 moderate income units, and 95 above moderate income units. A healthy buffer of 15-30 percent is also recommended by the State to address the No Net Loss (SB 166) requirements.

Table 11.4-3: Remaining RHNA
Extremely
Low/Very Low Low
Moderate Above
Moderate
Total
RHNA 1,497 862 767 1,985 5,111
Projected ADUs* 21 21 21 7 70
Entitled Projects 147 206 222 1,883 2,458
Remaining RHNA After
Credits 1,329 635 524 95 2,583
Note: *ADUs distributed according to the ABAG region recommended income distribution

11.4.3 RESIDENTIAL SITES INVENTORY
The RHNA period extends from June 30, 2021, to October 15, 2029. Government Code Section 65583.2(c) requires that local jurisdictions determine their realistic capacity for new housing growth by means of a parcel-level analysis of land resources with the potential to accommodate residential uses. The analysis of potential to accommodate new housing growth considered physical and regulatory constraints, including lot area and configuration, environmental factors (e.g., slope, sensitive habitat, flood risk), allowable density, existing density, building age, and improvementto-land ratio among others.

The 6th Cycle Sites Inventory for San Ramon is made up of two types of sites:
• Sites that were identified in the 4th and 5th Cycle Housing Elements • Sites identified for potential Rezoning
Appendix D of the Housing Element includes information about each site. A brief summary of the two sites inventory categories is included below.

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11.4.3.1 Sites from the 4th and 5th Cycle Housing Elements The development of a sites inventory for the 6th cycle RHNA started with review of opportunity sites from the 4th and 5th cycle that remain available and appropriate for housing development.

Sites carried over from these cycles are added to new sites identified for the 6th cycle.

San Ramon Village Specific Plan (SRVSP). Ten of the 15 opportunity sites carried over from previous cycles are part of the SRVSP and are zoned for either mixed use or have a residential overlay. The Plan Area is generally bounded by the Town of Danville to the north, the Preserve subdivision and multi-family residential uses to the west, Crow Canyon Road to the south and Interstate 680 (I-680) to the east. The SRVSP was adopted in 2020 and has several objectives, including to develop housing that contributes to the creation of a mixed-use node in the Village Center and to the City’s affordable housing goals (Objective #3). Realistic allowable densities for these sites range from 26.25 du/ac to 30 du/ac. The total realistic zoned capacity of 392 dwelling units.

North Camino Ramon Specific Plan (NCRSP). Two carryover opportunity sites are within the NCRSP and have a General Plan designation of Mixed Use. Both sites have a net acreage of 2.8 acres and a realistic zoned capacity of 165 dwelling units (30 du/ac). Similar to the SRVSP, objectives of the NCRSP include developing underutilized parcels with a mix of uses that includes a variety of housing choices.

Westside Specific Plan. Two carryover opportunity sites are included in the Westside Specific Plan, adopted in 1989 and amended in 1997. The Specific Plan addresses issues of conservation and development of approximately 3,300 acres of predominantly unincorporated and undeveloped land adjacent to I-680 and San Ramon Valley Boulevard. Realistic zoned capacity of these two sites total 21 dwelling units.

11.4.3.2 Potential Rezoned Sites
Appendix D includes a matrix of 55 potential rezone sites as part of the City’s inventory. The sites are located throughout the city and range in size from 0.21 acres to 29.62 acres, with the median being 1.7 acres. The upzoning will result in the following ranges:
• Two sites: 6 to 14 du/ac
• 13 sites: 20 to 30 du/ac
• Two sites: 22 to 35 du/ac
• 32 sites: 20 to 40 du/ac
• Six sites: 20 to 60 du/ac
The City of San Ramon anticipates initiation of the rezone process for all Housing Opportunity Sites identified as rezone sites with outreach and public hearings beginning Summer 2022 and continuing through Fall 2022. The City anticipates adoption of all Housing Opportunity Site rezoning actions by the end of 2022, prior to the start of the 6th Housing Element Cycle.

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11.4.4 ESTIMATING POTENTIAL CAPACITY
The City assumed that the realistic development capacity of the chosen sites may be significantly less than the full development capacity allowed by the parcel’s zoning or land use designation. This conservative assumption is based on site specific conditions and development standards that may reduce the development potential of a given site. Steep slopes, protected wetlands or watercourses, open space or parking requirements, and irregularly shaped parcels all impact the ability to achieve the maximum density allowed by the zoning code.

The pending and approved projects shown in Table 11.4-4 on average achieved a density equal to approximately 80 percent of the maximum density allowed on the site. Based on that finding, the realistic capacity of most sites is assumed to be the total acreage of the site multiplied by 75 percent of the maximum allowed residential density of the site. On sites where 75 percent of the maximum density is less than the minimum residential density (SRVSP Village Center Mixed Use district), the realistic density of the site is assumed to be equal to the minimum residential density.

In order to accommodate any potential commercial component of a proposed mixed-use project, the realistic density of mixed use sites was assumed to be 60 percent of the maximum allowed residential density. Projects in the development pipeline on sites zoned for mixed use on average achieve densities from 67 to more than 100 percent of the maximum allowed density, therefore a realistic density of 60 percent of maximum allowed density is conservative.

While identified Bishop Ranch sites is proposed to be rezoned as Downtown Mixed Use (20-60 units per acre), realistic density is assumed to be 45 units per acre (75 percent of maximum density) based on the property owner's stated interested specifically in residential redevelopment.

Rezoning is anticipated to occur concurrently with the General Plan 2040 Update and Housing Element Update.

11.4.5 SUMMARY OF RHNA STRATEGIES
Overall, the City is able to accommodate its RHNA, with a 21.2 percent buffer for the remaining lower income RHNA and a 23 percent buffer for the remaining moderate income RHNA (Table

11.4-4).

Table 11.4-4: Summary of RHNA Strategies
Extremely
Low/Very Low Low
Moderate Above
Moderate
Total
RHNA 1,497 862 767 1,985 5,111
Projected ADUs* 21 21 21 7 70
Entitled Projects 147 206 222 1,883 2,458
Total Credits 168 227 243 1,890 2,528
Remaining RHNA Need 1,329 635 524 95 2,583
4th and 5th Cycle Sites** 136 65 59 362 622
Rezone Sites** 1,474 710 590 2,485 5,259
Total Units To Meet
Remaining RHNA Need 1,610 775 649 2,847 5,881

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Extremely
Low/Very Low Low
Moderate Above
Moderate
Total
Surplus 281 140 125 2,752 3,298
% Buffer over Remaining
Lower Income RHNA 21% 22% 24%
Note: *ADUs distributed according to the ABAG region recommended income distribution **Lower income units distributed proportionally between very low and low-income based on RHNA allocation.

11.4.6 AVAILABILITY OF INFRASTRUCTURE AND SERVICES
The Sites identified in this Housing Element are provided in the City’s General Plan and various specific plans. The residential development potential estimated is within the capacity of the City’s infrastructure and service systems. Specifically, adequate water and sewer capacity is available to serve the development potential anticipated on these sites.

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-2031 Housing Element
Figure 11.4-1 San Ramon Sites Inventory

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11.4.7 FINANCIAL RESOURCES

11.4.7.1 Affordable Housing Fund
In April 2019, the City Council adopted an Inclusionary Housing and Commercial Linkage Ordinance. Pursuant to the Ordinance, the fees collected will be deposited into an Affordable Housing Fund, together with any interest earnings on such monies less administrative charges, shall be used or committed to use by the City for the purpose of providing or supporting very low, low, and moderate income ownership or rental housing in the City. As of January 2022, the Affordable Housing Fund has a balance of $4.28 million as of March 3, 2022.

11.4.7.2 SB 2 Planning Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate. The first year the state administered Planning Grants knowns ass SB2 Grants, and the following year a second grant program, Local Early Action Planning, or LEAP grants, was made available to cities.

In 2020, the City of San Ramon was awarded $324,000 in SB 2 Planning Grant Program funds to update the San Ramon Village (also known as Crow Canyon) Specific Plan, which included the development of objective design standards. SRVSP was adopted in November 2020. In addition, $76,000 was allocated to develop pre-approved ADU building permit plans for use by residents.

The City anticipates finalizing the pre-approved ADU building permit plans in 2022.

11.4.7.3 Community Development Block Grant (CDBG)
CDBG is the largest federal housing-related program for affordable housing. It is a “pass-through” program that allows local governments to use federal funds to alleviate poverty and blight. Cities with populations of over 50,000 receive CDBG funds directly from HUD, while smaller cities usually use county-administered CDBG funds. HUD makes allocations based on a formula that takes population, poverty, and housing distress into account. CDBG funds are used for a variety of housing efforts including activities aimed at reducing costs for private development (helping fund site acquisition, improvement, and other soft costs); housing acquisition and rehabilitation through short and long-term loans, grants or loan guarantees; direct payment of rent or mortgage and housing counseling services; and fair housing activities. CDBG funds are best used in combination with other subsidy sources or to provide pre-development funding to initiate housing development.

While San Ramon’s population has reached 50,000, the City has not yet petitioned to become an entitlement community. Currently, CDBG funds are still administered and allocated by Contra Costa County to fund program and service priorities that are established and implemented through the Five-Year Contra Costa County Consolidated Plan. The County receives an annual allocation of $4.6 million, of which about 40 percent is targeted for housing rehabilitation and homeless prevention services.

11.4.7.4 Home Investment Partnership Act
HOME, like CDBG, is a formula-based block grant program. HOME funds must be spent only on housing, and are intended to provide incentives for the acquisition, construction, and rehabilitation of affordable rental and home ownership. HOME requires local governments to provide matching

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funds, though the matching ratio depends on the specific uses to which HOME funds are to be put.

The federal-to-local matching ratio for tenant assistance is currently four-to-one, while the match for rental construction is two-to-one. HOME funds in Contra Costa County require a competitive application process. The current annual budget for HOME funds is $3.4 million for Contra Costa County.

11.4.7.5 Section 8 Rental Assistance
Section 8 is rental assistance provided to a household which bridges the gap between 30 percent of the household's gross monthly income and the fair market rent of a unit. Although this longstanding federal assistance program is not expected to increase in size or scope, it remains an important program for affordable housing by helping to balance household income and housing costs. Section 8 assistance in San Ramon is administered by the Contra Costa County Housing Authority.

11.4.8 ADMINISTRATIVE RESOURCES
The Bay Area is fortunate to have a large number of successful non-profit and for-profit housing developers who have produced thousands of high-quality, well-managed affordable housing projects for lower and moderate income households. Collectively, they have produced multi-family developments, single-family developments, rental and ownership opportunities, sweat-equity developments, mixed income projects, mixed use developments, and housing that is specifically designed to meet the needs of seniors, disabled persons, farm workers, female-headed households, people with substance abuse problems, and/or homeless persons.

The City solicits, evaluates, and utilizes the expertise of the affordable housing development community to achieve its goals for affordable workforce and special needs housing through a Request for Qualifications (RFQ) process. Active affordable housing developers in the region include Resources for Community Development, Habitat for Humanity, Eden Housing, East Bay Housing Organizations, Ecumenical Association for Housing, and BRIDGE Housing Corporation.

In May 2018, the City coordinated with the Tri-Valley Affordable Housing Committee (TVAHC) a public affordable housing development tour in the Tri-Valley (including Danville, San Ramon, Dublin, Pleasanton, and Livermore).

In June 2019, the City selected HouseKeys to administer the City's Below Market Rate (BMR) Home Ownership Program. This includes 27 for-sale affordable homeownership units (14 very low and 13 low income households and the resale of an existing moderate income unit purchased by the City and converted to a low income unit.

11.4.9 OPPORTUNITIES FOR ENERGY CONSERVATION
Energy-related housing costs can directly impact the affordability of housing. While state building code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourage and facilitate energy conservation and to help residents minimize energy-related expenses.

11.4.9.1 State Regulations
Title 24 of the California Administrative Code establishes energy conservation standards that must be applied to all new residential buildings. The regulations specify energy saving design for walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling

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devices, conservation standards and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meeting the energy standards are the following:
• Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. • Alternative 2: Generally, requires higher levels of insulation than Alternative 1, but has no thermal mass or window orientation requirements.
• Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

Residential developers must comply with these standards while localities are responsible for enforcing the energy conservation regulations.

11.4.9.2 State and Federal Programs
The California Department of Community Services and Development in partnership with the network of local community services agencies that assist lower-income households, administers the Low Income Home Energy Assistance Program (LIHEAP). LIHEAP provides financial assistance to lower income households to offset the costs of heating and/or cooling their residences.

11.4.9.3 City Incentives
The City adopted an Air Quality and Greenhouse Gas Element as part of the General Plan 2030 update and a Climate Action Plan (CAP) in 2011 to address climate change and energy conservation. As part of the General Plan and CAP, a series of energy conservation policies were established to reduce community related greenhouse gas emissions and decrease energy consumption.

In 2018, the City joined Marin Clean Energy (MCE) as the default energy provider with the automatic enrollment in 50 percent renewable energy service. The City has also authorized six (6) Property Assessed Clean Energy (PACE) Program options within the City.

The City supports the State Energy Commission by providing local residents information on available energy conservation programs and how to receive additional information from the Commission. Commission handouts and brochures are made available at the Permit Center front counter. The City informs residents of rebate incentives available during the pre-application process and provides handouts at local events such as the annual Art and Wind Festival, affordable housing fairs, San Ramon’s Government Day, etc.

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11.5 Housing Plan.................................................................................................................. 1

11.5.1 Variety of Housing Opportunities .......................................................................................... 2

11.5.2 Housing and Neighborhood Preservation ............................................................................ 4

11.5.3 Equal Access to Housing ..................................................................................................... 4

11.5.4 Energy Conservation............................................................................................................ 5

11.5.5 Housing Programs................................................................................................................ 5

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11.5 HOUSING PLAN
Previous sections of the Housing Element establish the housing needs, opportunities, and constraints in the City of San Ramon. The Housing Plan contains objectives and policies that will be implemented to address a number of important housing-related issues and achieve the City’s overarching housing goal, which states:

Ensure that decent, safe housing is available at a cost that is affordable to all current and future residents of this community. To this end, the City will strive to maintain a reasonable balance between rental and ownership housing opportunities and to encourage a variety of individual choices of tenure, type, and location of housing throughout the community.

The section also contains quantified objectives for housing construction, rehabilitation, and the preservation of affordable housing, with a program of actions that:
• Provides regulatory concessions and incentives and uses available local, state, and federal financial resources to support the development of affordable housing; • Identifies adequate sites with appropriate zoning, development standards, services and facilities to encourage the development of a variety of housing types for all income levels; • Assists in the development of adequate housing to meet the needs of lower and moderate income households;
• Addresses and, where appropriate and legally possible, removes governmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities;
• Conserves and improves the condition of the existing affordable housing stock, which may include addressing ways to mitigate the loss of dwelling units demolished by public or private action;
• Preserves assisted housing developments for lower-income households; and • Take meaningful actions to affirmatively further fair housing.

Community Development Department staff regularly reviews Housing Element programs, objectives, and progress towards accommodating the City’s share of the regional housing need. An annual implementation report has been and will continue to be prepared and provided to the California Office of Planning and Research (OPR) and HCD. Depending on funding availability, the City will consider modifications to Housing Element programs as necessary and appropriate to implement General Plan goals and policies.

This section of the Housing Element contains the goals and policies the City of San Ramon intends to implement to address a number of important housing-related issues. The following four major issue areas are addressed by the goals and policies of this Element:
• Ensure that a broad range of housing types are provided to meet the needs of the existing and future residents;
• Ensure that housing and neighborhoods are maintained and preserved; and • Affirmatively further fair housing; and
• Promote energy conservation.

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Each issue area and the supporting goals and policies are identified and discussed in the following section.

11.5.1 VARIETY OF HOUSING OPPORTUNITIES
Housing needs vary depending on many factors, such as age, income, household type, household size, and mobility. A well-balanced community includes a variety of housing options. Providing a range of housing opportunities helps ensure that households of all types and sizes can find a home in San Ramon that suits their needs.

Guiding Policy
GP 11.5.1-1 Provide a diversity of housing types and affordability levels within San Ramon to meet the needs of community residents.

Implementing Policies
IP 11.5.1-1 Identify sites appropriate for the development of a variety of housing types and price ranges to meet the needs of all socioeconomic segments of the community (including extremely low, very low, low, moderate, and above moderate income households).

IP 11.5.1-2 Encourage the development of housing for special needs groups, including seniors, large households, persons with disabilities (including developmental disabilities), and the homeless near public transportation services.

IP 11.5.1-3 Facilitate the development of affordable housing throughout the community through use of financial and/or regulatory incentives, where feasible.

IP 11.5.1-4 Require new housing development projects to comply with the City Inclusionary Housing Ordinance to provide development and/or in-lieu fees for affordable housing to extremely low, very low, low, and moderate income households.

IP 11.5.1-5 Maintain a variety of housing types that complements the employment opportunities within the community and encourages a jobs/housing balance.

IP 11.5.1-6 Encourage diversity of unit size and number of bedrooms within multi-family housing developments (exempting senior projects) and strive to provide three- and fourbedroom units for large households.

IP 11.5.1-7 Offer financial and regulatory incentives to promote a combination of residential, retail, and office uses in areas designated for mixed use development.

IP 11.5.1-8 Encourage construction of accessory dwelling units within single-family and multi-family residential neighborhoods.

IP 11.5.1-9 Develop a workforce housing priority access system that identifies households best served with priority access to City housing programs.

The priority access system should consider groups such as public service employees, first responders, veterans of the armed forces, single heads of households, persons with disabilities, and seniors.

IP 11.5.1-10 Pursue opportunities with Contra Costa County and non-profit organizations to offer first-time homeownership programs to current and prospective San Ramon residents and workers.

IP 11.5.1-11 Require non-residential development contributes to the supply of housing affordable to lower income households, including extremely low income households through the Commercial Linkage Fee program.

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IP 11.5.1-12 Disperse below-market rate (BMR) housing throughout residential neighborhoods and within housing development projects. Ensure that affordable units are indistinguishable from surrounding market-rate units.

IP 11.5.1-13 Encourage developers to provide amenities for a diversity of households, including single heads of households, persons with disabilities, seniors, and extended families.

IP 11.5.1-14 Utilize affordable housing agreements, when appropriate, to encourage a full range of housing types.

IP 11.5.1-15 Work with neighboring jurisdictions in the Tri-Valley area to promote and encourage the development of affordable housing.

IP 11.5.1-16 Continue to work with Contra Costa County to ensure that affordable housing is included in all Dougherty Valley Development Plans, in all lands within the Sphere of Influence/Planning Area.

IP 11.5.1-17 Require commercial and non-residential development to contribute to the supply of affordable housing (including extremely low-income households) through new construction, partnerships with non-profit affordable housing providers, or payment of linkage fees through compliance with the Affordable Housing Commercial Linkage Fee Ordinance.

IP 11.5.1-18 Convene the Housing Advisory Committee (HAC) as needed to ensure that housing policies and programs are implemented and to create and retain affordable housing in the City of San Ramon.

IP 11.5.1-19 Seek available State and federal funds, and encourage the use of private financing mechanisms, to assist in the production of affordable housing.

IP 11.5.1-20 Encourage the development of accessible housing units such as single-story dwelling units, renovation of existing housing stock, and the addition of Accessory Dwelling Units (ADUs) to existing residential properties to support persons with disabilities and seniors.

IP 11.5.1-21 Encourage the construction of senior housing near commercial and mixed use centers to bring essential services within walking distance to residents.

IP 11.5.1-22 Monitor and seek input on senior housing issues so that the senior population of San Ramon has access to housing which meets their needs as the population ages.

IP 11.5.1-23 Encourage development of workforce housing by non-profit organizations primarily engaged in housing construction or management.

IP 11.5.1-24 Seek opportunities to educate the public regarding the community, environmental, and economic benefits of workforce housing.

Education opportunities should be sought in partnership with community groups, City committees and commissions, and affordable housing advocate groups to help the community understand who workforce housing serves and dispel common stereotypes associated with affordable units.

IP 11.5.1-25 Encourage infill housing development projects (including senior housing) near employment, shops/services, and transportation corridors, particularly within the City's core and Priority Development Areas.

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11.5.2 HOUSING AND NEIGHBORHOOD PRESERVATION
Housing and neighborhood preservation addresses two separate important issues: (1) improving the condition of San Ramon’s residential stock and neighborhoods; and (2) maintaining the supply of affordable housing. The first aspect of housing and neighborhood preservation is to provide a safe and aesthetically pleasing living environment. Improving the character of San Ramon’s neighborhoods also influences property values and overall quality of life. The other aspect of housing and neighborhood preservation is ensuring that access to affordable housing opportunities for lower and moderate income households is provided throughout the community.

Guiding Policy
GP 11.5.2-1 Create safe and aesthetically-pleasing neighborhoods, and provide adequate housing to meet the needs of all household types and income groups.

Implementing Policies
IP 11.5.2-1 Promote increased awareness of the importance of property maintenance to long-term housing quality and engage the community to preserve neighborhoods.

IP 11.5.2-2 Enforce City ordinances that maintain the appearance and safety, and prevent deterioration, of residential neighborhoods.

IP 11.5.2-3 Continue to provide rehabilitation incentives in the form of low-interest loans to lower and moderate income homeowners.

IP 11.5.2-4 Continue to permit manufactured housing in residential districts provided that units meet the same construction and design standards as conventional, single-family housing and are placed on permanent foundations.

IP 11.5.2-5 Ensure that units produced for lower and moderate income households are maintained at designated income levels for the term established in the entitlement.

IP 11.5.2-6 Work to preserve the long-term affordability of publicly assisted affordable housing units and to discourage their conversion to market-rate housing.

IP 11.5.2-7 Ensure that objective standards such as design, mass, and scale for housing is compatible with the character of the surrounding neighborhood.

11.5.3 EQUAL ACCESS TO HOUSING
Special circumstances may impede some persons and households from finding decent, affordable housing. The City has a responsibility to ensure that all persons have access to housing regardless of their special characteristics as protected by local, State, and Federal fair housing laws. To ensure that all groups have equal access to housing, the City will take meaningful actions to address the following fair housing themes: 1) fair housing outreach and enforcement; 2) new opportunities in high resource areas; 3) place-based strategies for neighborhood improvements; 4) housing mobility; and 5) tenant protection and anti-displacements.

