CITY COUNCIL AGENDA
January 30, 2023
WE PROVIDE EFFICIENT DELIVERY OF QUALITY PUBLIC SERVICES THAT ARE
ESSENTIAL TO THOSE WHO LIVE AND WORK IN SAN RAMON
David E. Hudson, Mayor • Mark Armstrong, Vice Mayor
Scott Perkins, Councilmember • Marisol Rubio, Councilmember • Sridhar Verose, Councilmember 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
SPECIAL 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 for Zoom, the City Council 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 one of the Public Comment periods (for topics not on the agenda), in addition to each of the agendized items.
If you would like to submit written public comment via email, please do so by 4:00 p.m. on Monday, January 30, 2023, to [email protected]. Please include “Public Comment 1/30/23” 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 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.
Attendee Conduct
There will be zero tolerance for any person addressing the Council making profane, offensive and disruptive remarks, or engaging in loud, boisterous, or other disorderly conduct, that disrupts the orderly conduct of the public meeting. Specifically, it is important for all speakers to adhere to the following guidelines for participation in this meeting:
2 City Council Meeting – January 30, 2023
a. No profanity or obscenity.
b. Refrain from personal threats or attacks.
c. Refrain from hateful epithets and demeaning language based on any person’s race, religion, sexual orientation, ethnicity, gender, or disability. d. Respect all people that are present or watching.
At the discretion of the Mayor, a speaker may forfeit speaking time for any of the following reasons:
a. Exceeding the allotted time to speak;
b. Yelling, screaming, or other behavior that renders this Council unable to continue the meeting;
c. Excessive profanity or slander;
d. Specific threats or “fighting words” that incite violence; or e. Speech that is outside the subject matter jurisdiction of the Council or the specific agenda item in which you are speaking.
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/91745515932 Webinar ID: 917 4551 5932
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 4551 5932
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 City Council Meeting – January 30, 2023
1. CALL TO ORDER/ROLL CALL
2. UNFINISHED BUSINESS
2.1 City Council Public Hearing No. 3: General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the General Plan Recommendation: Staff Recommends that the City Council Receive the Presentation; Open the Public Hearing; Take Public Testimony; Close the Public Hearing; Provide Comments to Staff; and if Appropriate, Adopt Resolution No. 2023-017 Approving General Plan Amendment GPA 2021-0001 for the Housing Element Update of the General Plan for the 2023-2031 Planning Period.
CEQA: The 2023-2031 Housing Element Update project is exempt under State CEQA Guidelines §15061(b)(3) common sense exemption, because CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment. In addition it is exempt from CEQA under Gov. Code § 65584(g), which states that determinations made by a city or county pursuant to § 65584 are exempt from the California Environmental Quality Act.
Staff Report by Cindy Yee, Senior Planner
3. ADJOURNMENT
I hereby certify the attached City Council agenda was posted 24 hours before the noted meeting.
Dated: January 26, 2023
4 City Council Meeting – January 30, 2023
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 48 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: January 30, 2023
TO: City Council/City Manager
FROM: Debbie Chamberlain, Community Development Director By: Cindy Yee, Senior Planner
SUBJECT: City Council Public Hearing No. 3: General Plan Amendment (GPA 2021- 0001) for the 2023-2031 Housing Element Update of the General Plan
EXECUTIVE SUMMARY
In the summer of 2021, the City launched the Housing Element Update along with the General Plan and Climate Action Plan Update. The Housing Element Update of the General Plan is a City-initiated General Plan Amendment (GPA 2021-0001) and will establish the City’s eightyear housing plan to satisfy the Regional Housing Needs Allocation (RHNA) and provide guidance and direction for local government decision-making in housing-related matters. The Housing Element covers an eight-year period from January 2023 through January 2031. The Update will include but is not limited to, revisions to policies, narratives, data, and figures to reflect the new buildout period. Tonight’s City Council public hearing is the third of three required public hearings for the General Plan Amendment to update the Housing Element. Work continues on the update to the remainder of the General Plan 2040 and Climate Action Plan, which will be reviewed at future meetings.
RECOMMENDED ACTION
Staff recommends that the City Council receive the presentation; open the public hearing; take public testimony; close the public hearing; provide comments to staff; and if appropriate, adopt Resolution No. 2023-017 adopting a General Plan Amendment (GPA 2021-001) to repeal the 2015-2023 Housing Element and adopt the Housing Element of the General Plan for the period of 2023-2031 in compliance with State Housing Element Law.
INTRODUCTION
Application: Description:
GPA 2021-0001 General Plan Amendment for 1) Housing Element Update of the General Plan for the 2023-2031 planning period, 2) Update to remainder elements of the General Plan (2040 planning horizon), and 3) Climate Action Plan Update. Tonight’s public hearing is focused on the Housing Element Update component of the application.