Guiding Policy
GP 11.5.3-1 Ensure all persons and household types have equal access to housing in San Ramon.

Implementing Policies
IP 11.5.3-1 Collaborate with and support efforts of organizations dedicated to eliminating housing discrimination in San Ramon.

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IP 11.5.3-2 Provide incentives for projects that include housing for seniors, lower and moderate income households, and special needs groups.

IP 11.5.3-3 Encourage the provision of housing with supportive services for special needs groups, such as the homeless, persons with disabilities, and victims of domestic violence.

IP 11.5.3-4 Facilitate the development of a variety of housing types to foster housing mobility.

IP 11.5.3-5 Pursue actions and policies that mitigate economic displacement of residents.

IP 11.5.3-6 Distribute new affordable housing opportunities throughout the City to avoid overconcentration low income housing in specific neighborhoods.

IP 11.5.3-7 Employ place-based strategies for neighborhood improvements.

11.5.4 ENERGY CONSERVATION
Promoting energy conservation can have the dual benefit of reducing greenhouse gas emissions and increasing the supply and affordability of housing. Efficiencies that result when new residential development is compact, located near jobs, services, and public transportation, maximizes solar orientation, and complies with State energy conservation standards can reduce energy consumption.

Conserving energy can also reduce the percentage of household income devoted to housing related costs through utility bill savings.

Guiding Policy
GP 11.5.4-1 Promote climate change goals through energy conserving practices in the location, construction, renovation, and maintenance of San Ramon’s housing units.

Implementing Policies
IP 11.5.4-1 Utilize the Urban Growth Boundary as a tool to focus the provision of diverse housing options through infill housing development projects near employment, shops/services, and transportation corridors; particularly within the City’s core and Priority Development Areas.

IP 11.5.4-2 Promote a combination of residential, retail, and office uses in areas designated for mixed use to reduce Vehicle Miles Traveled.

IP 11.5.4-3 Allow minor variations in building setbacks and/or solar orientation during Plan Review to increase energy efficiency of new housing units.

IP 11.5.4-4 Enforce the State’s energy conservation standards for new residential construction and renovations to existing structures.

IP 11.5.4-5 Encourage innovative designs to maximize passive energy efficiencies, while retaining compatibility with surrounding neighborhoods.

IP 11.5.4-6 Disseminate information and support efforts by public utilities to encourage home conservation practices.

11.5.5 HOUSING PROGRAMS
The goals and policies outlined in the prior section address San Ramon’s identified housing needs, and are implemented through a series of housing programs offered primarily through the City’s Community Development Department and Economic Development Department. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies. The City’s housing programs for addressing community housing needs is described according to the following five issue areas.

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• Housing Conservation
• Housing Production
• Provision of Adequate Housing Sites
• Removal of Governmental Constraints
• Affirmatively Furthering Fair Housing
The housing programs presented on the following pages include existing programs as well as various revised and new programs that have been added to address the City’s unmet housing needs.

11.5.5.1 Conservation of the Existing Supply of Housing Conserving and improving the housing stock is an important goal for the City of San Ramon. The City supports neighborhood preservation and improvement through housing rehabilitation and improvement programs, and code enforcement.

Program 1: Neighborhood Preservation Program (NPP)
Many lower-income homeowners lack sufficient financial resources to obtain private funding for repairs.

The Neighborhood Preservation Program is operated by the Contra Costa County’s Department of Conservation and Development, in partnership with Habitat for Humanity East Bay/Silicon Valley. The program provides low-interest loans to low income homeowners for the purpose of home rehabilitation.

Eligible repairs include:
• Accessibility improvements
• Interior and exterior painting
• Plumbing, HVAC & electrical repairs
• Reroofing
• Foundation stabilization
• Dry rot repair
• Lead-based paint abatement
• Window and door replacement
Eligible applicants may receive one of the following loans, based on their income, among other factors:
• 1% simple interest, amortizing loan with a 15-year term, up to $70,000 • 1% simple interest, deferred loan with a 15-year term, up to $70,000 Mobile home owners and some single-family homeowners are only eligible for grants, up to $15,000.

All applicants may be eligible for lead-based paint abatement grants, up to $5,000.

Responsible Agency: Contra Costa County Department of Conservation and Development; Habitat for Humanity East Bay/Silicon Valley
Financing: CDBG; HOME
Objectives/Timeframe:
• Assist eight lower income households with rehabilitation loans within the planning period. • Promote County program by updating City website semi-annually reflect the current program information.

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• Refer interested residents to County program.

AFFH Themes: Place-Based Strategy for Neighborhood Improvements Housing Mobility
Targeted Neighborhoods: Increased outreach for program participation throughout all subares of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas by placing program information at community locations and events, and referrals by Code Enforcement staff.

Program 2: City Rehabilitation Grant Program
The number of loans issued through the countywide program has dwindled over the years due to a reduction in the availability of CDBG funds. As a result, the City has funded the Home Rehabilitation Grant Program. The Home Rehabilitation Grant Program provides up to $5,000 to median and lower income households to perform needed health and safety home repairs such as roofing, plumbing, electrical, general home repairs, windows, doors, handicapped accessibility modifications and seismic strengthening. The grant is non-repayable.

The City will continue to market the housing rehabilitation program available to residents. Specifically, the City will continue to distribute a brochure that advertises these programs on the City’s website, Community Development Department, and at affordable housing fairs. However, future funding for the Grant Program has been eliminated, and all remaining funds are being allocated for those projects of a health and safety code nature on a first come first serve basis.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department, Building and Safety Division
CDBG; HOME; General Fund
Objectives/Timeframe:
• Provide 16 housing rehabilitation grants over the planning period. • Beginning in 2023, pursue additional funding to continue program.

AFFH Themes: Place-Based Strategy for Neighborhood Improvements Housing Mobility
Targeted Neighborhoods: Increased outreach for program participation throughout all subares of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas by placing program information at community locations and events.

Program 3: Green Building
The City encourages environmentally responsible and resource-efficient design, construction, operation, maintenance, renovation, and demolition of buildings. The City adopted the California Green Building Standards code as of January 1, 2014.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department, Building and Safety Division
General Fund
Objectives/Timeframe:
• Continue to implement the California Green Building Standards code.

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AFFH Themes: Place-Based Strategy for Neighborhood Improvements Targeted Neighborhoods: Increased outreach for program participation throughout all subareas of San Ramon.

Program 4: Code Enforcement and Abatement
The City’s Building and Safety Division of the Community Development Department carries out code enforcement and inspection activities as a means to preserve and maintain the appearance and safety, and prevent deterioration, of residential neighborhoods. City staff investigates violations of property maintenance standards as defined in the Municipal Code as well as other complaints. When violations are identified or cited on homes occupied by lower-income households, staff encourages property owners to seek assistance through the City’s housing rehabilitation programs.

The Community Development Department will periodically review City ordinances to ensure that they are adequate to maintain the quality and safety of local neighborhoods.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department, Building and Safety Division
General Fund
Objectives/Timeframe:
• Continue to implement the Code Enforcement and Abatement Program. • Connect eligible households to the County Neighborhood Preservation Program and City Rehabilitation Grant Program.

AFFH Themes: Place-Based Strategy for Neighborhood Improvements Targeted Neighborhoods: Increased outreach for program participation throughout all subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas.

Program 5: Preservation of Existing Affordable Housing Stock State law requires jurisdictions to provide in their housing elements a program to preserve publicly assisted affordable housing projects at risk of conversion to market-rate housing. As of 2022, the City has a total of 2,749 assisted rental units in 13 developments in its jurisdiction. Of these assisted units, 1,008 units in four developments are at-risk of converting to market-rate during the 2023 to 2033 period. The four developments with at-risk units are Mill Creek at Windemere, Canyon Oaks at Windemere, Falcon Bridge, and Cornerstone at Gale Ranch. Affordability covenants on all 399 affordable units within Mill Creek at Windemere and 102 affordable units within Falcon Bridge are set to expire in 2022. Of the 250 units within Canyon Oaks at Windemere, 249 are affordable and could convert to market rate in 2026. Cornerstone at Gale Ranch includes 102 moderate income units and 164 lower income units. The 20-year regulatory agreement for the 102 moderate income units at Cornerstone at Gale Ranch will expire in 2027.

Responsible Agency: City of San Ramon, Community Development Department, Planning Services Division; Housing Advisory Committee; Housing Authority of the County of Contra Costa
Financing: CDBG; HOME
Objectives/Timeframe: The City of San Ramon will work with property owners, interest groups and the State and federal governments to implement the following measures on an ongoing basis to conserve its affordable housing stock. Specifically, work to preserve the 1,006 at-risk units:

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• Monitor Units at Risk: Annually monitor the status of Mill Creek at Windemere, Canyon Oaks at Windemere, Falcon Bridge, and Cornerstone at Gale Ranch as they will be at-risk of converting to market rate within the planning period due to expiration of contractual obligations.
• Work with Potential Purchasers or Property Owners: Where feasible, provide technical assistance to public and non-profit agencies interested in purchasing and/or managing units at risk. Work with existing property owners to explore options of preserving the at-risk units.

Support funding applications to State and Federal programs for acquisition or subsidies to preserve the at-risk projects.
• Tenant Education: When a notice of intent is filed to opt out of low income use, the City will ensure that the property owners adhere to new State requirements on three-year, one-year, and six-month noticing.

AFFH Themes: Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable
Program 6: Housing Choice Voucher
The Housing Choice Voucher Program extends rental subsidies to extremely low and very low income households, including families, seniors, and the disabled. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a tenant can afford to pay (i.e. 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, providing the tenant pays the extra cost. In San Ramon, the program is administered by the Housing Authority of the County of Contra Costa. Given the continued need for rental assistance, the City supports and encourages the provision of additional subsidies through the Housing Choice Voucher Program. The City will continue to provide referrals to households and homeowners interested in participating in this program.

California legislature passed SB 329, which redefines source of income as “lawful, verifiable income paid directly to a tenant or to a representative of a tenant, or paid to a housing owner or landlord on behalf of a tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 also extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.

Responsible Agency: Housing Authority of the County of Contra Costa; City of San Ramon, Housing Advisory Committee
Financing: HUD Section 8
Objectives/Timeframe: The City will promote the use of Housing Choice Vouchers (HCV):
• In 2023, develop information on the State’s source of income protections to be provided on City website and work with fair housing service providers to educate the community on SB 329 and SB 222.
• Beginning in 2023, provide HCV program and source of income protection information as part of ADU application package.
• Ongoing support of the County Housing Authority’s efforts to pursue additional vouchers and higher payment standards for high-cost areas.

AFFH Themes: Housing Mobility

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Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Increased outreach for program participation throughout all subareas of San Ramon, particularly in Crow Canyon and Dougherty Valley.

Program 7: Condominium Conversion Ordinance
The City's existing multi-family rental housing stock represents a source of affordable housing to many community residents. The conversion of these rental units into condominium ownership could result in the displacement of existing tenants. The City has adopted a Condominium Conversion ordinance to establish procedures and requirements for conversion to preserve rental housing and provide for tenant protection. Additionally, the Subdivision Map Act establishes requirements for notice to tenants and right of tenants to exclusive contract for purchase of their units to be converted to condominium ownership (State of California Government Code Section 66427.1). This requirement intends to limit the number of households displaced by the conversion of rental units to “for sale” units.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department,
Planning Division
General Fund
Objectives/Timeframe:
• Continue to implement Condominium Conversion ordinance.

AFFH Themes: Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable

11.5.5.2 Production of Housing
The City of San Ramon implements various programs to encourage a diversity of housing types. Part of this diversity is addressed through the Regional Housing Needs Allocation (RHNA) process, which encourages the construction of housing for all economic segments in the community. Housing diversity is important to ensure that all households, regardless of age, income level, and household type, have the opportunity to find housing suited to their need and lifestyle. The following programs support the provision of additional housing opportunities in San Ramon.

Program 8: Inclusionary Housing and Commercial Linkage Fee In April 2019, the City adopted the Inclusionary Housing and Commercial Linkage Ordinance, exempting mixed-use developments from payment of in-lieu fees if the development meets the Inclusionary Housing Policy. The Inclusionary Housing component allows the payment of an in-lieu fee for projects with fewer than ten units. For projects with ten or more units, the requirements are ten percent for ownership units and 15 percent for rental units.

The fees collected are deposited into an Affordable Housing Fund, together with any earnings on such monies less administrative changes, shall be used or committed to use by the City for the purpose of providing or supporting very low (including extremely low), low, and moderate income ownership or rental housing in the City.

To enhance the effectiveness of the Inclusionary Housing Program, the City will review the program for:
• Adding a must-built requirement for single-family development projects; • Offering flexible compliance with inclusionary requirements if deeper affordability options are being included; and

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• Reviewing and revising the fee structure for Inclusionary In-Lieu Fee and Commercial Linkage Fee. Specifically, a per square foot inclusionary fee may incentivize the development of various unit sizes.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department,
Planning Services Division
Affordable Housing Fund
Objectives/Timeframe:
• Ongoing implement Inclusionary Housing with the goal of creating 200 very low/extremely low, 200 low, and 400 moderate income units over eight years. • In 2024, review and revise the Inclusionary Housing and Commercial Linkage Fee Ordinance to enhance effectiveness of the program.

AFFH Themes: Housing Mobility
New Opportunities in High Resource Areas
Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable
Program 9: San Ramon Below Market Rate (BMR) Home Ownership Program The City’s Inclusionary Housing Program places inclusionary housing requirements on for-sale and forrent units. As a result, the City is able to create below market rate homeownership opportunities for lower and moderate income households. The City currently contracts with HouseKeys to administer the Below Market Rate (BMR) Home Ownership Program. In addition to general administration, HouseKeys determines the eligibility of individuals and households interested in owning a BMR home in the City.

In addition, other resources are available to assist potential homebuyers:
• CALHFA Loan Programs
• Tri-Valley Housing Opportunity Center (TVHOC) Homebuyer Education Details of these programs are posted on the City’s website. The City will continue to advertise the availability of the programs via its website and at the Permit Center, and at the Affordable Housing Fairs.

Responsible Agency: City of San Ramon, Community Development Department, Planning Services Division
Financing: Not applicable
Objectives/Timeframe:
• Assist 120 households with homeownership during the planning period. • Continue to advertise the availability of the program via its website, the public counter, and newsletter.

AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Tenant Protection and Anti-Displacement

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Targeted Neighborhoods: Increased outreach for program participation throughout all subareas of San Ramon, including the City core and Priority Development Areas.

Program 10: Affordable and Special Needs Housing Development Because of their limited income and unique housing needs, lower and moderate income households (including extremely low income) and those with special housing needs have difficulty finding decent and affordable housing in San Ramon. Non-profit housing developers typically play a key role in providing affordable housing. The City will take the following actions to facilitate affordable housing development in San Ramon:
• Provide financial and regulatory incentives to non-profit housing corporations, private developers, and public agencies to increase the supply of housing affordable to San Ramon’s and lower and moderate income households. Incentives may include:
- Density bonuses;
- Reduced parking for studio and one-bedroom units within affordable multi-family projects may be considered on a case-by-case basis;
- Covered parking requirement may be waived for affordable multi-family developments; - Additional FAR is available for affordable and workforce housing in the Mixed Use zones; and
- Opportunity for deferred or reduced fees for affordable units (above inclusionary housing requirements).
• Assist with technical assistance in securing funding from local, State, and federal housing programs
• Target a portion of local financial resources that meet the needs of extremely low, very low, and low income households.
• Identify a list of qualified housing developers with a track record of producing quality housing that includes affordable units and notify developers of potential projects and available funding resources.
• Provide information on potential sites and communicate with the development community on the City’s goal to provide quality housing affordable to lower income households. • Provide priority project processing and expedited review to affordable housing projects, prioritizing staff resources for projects that include units for extremely low income households. • Encourage housing providers to designate a portion of new affordable housing developments for special needs populations such as persons with disabilities, especially persons with developmental disabilities.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department,
Planning Services Division; Housing Advisory Committee
Affordable Housing Fund
Objectives/Timeframe:
• Annually, conduct affordable housing outreach at local community events to educate residents, developers, non-profit organizations, and decision-makers about affordable housing sites and resources available in the region. Continue to seek grants and partnerships with housing providers, civic organizations, and neighboring cities to defray outreach costs.

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• Assist with the construction of 400 affordable units in the planning period, including 100 units for special needs populations.
• Facilitate construction of 50 group-care housing units for seniors within the planning period. • Annually, conduct outreach at local community events to disseminate information about available affordable housing sites and resources to residents, developers, non-profits, and decision-makers.
• Annually evaluate the City’s development standards, policies, and procedures to ensure incentives offered by the City are adequate to respond to market conditions and therefore facilitate affordable housing.
• Actively support tax break and deferment legislation for qualifying special needs groups. • Annually coordinate housing activities and outreach with the Regional Center of the East Bay (RCEB).

AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable
Program 11: Unit Size Diversity
Housing stock unit size diversity is important to meet the needs of larger families who may not be able to afford adequately sized for-sale housing units. According to the 2015-2019 ACS, while 72 percent of occupied housing units in San Ramon had three or more bedrooms (the minimum size considered large enough to avoid most overcrowding issues for large households), only 11 percent of these units were occupied by renters. To ensure the expansion of the City’s multi-family rental housing stock of adequate size for large families, the City revised the Zoning Ordinance in 2012 to encourage housing size diversity. This standard intends to encourage the development of rental housing units for larger families.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• Continue to implement the Zoning Ordinance’s housing size diversity standard with the goal of increasing large rental housing units by 10 percent within eight years.

AFFH Themes: Housing Mobility
Targeted Neighborhoods: Not applicable
Program 12: Energy Conservation
The City adopted an Air Quality and Greenhouse Gas Element as part of the General Plan 2030 update and a Climate Action Plan (CAP) in 2011 to address climate change and energy conservation. As part of the General Plan and CAP, a series of energy conservation policies were established to reduce community related greenhouse gas emissions and decrease energy consumption. The City’s CAP is being updated alongside the current General Plan Update and this Housing Element Update.

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Responsible Agency: City of San Ramon, Community Development Department, Planning Division, and Public Services Department in association with local utility providers
Financing: General Fund, public utility companies
Objectives/Timeframe:
• Continue to implement residential energy conservation programs and standards.

AFFH Themes: Not applicable
Targeted Neighborhoods: Not applicable

11.5.5.3 Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of adequate sites for all types, size and prices of housing. The City’s General Plan and Zoning Ordinance determine where housing may locate, thereby affecting the supply of land available for residential development.

Program 13: Adequate Sites for RHNA and Monitoring of No Net Loss The City of San Ramon has been allocated of 5,111 units (1,487 very low income, 862 low income, 767 moderate income, and 1,985 above moderate income units). Based on projected ADUs and entitled projects, the City has met 2,528 units of its RHNA, with a remaining RHNA of 2,583 units (1,329 very low income; 635 low income; 524 moderate income; and 95 above moderate income units).

To accommodate this remaining RHNA, the County has identified an inventory of sites with potential for redevelopment over the eight-year planning period. Specifically, 55 sites totaling approximately 110 acres of land require rezoning to a variety of residential densities to allow residential and mixed use development, as outlined in Appendix D. Through the rezoning, the City is committed to completing the rezoning by the end of 2022.

To ensure that the City complies with SB 166 (No Net Loss), the City will monitor the consumption of residential and mixed use acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower income households, the City will identify and if necessary, rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• Complete redesignation/rezoning of 110 acres as outlined in Appendix D to fully accommodate the RHNA by the end of 2022 but no later than January 31, 2023. • Maintain an inventory of the available sites for residential development and make it available on City website. Update sites inventory annually.

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• By January 2024, implement a formal evaluation procedure pursuant to Government Code Section 65863 to monitor the development of vacant and nonvacant sites in the sites inventory and ensure that adequate sites are available to meet the remaining RHNA by income category.

AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Targeted Neighborhoods: Not applicable
Program 14: By-Right Approval
Pursuant to AB 1397, reusing the following types of sites in the City’s sites inventory for lower income RHNA are subject to by-right approval without discretionary reviews, when a project includes 20 percent of the units affordable to lower income households:
• Vacant sites that were identified in the City’s 4th and 5th cycles Housing Element as sites for lower income RHNA; and
• Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lower income RHNA.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• By the end of 2023, update the Zoning Code to address the by-right approval requirements.

AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Targeted Neighborhoods: Not applicable
Program 15: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. Specifically, AB 1397 requires the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• By the end of 2023, update the Zoning Code to address the replacement requirements.

AFFH Themes: Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable
Program 16: Accessory Dwelling Units
The City will facilitate the development of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). The City is currently developing a pre-approved plan program for ADUs. This

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program is anticipated to be complete by the end of 2022. To facilitate ADU development, the City also does not collect any impact fees for ADUs.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division; Housing Advisory Committee
Financing: General Fund
Objectives/Timeframe:
• Facilitate construction of 70 ADUs within the planning period. • By the end of 2022, adopt a pre-approved ADU plan program that includes reducing plan check fees for applications that utilize the pre-approved plans. • By the end of 2022, adopt a formal policy to reduce development impact fees for ADUs. • In 2023, develop and distribute the ADU brochure on the City website and at the Planning/Community Development Department.

AFFH Themes: New Opportunities in High Resource Areas
Targeted Neighborhoods: Not applicable

11.5.2.4 Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. The following programs are designed to mitigate government constraints on residential development and facilitate development of housing affordable to lower and moderate income households, including families, seniors, and persons with special needs.

Program 17: Zoning Code Amendments
The City will amend the Zoning Code to address the following to facilitate the development of a variety of housing types:
• Homeless Shelters: AB 139 requires that parking standards for homeless shelters be based on employees only. AB 139 also limits the separation requirement between two homeless shelters be set at a maximum of 300 feet, not minimum of 300 feet. The City’s homeless shelter parking and separation requirements do not comply with new State law. The City’s Zoning Ordinance will be amended to address these changes to State law. • Supportive Housing: Pursuant to State law (SB 2162), supportive housing developments of 50 units or fewer, meeting certain requirements, by right in zones where mixed-use and multifamily development is permitted. Additionally, parking requirements are prohibited for supportive housing developments within one half mile of a transit stop. The City will amend the Zoning Code to comply with State law.
• Low Barrier Navigation Center: AB 101 requires that LBNCs be permitted by right in areas zoned for mixed use and nonresidential zones that permit multi-family housing. The Zoning Code currently does not address this use.
• Farmworker and Employee Housing: The Zoning Code currently does not contain provisions for farmworker housing although agricultural uses are permitted in the Agricultural, Rural Conservation, Hillside Residential and Residential Estate zones. State Employee Housing Act requires farmworker housing up to 36 beds or 12 units to be treated as an agricultural use.

Furthermore, the Zoning Code does not contain provisions for employee housing. Pursuant to

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the Employee Housing Act, any housing for six or fewer employees (in any industry) should be permitted as a single-family residential use.
• Reasonable Accommodation: To approve a Reasonable Accommodation request for housing for persons with disabilities, the Zoning Code requires findings be made that no detrimental impacts would result aesthetically, or to surrounding uses, properties, or structures. These findings are considered subjective. The City will revise the Zoning Code to include only objective findings that can provide certainty in outcomes.
• Parking Standards: Amend parking standards to reduce parking standards for single-family units with five bedrooms and more to three cars within a garage and reduce parking standards for multi-family with two to four bedrooms with two spaces for each unit, one within a garage/carport and five bedrooms and more to three spaces, one within garage/carport. • Resource Management: Amend Hillside, Creek and Ridgeline development standards to allow greater flexibility for improvements and residential development within 100 feet of centerline of creek in urbanized area.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• By the end of 2023, update the Zoning Code to provide a variety of housing types.

AFFH Themes: Housing Mobility
Targeted Neighborhoods: Not applicable
Program 18: Development Fees
Annually, the City prepares a Fee Schedule establishing fees and various charges for municipal services. As part of this annual review, the City will monitor and mitigate, as necessary, all current and proposed residential development impact fees and exactions (including new financing mechanisms to fund negative fiscal impacts identified in required fiscal analyses and CFD assessments) for their impact upon certainty, and upfront and ongoing costs of development, including transit-oriented development, the development of housing affordable to all income levels, housing for persons with special needs, and housing for the elderly.

Responsible Agency:

Financing:

City of San Ramon, Community Development Department,
Planning Division; City of San Ramon, Finance Department.

General Fund
Objectives/Timeframe:
• Annually evaluate the City’s Fee Schedule to monitor and mitigate, as necessary, fees and exactions and their impact to development. Outreach to development stakeholders will be incorporated as part the Fee Schedule update process.
• By the end of 2024, establish reduced and/or deferred fees for affordable housing units above inclusionary housing requirements.

AFFH Themes: Housing Mobility
Targeted Neighborhoods: Not applicable

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Program 19: CityWalk Master Plan Streamlining
The CityWalk Master Plan area is 134.98 acres consisting of four large located on Bollinger Road in the Bishop Ranch campus. The Master Plan included the approval for 4,500 residential units; however, development on each parcel must still go through the entitlement process. Streamlining the approval process will facilitate the development of the residential uses in this area.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeline:
• By the end of 2023, revisit the CityWalk Master Plan to determine what streamlining approval process can be implemented for the already approved 4,500 units in the Master Plan area.

These units will need to be compliant with the development and design standards in the Master Plan.

AFFH Themes: New Opportunities in High Resource Areas
Targeted Neighborhoods: CityWalk Master Plan
Program 20: Review of Objective Design Standards
The City is establishing Objective Design Standards as part of the General Plan update. Existing specific and master plans also contain design guidelines. Reviewing these guidelines to ensure they are objective and remain contemporary will facilitate development in the community.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeline:
• Every four years (by 2027 and 2031), review and update citywide Objective Design Standards to ensure standards remain contemporary and appropriate to the community.

AFFH Themes: New Opportunities in High Resource Areas
Targeted Neighborhoods: Increased outreach for program participation throughout all subareas of San Ramon, including the City core and Priority Development Areas

11.5.2.5 Promotion of Regional Coordination
Since many of the housing problems and issues facing San Ramon are regional in nature, the City will take an active role in cooperating with other jurisdictions in the Tri-Valley region. Issues such as the lack of affordable housing, homelessness, housing opportunities for first-time homebuyers, and funding for affordable housing activities are major housing issues that should be addressed at the local as well as regional level.

Program 21: Regional Partnership for Affordable Housing Recognizing the regional nature of issues relating to affordable housing and homelessness, San Ramon will continue to participate in regional efforts and coordinate with neighboring cities and non-profit agencies. Specifically, the City will continue to actively participate in the Tri-Valley Affordable Housing Committee to coordinate the provision of social services and housing assistance to meet the needs of lower and moderate income households in the region. The City will also continue to support the Contra

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Costa County Urban County Program, which provides CDBG funds to organizations that assist the homeless.

Responsible Agency: City of San Ramon, Community Development Department, Planning Division; Housing Advisory Committee; Tri-Valley Affordable Housing Committee
Financing: HOME; CDBG
Objectives/Timeframe:
• Annually assist 20 lower income residents, and persons at risk of becoming homeless or are experiencing homelessness through continued coordination with the Tri-Valley cities.

AFFH Themes: Housing Mobility
Tenant Protection and Anti-Displacement
Targeted Neighborhoods: Not applicable

11.5.2.6 Promotion of Equal Housing Opportunity
To adequately meet the housing needs of all segments of the community, the Housing Plan must include program(s) that promotes housing opportunities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, or physical or mental disability.

Program 22: Meaningful Actions to Affirmatively Further Fair Housing Fair housing is defined as a condition in which individuals of similar income levels in the same housing market have a like range of choice available to them regardless of their special characteristics as protected by local, State, and federal fair housing laws. San Ramon residents have access to fair housing services provided by:
• Fair housing counseling - ECHO Housing
• Tenant/landlord services – Project Sentinel
Fair housing services provided to residents include disseminating information on State and Federal fair housing laws, listing housing available to very low, low, and moderate-income households, handling discrimination complaints, and coordinating educational programs. Consistent with AB 686, Affirmatively Furthering Fair Housing, the City will implement the following actions (Table 11.5-1). A complete assessment of fair housing is included in Appendix E: Affirmatively Furthering Fair Housing of this Housing Element.

Table 11.5-1: Fair Housing Issues, Contributing Factors, and Meaningful Actions.

Fair Housing Issue
Contributing Factors
and Priority Meaningful Action
Insufficient fair
housing testing
and limited
outreach capacity
(Housing Mobility)
• Lack of outreach due to
language barriers
• Lack of resources for
fair housing agencies
and organizations
• Update the fair housing information on the
City’s website to include different languages
to provide information for the City’s Asian
residents who may have a language barrier

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Fair Housing Issue
Contributing Factors
and Priority Meaningful Action
• More education needed
by the public sector for
residents to be familiar
at home. Also include information on social
media and other City media outlets.
• Work with the County on its Language
Access Plan to determine translation needs
of residents and what measures can be
done to reach those that have a language
barrier at home.
• Contact Chinese and Korean Community
Groups, such as the Asian Pacific Islander
American Public Affairs Association
(APAPAA) and the Diversity Committee to
help publicize available fair housing
services to the community.
• In 2023, if feasible, work with the City’s fair
housing provider to educate local realtors
on the practice of for-sale and for-rent
discriminatory language.
- If feasible, provide a resource that can
be utilized by local realtors when they
are advertising properties.

New opportunities
in high resource
areas (PlaceBased Strategies,
Housing Mobility)
• 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
• Inclusionary Housing program:
- Continue to expedite review depending
on affordability levels being included in
the project
- Requiring must build on site for single
family developments
- Continue to implement policies for forsale (15%-20% Very Low, 30% Low and 50% Moderate) and for rental
(15%-50% Very Low and 50% Low) to
maximize the production of affordable
housing.
• Adopt a policy or procedure by the end of
2023 to expand the housing supply in
single-family zones by allowing for lot splits
and duplexes under the parameters of SB

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Packet Pg. 123 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.5-21 2023-2031 Housing Element
Fair Housing Issue
Contributing Factors
and Priority Meaningful Action
• Adopt the ADU pre-approved plan program
currently underway including adopting a
formal policy to establish what fees to wave.
• Conduct a public information campaign to
advertise the availability of the City’s ADU
program, including at community centers,
community events, on social media and the
City’s website and newsletters.
• Develop an information campaign, using
data and graphics from the HE process, to
demonstrate to residents what affordable
housing means and who it benefits, and
utilize during the project review/permit
process for projects with affordable units.
• Utilize the City’s San Ramon Parks, Trails,
Open Space, and Recreation Master Plan
when reviewing affordable housing projects
to help: (1) preserve the environmental and
open space resources and (2) determine
how residents can access and enjoy these
resources.

Displacement risk
in areas with
disproportionate
housing needs and
sensitive
communities (Antidisplacement and
tenant protections,
housing mobility)
• 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
• At least annually coordinate with the City’s
fair housing provider to expand outreach
efforts targeting groups with
disproportionate needs, including Tract
5115 (sensitive community)
- Expand outreach and education on new
State source of income protection (SB
329 and SB 229)(see Program 6).
• Starting in 2023, work with ECHO and
other applicable agencies to contact
landlords of affordable multifamily
complexes every two years and provide fair
housing information and assistance. This
outreach will focus on promoting the
Section 8 voucher program to landlords
who have not previously participated in the
program and should include multi-lingual
materials. This outreach should include any
multi-family locations in Census Tract 5115.

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Table 11.5-2: Quantified Objectives
Project Extremel
y Low
Very
Low Low Moderate
Above
Moderat
e
Total
RHNA1 743 744 862 767 1,985 5,111
Units to be Constructed2 100 100 200 400 1,200 2,000
Units to be Rehabilitated 8 8 8 -- -- 24
At-Risk Units to be
Preserved 252 253 503 -- -- 1,008
Households to be Assisted3 -- -- 60 60 -- 120
Notes:
1 The City has a RHNA allocation of 1,487 very low income units (inclusive of extremely low income units). While the RHNA did not separately define housing needs for extremely low income households, the very low-income allocation can be split evenly between very low- and extremely lowincome households. The City’s RHNA of 1,487 very low income units has been allocated accordingly. 2 Units to be constructed are estimated based on pipeline projects that are anticipated to be developed over the next eight years
3 Below Market Rate Units for Homeownership.

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Appendix 11-A
Public Outreach and Participation
This Appendix contains information on the various public outreach efforts conducted during preparation of the 2023-2031 Housing Element. In addition, the City Council meeting on Date to review the draft Housing Element and to adopt this document was publicly noticed in the Name of newspaper and on the City’s website. In addition, the City completed extensive outreach to property owners, non-profit housing developers, market-rate housing developers, homeless advocates, the building industry, surrounding jurisdictions and other housing-related stakeholders via e-mail and first-class mail for feedback and engagement in the Housing Element update workshops.

PRESENTATIONS, WORKSHOPS AND EVENTS
Housing Element Study Sessions and Workshops
The City conducted the following study sessions and public hearings to discuss the Housing Element update:
• Joint Planning City Council/Planning Commission Study Session (July 6, 2021): This meeting provided an overview of the Housing Element requirements, contents, potential challenges, and update process.
• Virtual Community Workshop (September 9, 2021): The workshop gave an overview of the General Plan, Housing Element, and Climate Action Plan Update to the community and was followed by a Community Survey soliciting input from the public, posted September 15 to October 21, 2021.
• Joint City Council/Planning Commission Study Session (October 19, 2021): The study session provided a project update and solicited feedback from the City Council, Planning Commission, and public.
• Planning Commission Ad Hoc Committee Study Session (January 25, 2022): This session included a review of the Housing Element Adoption Schedule and review of the Housing Sites Inventory. A summary of AB 215 was provided by staff. • Joint Planning Commission/Housing Advisory Committee Study Session (February 15, 2022): This study session included the criteria used for site inventory selection as well as the different categories included in the sites inventory: 5th cycle sites, pipeline projects, etc. • Planning Commission Ad Hoc Committee Study Session (February 28, 2022): The Housing Element Site selection process continued to be covered during this meeting. • Planning Commission Study Session (March 15, 2022): During this study session, the Planning Commission provided feedback on comments received about the Housing Sites Inventory during the January 25th and February 15th meetings. • Joint City County/Planning Commission Workshop (March 22, 2022): This workshop solicited input from the City Council and Planning Commission and the public about the Housing Element Sites Inventory.

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Staff Presentations to City Committees and Commissions
• Economic Development Advisory Committee (September 8, 2021) • Open Space Advisory Committee (September 13, 2021)
• Senior Citizens Advisory Committee (September 13, 2021) • Arts Advisory Committee (September 15, 2021)
• Transportation Advisory Committee (September 16, 2021) • Transportation Demand Management Advisory Committee (September 20, 2021) • Teen Council Committee (September 21, 2021)
• Parks and Community Services Commission (September 22, 2021) • Housing Advisory Committee (September 23, 2021)
Community events
Staff were present at the following community events to answer questions and provide information:
• Community outreach booth at the Run for Education Expo (October 9, 2021) • Culture in the Community Event (October 17, 2021)
• Business Expo and Mixer (March 31, 2022)
• San Ramon Dougherty Station Farmer’s Market (May 15, 2022) • Art & Wind Festival (May 29-30, 2022)

COMMUNITY OUTREACH
City Website and PlanSanRamon
To facilitate timely dissemination of information on the Housing Element, programs and updates, the City maintains a Housing webpage on its official site at:
https://www.sanramon.ca.gov/our_city/departments_and_divisions/community_development/ planning_services/general_plan_and_housing_element_update The City also introduced the PlanSanRamon website exclusively for information related to the General Plan, Housing Element, and Climate Action Plan Updates:
https://plansanramon.com/
Both the City and PlanSanRamon websites include information on Housing Element progress, public input opportunities and potential RHNA sites. Options are available to sign up on the email list and to provide comments on the General Plan. Both webpages are updated as new information is available.

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Interactive Potential Housing Sites Map
The City’s website has an interactive map which allows community members to add up to three housing locations where they would prefer additional housing be incorporated into the City’s General Plan. The map users can also support housing locations that have been added by others.

Figure A-1 shows the map and housing locations chosen by community members when the website was accessed in April 2022.

Figure A-1: Interactive Community Housing Sites Map – City of San Ramon Website Source: City of San Ramon Website, Accessed April 2022.

Advertising for Updates and Events
The following are some of the advertising methods used to notify interested parties about Housing Element update resources, events and ways to participate:
• Notification emails were sent out to those who had signed up through the PlanSanRamon website.
• Publication of three Citywide Newsletter Articles with details about the General Plan and Housing Element Update
• Business cards were provided to the community for more information about the General Plan 2040 Update
• Agenda postings (minimum 72 hours before the various city meetings/study sessions) to the City website.
• Custom messaging on community reader board advertising meetings, survey, and website. • Agenda notifications were posted at community locations including: City Hall, the San Ramon Community Center, and the Alcosta Senior and Community Center.

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• Promoted information through social media (e.g. Twitter, Instagram, Nextdoor).

Outreach to Stakeholders
Table A-1 below includes a list of stakeholders that were involved in the update process. These stakeholders represented community groups, non-profits, housing developers, environmental groups, property owners and religious groups, among others.

Table A-1: Housing Element Stakeholders
Housing Groups Property Owners
Bridge Housing Terramar Retail Centers (TRC)
Eden Housing Federal Realty
Satellite Housing ROIC
ECHO Milestone Properties
Contra Costa Association of Realtors Toyota Motor Sales USA ROEM Development Corp.

Environmental/Interest Groups Rollin Staats & Joan Staats Tri-Valley Conservancy MPK LLC
Save Mount Diablo Norris Canyon Prop. Corp.

Greenbelt Alliance Shapell Properties
East Bay Regional Park District Sunset Development
Community Groups/Non-Profit Religious Groups
Tri-Valley NonProfit Alliance Grace United Methodist Church City-Serve of the Tri-Valley Saint Joan of Arc Church
Asian Pacific Islander American Public Affairs
Association (APAPAA)
San Ramon Presbyterian Church
Senior Foundation San Ramon Valley Islamic
Center
SRVUSD Church of The Valley

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San Ramon Chamber of Commerce Gilead Bible Church
Housing Groups Property Owners
Bridge Housing Terramar Retail Centers (TRC)
Eden Housing Federal Realty
Satellite Housing ROIC
ECHO Milestone Properties
Contra Costa Association of Realtors Toyota Motor Sales USA ROEM Development Corp.

Environmental/Interest Groups Rollin Staats & Joan Staats Tri-Valley Conservancy MPK LLC
Save Mount Diablo Norris Canyon Prop. Corp.

Greenbelt Alliance Shapell Properties
East Bay Regional Park District Sunset Development
Community Groups/Non-Profit Religious Groups
Tri-Valley NonProfit Alliance Grace United Methodist Church City-Serve of the Tri-Valley Saint Joan of Arc Church
Asian Pacific Islander American Public Affairs
Association (APAPAA)
San Ramon Presbyterian Church
Senior Foundation San Ramon Valley Islamic Center
SRVUSD Church of The Valley
San Ramon Chamber of Commerce Gilead Bible Church
Stakeholders Interviews
Ten stakeholder interviews with property owners, the development community and various community groups were conducted from December 2021 to April 2022. The following pages include summaries from these interviews.

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Packet Pg. 130 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-6 2023-2031 Housing Element
San Ramon Stakeholder Meeting 12/17/21 1:00pm
Participants: Stuart MacDonald – Federal Realty
Jerry Engen – Sunset Development (Bishop Ranch)
Tim Saunders – Shapell Properties
• Stuart MacDonald: Shopping center property, analyzed retail patterns o Western side with Rite Aid not as good, looked at this area for housing scenarios.

Brought on architect, density studies, cost schedules.
 Don’t see anything that seems to work for his company at this time  Retail is primary focus. Some mixed-use but typically in dense urban markets
 Prescriptions and sales about half what others of similar size are (Rite Aid)
o Don’t see San Ramon as a market for housing at present o Open to possibility of housing, but doesn’t make sense now. If market changes dramatically maybe.
o Density analysis: up to 80 du/ac
• Jerry Engen:
o Bishop Ranch opportunity sites: BR-1 office (A) (northeastern corner), close to closing escrow on senior housing (residential care, beds not units) project. Can develop more in future. Providing 130 parking spaces for senior housing, will have to add additional parking
 BR-15, northwestern – additional residential
 BR-7 – single tenant occupied building that can potentially convert • Long term = 5 to 15 years
 BR-8, requires another parking structure but possible residential  BR-11
 Some of BR-12 (back half), eventually front?
 All potential opportunity sites in a zoning perspective

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Packet Pg. 131 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-7 2023-2031 Housing Element
• Tim Saunders: Shapell property, remaining property is vacant. Anticipation to include (requirement with County and affordable housing agreement 1984) 185 affordable units o Bit of an open book for the back side of property for residential o Front site was planned to be commercial but not a lot of interest beyond gas stations, drive thrus, etc.
o Open to City plans for more residential units
o Also own commercial center in San Ramon and affordable units in Dougherty Valley
o Building permit pulled for 185 unit affordable senior project o Open to uses beyond commercial because not a lot of interest – City still interested in retaining some commercial
o Looking at opportunity to extent affordability on any existing BMR units • General Areas for Housing Opportunities
o Engen: PG&E site, surrounding sites (not shopping center, not possible (Stuart)) o City staff: Crow Canyon cinema sites
• Constraints
o Regional/State fees: regional transportation fees, sanitation fees, etc. o Bay Area costs are very high
o Trying to privatize affordable – social ill, not good to get private developers to solve this issue. Better to do nothing than take something like this on. Inclusionary and affordable housing thresholds. More incentives to deliver units rather than just sit on land
 In-lieu fee -- $15/sf for SFH, ordinance for attached 15% (Debbie) o Costs and affordability component makes it very tough to make it work o Development standards
 Want to do more townhouses, but when will it start penciling?  Revenue cannot be generated to justify construction costs – cost of labor increasing, labor shortage

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 Carpenters’ union: monitoring and participating in all projects. Another Bay Area city adopted requirement to hire only union workers. Density incentive (SB35) requires prevailing wage
12/20/21 10:00am
Participants: Scott Brady – TRC Retail
Byron de Arakal – TRC Retail
Alli Sweeney and Andrew Gunson – Toll Brothers
• Scott: Constraint – multifamily project, started proposing 284 apartment unit project, currently occupied by Nob Hill Foods. Got a fair amount of pushback at PC study session and from community. Now planning 40 single family homes and pretty much dependent on County Vehicle Miles Traveled (VMT) standards, City has not adopted their own standards.
• Byron: Want to be continued to be a housing opportunity site, prefer to stay mixed-use to provide flexibility.
o Byron/Scott: Retail market – own primarily grocery, pretty resilient. Users are changing (fewer people selling commodity type goods, more personal services (medical, restaurants)). Lots of uses require CUPs or are not permitted > revisit uses that are not permitted or require special permit, because those uses will be important in mixed use situations, keep them around essential services. o Office space conversion: Some interest in co-housing or live work  Debbie: Live work (Citywalk)
 Cindy: type of housing that is allowed but not often built (Alli – interested in live work housing, but standards need flexibility)
• Andrew: Some success with podium live work. Haven’t been able to generate land value in San Ramon area to justify to convert to residential uses o Unless there’s any fee exemptions, residual land value only 40% o Bishop Ranch, City Center – central hubs, podium product is not ideal • ADUs/SB9 will create more opportunities

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Packet Pg. 133 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-9 2023-2031 Housing Element
• Toll Brothers constraints – Sometimes higher density doesn’t make a lot of sense, townhome density makes the most sense for them, not extremely high densities.