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Location: Citywide
Environmental Review/California Environmental Quality Act (CEQA) Status The 2023-2031 Housing Element Update project is exempt under State CEQA Guidelines §15061(b)(3) common sense exemption, because CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment. The proposed Housing Element is tiered off the previous Housing Element, which the City analyzed under CEQA with an addendum to the General Plan 2030 EIR.
The Project at issue, therefore, includes only the changes proposed to that Housing Element.
These changes would not result in any direct or indirect physical changes to the environment.
The changes made to the Housing Element as a result of this update are strictly policy changes and do not provide entitlements to any specific land use projects, nor do the changes amend the General Plan land use map or zoning or modify land use designations, densities, or land use intensities. Based on these factors, it can be seen with certainty that there is no possibility that the proposed 6th Cycle Housing Element Update would have a significant effect on the environment; therefore, the 6th Cycle Housing Element is exempt from CEQA under the common sense exemption.
In addition, this Project is part of the City of San Ramon’s efforts to “undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate the entire regional housing need,” as required by Government Code § 65584 (a)(2), which further requires the City to take reasonable actions “to ensure that future housing production meets, at a minimum, the regional housing need established for planning purposes.” As such, it is exempt from CEQA under Gov. Code § 65584(g), which states that determinations made by a city or county pursuant to § 65584 are exempt from the California Environmental Quality Act.
Public Outreach/Notification
The City has implemented an extensive outreach and engagement program to inform the community and seek input regarding the Housing Element Update. Between July 2021 and March 2022, the City held eight 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 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 five community events to answer questions and provide information related to the Housing Element. The Planning Commission and City Council conducted two joint public hearings (May 17 and June 21, 2022) to receive input on the Draft Housing Element update. The workshops, study sessions, public hearings, 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
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feedback. The community was notified of these engagement opportunities through a number of outlets including the City’s social media, websites, push notifications, newsletters, the community reader board, newspaper notice, direct mailing, 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.
The feedback and information received through these outreach efforts was used to help inform the proposed policies and programs to address housing needs and requirements under State Housing Element law. In accordance with State law, a public notice was published on January 20, 2023 in the San Ramon Valley Times, posted at several locations throughout the City, mailed notices, and emails to interested parties. Additionally, the Planning Commission Agenda and the Staff Report for this public hearing was also made available on the City’s website.
BACKGROUND/DISCUSSION
Background
The Housing Element is part of the City’s General Plan and is a comprehensive statement by the community of its current and future housing needs and proposed actions to facilitate the provision of housing to meet those needs at all income levels. 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 ninecounty Bay Area for an eight-year 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. The City’s current Housing Element, which was adopted in 2015, covers the 5th Cycle planning period from 2015 to 2022. The Draft Housing Element currently under review covers the 6th Cycle planning period from 2023-2031.
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 6th cycle RHNA by household income category for the 2023 - 2031 planning period.
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
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On May 13, 2022, the City released the Draft 2023-2031 Housing Element Update (Public Review Draft) for the mandatory 30-day public review period. On May 17, 2022, the City Council and Planning Commission conducted their first of three required public hearings on the Draft 2023-2031 Housing Element in a Joint Public Hearing. After a staff presentation, the Council and Commission received public input on the proposed Update and provided comments to staff for a response at a subsequent hearing. The staff report from the May 17, 2022 Public Hearing can be found at the following link:
http://sanramonca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=4443&MediaP osition=&ID=3621&CssClass
On June 21, 2022, the City Council and Planning Commission conducted their second of three required public hearings on the Draft 2023-2031 Housing Element in a Joint Public Hearing. The Council and Commission received additional public input and provided comments on the proposed Update in advance of the City’s submittal of the draft Update to HCD. The staff report from the June 21, 2022 Public Hearing can be found at the following link:
http://sanramonca.iqm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetingID=4462&MediaP osition=&ID=3680&CssClass
On July 20, 2022, after incorporating updates to the Public Review Draft based on public comments and direction from the Planning Commission and City Council, the City submitted the Draft 2023-2031 Housing Element to HCD for their review. HCD is required to review and “certify” the Housing Element as consistent with the statutory requirements of State Housing Element law. Comments provided by HCD must be satisfactorily addressed in order to gain certification. On October 18, 2022, HCD provided their comment letter to the City and identified revisions necessary for compliance with State Housing Element law (Attachment B). While the Draft Housing Element submitted in July 2022 meets many of the statutory requirements, HCD’s letter identified several revisions, including requests for additional information and analysis deemed necessary before the agency will certify the Housing Element.
Revisions to Draft Housing Element
Housing Element Revisions in Response to HCD’s October 18, 2022 Letter To address the October 18, 2022 letter, the City held four calls with HCD to discuss the agency’s comments in greater detail and gain additional specificity and clarity on changes needed to receive certification. HCD’s comments on San Ramon’s Draft Housing Element (HE) focused on four topic areas: 1) Housing Needs, Resources, and Constraints, 2) Housing Programs, 3) Quantified Objectives, 4) Water Sewer Priority. Staff suggested a series of modifications including bolstering details and data in background sections and the appendices, adding several programs and policies to address specific concerns raised by HCD, and clarified discrete timing for programs.