Zoning/density is often too high for what market wants right now. 18 to 20 du/ac is best. o In between density (36 du/ac) makes it very difficult o Focus on tighter areas with more density
• Deferring fees may help
• Water costs big problem
12/21/21 9:00am
Participants: Heather Schiffman – Contra Costa County Association of Realtors Michael Strahs – KIMCO Realty
Tony Perino – Nearon
• Heather: Leaving San Ramon because of affordability – leaving California (not just San Ramon)
o Certain areas where people don’t want affordable housing (such as section 8) o Teachers and firefighters want to live where they work o People are moving every 10-20 years because moving costs are so costly – can’t afford to “move up”
o People are looking for dedicated spaces for work (during covid and tech industry, many can’t afford to live in Silicon Valley, so many live in Contra Costa County)  Looking for a little extra space
 Looking for ADUs (lots of multigenerational)
o Second floor office space into housing? Convert aging commercial o Senior housing not really an option in San Ramon due to high cost of living • Michael: Magnolia Square – looked into mixed use/residential units o Institutional quality market, tough to get things done o Tough climate, high fees, tough PC and CC
o Must be a compelling opportunity to justify residential o 5-10 years for project
o Too much retail with large surface parking

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Packet Pg. 134 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-10 2023-2031 Housing Element
o Lots of opportunity to put housing on retail land, with best access and opportunity around them
o Retail = “land bank,” typically with aging buildings reaching the end of their life cycle that may be useful for housing in the future
o 150-200 units – density depends on the context, larger site lower density (looking at pure unit count) (Lauren – up to 70 du/ac?)
o Want general plan to be more flexible to allow market to correct where there is too much retail, density to low, etc.
• Tony: Holdings are mostly industrial, 20% apartments, 30% office/retail o Sunset Business Park: Acquired 20 years ago, initially built as macrame industrial area
o By the end of next year PG&E will be moved off site
o Small lot single-family (115-120 units), stacked flats, with live-work element o Aging buildings
o People are buying industrial for “last mile industrial” – buying malls and defunct shopping centers to get drivers in the middle of neighborhoods (i.e. Amazon) o Industrial in San Ramon is important, not a lot of industrial areas that can be taken (distribution center, smog check, mechanics, etc.) o Must be thinking into the future of data, need to know propensity for online shopping
o Envisioning separate floors (bottom with home office and garage, possibly with separate door)
 Multigenerational housing
 Lots of work from home, dedicated square feet
o Not a lot of aging commercial building to convert to housing o Lacks connectivity (not just vehicular – walking, biking, etc. Retail, churches, etc.) o Not a lot of houses of worship that could be used for residential, but of those that do exist there is likely parking areas that would work (second floor retail?) (Lauren – Church of the Valley, on housing interest list)

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Packet Pg. 135 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-11 2023-2031 Housing Element
 Don’t need big spaces anymore because of COVID, churches that are not financially viable but in good locations?
o School district site on Crow Canyon (facilities yard) – aggregation of land has been a challenge, not sure what the school district needs (opportunity site now)  Teacher housing?
• City Staff: City has historically been very protective of retail, playing catch up with change in market conditions – Specific Plan was geared towards older model (i.e. Fry’s electronics). Need to adapt to new retail patterns. Need to figure out ways to streamline process.
o Pulled mixed use out of some shopping centers in 2013 to preserve retail over residential.

Asian Pacific Islander American Public Affairs Association (APAPAA) 01/19/2022:

Participants: Nolan – APAPAA
Andy Li – APAPAA
• APAPA – encourage people from underrepresented communities to be engaged in political process (civic engagement)
• Try to stay non-partisan – focus is not to influence policy – focus on civic engagement • Nolan – Transportation Advisory Committee – advise City Council on transportation issues
o Traffic safety
o Involved with local communities and parking issues
• Andy Li – Economic Development Advisory (2015) – did survey asking San Ramon need – biggest need is affordable housing
o Difficult, especially for teachers, police officers, firefighters, waiters etc. – concern about jobs leaving if people can’t afford to live here
o Issues with commuting and living out of town
o Outreach about low income housing being good for community – change perception of affordable housing

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o Community College Trustee – need formal way to reach out to people (don’t necessarily trust politicians)
• Underserved – young families with lower incomes
o People who work in San Ramon – live here, work here
o Lots of restaurants that can’t stay open because they don’t have enough workers – don’t want to remove retail
o Senior housing is important but there seems to be plenty of it. Asian tradition is that parents stay with the family and not in senior housing o There are more multigenerational households – possibly better to build SFHs that are better for large families
• Areas of the City for new housing?
o Emphasis on open space – Bishop Ranch--Possibly be recycled for housing? Might not need as much commercial/office space
o Bishop Ranch/near City Hall – good for young families because it’s very accessible and walkable
02/07/2022 3:00pm:

Participants: Vic de Melo - Browman Development – Movie Theater Site, 2525 San Ramon Valley Blvd.

Sarah Yoell - PG&E – Conference Center property, 3301 Crow Canyon Rd.

Dennis Garrison - ClubSport – 4 acre tennis court conversion to multifamily • Garrison – series of parcels, 4 acres Bollinger Canyon Rd and hilly area w/ tennis courts (4-4.5 acres) > possibly rezone tennis court areas for higher density housing o Adjacent to tennis courts – apartments/condos.
o Would have to investigate access issues
o Some common land in the vicinity that may be available o Would bring in partner and maintain control of property – function as owner o Primary constraint is access from public streets – Canyon Lakes Drive o Three story apartments adjacent
o 20 du/ac or so – medium density

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Packet Pg. 137 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-13 2023-2031 Housing Element
o Would not be visible from existing San Ramon because slopes towards Dougherty Valley
• Vic de Melo – theater, 24,000 sf building on 2.5 acre parcel o Can only do higher density housing with retail component – would prefer to do all retail or all housing
o Two-story apartment complex directly adjacent – medium density/high density residential zone (80%+ occupied?)
o Shared access with adjacent property owner but no shared parking; approx. 150 spaces
o Less than 30 year timeframe if rezoned
o No concern with displacing uses
o Partner but would like to maintain control of the property – function as owner o Evaluating both full retail or full housing – having to put in retail is a constraint o They are a shopping center development company – looking to diversify with housing – pure residential is preferred
• Yoell – 225,000 sf of mixed use conference center (owner) o Vacating lease on Crow Canyon Road and 6111 Bollinger Canyon Rd Bishop Ranch building Y > moving to building Z and Oakland headquarters o Future of conference center – 3301 Crow Canyon – at minimum through 2026 keeping everything as is, but may reevaluate then – already zoned as mixed use o As long as it does not affect current operations, they don’t care about rezoning – now office mixed use (does not allow housing on ground floor – would probably amend SP to be more “housing friendly”)
o Limited lodging already exists for training purposes – COVID has expanded use of this facility
04/04/2022:

Participant: Josh Nycz -Toyota
• Large property connected to parts distribution center

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• No discussion of expansion; no change of status
Community Survey
In October 2021, the city solicited responses for a community survey. The survey was available of the City’s website and its availability was advertised on the website as well as through social media (e.g. Twitter, Instagram, Nextdoor). The City received 296 responses from community members. The survey consisted of 29 questions that covered a variety of topics, including housing, climate change, energy conservation and transportation. The complete survey and results can be found at www.plansanramon.com. The questions below are those that relate to housing. For those questions with write-in responses, similar answers are grouped together. Comments are not ranked or put in any order of importance.

Question 1 – What is your relationship to the San Ramon Community?

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Question 2 – What area do you currently live?
Question 3 – Do you live and/or work in San Ramon?

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Packet Pg. 140 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-16 2023-2031 Housing Element
Question 7 – Indicate the level of importance (1 - least import to 5 - most important) for the following items in terms of future development in San Ramon.

Question 8 – What type of development do you feel that San Ramon needs more or less of? Question 9 – What is the most important concern you have about future growth in San Ramon?

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Packet Pg. 141 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-17 2023-2031 Housing Element
Summary of written comments to Question 9:
• San Ramon is already too big, no more high density housing. • Unaffordability and unsustainability
• Pressure to develop open space instead of infill areas • Affordable and low-income housing tend to attract crime • City is too crowded and over populated already
• Water needs; infrastructure cannot serve additional people • Impacts on environment and local ecology
• Will change the feel of San Ramon
• Traffic issues, especially related to California High School’s overcrowding • No central downtown
• Failure to deliver sufficient affordable and market rate housing to serve the needs of the community
Question 10 – Rank the following challenges facing San Ramon in order of (1) least challenging to (10) most challenging?
Question 11 –Do you currently rent or own your home?

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Packet Pg. 142 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-18 2023-2031 Housing Element
Question 12 –Is it Very Important, Important, or Not Important for the city to have housing that is?
Question 13 –If you currently live in San Ramon, what made you decide to live here? (Select all that apply)
Summary of written comments to Question 13:
• Open Spaces and beautiful environment
• Grew up here
• Proximity to San Francisco
• Not overbuilt, small town feel

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Packet Pg. 143 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-19 2023-2031 Housing Element
Question 14 –What reasons prevent you from owning a home in San Ramon? (Select all that apply)
Written comments to Question 14:

Question 16 –How satisfied are you with your current housing situation?

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Packet Pg. 144 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-20 2023-2031 Housing Element
Question 17 –Does San Ramon have enough housing options available to meet the needs of the community?
Question 18 –What additional housing types are most needed in San Ramon? (Select all that apply)
Summary of written comments to Question 18:
• San Ramon has enough housing (several comments).
• No more housing (several comments)
• Work on providing more affordable housing before more permanent supportive housing • More affordable housing with the Base Income to be raised to San Francisco levels • Affordable housing for teachers, police, firefighters, etc. • Transportation and infrastructure problems need to be solved first • New housing should be three stories or less

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Packet Pg. 145 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.A-21 2023-2031 Housing Element
Question 19 –Indicate our level of support (1 - Do not Support to 5 - Highly Support) for the following:

Question 20 –Indicate our level of concern (1 - Not Concerned to 5 – Extremely Concerned) for the following:

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Packet Pg. 146 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.B-1 2023-2031 Housing Element
Appendix 11-B
Homeless Services and Facilities
11-B.1 EMERGENCY SHELTER
Emergency shelter is defined as a facility that provides overnight shelter and fulfills a client’s basic needs (i.e. food, clothing, medical care) either on site or through off-site services. The permitted length of stay can vary from one day at a time to three months. Functioning more as a type of interim housing than as basic emergency shelters, these shelters provide extensive services, including case management and wrap-around services such as housing search assistance. Meals, laundry facilities, mail, and telephones are also provided. According to the 2020 Contra Costa County Consortium Consolidated Plan, there are 478 emergency shelter beds in the County. 11-B.2 TRANSITIONAL HOUSING
Transitional housing is defined as a residence that provides housing for up to two years. Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation. According to the 2020 Contra Costa County Consortium Consolidated Plan, there are 202 transitional housing beds in the County.
11-B.3 PERMANENT SUPPORTIVE HOUSING
Permanent supportive housing is defined as housing that is service-enriched and linked with ongoing supportive services (on-site or off-site) allowing formerly homeless clients to live at the facility on an indefinite basis. According to the 2020 Contra Costa County Consortium Consolidated Plan, there are 1,854 permanent supportive housing beds in the County.

Homeless Programs
The following discussion summarizes services and programs operated by the County and other agencies or organizations.

Contra Costa County Programs: The following programs and services are provided through the County of Costa County:
• Multi-Service Centers: The County Health Services operates four Multi-Service Centers (MSCs) throughout the region to coordinate a variety of services and provide accessibility for homeless individuals and families. The MSCs offer comprehensive services, operating as “one-stop” sites for meals, temporary housing, respite for detoxification, and social services. Supportive services are offered on a drop-in basis, and include case management, food, showers, clothing, employment training, housing counseling, transportation, health care, educational programs, life skills programs and information and referrals to substance abuse and mental health treatment.
• Shelter Plus Care Supportive Housing and the Health, Housing and Integrated Services Network (HHISN): Contra Costa County’s largest supportive housing programs are the

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Packet Pg. 147 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.B-2 2023-2031 Housing Element
Shelter Plus Care Programs. Housing is provided through scattered site units that are held by a master lease and subsidized through tenant housing subsidy vouchers. Linked to the housing is an integrated array of support services including health, mental health and substance abuse services as well as case management and access to other social services. • Health Care for the Homeless: Contra Costa County provides comprehensive health coverage to all of its low income uninsured residents, many of whom are homeless. The County’s mobile Health Care for the Homeless program facilitates access to these mainstream health services by assisting homeless people in gaining access to health care and services.
• Psynergy Program: The Psynergy Program offers treatment-on-demand to homeless people in licensed alcohol and drug treatment programs, and provides linkages to other needed services, including health, mental health, and case management services. • Rubicon Programs: Rubicon Programs promotes the self-sufficiency of unemployed and underemployed individuals who are disabled, homeless, and/or economically disadvantaged. This nationally recognized organization provides a variety of services including job preparation, placement, retention and career advancement services. In addition, Rubicon operates Training Programs in Bakery Production and Commercial Property Maintenance.
• SHELTER, Inc.: This organization provides an array of homeless prevention services to individuals and families in Contra Costa County, including: rental assistance, rental subsidies linked with case management (for up to one year), financial assistance with rent and mortgage arrears, assistance with move-in costs, landlord/tenant counseling, and short-term housing linked to support services and assistance in locating permanent housing. • HOPE Solutions: Established in 1991, Hope Solutions (formerly known as the Contra Costa County Interfaith Transitional Housing) is coalition of 15 congregations in Contra Costa County to address the growing issues of homelessness. In 2000, the coalition added Mercy Housing as a development partner and co-sponsor. HOPE Solutions now operates several service sites that provide permanent supportive housing: Garden Park Apartments (Pleasant Hill); Lakeside Apartments (Concord); Bella Monte Apartments (Bay Point); and Los Medanos Village (Pittsburg). HOPE Solutions also operates scattered sites supportive housing programs throughout the County.

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Packet Pg. 148 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.C-1 2023-2031 Housing Element
Appendix 11- C
Review of Past Accomplishments
The following table summarizes the City’s accomplishments under the previous Housing Element and indicates the continued appropriateness of the program for the 2023-2031 Housing Element planning period.

Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element

1. Countywide
Rehabilitation
Loan Program

11.2-I-3 Provide rehabilitation
incentives in the form of
low-interest loans to lower
income homeowners.
5 households The City continues to promote housing
rehabilitation loan services for single- and multifamily homeowners under the County CDBG program. As of 2020, no households have been
assisted through this program during the planning
period.

Program retained with
increased outreach
and promotion (See
Policy 11.2-I-3)
Planning
Period

2. City
Rehabilitation
Grant Program

11.2-I-3 Provide rehabilitation
grants to lower and
moderate income
homeowners to perform
needed health and safety
home repairs.
20 housing
rehabilitation
grants
The City continues to fund the Rehabilitation Grant
Program which began in 2006. Between 2015 and
2020, seven housing rehabilitation grants have
been awarded to income qualified households.

San Ramon continues to promote the
Rehabilitation Grant Program on the City website.

Program retained with
increased outreach
and promotion (See
Policy 11.2-I-3) Planning
Period

3. Green
Building

11.4-I-5 Continue to implement the
California Green Building
Standards code.

None The City continues to implement the California
Green Building Standards code.

Program retained
Ongoing

4. Code Continue to implement the None The City has an active Code Enforcement Division Program retained

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
Enforcement
and Abatement

11.2-I-2 Code Enforcement and
Abatement Program by
investigating violations of
property maintenance
standards and other
complaints. Perform an
annual review of City
ordinances.

Ongoing/
Annual
that works to promote awareness of property
maintenance and preserve neighborhoods. The
Building and Safety Services Division administers
the City’s Rehabilitation Grant Program which
assists lower income households to complete
necessary home repairs.

The City continues to conduct an annual review of
City ordinances to ensure they are adequate to
maintain the quality and safety of local
neighborhoods.

Twith increased
outreach (See Policy

11.2-I-2)

5. Preservation
of Existing
Affordable
Housing Stock

11.2-I-6

11.2-I-8
Annually contact the
property owners of at-risk
projects for their plans of
action to preserve the 687
at-risk units.
687 housing
units
The City continues to contact existing property
owners of at-risk projects to explore options for
preserving at-risk units. The City continues to work
with developers to commit to long-term affordability
in order to prevent the conversion of affordable
housing units to market-rate. The City retains the
following affordable housing projects:
• Canyon Oaks at Windemere: 250 units
• Cornerstone at Gale Ranch: 266 units
• Falcon Bridge at Gale Ranch: 256 units
• Highlands Point: 293 units
• Mill Creek at Windemere: 400 units
• Muirlands at Windemere: 350 units
• Seville at Gale Ranch: 165 units
• Valencia at Gale Ranch: 186 units
• Valley Vista Senior: 104 units
• Villa San Ramon Senior: 32 units
• Deer Creek Senior Apartments: 449 units
Program updated to
reflect list of projects
at risk of converting
to market rate
between 2023 and
2033 (See Policy

11.2-I-6 and I-8)
Planning
Period

6. Housing
Choice
Voucher

11.3-I-2 Continue to assist
extremely low and very low
income households by
None The City of San Ramon continues to refer interested households and homeowners to the Contra Costa
County Housing Authority to be placed on a list for
Program expanded to
include increased
outreach and Ongoing

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
providing referrals to
interested households
during the planning period.
qualification. In addition, information on
developments within the City that accept Section 8
vouchers is provided in the Tri-Valley Area
Affordable Rental Housing Directory which is
available online; hard copies of the Directory can
also be obtained at the City's public counter. The
City also maintains an affordable housing site list
accessible on the City website.

The Housing Authority of Contra Costa County
confirmed there are currently 337 households in
Housing Choice Voucher Program (HCVP) in San
Ramon. These 337 households are served by 31
unique landlords in San Ramon.
education on the
State’s new source of
income protection
(SB 329 and SB
222) (See Policy

11.3-I-2)

7. Condominium
Conversion
Ordinance

11.2-I-8 Strive to prevent the
conversion of affordable
housing units to marketrate housing by continuing
to implement the
Condominium Conversion
ordinance.

None The City has adopted a Condominium Conversion
ordinance in 2008 to establish procedures and
requirements for conversion to preserve rental
housing and provide for tenant protection.

Additionally the Subdivision Map Act establishes
requirements for notice to tenants and right of
tenants to exclusive contract for purchase of their
units to be converted to condominium ownership
(State of California Government Code Section
66427.1). This requirement intends to limit the
number of households displaced by the conversion
of rental units to “for sale” units.

Program retained
(See Policy 11.2-I-8) Ongoing

8. Unit Size 11.1-I-6 Continue to implement the None The 2012 Zoning Ordinance update incorporated a Program retained.

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
Diversity 11.3-I-4 Zoning Ordinance’s
housing size diversity
standard to encourage the
development of rental
housing units for larger
families.

Ongoing goal to encourage high density and very high
density residential to provide diverse types of
dwelling units with specific attention to adding 3 or
more bedroom units. Planning staff continues to
work with developers during the entitlement
process to design units to accommodate families
of all sizes.
(See Policy 11.1-I-6
and 11.3-I-4).

9. First Time
Homebuyer
Downpayment
Assistance
Programs

11.1-I-10 Continue to participate with
Contra Costa County and
non-profit organizations to
offer first-time
homeownership programs to
current and prospective San
Ramon residents and
workers. Assist 10
households during the
planning period.
10 households The City continues to advertise first-time homebuyer downpayment assistance programs via
the City website, public counter, and newsletter.

As of 2020, no households have been assisted
through this program.

Program retained with
increased outreach
(See Policy 11.1-I-10) Planning
Period/
Ongoing

10. Affordable
Housing
Development

11.1-I-1

11.1-I-3

11.1-I-4
Assist with the construction
of 200 affordable units
during the planning period
through the following
actions:
• Provide incentives to
non-profit housing
corporations, private
developers, and public
agencies to increase the
supply of affordable
housing.
• Target a portion of local
financial resources that
meet the needs of lower
200 affordable
units
Between 2015 and 2020, the City has permitted
288 affordable housing units.

Program retained
(See Policy 11.1.I-1,

11.1-I-3, and 11.1-I4) Planning
Period

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
income households.
• Identify a list of qualified
housing developers and
notify developers of
potential projects and
available funding
resources.
• Provide information on
potential sites and
communicate with the
development community
on the City’s goal to
provide quality affordable
housing.
• Provide priority project
processing to affordable
housing projects during
Plan Review.

11. Affordable
Housing
Funding
Sources

11.1-I-3 Facilitate the development
of affordable housing
throughout the community
through use of financial
and/or regulatory
incentives, where feasible.
50 affordable
units
During the planning period, the City permitted 288
affordable housing units.

Park Central:
2 Mod. units
Deer Creek Senior Apartments:
20 Very Low units
82 Low units
162 Mod. units
The Preserve Development:
11 Very Low units
11 Low units
Total:288 BMR units
The City anticipates additional affordable units will
Program retained
(See Policy 11.1.I-3)
Planning
Period

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
be permitted during the remainder of the 2015-
2023 Housing Element cycle.

12. Inclusionary
Housing

11.1-I-4 Initiate development of an
inclusionary ordinance
within one year of adoption
of the Housing Element.

Negotiate with developers to
ensure a portion of future
residential development is
affordable to extremely low,
very low, low and moderate
income households and
facilitate the construction of
250 units through the
inclusionary housing
ordinance and in-lieu fee
program.
250 housing
units
In April 2019, the City Council adopted an
Inclusionary Housing and Commercial Linkage
Ordinance. As of 2020, the City has issued
building permits for 288 affordable housing units
during the planning period.

Park Central:
2 Mod. units
Deer Creek Senior Apartments:
20 Very Low units
82 Low units
162 Mod. units
The Preserve Development:
11 Very Low units
11 Low units
Total:288 BMR units
The City anticipates additional affordable units will
be permitted during the remainder of the 2015-
2023 Housing Element cycle.

BMR Count for 2021 includes:

The Preserve Development: 4 Very Low, 2 Low
Units
Deer Creek (South): 185 Mod. units
The program is
revised to reflect
implementation of
inclusionary and
commercial linkage
ordinance, including
the uses of fees
collected (See Policy

11.1-I-4)
Ordinance
FY15/16;
Planning
Period

13. In-Lieu Fee
for Commercial
Development

11.1-I-11 Ensure that non-residential
development contributes to
the supply of housing
None In April 2019, the City Council adopted an
Inclusionary Housing and Commercial Linkage
Ordinance. The ordinance exempts mixed-use
This program is
incorporated with
Program 12 above Ordinance

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
affordable to lower-income
households, including
extremely low-income
households. Initiate the
development of a
commercial linkage fee
within one year of adoption
of the Housing Element.

FY15/16 development from payment of in-lieu fees if the development meets the Inclusionary Housing
Policy.
(See Policy 11.1-I-11)

14. Use of InLieu Fees11.1-I-3 Facilitate the development of affordable housing
throughout the community
through establishment of a
program and/or guidelines
for in-lieu fees within one
year of the adoption of the
Housing Element.

None The City established in-lieu fee guidelines as part of the Inclusionary Housing and Commercial
Linkage Ordinance adopted in April 2019.

Pursuant to the ordinance, the fees collected are
deposited into an Affordable Housing Fund,
together with any earnings on such monies less
administrative changes, shall be used or
committed to use by the City for the purpose of
providing or supporting very low, low, and
moderate income ownership or rental housing in
the City.

This program is
incorporated with
Program 12 above
(See Policy 11.1-I-3)
FY 15/16

15. Affordable
Housing Fair

11.1-I-15 Work with neighboring
jurisdictions in the TriValley area and coordinate
eight affordable housing
fairs throughout the
planning period.
8 affordable
housing fairs
The City continues to work with the Tri-Valley
Housing Opportunity Center, a “one-stop shop” to
distribute information about affordable rental
information and down payment assistance and work
cooperatively with the Center to provide affordable
housing fairs, property bus tours, seminars, etc.

In November 2013 and May 2018, the City
organized a public affordable housing development
tour of the Tri-Valley in coordination with the TriValley Affordable Housing Committee (TVAHC).

The City postponed Summer 2020 outreach
efforts to be held at the San Ramon Farmer’s
Market due to the COVID-19 pandemic.

This program is
combined with
Program 11 above
(See Policy 11.1-I-15) Planning
Period

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element

16. Energy
Conservation

11.4-I-4 On an ongoing basis,
implement residential
energy conservation
programs and standards.

None The City continues to implement policies for
residential energy conservation programs and
standards. In 2018, the City joined Marin Clean
Energy (MCE) as the default energy provider with
the automatic enrollment in 50 percent renewable
energy service. The City has also authorized six
(6) Property Assessed Clean Energy (PACE)
Program options within the City.

Program retained.
(See Policy 11.4-I-4) Ongoing

17. Housing
Opportunity
Sites

11.1-I-1 Facilitate the development
on Opportunity Sites by
providing sites information
to interested developers.

Within the planning period,
publish RFQ for housing
opportunity sites in the
former Redevelopment
area to assist with
development of sites.

Revise Commercial
Linkage Fee policy to
exempt mixed use
development. Maintain an
adequate inventory of
residential/mixed use sites
to accommodate the City’s
RHNA.

None The City continues provide information to
interested developers for housing opportunity sites
in the former Redevelopment area. Housing
opportunity Site No. 15, located at 9000 Alcosta
Blvd., was approved in 2017 for a 123-unit senior
housing apartment development, with all 122 units
being affordable (13 units @ 30% AMI; 13 units
@ 50% AMI; and 96 units @ 60% AMI), and a
manager unit.

Additionally, the City maintains an adequate
inventory of residential and mixed-use sites to
accommodate the City's remaining RHNA
allocation.

In 2020, the City approved the CityWalk Master
Plan Project within the Bishop Ranch development
(including a housing opportunity site) to develop,
over a 25 year period, a mix of uses near an
existing job-center and transportation networks for
up to 4,500 multi-family units, a 169-key hotel,
166,000 sq. ft. commercial space, and several
new parking structures. In 2020, three (3) Below
Market Rate units in The Preserve development
(formerly Faria) were occupied by eligible
households selected through the Below Market
Rate Homeownership Program and the
This program is
updated to outline the
City’s strategy for the
6th cycle RHNA and
required zoning code
revisions to implement
that strategy (See
Policy 11.1-I-11)
Ongoing

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General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
administrator (HouseKeys).

18. Mixed Use
Zone

11.1-I-7 Revise the Zoning
Ordinance within one year
of adoption of the Housing
Element to amend the
development standards in
the Mixed Use (MU) Zone,
including establishing a
density range of 14 to 30
dwelling units per acre.

None In December 2018, the City updated the
Economic, Land Use, and Housing Elements in the
General Plan in response to the Economic
Development Strategic Plan. In 2020, the City
adopted a Zoning Ordinance Update, including an
amendment to the development standards in the
Mixed Use (MU) zone and the density range to 14
to 30 dwelling units per acre.

This program is
incorporated with
Program 17 above to
outline the City’s
overall strategy for
RHNA (See Policy

11.1-I-7)
FY 15/16

19. Provision of
Adequate
Housing Sites
Work with property owners
and developers,
encouraging land divisions
and providing technical
assistance and incentives,
for the development of
affordable housing.

None The City continues to monitor residential
development proposals to ensure adequate
housing sites exist to meet the City's remaining
RHNA allocation.

This program is
incorporated with
Program 17 above to
outline the City’s
overall strategy for
RHNA
Ongoing

20. Affordable
Housing
Incentives and
Concessions

11.3-I-2 Annually evaluate the City’s
development standards,
policies and procedures to
ensure incentives offered
by the City are adequate to
respond to market
conditions and therefore
facilitate affordable
housing.

None The City continues to evaluate the incentives
offered to ensure they are adequate to respond to
market conditions and facilitate affordable housing.

In December 2018, the City updated the
Economic, Land Use, and Housing Elements in the
General Plan in response to the Economic
Development Strategic Plan. In 2020, the City
adopted a Zoning Ordinance Update, including an
amendment to the development standards in the
Mixed Use (MU) zone and the density range to 14
to 30 dwelling units per acre. The City provides
the following incentives: 1) density bonuses; 2)
reduced parking for affordable multi-family
projects; 3) the covered parking requirement may
be waived for affordable multi-family
This program is
combined with
Program 11 above
(See Policy 11.3-I-2)
Ongoing

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Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
developments; and 4) additional FAR for
affordable and workforce housing in the Mixed Use
zones.

21. Senior
Group-Care
Housing

11.3-I-2 Participate in programs and
provide incentives for
projects that include
housing for seniors, lower
and moderate income
households, and special
needs groups. Facilitate
the construction of 30
group-care housing units
for seniors within the
planning period.
30 units In 2015, the City approved The Watermark
(formerly Summit Senior Care) located at 12720
Alcosta Blvd. The Watermark was completed in
2019 and includes 39 assisted living and 40
memory care apartments.

In November 2021, the City approved the Belmont
Village development project for 177 units (183
beds) State-licensed Residential Care Facility for
the Elderly (RCFE) with a mix of independent
living, assisting living, and secured memory care
This program is
combined with
Program 11 above
with emphasis of
special needs
populations (See
Policy 11.3-I-2)
Planning
Period

22. Second
Dwelling Units

11.1-I-8 Encourage construction of
second dwelling units
within single-family
residential neighborhoods.

Facilitate construction of
50 SDUs within the
planning period. Distribute
the SDU brochure on the
City website and at the
Planning/Community
Development Department.

Revise Zoning Ordinance
within one year of the
adoption of the Housing
Element to facilitate second
unit development.
50 units In early 2020, the City adopted a Zoning
Ordinance Text Amendment to revise the Zoning
Ordinance regulations for Accessory Dwelling Units
(Second Dwelling Units) in compliance with recent
State law and to facilitate ADU development. As of
2020, the City has issued 26 building permits for
ADUs during the planning period. In 2018, the City
prepared an ADU brochure and submittal
guidelines to facilitate the development of ADUs.

In 2020, the City was awarded SB 2 Planning
Grant Program funds to develop pre-approved
ADU building permit plans for use by residents.

The City will finalize the pre-approved ADU
building permit plans in 2021.

This program is
expanded to include
incentives to facilitate
Accessory Dwelling
Units (See Policy

11.1-I-8)
Planning
Period

23. Priority
Processing

11.2-I-5 Ensure that units produced
for lower and moderate
549 affordable
units
The City continues to facilitate the development of
affordable housing by giving priority processing to
This program is
combined with

2.1.a
Packet Pg. 158 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning City of San Ramon H.C-11 2023-2031 Housing Element
Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
income households are
maintained at designated
income levels for the term
established in the
entitlement. Facilitate the
construction of 549
affordable low income units.

Ongoing housing developments with affordable housing. For project such as the Faria Preserve, Park Central and
ACRE Townhomes, public workshops with the
Planning Commission and/or City Council were
conducted to provide project applicants comments
early in the development review process.

Recent examples of priority processing include 500
Deerwood Rd. (57 For-sale MF Units); 2701
Hooper Drive (47 For-sale MF Units, 16 ADUs);
City Village (404 Units).

The City continues to implement the Dougherty
Valley Settlement Agreement and to expedite the
review of affordable housing components of the
Dougherty Valley project such as streamlining the
Architectural Review of applications.

Program 11 above to
establish an overall
program to facilitate
affordable housing
development (See
Policy 11.2-I-5)

24. Development
Fees
Annually evaluate the City’s
Fee Schedule to monitor
and mitigate, as necessary,
fees and exactions and
their impact to
development. Incorporate
outreach to development
stakeholders as part of the
Fee Schedule update
process.

None The City annually evaluates and updates the City
Fee Schedule to monitor and mitigate fees and
exactions and their impact to development.

Additionally, a development fee study was
completed in 2017 analyzing the existing and
proposed development impact fees. In 2019, the
City adopted a fee schedule with a new Affordable
Housing Impact Fee to implement the Inclusionary
Housing and Commercial Linkage Ordinance.

Program retained
Annual

25. Regional
Partnership for
Affordable
Housing

11.1-I-15 Work with neighboring
jurisdictions in the TriValley area to develop
affordable housing. Assist
150 lower and moderate
income residents of the
Tri-Valley through
150 residents The City continues to actively participate in the TriValley Affordable Housing Committee (TVAHC) to coordinate the provision of social services and
housing assistance to meet the needs of lower and
moderate income households in the region. The
City also continues to support the Contra Costa
County Urban County Program, which provides
Program retained but
policy is changed to
coordinate with
neighboring
jurisdictions in the TriValley area to discuss
below-market rate
Planning
Period

2.1.a
Packet Pg. 159 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning City of San Ramon H.C-12 2023-2031 Housing Element
Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
continued coordination with
the Tri-Valley Affordable
Housing Committee.

CDBG funds to organizations that assist the
homeless. Additionally, in December 2018, the City
Council supported the Homeless Emergency Aid
Program (HEAP) block grant to assist in addressing
the homelessness crisis.
(BMR) housing topics,
programs, and trends.

26. Transitional
and Supportive
Housing

11.3-I-3 Revise the Zoning
Ordinance within one year of
the adoption of the Housing
Element to amend the
residential zoning districts to
allow transitional and
supportive housing facilities
where residential uses are
permitted.

None In early 2020, the City adopted a Zoning Ordinance Text Amendment to revise the Zoning Ordinance
regulations including an amendment to allow
transitional and supportive housing where residential
uses are permitted.

This program is
updated to address
recent changes to
State law, such as
Low Barrier
Navigation Center
(AB 101), Supportive
Housing (AB 2162),
and Emergency
Shelters (AB 139)
FY 15/16
FY 09/10

27. Person
with
Developmental
Disabilities
Work with the Regional
Center of the East Bay
(RCEB) to implement an
outreach program that
informs families within the
City on housing and
services available for
persons with developmental
disabilities. Development of
outreach program to be
completed within one year
of the adoption of the
Housing Element.

None The City continues to assist in the housing needs
for persons with Developmental Disabilities by
coordinating housing activities and outreach with
the Regional Center of the East Bay (RCEB) and
encourages housing providers to designate a
portion of new affordable housing developments
for persons with disabilities.

This program is
combined with
Program 11 above FY 15/16

28. Fair
Housing
Program

11.3-I-1 Promote fair housing
practices and provide
educational information on
fair housing to the public
None The City continues to promote fair housing practices and provide educational information through the
distribution of brochures and flyers. The City is
currently updating the Housing webpage to provide
This program is
expanded to set forth
the City’s actions to
address affirmatively
Ongoing

2.1.a
Packet Pg. 160 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning City of San Ramon H.C-13 2023-2031 Housing Element
Program
General
Plan
2030
Policy
Description
Quantified
Objectives 2015-2023 Accomplishments
Continued
Appropriateness in
2023-2031 Housing
Timeframe Element
through the distribution of
brochures and flyers.

Provide referral to
appropriate agencies for
services. Provide brochures
and flyers at public counters
and information on fair
housing rights and services
on the City website.
additional housing information to the community. furthering fair housing requirements (See
Policy 11.3-I-1)
Cumulative Impacts on Addressing Special Needs
The Housing Choice Voucher (HCV) program represents an important part of the City affordable housing resources for special needs households. The HCV program provides tenant-based rental assistance to households with severe cost burden or experiencing homelessness. Typically, a large proportion of the voucher recipients are seniors, female-headed households, and households with disabled members.

In addition, the City was able to preserve and maintain an inventory of affordable housing projects that include three projects for seniors:
• Valley Vista Senior: 104 units
• Villa San Ramon Senior: 32 units
• Deer Creek Senior Apartments: 449 units
The City also facilitates the development group housing for seniors, such as The Watermark, which offers assisted living and memory care units.

In the 6th cycle update of the Housing Element, the City will expand its efforts in providing a range of affordable housing options that can serve the diversifying San Ramon population.

2.1.a
Packet Pg. 161 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning City of San Ramon H.D-1 2023-2031 Housing Element
Appendix 11-D
Sites Inventory
The following tables include the City’s Sites Inventory. Table D-1 includes the 4th and 5th Housing Element Cycle Carryover sites and Table D-2 includes 6th Cycle Housing Element Rezone Sites.

Table D-1: 4th and 5th Cycle Housing Element Sites
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Crow
Canyon
2700
Hooper Dr
208250
058 1.8 Auto Repair ` Use

SRVSP -
Res.

Overlay
22 35 26.25 0 47 32 4 11 Private
Yes, 4th and
5th
Yes 1.91 None 100%
Caliber Collision auto body shop; capacity
based on buildable area and 75% of max
density for SRV SP Residential Overlay.

Developer interest in the SRVSP area.

Adjacent property approved for residential
redevelopment in 2021. The existing
development for a single auto repair
business on the subject parcel (APN: 208-
250-058) has minimal lot coverage (13%),
which is conducive for redevelopment,
particularly once the adjacent pipeline
project is developed.

Crow
Canyon
2092
Omega Rd
208250
083 0.7 Office
Mixed
Use

SRVSP -
Res.

Overlay
22 35 26.25 0 17 11 1 5 Private
Yes, 4th and
5th
Yes 2.14 None 100%
Omega Office Complex; capacity based on
buildable area and 75% of max density for
SRV SP Residential Overlay; adjacent
development trend, age of building.

Developer interest in the SRVSP area.

Adjacent property approved for residential
redevelopment in 2021. Previous interest
expressed by owner for redevelopment but
limited by small parcel size. HE Update will
facilitate redevelopment with the rezone of
two adjacent parcels (APN: 208-250-071
and -072) to allow housing. Existing office
development was constructed in
1982/1983 and due to age of the building,
redevelopment is expected to occur in near
term.

Crow
Canyon
1947 San
Ramon
Valley Blvd
208250
088 0.6 Office
Mixed
Use

SRVSP -
Res.

Overlay
22 35 26.25 0 15 10 1 4 Private
Yes, 4th and
5th
Yes 1.50 None 100%
Small Office; Capacity based on buildable
area and 75% of max density for SRV SP
Residential Overlay.

Developer interest in the SRVSP area.

Adjacent property approved for residential

2.1.a
Packet Pg. 162 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-2 2023-2031 Housing Element
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate AboveModerate
redevelopment in 2021. Redevelopment of
the existing commercial site will increase
once the adjacent pipeline project is
developed.

Crow
Canyon
2001
Omega Rd
208660
007 0.8 Office
Mixed
Use

SRVSP -
Res.

Overlay
22 35 26.25 0 21 14 2 5 Private
Yes, 4th and
5th
Yes 0.00 None 100%
Omega Office Complex: Capacity based on
buildable area and 75% of max density for
SRV SP Residential Overlay.

Developer interest in the SRVSP area.

Adjacent property approved for residential
redevelopment in 2021. Redevelopment of
the existing office building (constructed in
1985) likely once the adjacent pipeline
project is developed and due to the old age
of the building. Some economic
development specialists state small-scale
commercial uses have a life span of 15-20
years.

Crow
Canyon
2233 San
Ramon
Valley Rd
208260
036 0.7
Commercial
Service—
Landscape
Materials
Mixed
Use

SRVSP -
Village
Center MU
30 35 30 0 21 14 2 5 Private
Yes, 4th and
5th
Yes 0.00 None Yes 100%
Morgan's Masonry materials yard; capacity
based on full site redeveloped at min
residential density per VCMU District;
Preliminary concept plan.

Developer and property owner interest in
the SRVSP area. Adjacent property
approved for residential redevelopment in
2021. Redevelopment of the existing
outdoor landscape contractor's supply
business (constructed in 1961) likely given
the City has reviewed a Concept Plan for
mixed use development with residential and
commercial uses. The subject parcels also
have a low improvement to land ratio.

These parcels also constitutes a portion of
the core area of the San Ramon Village
Specific Plan and are underutilized.

Crow
Canyon
2233 San
Ramon
Valley Rd
208260
052 2.2
Commercial
Service—
Landscape
Materials
Mixed
Use

SRVSP -
Village
Center MU
30 35 30 0 66 46 6 14 Private
Yes, 4th and
5th
Yes 0.15 None Yes 100%
Morgan's Masonry materials yard; capacity
based on full site redeveloped at min
residential density per VCMU District;
Preliminary concept plan.

Developer and property owner interest in
the SRVSP area. Adjacent property
approved for residential redevelopment in
2021. Redevelopment of the existing

2.1.a
Packet Pg. 163 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-3 2023-2031 Housing Element
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate AboveModerate
outdoor landscape contractor's supply
business (constructed in 1961) likely given
the City has reviewed a Concept Plan for
mixed use development with residential and
commercial uses. The subject parcels also
have a low improvement to land ratio.

These parcels also constitutes a portion of
the core area of the San Ramon Village
Specific Plan and are underutilized.

Crow
Canyon
2241 San
Ramon
Valley Rd
208260
053 0.3 Auto Repair
Mixed
Use

SRVSP -
Village
Center MU
30 35 30 0 9 9 Private
Yes, 4th and
5th
Yes 0.51 None 100%
Billy Built auto shop; capacity based on full
site redeveloped at min residential density
per VCMU District.

Developer and property owner interest in
the SRVSP area. Adjacent property
approved for residential redevelopment in
2021. The building at parcel 208-260-053
was built in 1960 and is used as an autorepair shop. Through review of a Concept Plan for mixed use development with
residential and commercial uses on the
adjacent parcels at 2233 San Ramon
Valley Blvd., the City intends to integrate
redevelopment of the subject property with
the development pattern of the adjacent
parcels. The subject parcel also has a low
improvement to land ratio. This parcel also
constitutes a portion of the core area of the
San Ramon Village Specific Plan and is
underutilized.

Crow
Canyon
2255 San
Ramon
Valley Rd
208271
003 1.0
Retail—
Produce Stand
Mixed
Use

SRVSP -
Village
Center MU
30 35 30 0 19 14 1 4 Private
Yes, 4th and
5th
Yes 0.10
Creek along
rear of
property
100%
Windmill Farm Stand: capacity based on
buildable area redeveloped at min
residential density per VCMU district.

Developer interest in the SRVSP area.

Adjacent properties approved for an
integrated mixed use redevelopment with
residential and commercial uses,
incorporating the subject parcel (APN:
208-271-003). This parcel has a low
improvement to land ratio and constitutes a
portion of the core area of the San Ramon
Village Specific Plan and is underutilized.

Crow 2400 Old 208271 1.0 Office and Mixed SRVSP - 30 35 30 0 30 22 3 5 Private Yes, 4th and Yes 1.52 None 100% Gilead Bible Church; capacity based on full

2.1.a
Packet Pg. 164 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-4 2023-2031 Housing Element
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate AboveModerate
Canyon Crow
Canyon Rd
022 Religious
Assembly
Use Village
Center MU
5th site redeveloped at min residential density
per VCMU district.

Developer and property owner interest in
the SRVSP area. Adjacent properties
approved for an integrated mixed use
redevelopment with residential and
commercial uses. This parcel constitutes a
portion of the core area of the San Ramon
Village Specific Plan and is underutilized.

The building at parcel 208-271-022 was
built in 1980 and is owned by a religious
assembly group. The building is used for
office and religious assembly purposes. The
property owners have previously expressed
their willingness to redevelop the site so
long as their meeting facility could be
accommodated.

Crow
Canyon
2411 Old
Crow
Canyon Rd
208260
056 5.3 Warehouse
Mixed
Use

SRVSP -
Village
Center MU
30 35 30 0 147 22 14 111 Private
Yes, 4th and
5th
Yes 0.57 None 100%
Underutilized warehouse at Deerwood and
Old Crow Canyon; capacity based on
buildable area redeveloped at min
residential density per VCMU district.

Developer and property owner interest in
the SRVSP area. Adjacent property
approved for residential redevelopment in
2021. Redevelopment of the existing
warehouse and light industry businesses
(constructed in the early 1960's) likely
given developers and the property owner
have discussed residential redevelopment
plans. The subject parcel has a low
improvement to land ratio. The corner
portion of this parcel fronts the core area of
the San Ramon Village Specific Plan and is
underutilized.

Southern
San
Ramon
130 Market
Pl.
213701
002 8.8 Retail
Mixed
Use
MU: Mixed
Use
14 30 20 0 72 44 Private
Yes, 4th and
5th
Yes 3.31 None Yes 41%
Residences at San Ramon Marketplace
Concept development proposed 40 single
family homes and 4 ADUs.

Residences at San Ramon Marketplace
Concept development proposed 40 single
family homes and 4 ADUs on a portion of
this site.

Crow 12943 213020 4.6 Office and Mixed NCRSP – 20 30 30 0 82 8 8 66 Private Yes, 5th Yes 1.51 None Yes 100% Nearon Sunset office complex; Owner

2.1.a
Packet Pg. 165 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-5 2023-2031 Housing Element
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate AboveModerate
Canyon Alcosta
Blvd
046 Religious
Assembly
Use Office
Mixed Use
reached out to City for redevelopment;
Capacity estimate based on redeveloping
entire site 40/60 commercial/ residential
at max residential density. Iron Horse
Village Concept plan includes 85 SF, 32
MF, and 48 ADUs.

Developer and property owner interest in
the NCRSP area, including the
redevelopment of the existing office and
commercial tenant buildings (constructed in
1979/1980) likely given the City has
reviewed in 2022 a Preliminary Housing
Development application for the Iron Horse
Village mixed use development (including
residential uses).

Crow
Canyon
3401 Crow
Canyon Rd.
213020
037 4.7
Light
Industrial/
Office
Mixed
Use
NCRSP –
Office
Mixed Use
20 30 30 0 83 8 8 67 Private Yes, 5th Yes 2.77 None Yes 100% Nearon Sunset office complex: Owner
reached out to City for redevelopment;
Capacity estimate based on redeveloping
entire site 40/60 commercial/ residential
at max residential density. Iron Horse
Village Concept plan includes 85 SF, 32
MF, and 48 ADUs
Developer and property owner interest in
the NCRSP area, including the
redevelopment of the existing office and
commercial tenant buildings (constructed in
1979/1980) likely given the City has
reviewed in 2022 a Preliminary Housing
Development application for the Iron Horse
Village mixed use development (including
residential uses).

Westside
Westside
Dr.
211040
033 20.4 Open Space
Hillside
Residenti
al/Single
-Family
Low
Medium
Density/
Open
Space
WSP –
Open
Space
0 4.4 5.6 0 15 15 Private
Yes, 4th and
5th
No,
within
UGB

0.00 Hillside Yes 13%
Vacant hillside parcels; Owner Interest.

Developer and previous property owner
interest. In 2020, a Minor Subdivision was
approved to create the existing parcel
(APN: 211-040-033) for a future
residential development application.

Westside
Westside
Dr.
211040
033 20.4 Open Space
Hillside
Residenti
WSP –
Open
0 3 0.8 0 6 6 Private
Yes, 4th and
5th
No,
within

0.00 Hillside Yes 37%
Vacant hillside parcels; Owner Interest.

Developer and previous property owner

2.1.a
Packet Pg. 166 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-6 2023-2031 Housing Element
Planning
Subarea
Site
Address APN
Gross
Acres Current Use GP Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included in
Previous
Cycle HE
Infrastructure
Improvement to
Land Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate AboveModerate
al/Single
-Family
Low
Medium
Density/
Open
Space
Space UGB interest. In 2020, a Minor Subdivision was
approved to create the existing parcel
(APN: 211-040-033) for a future
residential development application.

Table D-2: Rezone Sites
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Crow
Canyon
3130 Crow
Canyon Pl
213010
052 3.3 Office MU
NCRSP –
Destinatio
n Retail
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 60 45 6 9 Private Yes, 5th Yes 1.93
Adj. to
freeway
45%
Canyon Commons Corporate offices;
Capacity based on development of
parking lot to max density and
maintaining office.

Developer interest in the NCRSP area,
including adjacent parcels to the subject
property. The subject parcel is located
in the North Camino Ramon Specific
Plan (NCRSP) area, which is
designated a Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates the use of
shared structured parking with a mixed
use development pattern. Residential
development is anticipated on the
existing surface parking lot area.

Crow
Canyon
3160 Crow
Canyon Pl
213010
046 1.9 Office MU
NCRSP –
Destinatio
n Retail
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 45 33 4 8 Private Yes, 5th Yes 2.95
Adj. to
freeway
Yes 100%
Crow Canyon Place; Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density; adjacent
development trend, Previous interest
from property owner to redevelop
during SRVSP update (2020).

Developer and previous property owner
interest in the NCRSP area, including
the subject property and adjacent
parcels. The subject parcel is located in
the North Camino Ramon Specific Plan

2.1.a
Packet Pg. 167 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-7 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired. The
office buildings on parcels 213-010-
046, -047, 059 and -060 are all
owned under the same ownership
group and built in the early 1980s. A
number of vacancies in the building
have led to developer inquiries related
to the redevelopment of the sites.

Crow
Canyon
3170 Crow
Canyon Pl
213010
047 1.9 Office MU
NCRSP –
Destinatio
n Retail
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 45 33 4 8 Private Yes, 5th Yes 2.97 None Yes 100% Crow Canyon Place: Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density; adjacent
development trend, Previous interest
from property owner to redevelop
during SRVSP update (2020).

Developer and previous property owner
interest in the NCRSP area, including
the subject property and adjacent
parcels. The subject parcel is located in
the North Camino Ramon Specific Plan
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired. The
office buildings on parcels 213-010-
046, -047, 059 and -060 are all
owned under the same ownership
group and built in the early 1980s. A
number of vacancies in the building
have led to inquiries related to the
redevelopment of the sites.

Crow 3150 Crow 213010 1.4 Office MU NCRSP - MU NCRSP - 20 40 40 0 33 24 3 6 Private Yes, 5th Yes 3.07 None Yes 100% Crow Canyon Place: Capacity estimate

2.1.a
Packet Pg. 168 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-8 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Canyon Canyon Pl 059 Destinatio
n Retail
Mixed
Use
MU based on redeveloping entire site
40/60 commercial/residential at max
residential density; adjacent
development trend, Previous interest
from property owner to redevelop
during SRVSP update (2020).

Developer and previous property owner
interest in the NCRSP area, including
the subject property and adjacent
parcels. The subject parcel is located in
the North Camino Ramon Specific Plan
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired. The
office buildings on parcels 213-010-
046, -047, 059 and -060 are all
owned under the same ownership
group and built in the early 1980s. A
number of vacancies in the building
have led to inquiries related to the
redevelopment of the sites.

Crow
Canyon
3180 Crow
Canyon Pl
213010
060 1.9 Office MU

NCRSP -
Destinatio
n Retail
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 45 33 4 8 Private Yes, 5th Yes 3.04 None Yes 100% Crow Canyon Place: Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density; adjacent
development trend, Previous interest
from property owner to redevelop
during SRVSP update (2020).

Developer and previous property owner
interest in the NCRSP area, including
the subject property and adjacent
parcels. The subject parcel is located in
the North Camino Ramon Specific Plan
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to

2.1.a
Packet Pg. 169 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-9 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired. The
office buildings on parcels 213-010-
046, -047, 059 and -060 are all
owned under the same ownership
group and built in the early 1980s. A
number of vacancies in the building
have led to developer inquiries related
to the redevelopment of the sites.

Crow
Canyon
Crow
Canyon Rd
2130110
02 1.7 Parking Lot MU
NCRSP –
Office
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 40 30 4 6 Private Yes, 5th Yes 0.00
Adjacent
to
arterial
road
100%
SRV Conference Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

The subject parcel constitutes part of
the PG&E San Ramon Conference
Center (APNs: 213-011-002; 213-011-
003; 213-020-053; and 213-020-
054) and serves as a training center
for PG&E employees and includes
accommodations for overnight stays
and on-site meal service. Developer
interest in the NCRSP area, including
the adjacent Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac.

Given the on-going PG&E
reorganization/facility restructuring and
the underutilized nature of the facility,
anticipates a mixed use development
pattern that would allow existing uses to
remain if desired.

Crow
Canyon
3301 Crow
Canyon Rd
2130110
03 10.7
Office and
Learning
Center
MU
NCRSP –
Office
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 256 38 25 193 Private Yes, 5th Yes 0.00 None 100% SRV Conference Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

The subject parcel constitutes part of

2.1.a
Packet Pg. 170 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-10 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
the PG&E San Ramon Conference
Center (APNs: 213-011-002; 213-011-
003; 213-020-053; and 213-020-
054) and serves as a training center
for PG&E employees and includes
accommodations for overnight stays
and on-site meal service. Developer
interest in the NCRSP area, including
the adjacent Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac.

Due to PG&E's recent
reorganization/facility restructuring and
their consolidation of office use in San
Ramon as well as the underutilized
nature of the facility, the site is ideally
situated in the near term for mixed use
development that would allow existing
uses to remain if desired.

Crow
Canyon
Crow
Canyon Rd
213020
054 2.7 Parking Lot MU
NCRSP –
Office
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 64 48 6 10 Private Yes, 5th Yes 0.00 None 100% SRV Conference Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

The subject parcel constitutes part of
the PG&E San Ramon Conference
Center (APNs: 213-011-002; 213-011-
003; 213-020-053; and 213-020-
054) and serves as a training center
for PG&E employees and includes
accommodations for overnight stays
and on-site meal service. Developer
interest in the NCRSP area, including
the adjacent Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)

2.1.a
Packet Pg. 171 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-11 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac.

Due to PG&E's recent
reorganization/facility restructuring and
their consolidation of office use in San
Ramon as well as the underutilized
nature of the facility, the site is ideally
situated in the near term for mixed use
development that would allow existing
uses to remain if desired.

Crow
Canyon
Crow
Canyon Rd
213020
053 1.3 Parking Lot MU
NCRSP –
Office
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 31 23 3 5 Private Yes, 5th Yes 0.00
Adj. to
arterial
roadway
100%
SRV Conference Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

The subject parcel constitutes part of
the PG&E San Ramon Conference
Center (APNs: 213-011-002; 213-011-
003; 213-020-053; and 213-020-
054) and serves as a training center
for PG&E employees and includes
accommodations for overnight stays
and on-site meal service. Developer
interest in the NCRSP area, including
the adjacent Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac.

Due to PG&E's recent
reorganization/facility restructuring and
their consolidation of office use in San
Ramon as well as the underutilized
nature of the facility, the site is ideally
situated in the near term for mixed use
development that would allow existing

2.1.a
Packet Pg. 172 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-12 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
uses to remain if desired.

Crow
Canyon
Crow
Canyon Rd
2130110
06 1.6 Parking Lot MU
NCRSP –
Office
Mixed
Use
MU

NCRSP -
MU
20 40 40 0 38 28 3 7 Private Yes, 5th Yes 0.06
Adj. to
arterial
road
100%
SRV Conference Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

The subject parcel constitutes part of
the PG&E San Ramon Conference
Center (APNs: 213-011-002; 213-011-
003; 213-020-053; and 213-020-
054) and serves as a training center
for PG&E employees and includes
accommodations for overnight stays
and on-site meal service. Developer
interest in the NCRSP area, including
the adjacent Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac.

Due to PG&E's recent
reorganization/facility restructuring and
their consolidation of office use in San
Ramon as well as the underutilized
nature of the facility, the site is ideally
situated in the near term for mixed use
development that would allow existing
uses to remain if desired.

Crow
Canyon
12855
Alcosta Blvd
213020
015 0.8
Commercial
Service—
Building
Materials
MU
NCRSP –
Multifamil
y Mixed
Use
MU

NCRSP -
MU
20 40 40 0 19 14 1 4 Private
Yes, 4th
and 5th
Yes 0.57 None 100%
Alcosta at Norris Canyon: Underutilized
warehouse/industrial; Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer interest in the NCRSP area,
including residential development
constructed on the adjacent parcel in
2015 and the Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North

2.1.a
Packet Pg. 173 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-13 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). The existing development
(constructed in 1982) includes a single
engineering contractor with an
underutilized site (25% lot coverage)
and low Improvement to Land Ratio.

HE Update will facilitate redevelopment
with an increased density range
between 20 to 40 du/ac and anticipate
a mixed use development pattern that
would allow existing uses to remain if
desired. Opportunity to combine with
adjacent parcels for redevelopment.

Crow
Canyon
4750 Norris
Canyon Rd
213020
016 0.7
Commercial
Service— Auto
Repair, Office,
and Building
Materials
MU
NCRSP –
Multifamil
y Mixed
Use
MU NCRSP 20 40 40 0 16 12 1 3 Private
Yes, 4th
and 5th
Yes 2.73 None 100%
Alcosta at Norris Canyon: Underutilized
warehouse/industrial; Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer interest in the NCRSP area,
including residential development
constructed on the adjacent parcel in
2015 and the Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). The existing development
(constructed in 1977), including light
industrial tenants, is an older and
underutilized site (APN: 213-020-016).

HE Update will facilitate redevelopment
with an increased density range
between 20 to 40 du/ac and anticipate
a mixed use development pattern that
would allow existing uses to remain if
desired. Opportunity to combine with
adjacent parcels for redevelopment.

Crow
Canyon
12821
Alcosta Blvd
213020
017 0.7
Commercial
Service— MU
NCRSP –
Multifamil
MU NCRSP 20 40 40 0 16 12 1 3 Private
Yes, 4th
and 5th
Yes 2.81 100%
Alcosta at Norris Canyon: Underutilized
warehouse/industrial; Capacity

2.1.a
Packet Pg. 174 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-14 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Office and
Building
Materials
y Mixed
Use
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer interest in the NCRSP area,
including residential development
constructed on the adjacent parcel in
2015 and the Iron Horse Village
Preliminary Housing Development
application submitted in 2022. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). The existing development
(constructed in 1979), including light
industrial tenants, is an older and
underutilized site (APN: 213-020-017).

HE Update will facilitate redevelopment
with an increased density range
between 20 to 40 du/ac and anticipate
a mixed use development pattern that
would allow existing uses to remain if
desired. Opportunity to combine with
adjacent parcels for redevelopment.

Crow
Canyon
2481
Deerwood
Dr.
208640
003 4.4 Office Office OA
SingleFamily
Medium
Density
MediumDensity
Res
6 14 10.5 0 61 5 4 52 Private No
Yes -
Current

0.24 Yes 100%
2481 Deerwood Dr; Capacity based on
buildable area developed at 75% of
max density and previous concept.

Property currently for sale; developer
has filed a current development
application for housing which is in
entitlement review.

Crow
Canyon
2110 Omega
Rd
208250
071 0.9 Office
Mixed
Use
SRVSP:

C/SC
Mixed Use
SRVSP –
Res.

Overlay
22 35 26.25 0 23 17 2 4 Private
Yes, 4th
and 5th
Yes -
Current

1.66 Yes 100%
Small office building; Owner/Developer
interest; Capacity based on entire site
developed at 75% of max density.

Developer interest in the SRVSP area.

Previous interest expressed by owner
for redevelopment, but zoning needed
to be amended. Property owner owns
4th cycle HOS (APN: 208-250-083)
but did not have ability to aggregate
site without this parcel due to nonresidential zoning. HE Update will facilitate rezone to allow housing.

Adjacent property approved for

2.1.a
Packet Pg. 175 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-15 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
residential redevelopment in 2021.

Existing office development was
constructed in 1982/1983 and due to
age of the building, redevelopment is
expected to occur in near term.

Crow
Canyon
2120
Omega Rd
208250
072 0.3 Childcare
Mixed
Use
SRVSP:

C/SC
Mixed Use
SRVSP –
Res.

Overlay
22 35 26.25 0 7 7 Private
Yes, 4th
and 5th
Yes -
Current

0.85 100%
Owner/Developer interest; Capacity
based on entire site developed at 75%
of max density.

HE Update will facilitate rezone to allow
housing. Recent redevelopment trend in
this neighborhood. Adjacent property
approved for residential redevelopment
in 2021. Existing commercial building
was constructed in 1960 and due to
age of the building, redevelopment is
expected to occur in near term.

Crow
Canyon
18 Crow
Canyon Ct
208490
010 2.91 Office MU

SRVSP -
BMU
MF High
Density
MultiFamily
20 30 22.5 0 65 48 6 11 Private No
Yes -
Current

1.40 100%
Centerpointe: Capacity based on entire
site developed at 75% of max density.

Developer interest in the SRVSP area
and recent redevelopment within the
neighborhood converting office to
residential homes. Building constructed
in 1985; with vacancy rates higher due
to reduced office demand as a result of
the pandemic. Across the street from
City-owned future park site to serve
residents.

Dougherty
Hills
680
Bollinger
Canyon Way
213610
033 0.8 Event Center
Retail
Shoppin
g
CC
MF High
Density
MultiFamily
20 30 22.5 0 18 13 1 4 Private No
Yes -
Current

0.74 Yes 100%
Canyon View Dining Hall; Property
owner initiated contact with City on
redevelopment of site; Capacity based
on buildable area developed at 75% of
max density.

Previous interest expressed by
owner/developer for redevelopment,
but zoning needed to be amended. HE
Update will facilitate rezone to allow
housing.

Dougherty
Hills
680
Bollinger
Canyon Way
213610
032 1.5
Surface
Parking
Retail
Shoppin
g
CC
MF High
Density
MultiFamily
20 30 22.5 0 32 24 3 5 Private No
Yes -
Current

0.00 Yes 100%
Canyon View Dining Hall; Property
owner initiated contact with City on
redevelopment of site; Capacity based
on buildable area developed at 75% of
max density.

Previous interest expressed by
owner/developer for redevelopment,

2.1.a
Packet Pg. 176 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-16 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
but zoning needed to be amended. HE
Update will facilitate rezone to allow
housing.

Dougherty
Hills
500
Bollinger
Canyon Ln
2136210
13 7.1 Tennis Court CR CR
MF High
Density
MultiFamily
20 30 22.5 0 67 10 6 51 Private No
Yes -
Current

0.00 Yes 100%
Tennis Courts: Capacity based on
buildable area developed at 75% of
max density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as part of the
stakeholder interviews of the HE
update. HE Update will rezone to
facilitate redevelopment by allow
housing. Property has low improvement
to value ratio and adjacent to existing
residential development.

Dougherty
Hills
500
Bollinger
Canyon Ln
2136210
09 2.4 Vacant CR CR
MF High
Density
MultiFamily
20 30 22.5 0 22 3 2 17 Private No No 0.00 Yes 100%
Tennis Courts: Capacity based on
buildable area developed at 75% of
max density.

See site notes above (500 Bollinger
Canyon Lane).

Bishop
Ranch
4600 Norris
Canyon
2131310
09 5.8
Light
Industrial/
Warehouse
MU

NCRSP -
TCMU
MU MU 20 40 30 0 75 56 7 12 Private Yes, 5th Yes 0.72 Yes Norris Tech Center: Ad Hoc and
Property Owner express interest in
residential redevelopment. Acreage
assumes building on parking; Additional
capacity with office demolition.

Previous interest expressed by
owner/developer for redevelopment.

HE Update will facilitate rezone to allow
housing with greater density range. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). The site is across the street
from the City Village project which
under construction with the demolition
of office buildings and replaced with
residential uses and redevelopment in
the neighborhood is expected in the
near term.

Bishop
Ranch
2301
Camino
Ramon
2131310
03 11.1 Medical Office MU
NCRSP –
Multifamil
y Mixed
Downtown
MU
Downtown
MU
20 60 45 0 499 74 49 376 Private
Yes, 4th
and 5th
Yes -
Current

0.59 Yes 100%
BR 11 Medical Center: Capacity
estimate based on redevelopment of
entire site to residential at 75% max

2.1.a
Packet Pg. 177 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-17 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Use density with a 15% low income
allotment per inclusionary housing
ordinance.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as a future
residential development opportunity.

The subject parcel is located in the
North Camino Ramon Specific Plan
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG). The site is
across the street from the City Village
project which under construction with
the demolition of office buildings and
replaced with residential uses and
redevelopment in the neighborhood is
expected in the near term.

Bishop
Ranch
2527
Camino
Ramon
2131330
78 12.6 Office Office OA
Downtown
MU
Downtown
MU
20 60 45 0 568 85 56 427 Private No
Yes -
Current

11.33 Yes 100%
Bishop Ranch No. 7; Property owneridentified HOS for future redevelopment; Capacity based on
redevelopment of entire site to 75% of
max density with a 15% low income
allotment per inclusionary housing
ordinance.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as a future
residential development opportunity.

The site is across the street from the
City Village project which under
construction with the demolition of office
buildings and replaced with residential
uses and redevelopment in the
neighborhood is expected in the near
term.

Bishop
Ranch
3000
Executive
Parkway
2131330
69 9.9 Office Office OA-H
Downtown
MU
Downtown
MU
20 60 45 0 445 333 44 68 Private No
Yes -
Current

16.65 Yes 100%
Bishop Ranch No. 8; Property owneridentified HOS for future redevelopment; Capacity based on
entire site developed to 75% max
density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as a future

2.1.a
Packet Pg. 178 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-18 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
residential development opportunity.

The site is adjacent to the City Village
project which under construction with
the demolition of office buildings and
replaced with residential uses and
redevelopment within this neighborhood
is expected in the near term.

Bishop
Ranch
4000
Executive
Parkway
2131330
68 8.1 Office Office OA-H
Downtown
MU
Downtown
MU
20 60 45 0 363 272 36 55 Private No
Yes -
Current

16.70 Yes 100%
Bishop Ranch No. 8; Property owneridentified HOS for future redevelopment; Capacity based on
entire site developed to 75% max
density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as a future
residential development opportunity.

The site is adjacent to the City Village
project which under construction with
the demolition of office buildings and
replaced with residential uses and
redevelopment within this neighborhood
is expected in the near term.

Bishop
Ranch
5000
Executive
Parkway
2131330
67 9.3 Office Office OA-H
Downtown
MU
Downtown
MU
20 60 45 0 209 156 20 33 Private No
Yes -
Current

16.33 Yes 100%
Bishop Ranch No. 8; Property owneridentified HOS for future redevelopment; Capacity based on
entire site developed to 75% max
density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle as a future
residential development opportunity.

The site is adjacent to the City Village
project which under construction with
the demolition of office buildings and
replaced with residential uses and
redevelopment within this neighborhood
is expected in the near term.

Twin
Creeks
19001 San
Ramon
Valley Blvd.
2110510
14 5.4
Religious
Assembly
PS PS
PS/Res.

Overlay
PS/Res.

Overlay
6 14 10.5 0 28 28 Private No
Yes -
Current

3.80 Yes 50%
Church of the Valley; Previously
unsuccessful Senior Care Facility; may
be open to residential opportunity;
capacity based preserving existing
primary building and landscaped
portions of site and developing
remaining area to 75% of max density.

Property owner/developer has been

2.1.a
Packet Pg. 179 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-19 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
seeking development opportunities on
the property, with most recent plan in
2019 for a senior assisted living facility.

HE update will facilitate rezone to allow
housing land use and provide more
flexibility that will not require a use
permit for residential homes.

Bishop
Ranch
2451 Bishop
Dr.
2131330
51 29.6
Warehouse and
Undeveloped
MU
NCRSP –
TCMU &
DRMU
Downtown
MU
Downtown
MU
20 60 60 0 1066 159 106 801 Private
Yes, 4th
and 5th
Yes -
Current

2.07 Yes 100%
Toyota site; Mixed income site meeting
reqs of inclusionary housing ordinance;
Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.

Recent discussions with property owner
on long term opportunities on the
property as part of the stakeholder
interviews of the HE update. The site
is adjacent to the City Village project
which under construction with the
demolition of office buildings and
replaced with residential uses and
redevelopment within this neighborhood
is expected in the near term. HE update
will increase density range to facilitate
greater redevelopment incentive. The
subject parcel is located in the North
Camino Ramon Specific Plan (NCRSP)
area, which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG).

Crow
Canyon
2190
Camino
Ramon
2181120
01 0.9 Bank MU-C

NCRSP -
CMU
MU MU 20 40 40 0 21 15 2 4 Private Yes, 5th
Yes -
Current

0.70 Yes 100%
US Bank: Owner/Developer interest;
Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.

Property owner has expressed interest
in redevelopment as part of the
stakeholder interviews of the HE update
and requested to be a HOS for 6th
cycle. Property ownership of this parcel
and adjacent parcels has recently been
consolidated into one ownership group.

The subject parcel is located in the
North Camino Ramon Specific Plan

2.1.a
Packet Pg. 180 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-20 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
(NCRSP) area, which is designated a
Priority Development Area (PDA) by
the Association of Bay Area
Governments (ABAG).

Crow
Canyon
3130 Crow
Canyon Rd.
2181120
04 0.4 Office MU-C

NCRSP -
CMU
MU MU 20 40 40 0 9 9 Private Yes, 5th
Yes -
Current

0.23 Yes 100%
North of Crow Canyon
office/warehouse: Developer Interest;
Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle. Property ownership
of this parcel and adjacent parcels has
recently been consolidated into one
ownership group. The subject parcel is
located in the North Camino Ramon
Specific Plan (NCRSP) area, which is
designated a Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG).

Crow
Canyon
3120 Crow
Canyon Rd.
2181120
05 1.0 Warehouse MU-C

NCRSP -
CMU
MU MU 20 40 40 0 24 18 2 4 Private Yes, 5th
Yes -
Current

0.05 Yes 100%
North of Crow Canyon
office/warehouse: Developer Interest;
Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.

Property owner has expressed interest
in redevelopment and requested to be a
HOS for 6th cycle. Property ownership
of this parcel and adjacent parcels has
recently been consolidated into one
ownership group. The subject parcel is
located in the North Camino Ramon
Specific Plan (NCRSP) area, which is
designated a Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG).

Crow
Canyon
2001 Crow
Canyon Pl.
218102
012 1.4 Parking Lot MU-C

NCRSP -
CMU
MU MU 20 40 40 0 33 24 3 6 Private Yes, 5th
Yes -
Current

0.04 Yes 100%
North of Crow Canyon Magnolia Square
Parking: Developer Interest; Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Property owner has expressed interest
in redevelopment and requested to be a

2.1.a
Packet Pg. 181 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-21 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
HOS for 6th cycle as part of the
stakeholder interviews of the HE
update. Property has low improvement
to value ratio and is located within
walking distance to services and
neighborhood amenities. The subject
parcel is located in the North Camino
Ramon Specific Plan (NCRSP) area,
which is designated a Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG).

Crow
Canyon
2551 San
Ramon
Valley Blvd.
209030
096 3.8
Shopping
Center
MU MU MU MU 20 40 40 0 72 54 7 11 Private No
Yes -
Current

1.28 47%
SRV Office/Retail Plaza (Erik's Deli):

Capacity based on preserving existing
buildings and developing parking at
max density.

Tenancy has shifted in the last several
years to high percentage of non-retail
uses with lesser parking demand
needed and thus allows for easier
redevelopment of parking area.

Adjacent property owner has expressed
interest in redeveloping as a HOS in
the 6th cycle and has high development
potential where shared parking facilities
could be utilized. Parcel is adjacent to
an established neighborhood pattern of
higher density apartment uses. HE
Update will facilitate redevelopment with
an increased density range between 20
to 40 du/ac and anticipates a mixed
use development pattern that would
allow existing uses to remain if desired.

Opportunity to combine with adjacent
parcels for redevelopment.

Crow
Canyon
2525 San
Ramon
Valley Blvd.
209030
093 2.5 Movie Theater MU MU MU MU 20 40 40 0 59 44 5 10 Private No Yes -
Current

0.94 Yes 100%
SRV Theater: Capacity estimate based
on redeveloping entire site 40/60
commercial/residential at max
residential density.

Property owner has expressed interest
in redevelopment as part of the
stakeholder interviews of the HE update
and requested to be a HOS for 6th
cycle. Parcel is adjacent to an
established neighborhood pattern of

2.1.a
Packet Pg. 182 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-22 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
higher density apartment uses. HE
Update will facilitate redevelopment with
an increased density range between 20
to 40 du/ac and anticipates a mixed
use development pattern that would
allow existing uses to remain if desired.

Opportunity to combine with adjacent
parcels for redevelopment.

Crow
Canyon
2710 Crow
Canyon Rd.
208280
033 1.3
Shopping
Center

MU PD MU
PD/Res.

Overlay
20 30 22.5 0 22 16 2 4 Private No
Yes -
Current

2.43 100%
Staples: Capacity estimate based on
redeveloping buildable area to 75% of
maximum density.

Recent consolidation of office supply
uses anticipates a shift of near term
redevelopment potential on this parcel.

Parcel is across the street from existing
residential neighborhood and adjacent
to a vacant lot that could be
consolidated for increased development
area. HE Update will facilitate rezone to
allow housing.

Crow
Canyon
2730 Crow
Canyon Rd.
208280
034 0.9 Parking Lot MU PD MU
PD/Res.

Overlay
20 30 22.5 0 11 11 Private No
Yes -
Current

0.00 100%
Auxiliary Parking Lot Adjacent to
Staples: Capacity estimate based on
redeveloping buildable area to 75% of
maximum density.

Vacant parcel that has garnered
interest from developers for
development in the past. HE Update
will rezone parcel to facilitate the
redevelopment to allow housing.

Crow
Canyon
2610 Crow
Canyon Rd.
208280
027 1.9 Office Office OA
MF High
Density
MultiFamily
20 30 22.5 0 42 6 4 32 Private No
Yes -
Current

1.66 Yes 100%
Property owners have expressed recent
interest in residential redevelopment;
Capacity based on entire site
redevelopment to 75% of max density.

Property owner has expressed interest
in redevelopment as part of the
stakeholder interviews of the HE update
and requested to be a HOS for 6th
cycle. Property owner has been working
on conceptual development designs;
HE Update will rezone parcel to
facilitate the redevelopment to allow
housing.

Crow
Canyon
2701 Old
Crow
208280
009 1.1
Meeting
Facility,
MU

SRVSP -
Multiple
MF High
Density
MultiFamily
20 30 22.5 0 24 18 2 4 Private
Yes, 4th
and 5th
Yes -
Current

0.54 None Yes 100%
Ryan Industrial: Capacity based on
entire site redeveloped to 75% of max

2.1.a
Packet Pg. 183 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-23 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Canyon Rd Business
Support, Office
and
Commercial
Services
Family
Res.
density.

Property owner interest in
redevelopment of site and participated
in Specific Plan update in 2019 to
include site for residential use. Building
constructed in 1971; low improvement
to land ratio; recent redevelopment of
townhomes at the end of cul-de-sac.

Across the street from City-owned
future park site to serve residents.

Crow
Canyon
110 Ryan
Industrial Ct
208280
014 1.0 Office MU

SRVSP -
Multiple
Family
Res.

MF High
Density
MultiFamily
20 30 22.5 0 22 16 2 4 Private
Yes, 4th
and 5th
Yes -
Current

0.91 None 100%
Ryan Industrial: Capacity based on
entire site redeveloped to 75% of max
density.

Building constructed in 1975; low
improvement to land ratio; recent
redevelopment of townhomes at the
end of cul-de-sac. Recent update of
Specific Plan with higher density range
to incentivize redevelopment. Near
City-owned future park site to serve
residents.

Crow
Canyon
101 Ryan
Industrial Ct
208280
015 0.9
Office and
Studio Use
MU

SRVSP -
Multiple
Family
Res.

MF High
Density
MultiFamily
20 30 22.5 0 20 15 2 3 Private
Yes, 4th
and 5th
Yes -
Current

0.53 None 100%
Ryan Industrial: Capacity based on
entire site redeveloped to 75% of max
density.

Building constructed in 1978; low
improvement to land ratio; recent
redevelopment of townhomes at the
end of cul-de-sac. Recent update of
Specific Plan with higher density range
to incentivize redevelopment. Across
the street from City-owned future park
site to serve residents.

Crow
Canyon
115 Ryan
Industrial Ct
208280
016 1.3 Office MU

SRVSP -
Multiple
Family
Res.

MF High
Density
MultiFamily
20 30 22.5 0 29 21 2 6 Private
Yes, 4th
and 5th
Yes -
Current

1.75 None 100%
Ryan Industrial: Capacity based on
entire site redeveloped to 75% of max
density.

Building constructed in 1979; low
improvement to land ratio; recent
redevelopment of townhomes at the
end of cul-de-sac. Recent update of
Specific Plan with higher density range
to incentivize redevelopment. Near
City-owned future park site to serve
residents.

Southern 200 213701 3.6 Retail— MU MU MU MU 20 40 40 0 24 18 2 4 Private Yes, 4th Yes 0.73 Adjacent Yes 100% Marketplace (North): Residential

2.1.a
Packet Pg. 184 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-24 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
San
Ramon
Montgomery
St
004 Shopping
Center
and 5th to
arterial
road
redevelopment on parking at max
density; maintain retail.

Developer and property owner interest.

The subject parcel (APN: 213-701-
004) is part of an existing retail center
(Marketplace, constructed in 1988) with
an underutilized site and a low
Improvement to Land Ratio. The Center
has approximately 50% vacancy,
including the loss of an anchor grocery
store and various restaurant/retail
tenants. Redevelopment of the subject
parcel likely given the City has
reviewed in 2021 a Preliminary Housing
Development application for mixed use
development (including residential
uses) on the adjacent parcel (APN:
213-701-002). The site is adjacent to
the Iron Horse Regional Trail, a major
arterial roadway (Bollinger Canyon
Road), and the approved CityWalk
Master Plan development. The subject
parcel is located in a designated Priority
Development Area (PDA) by the
Association of Bay Area Governments
(ABAG). HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac
and anticipates the use of shared
structured parking with a mixed use
development pattern. Residential
development is anticipated on the
existing surface parking lot area, while
preserving retail opportunities on-site.

Southern
San
Ramon
1071 Market
Place
213702
002 2.79 Hotel MU MU MU MU 20 40 40 0 66 49 6 11 Private Yes, 4th
and 5th
Yes -
Current

3.16 None 100%
Marketplace (West) Residence Inn:

Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.

Parcel to the east recently submitted
preliminary applications for housing
development. Prime location for
residential due to access to parking,
shopping, walking distance to services,
adjacent to regional trail. Parcel to the

2.1.a
Packet Pg. 185 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-25 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
west is the CityWalk project where
residential care facility was recently
approved, and future multi-family
housing. Existing hotel is built for
extended stay and can be easily
converted to units.

Southern
San
Ramon
1021 Market
Place
213702
006 0.21
Shopping
Center
MU MU MU MU 20 40 40 8 8 Private
Yes, 4th
and 5th
Yes -
Current

1.46 Yes 100%
Marketplace (West) Retail Strip:

Capacity estimate based on
redeveloping entire site 40/60
commercial/residential at max
residential density.
"Developer and property owner interest.

The subject parcel (APN: 213-702-
006) constitutes a part of the larger
Marketplace Business Center
development as a Housing Opportunity
Site (Parcels 213-703-002, -004, -
006, -007, & -008), all built in the
late 1980s/early 1990s. As a whole,
the Development is underutilized and is
made up of a retail sporting goods
store, an extended stay hotel,
professional offices, and restaurants.

The site is adjacent to the Iron Horse
Regional Trail, a major arterial roadway
(Bollinger Canyon Road), and the
approved CityWalk Master Plan
development. Redevelopment of the
subject parcel likely given the City has
reviewed in 2021 a Preliminary Housing
Development application for mixed use
development (including residential
uses) on the adjacent parcel (APN:
213-701-002) at the Marketplace
Center. The subject parcel is located in
a designated Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired.

Opportunity to combine with adjacent
parcels for redevelopment."

2.1.a
Packet Pg. 186 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-26 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Southern
San
Ramon
1081 Market
Pl
213702
004 1.1 Office MU MU MU MU 20 40 40 0 26 19 2 5 Private Yes, 4th
and 5th
Yes 1.14
Adj. to
arterial
road
Yes 100%
Premier Physicians: Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density.
"Developer and property owner interest.

The subject parcel (APN: 213-702-
004) constitutes a part of the larger
Marketplace Business Center
development as a Housing Opportunity
Site (Parcels 213-703-002, -004, -
007, & -008), all built in the late
1980s/early 1990s. As a whole, the
Development is underutilized and is
made up of a retail sporting goods
store, an extended stay hotel,
professional offices, and restaurants.

The site is adjacent to the Iron Horse
Regional Trail, a major arterial roadway
(Bollinger Canyon Road), and the
approved CityWalk Master Plan
development. Redevelopment of the
subject parcel likely given the City has
reviewed in 2021 a Preliminary Housing
Development application for mixed use
development (including residential
uses) on the adjacent parcel (APN:
213-701-002) at the Marketplace
Center. The subject parcel is located in
a designated Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired.

Opportunity to combine with adjacent
parcels for redevelopment."
Southern
San
Ramon
1041 Market
Pl
213702
007 4.0
Retail—
Shopping
Center
MU MU MU MU 20 40 40 0 96 72 9 15 Private
Yes, 4th
and 5th
Yes 1.25
Adj. to
arterial
road
Yes 100%
Sports Basement Center: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.
"Developer and property owner interest.

The subject parcel (APN: 213-702-
007) constitutes a part of the larger

2.1.a
Packet Pg. 187 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-27 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Marketplace Business Center
development as a Housing Opportunity
Site (Parcels 213-703-002, -004, -
007, & -008), all built in the late
1980s/early 1990s. As a whole, the
Development is underutilized and is
made up of a retail sporting goods
store, an extended stay hotel,
professional offices, and restaurants.

The site is adjacent to the Iron Horse
Regional Trail, a major arterial roadway
(Bollinger Canyon Road), and the
approved CityWalk Master Plan
development. Redevelopment of the
subject parcel likely given the City has
reviewed in 2021 a Preliminary Housing
Development application for mixed use
development (including residential
uses) on the adjacent parcel (APN:
213-701-002) at the Marketplace
Center. The subject parcel is located in
a designated Priority Development Area
(PDA) by the Association of Bay Area
Governments (ABAG). HE Update will
facilitate redevelopment with an
increased density range between 20 to
40 du/ac and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired.

Opportunity to combine with adjacent
parcels for redevelopment."
Southern
San
Ramon
9130
Alcosta Blvd.
210520
055 0.68
Shopping
Center
MU MU MU MU 20 40 40 0 16 12 1 3 Private
Yes, 4th
and 5th
Yes -
Current

2.90 None Yes 100%
Country Club Village: Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density.

Developer and property owner interest
in the past. The Housing Opportunity
Site is comprised of three parcels (out
of five existing parcels with four office
buildings and parking lot areas). The
existing buildings/parking was
constructed in the 1960s/1970s and
currently include a mix of professional
offices and learning studios.

Redevelopment anticipated due to the

2.1.a
Packet Pg. 188 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-28 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
old age of the development and the low
Improvement to Land Ratio. The site is
located along a major arterial roadway
(Alcosta Boulevard) and is adjacent to
the Sunny Glen Senior Community
area. The site is within walking distance
to neighborhood-serving businesses,
bus transit, and the senior center. HE
Update will facilitate redevelopment with
an increased density range between 20
to 40 du/ac and anticipates a mixed
use development pattern that would
allow existing uses to remain if desired,
incorporating shared parking with the
adjacent existing uses. Opportunity to
combine with adjacent parcels for
redevelopment.

Southern
San
Ramon
9150
Alcosta Blvd.
210520
056 0.81
Shopping
Center
MU MU MU MU 20 40 40 0 19 14 1 4 Private
Yes, 4th
and 5th
Yes -
Current

2.92 None Yes 100%
Country Club Village: Capacity estimate
based on redeveloping entire site
40/60 commercial/residential at max
residential density.

Developer and property owner interest
in the past. The Housing Opportunity
Site is comprised of three parcels (out
of five existing parcels with four office
buildings and parking lot areas). The
existing buildings/parking was
constructed in the 1960s/1970s and
currently include a mix of professional
offices and learning studios.

Redevelopment anticipated due to the
old age of the development and the low
Improvement to Land Ratio. The site is
located along a major arterial roadway
(Alcosta Boulevard) and is adjacent to
the Sunny Glen Senior Community
area. The site is within walking distance
to neighborhood-serving businesses,
bus transit, and the senior center. HE
Update will facilitate redevelopment with
an increased density range between 20
to 40 du/ac and anticipates a mixed
use development pattern that would
allow existing uses to remain if desired,
incorporating shared parking with the

2.1.a
Packet Pg. 189 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-29 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
adjacent existing uses. Opportunity to
combine with adjacent parcels for
redevelopment.

Southern
San
Ramon
9120
Alcosta Blvd
210520
051 2.5
Retail—
Shopping
Center
MU MU MU MU 20 40 40 0 56 42 5 9 Private
Yes, 4th
and 5th
Yes 1.58 None Yes 56%
Country Club Village (West Side):

Capacity based on residential
development on parking lot at max
density; Maintain retail.

Developer and previous property owner
interest. The subject parcel (APN: 210-
520-051) is part of an existing retail
center (Country Club Village,
constructed in 1995) with underutilized
surface parking lot areas. This site is
located along a major arterial roadway
(Alcosta Boulevard) and the Iron Horse
Regional Trail. In recent years,
approximately 10,000 sq. ft. of tenant
space remains vacant, signaling a
potential for redevelopment
opportunities. HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac
and anticipates the use of shared
parking with a mixed use development
pattern. Residential development is
anticipated on the existing surface
parking lot area, while preserving retail
opportunities on-site.

Southern
San
Ramon
9260
Alcosta Dr
210260
054 0.8 Office MU MU-SH MU
Mixed
Use/
Senior
Housing
20 40 40 0 19 14 1 4 Private
Yes, 4th
and 5th
Yes 1.00
Limited
to senior
housing
Yes 100%
South San Ramon Offices: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer and property owner interest
in the past. The Housing Opportunity
Site is comprised of three parcels (out
of five existing parcels with four office
buildings and parking lot areas). The
existing buildings/parking was
constructed in the 1960s/1970s and
currently include a mix of professional
offices and learning studios.

Redevelopment anticipated due to the
old age of the development and the low
Improvement to Land Ratio. The site is
located along a major arterial roadway

2.1.a
Packet Pg. 190 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-30 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
(Alcosta Boulevard) and is adjacent to
the Sunny Glen Senior Community
area. The site is within walking distance
to neighborhood-serving businesses,
bus transit, and the senior center. HE
Update will facilitate redevelopment with
an increased density range between 20
to 40 du/ac and anticipates a mixed
use development pattern that would
allow existing uses to remain if desired,
incorporating shared parking with the
adjacent existing uses. Opportunity to
combine with adjacent parcels for
redevelopment.

Southern
San
Ramon
9260
Alcosta Dr
210260
057 1.0 Office MU MU-SH MU
Mixed
Use/
Senior
Housing
20 40 40 0 24 18 2 4 Private
Yes, 4th
and 5th
Yes 0.58
Limited
to senior
housing
Yes 100%
South San Ramon Offices: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer and property owner interest
in the past. The Housing Opportunity
Site is comprised of three parcels (out
of five existing parcels with four office
buildings and parking lot areas). The
existing buildings/parking was
constructed in the 1960s/1970s and
currently include a mix of commercial
uses. Redevelopment in near term due
to the age of the development and the
low Improvement to Land Ratio. The
site is located along a major arterial
roadway (Alcosta Boulevard) and is
adjacent to the Sunny Glen Senior
Community area. The site is within
walking distance to neighborhoodserving businesses, bus transit, and the senior center. HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac
and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired,
incorporating shared parking with the
adjacent existing uses. Opportunity to
combine with adjacent parcels for
redevelopment.

2.1.a
Packet Pg. 191 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D-31 2023-2031 Housing Element
Planning
Subarea Site Address APN
Gross
Acres Current Use GP Zoning Proposed GP
Proposed
Zoning
Min
Density
(du/ac)
Max
Density
(du/ac)
Realistic
Density
(du/ac)
Existing
Units
Realistic
Zoned
Capacity
Income Distribution
Ownership
Included
in
Previous
Cycle HE
Infrastructure
Improvement to
Land
Ratio
Constraints
Property
Owner
Interest
Percent
of
Property
Notes
Lower Moderate
AboveModerate
Southern
San
Ramon
9260
Alcosta Dr
210260
058 0.9 Parking Lot MU MU-SH MU
Mixed
Use/
Senior
Housing
20 30 40 0 21 15 2 4 Private
Yes, 4th
and 5th
Yes 0.04
Limited
to senior
housing
Yes 100%
South San Ramon Offices: Capacity
estimate based on redeveloping entire
site 40/60 commercial/residential at
max residential density.

Developer and previous property owner
interest. The Housing Opportunity Site
is comprised of three parcels (out of
five existing parcels with four office
buildings and parking lot areas). The
existing buildings/parking was
constructed in the 1960s/1970s and
currently include a mix of professional
offices and learning studios.

Redevelopment anticipated due to the
old age of the development and the low
Improvement to Land Ratio. The site is
located along a major arterial roadway
(Alcosta Boulevard) and is adjacent to
the Sunny Glen Senior Community
area. Redevelopment in near term due
to the age of the development and the
low Improvement to Land Ratio. The
site is located along a major arterial
roadway (Alcosta Boulevard) and is
adjacent to the Sunny Glen Senior
Community area. The site is within
walking distance to neighborhoodserving businesses, bus transit, and the senior center. HE Update will facilitate
redevelopment with an increased
density range between 20 to 40 du/ac
and anticipates a mixed use
development pattern that would allow
existing uses to remain if desired,
incorporating shared parking with the
adjacent existing uses. Opportunity to
combine with adjacent parcels for
redevelopment.

Dougherty
Valley
Bollinger
Canyon Rd.
222270
059 6.6 Vacant MU
MU/
DVSP -
MU
MU DVSP 20 40 40 0 120 18 42 60 Private
Yes, 4th
and 5th
Yes -
Current

0.00 Yes 100%
Requires DV SP plan amendment to
add more units after Deer creek south
is completed.

Property owner has expressed interest
and requested to be a HOS in 6th
cycle. Owner is currently exploring site
design to incorporate a mix of

2.1.a
Packet Pg. 192 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.D
-33 2023-2031 Housing Element
CMU – Commercial Mixed Use
CR = Commercial Recreation
C/SC = Commercial/Service Commercial
DRMU = Destination Retail Mixed Use
DVSP = Dougherty Valley Specific Plan
MU = Mixed Use
MU-C = Mixed Use– Commercial
MU-SH = Mixed Use – Senior Housing Overlay
NCRSP = North Camino Ramon Specific Plan
OA = Administrative Office
OA-H = Administrative Office - Height Limit Overlay
PD = Planned Development
PS = Public and Semipublic
SRVSP = San Ramon Village Specific Plan
TCMU = The Commons Mixed Use
WSP = Westside Specific Plan

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Packet Pg. 193 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.E-1 2023-2031 Housing Element
Appendix 11-E
Affirmatively Furthering Fair Housing
(AFFH)
11-E.1 INTRODUCTION AND OVERVIEW OF AB 686
Assembly Bill 686 passed in 2017 requires the inclusion in the Housing Element an analysis of barriers that restrict access to opportunity1 and a commitment to specific meaningful actions to affirmatively further fair housing.2 AB 686 mandates that local governments identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected classes.3 In addition, AB 686:

Requires the state, cities, counties, and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing;
• Prohibits the state, cities, counties, and public housing authorities from taking actions materially inconsistent with their AFFH obligation;
• Requires that the AFFH obligation be interpreted consistent with HUD’s 2015 regulation, regardless of federal action regarding the regulation;
• Adds an AFFH analysis to the Housing Element (an existing planning process that California cities and counties must complete) for plans that are due beginning in 2021; and • Includes in the Housing Element’s AFFH analysis a required examination of issues such as segregation and resident displacement, as well as the required identification of fair housing goals.

The Bill added an assessment of fair housing to the Housing Element which includes the following components: a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access 1 While Californian’s Department of Housing and Community Development (HCD) do not provide a definition of opportunity, opportunity usually related to the access to resources and improve quality of life. HCD and the California Tax Credit Allocation Committee (TCAC) have created Opportunity Maps to visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility. 2 “Affirmatively furthering fair housing” is defined to mean taking meaningful actions that “overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for communities of color, persons with disabilities, and others protected by California law.
3 A protected class is a group of people sharing a common trait who are legally protected from being discriminated against on the basis of that trait.
.

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Packet Pg. 194 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.E-2 2023-2031 Housing Element
to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions.
11-E.1.1 ANALYSIS REQUIREMENTS
An assessment of fair housing must consider the elements and factors that cause, increase, contribute to, maintain, or perpetuate segregation, racially or ethnically concentrated areas of poverty, significant disparities in access to opportunity, and disproportionate housing needs.4 The analysis must address patterns at a regional and local level and trends in patterns over time. This analysis should compare the locality at a county level or even broader regional level such as a Council of Government, where appropriate, for the purposes of promoting more inclusive communities.

For the purposes of this AFFH, “Regional Trends” describe trends the Bay Area (the members of ABAG) and Contra Costa County. “Local Trends” describe trends specific to the City of San Ramon. 11 -E.1.1.1 Sources of Information
The City uses a variety of data sources for the assessment of fair housing at the regional and local level. Sources include:
• California Department of Housing and Community Development (HCD) AFFH Data Viewer. • Housing Needs Data Packets prepared by the Association of Bay Area Governments (ABAG), which relies on 2015-2019 American Community Survey (ACS) data by the U.S.

Census Bureau for most characteristics.
• Note: The ABAG Data Packets also referenced the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) reports (based on the 2013-2017 ACS).
• AFFH Data Report prepared by ABAG, which relies on the 2000, 2010, and 2020 Decennial Census and 2011-2015 ACS.
• U.S. Census Bureau’s Decennial Census (referred to as “Census”) and American Community Survey (ACS).
• U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordable Strategy (CHAS) reports (based on the 2014-2018 ACS). • Contra Costa County Collaborative (C4) Regional AFFH Context prepared by MIG. • Contra Costa County 2020 Analysis of Impediments to Fair Housing Choice (2020 County AI).
• City of San Ramon General Plan Update Existing Conditions and Trends Workbook, March 2022.

Some of these sources provide data on the same topic, but because of different methodologies, the resulting data differ. For example, the decennial census and ACS report slightly different estimates for the total population, number of households, number of housing units, and household size. This is in part because ACS provides estimates based on a small survey of the population 4 Gov. Code, §§ 65583, subds. (c)(10)(A), (c)(10)(B), 8899.50, subds. (a), (b), (c); see also AFFH Final Rule and Commentary (AFFH Rule), 80 Fed. Reg. 42271, 42274, 42282-42283, 42322, 42323, 42336, 42339, 42353-42360, esp. 42355-42356 (July 16, 2015). See also 24 C.F.R. §§ 5.150, 5.154(b)(2) (2016).

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Packet Pg. 195 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.E-3 2023-2031 Housing Element
taken over the course of the whole year.5 Because of the survey size and seasonal population shifts, some information provided by the ACS is less reliable. For this reason, the readers should keep in mind the potential for data errors when drawing conclusions based on the ACS data used in this chapter. The information is included as it provides an indication of possible trends.

The City also used findings and data from the 2020 Contra Costa County Analysis of Impediments to Fair Housing Choice (2020 County AI) for some of its local knowledge as it includes a variety of locally gathered and available information, such as a surveys, local history and events that have affected or are affecting fair housing choice. The City also used the County AI for its regional findings and data.

In addition. HCD has developed a statewide AFFH Data Viewer. The AFFH Data Viewer consists of map data layers from various data sources and provides options for addressing each of the components within the full scope of the assessment of fair housing. The data source and time frame used in the AFFH mapping tools may differ from the ACS data in the ABAG package. The City attempted, to the best of their ability, to ensure comparisons between the same time frames.

However, in some instances, various time frames are compared (often differing by one year). As explained earlier, the assessment is most useful in providing an indication of possible trends. 11-E.1.2 ASSESSMENT OF FAIR HOUSING ISSUES
11 -E.1.2.1 Fair Housing Enforcement and Outreach
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights, and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing. The Fair Employment and Housing Act and the Unruh Civil Rights Act are the primary California fair housing laws. California state law extends antidiscrimination protections in housing to several classes that are not covered by the federal Fair Housing Act (FHA) of 1968, including prohibiting discrimination on the basis of sexual orientation.

In Contra Costa County, local housing, social services, and legal service organizations include the Fair Housing Advocates of Northern California (FHANC), Eden Council for Hope and Opportunity (ECHO) Fair Housing, Bay Area Legal Aid, and Pacific Community Services. 5 The American Community Survey is sent to approximately 250,000 addresses in the United States monthly (or 3 million per year).

It regularly gathers information previously contained only in the long form of the decennial census. This information is then averaged to create an estimate reflecting a 1- or 5-year reporting period (referred to as a “5-year estimate”). 5-year estimates have a smaller margin of error due to the longer reporting period and are used throughout this AFFH analysis.

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Packet Pg. 196 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.E-4 2023-2031 Housing Element
Table E-1: Fair Housing Organizations Serving San Ramon Organization Focus Areas
Fair Housing Advocates of Northern
California (FHANC)
Non-profit agency that provides fair housing information and literature in a number of different languages, primarily serves Marin, Sonoma, and Solano County but also has resources to residents outside of the above geographic areas.

Eden Council for Hope and
Opportunity (ECHO) Fair Housing
Housing counseling agency that provides education and charitable assistance to the general public in matters related to obtaining and maintaining housing.

Bay Area Legal Aid Largest civil legal aid provider serving seven Bay Area counties. Has a focus area in housing preservation and homelessness task force to provide legal services and advocacy for those in need.

Pacific Community Services Private non-profit housing agency that serves East Contra Costa County (Bay Point, Antioch, and Pittsburg) and provides fair housing counseling as well as education and outreach
Source: Assessment of Fair Housing: Contra Costa County Regional Analysis. Prepared by MIG, March 2022

1.3.1.1 Fair Housing Enforcement

1.3.1.1.1 `Regional Trends
California’s Department of Fair Employment and Housing (DFEH) has statutory mandates to protect the people of California from discrimination pursuant to the California Fair Employment and Housing Act (FEHA), Ralph Civil Rights Act, and Unruh Civil Rights Act (with regards to housing).

The FEHA prohibits discrimination and harassment on the basis of race, color, religion, sex (including pregnancy, childbirth, or related medical conditions), gender, gender identity, gender expression, sexual orientation, marital status, military or veteran status, national origin, ancestry, familial status, source of income, disability, and genetic information, or because another person perceives the tenant or applicant to have one or more of these characteristics.

The Unruh Civil Rights Act (Civ. Code, § 51) prohibits business establishments in California from discriminating in the provision of services, accommodations, advantages, facilities and privileges to clients, patrons and customers because of their sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, or immigration status.

The Ralph Civil Rights Act (Civ. Code, § 51.7) guarantees the right of all persons within California to be free from any violence, or intimidation by threat of violence, committed against their persons or property because of political affiliation, or on account of sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, immigration status, or position in a labor dispute, or because another person perceives them to have one or more of these characteristics.

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Packet Pg. 197 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning Commission Public Hearing) City of San Ramon H.E-5 2023-2031 Housing Element
Based on DFEH Annual Reports, Table E-2 shows the number of housing complaints filed by Contra Costa County to DFEH between 2015–2020. A slight increase in the number of complaints precedes the downward trend from 2016–2020. Note that fair housing cases alleging a violation of FEHA can also involve an alleged Unruh violation as the same unlawful activity can violate both laws. DFEH creates companion cases that are investigated separately from the housing investigation.

Table E-2: Number of DFEH Housing Complaints in Contra Costa County (2020) Year Housing Unruh Civil Rights Act
2015 30 5
2016 32 2
2017 26 26
2018 22 2
2019 22 2
2020 20 1
Source: Assessment of Fair Housing: Contra Costa County Regional Analysis. Prepared by MIG, March 2022; https://www.dfeh.ca.gov/LegalRecords/?content=reports#reportsBody The Department of Housing and Urban Development’s Office of Fair Housing and Equal Opportunity (HUD FHEO) enforces fair housing by investigating complaints of housing discrimination. Table E3 shows the number of FHEO Filed Cases by Protected Class in Contra Costa County between 2015 and 2020. A total of 148 cases were filed within this time period, with disability being the top allegation of basis of discrimination followed by familial status, race, national origin, and sex. These findings are consistent with national trends stated in FHEO’s FY 2020 State of Fair Housing Annual Report to Congress where disability was also the top allegation of basis of discrimination. Table E3 indicates that the highest number of fair housing complaints are due to discrimination against those with disabilities, followed by income source, race, and national origin.

Table E-3: Number of FHEO Filed Cases by Protected Class in Contra Costa County (2015-2020) Year Number of Filed Cases Disability Race National
Origin Sex Familial Status
2015 28 17 4 2 2 4
2016 30 14 8 7 5 6
2017 20 12 3 5 1 5
2018 31 20 6 3 4 9
2019 32 27 4 4 4 1
2020 7 4 1 0 2 1
Total 148 94 26 21 18 26
Percentage of Total Filed Cases
*Note that cases may be filed on more
than one basis.

63.5% 17.5% 14.2% 12.2% 17.6%
Source: Assessment of Fair Housing: Contra Costa County Regional Analysis. Prepared by MIG, March 2022; Gov - Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity (FHEO) Filed Cases, https://catalog.data.gov/dataset/fheo-filed-cases

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A summary of ECHO’s Fair Housing Complaint Log on fair housing issues, actions taken, services provided, and outcomes can be found in Table E-4 and Table E-5 below. A total of 143 actions were provided. Counseling to clients was the most common service (41 percent), followed by testers sent for investigation (39 percent). In regards to outcomes, insufficient evidence was the largest result (45 percent), followed by counseling provided to the tenant (27 percent). Only about 12 percent of all cases resulted in successful mediation.

Table E-4: Action(s) Taken/Services Provided by ECHO Fair Housing (2020-2021) – Contra Costa County Protected Class 1 3 5 6 7 Grand Total
Race 21 0 0 2 0 23
Marital Status 0 0 0 1 0 1
Sex 0 0 0 0 0 0
Religion 0 0 0 0 0 0
Familial Status 0 0 0 3 0 3
Sexual Orientation 0 0 0 0 0 0
Sexual Harassment 0 0 0 1 0 1
Income Source 15 0 1 7 1 24
Disability 7 1 14 33 5 60
National Origin 13 0 0 1 0 14
Other 0 0 1 11 5 17
Total 56 1 16 59 11 143
Source: Assessment of Fair Housing: Contra Costa County Regional Analysis. Prepared by MIG, March 2022 Note: 1. Testers sent for investigation; 3. Referred to attorney; 5. Conciliation with landlord; 6. Client provided with counseling;

7. Client provided with brief service; Source: ECHO Fair Housing (2020 – 2021)

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Table E-5: Outcomes of Services Provided by ECHO Fair Housing (2020-2021) – Contra Costa County Protected Class
Counseling
provided to
landlord
Counseling
provided to
tenant
Education to
Landlord
Insufficient
evidence
Preparing
Site Visit
Referred to

DFEH/HUD
Successful
mediation Grand Total
Race 0 0 2 20 0 1 0 23
National Origin 0 0 1 13 0 0 0 14
Marital Status 0 0 0 1 0 0 0 1
Sex 0 0 0 0 0 0 0 0
Disability 2 25 2 12 0 4 15 60
Religion 0 0 0 0 0 0 0 0
Sexual Orientation 0 0 0 0 0 0 0 0
Familial Status 0 3 0 0 0 0 0 3
Income Source 3 3 0 16 1 0 1 24
Sexual
Harassment 0 8 2 2 1 4 0 17
Other 0 0 0 0 0 1 0 1
Total 5 39 7 64 2 10 16 143
Source: Assessment of Fair Housing: Contra Costa County Regional Analysis. Prepared by MIG, March 2022

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Packet Pg. 200 Attachment: A: Public Review Draft San Ramon Housing Element (3621 : Joint City Council and Planning City of San Ramon H.E-8 2023-2031 Housing Element

1.3.1.1.2 Local Trends
The City of San Ramon participates in the Contra Costa Urban County program for fair housing services. However, fair housing records are maintained for the entire Urban County. Data for individual participating jurisdictions is not available. The HCD AFFH Data Viewer tool show the FHEO requests by city between the years of 2013 and 2021 (refer to Figure E-1). San Ramon had fewer than 0.25 inquiries per one thousand people, which is similar to the cities of Danville, Moraga, Lafayette and Orinda. The cities of Dublin and Walnut Creek had a slightly higher number at 0.5 inquires per one thousand people.

Figure E-1: FHEO Inquiries By City (2013-2021) – San Ramon

1.3.1.2 Fair Housing Testing

1.3.1.2.1 Regional Trends
Fair housing testing is a randomized audit of property owners’ compliance with local, state, and federal fair housing laws. Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing involves the use of an individual or individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws.

ECHO conducts fair housing investigations in Contra Costa County (except Pittsburg) and unincorporated Contra Costa County. The 2020 Contra Costa County AI, however, did not report any findings on fair housing testing on the county level, however, it does bring to attention that

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private discrimination is a problem in Contra Costa County that continues to perpetuate segregation.

Based on fair housing testing conducted in the City of Richmond, it was found that there was significant differential treatment in favor of White testers over Black testers in 55% of phone calls towards 20 housing providers with advertisements on Craigslist. Because Whites receive better services, they tend to live in neighborhoods apart from minority groups.

1.3.1.2.2 Local Trends
As described above, ECHO conducts fair housing investigations in Contra Costa County. However, the County AI did not include any findings on fair housing testing in the City of San Ramon.

However, the County AI did state that private discrimination is a problem in the County. It can be assumed that private discrimination is likely present in San Ramon. However, this lack of data at the local level is an issue for individual communities in assessing the nature and extent of fair housing concerns.

1.3.1.3 Fair Housing Education and Outreach

1.3.1.3.1 Regional Trends
Fair housing outreach and education is imperative to ensure that those experiencing discrimination know when and how to seek help. Find below a more detailed description of fair housing services provided by local housing, social services, and legal service organizations.

Fair Housing Advocates of Northern California (FHANC)
FHANC is a non-profit agency with a mission to actively support and promote fair housing through education and advocacy. Fair housing services provided to residents outside of Marin, Sonoma, or Solano County include foreclosure prevention services & information, information on fair housing law for the housing industry, and other fair housing literature. Majority of the fair housing literature is provided in Spanish and English, with some provided in Vietnamese and Tagalog.

Eden Council for Hope and Opportunity (ECHO) Fair Housing ECHO Fair Housing is a HUD-approved housing counseling agency that aims to promote equal access in housing, provide support services to aid in the prevention of homelessness, and promote permanent housing conditions. The organization provides education and charitable assistance to the general public in matters related to obtaining and maintaining housing in addition to rental assistance, housing assistance, tenant/landlord counseling, homeseeking, homesharing, and mortgage and home purchase counseling. In Contra Costa County, ECHO Fair Housing provides fair housing services, first-time home buyer counseling and education, and tenant/landlord services (rent review and eviction harassment programs are available only in Concord). • Fair housing services encompasses counseling, investigation, mediation, enforcement, and education.
• First-time home buyer counseling provides one-on-one counseling with a Housing Counselor on the homebuying process. The Housing Counselor will review all documentation, examine and identify barriers to homeownership, create an action plan, and prepare potential homebuyers for the responsibility of being homeowners. The Housing Counselor will also review the credit reports, determine what steps need to be taken to

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clean up adverse credit, provide counseling on money-saving methods, and assist in developing a budget.
• First-time home buyer education provides classroom training regarding credit information, home ownership incentives, home buying opportunities, predatory lending, home ownership responsibilities, government-assisted programs, as well as conventional financing. The class also provides education on how to apply for HUD-insured mortgages; purchase procedures, and alternatives for financing the purchase. Education also includes information on fair housing and fair lending and how to recognize discrimination and predatory lending procedures, and locating accessible housing if needed.
• ECHO’s Tenant/Landlord Services provides information to tenants and landlords on rental housing issues such as evictions, rent increases, repairs and habitability, harassment, illegal entry, and other rights and responsibilities regarding the tenant/landlord relationship.

Trained mediators assist in resolving housing disputes through conciliation and mediation • In cities that adopt ordinances to allow Rent Reviews (City of Concord only in Contra Costa County), tenants can request a rent review from ECHO Housing by phone or email. This allows tenants who experience rent increases exceeding 10 percent in a 12-month period to seek non-binding conciliation and mediation services.

Though the Contra Costa County Consortium Analysis of Impediments (AI) to Fair Housing states that the organization provides information in Spanish, the ECHO website is predominantly in English with options to translate the homepage into various languages. Navigating the entire site may be difficult for the limited-English proficient (LEP) population.

Bay Area Legal Aid (BayLegal)
BayLegal is the largest civil legal aid provider serving seven Bay Area counties (Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, and Santa Clara). With respect to affordable housing, BayLegal has a focus area in housing preservation (landlord-tenant matters, subsidized and public housing issues, unlawful evictions, foreclosures, habitability, and enforcement of fair housing laws) as well as a homelessness task force that provides legal services and advocacy for systems change to maintain housing, help people exit homelessness, and protect unhoused persons’ civil rights. The organization provides translations for their online resources to over 50 languages and uses volunteer interpreters/translators to help provide language access. Its legal advice line provides counsel and advice in different languages. Specific to Contra Costa County, tenant housing resources are provided in English and Spanish.

The Housing Preservation practice is designed to protect families from illegal evictions, substandard housing conditions, and wrongful denials and terminations of housing subsidies. The practice also works to preserve and expand affordable housing and protect families from foreclosure rescue scams. BayLegal helps low-income tenants obtain or remain in safe affordable housing by providing legal assistance in housing-law related areas such as public, subsidized (including Section 8 and other HUD subsidized projects) and private housing, fair housing and housing discrimination, housing conditions, rent control, eviction defense, lock-outs and utility shut-offs, residential hotels, and training advocates and community organizations.

BayLegal also provides free civil legal services to low-income individuals and families to prevent homelessness and increase housing stability as well as assist unhoused youth/adults address

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legal barriers that prevent them from exiting homelessness. This is done through a mix of direct legal services, coalition building and partnerships, policy advocacy, and litigation to advocate for systems change that will help people maintain housing, exit homelessness, and protect unhoused persons’ civil rights. The Homelessness Task Force (HTF) was developed in response to complex barriers and inequities contributing to homelessness, and strives to build capacity and develop best practices across the seven aforementioned counties to enhance BayLegal’s coordinated, multisystems response to homelessness.

Pacific Community Services, Inc. (PCSI)
• PCSI is a private non-profit housing agency that serves East Contra Costa County (Bay Point, Antioch, and Pittsburg) and provides fair housing counseling in English and Spanish.

Housing Counseling Services provided include:
• Foreclosure Prevention: Consists of a personal interview and the development of a case management plan for families to keep their homes and protect any equity that may have built up. Relief measures sought include: loan modification or reduced payments, reinstatement and assistance under ‘Keep Your Home’ program, forbearance agreements, deed-in-lieu of foreclosure, refinancing or recasting the mortgage, or sale of the property • Homeownership Counseling: Prepares first-time buyers for a successful home purchase by helping them in budgeting, understanding the home purchase process, and understanding the fees that lenders may charge to better prepare new buyers when acquiring their first home.
• Rental Counseling; Tenant and Landlord Rights: PCSI provides information and assistance in dealing with eviction and unlawful detainer actions, deposit returns, habitability issues. getting repairs done, mediation of tenant/landlord disputes, assisting tenant organizations, legal referrals to Bay Area Legal Aid & Bar Association resources, pre-rental counseling and budgeting
● Fair Housing Services: Include counseling regarding fair housing rights, referral services and education and outreach. PCSI offers training for landlords and owners involving issues of compliance with federal and state fair housing regulations. ● Fair Housing Education and Outreach: Offers informative workshops for social service organizations and persons of protected categories. These workshops are designed to inform individuals how to recognize and report housing discrimination.