Staff has updated the Draft Housing Element (dated December 2022) with tracked changes shown in red and/or highlighted text of the document (Exhibit 1). The redline changes represent initial edits made during the first calls with the State and the highlighted redlines represent additional edits made after further consultation with the State. Exhibit 2 of the attached
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Resolution provides a summary table of how each finding in HCD’s October 18, 2022 letter has been addressed to bring the City’s proposed Draft Housing Element in substantial compliance with Article 10.6.
In accordance with AB 215, the revised Draft Housing Element (dated December 2022) was released for public review on December 21, 2022. Notice of the availability of the revised Draft was posted on the City’s website and emailed to individuals and organizations that have previously requested notices related to the Housing Element. In total, four comment letters were received during the public review period on the revised Draft (Attachment C). All public comments received on the Housing Element since the City Council’s last public hearing are attached as Attachment D.
Summary of Edits to Revised Draft Housing Element Released 21, December 2022 A summary of the edits and revisions based on HCD’s October 18th letter is provided below.
Housing Needs, Resources and Constraints
Comments on Housing Needs, Resources and Constraints had four subareas that needed to be addressed:
a) Furthering Fair Housing—the City added discussion in Appendix 11-E and Section
11.3 on how the City complies and relates to the broader Bay Area region, included history of zoning and land use policies and how it contributes to housing patterns today, provide additional local data and knowledge, and discussion on the City’s Measure G;
b) Housing Needs Assessment—the City added in Section 11.2 additional discussion on special housing needs populations and recognition of vulnerability of Extremely Low Income households;
c) Site Inventory and Analysis—the City provided updates in Section 11.3 and Appendix 11-D on affordability and availability of entitled projects, additional discussion of realistic capacity of nonresidential sites, expanded information on suitability of non-vacant sites based on existing uses and local and regional trends.
The City also added in Section 11.4 a statement of compliance with AB 725 and will provide HCD an electronic site inventory upon adoption of the Housing Element. d) Analysis of Governmental Constraints—the City provided updates in Section 11.3,
11.5, and Appendix 11-D on land use controls including density bonus law, added narrative on 2022 building code adoption, provided tables to clarify the local process for permit procedures, discussed zoning standards and constraints and added more analysis and steps to address Measure G.
Housing Programs
Housing Program comments had four sub-areas that needed to be addressed:
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a) Beneficial impacts of Housing Programs—the City added specific commitment and discrete timelines to Section 11.5.5 and added Table 11.5-1; b) Housing Programs related to adequate sites—the City updated the site analysis in Section 11.4 and Appendix 11-D with additional information on capacity of sites, non-vacant sites, and large sites. The City also updated Programs 13 and 15 to acknowledge the City’s rezone commitment and by-right approval requirements.
Of importance to note, regarding Program 13, Adequate Sites for RHNA and Monitoring of No Net Loss, since the submittal of the Draft Housing Element to HCD in July 2022 and the receipt of HCD’s comments in October 2022, this program has been updated to include a rezoning effort the City will undertake after the adoption of the Housing Element. As noted during Staff’s update to the Commission at the November 1, 2022 meeting, because the City does not currently have adequate sites zoned to accommodate our assigned 6th cycle RHNA, the City must rezone parcels in order to achieve the unit yield needed to meet our RHNA. Mixed use housing opportunity sites (HOS) have the potential to be developed as 100% residential developments. The HOS within shopping centers (Erik’s Deli/Movie Theater, Staples, portions of the Marketplace shopping center, and portions of Country Club Village shopping center) could result in a loss of approximately 281,000 SF of retail spaces should the property owners choose to demolish the buildings and redevelop; c) Housing Programs to address governmental constraints—the City has added Program 14 as requested by HCD to consider the impacts of Measure G and to review/determine opportunities to streamline Measure G approvals. The City also added Program 18 to intensify and increase housing choices and affordability by raising the baseline density in single-family residential (RS) and medium density residential (RM) zone to an upper density range of at least 15 dwelling units per acre (du/ac), where the current upper density range is 12 du/ac and 14 du/ac, respectively.
To support greater opportunity for housing choices, the City will update zoning standards that are seen as constraints to development such as increasing height limits in multi-family developments, reducing parking standards, update density bonus provisions based on changes to State law, update emergency shelter opportunities, amend findings that are subjective in nature (Section 11.3); d) Housing Programs to further fair housing—the City has updated Appendix 11-E to include analysis of how the City complies with enforcement of housing laws, analysis of regional patterns of income and concentrated areas of affluence, and discussion of local data related to fair housing issues. The City has also updated Program 24 to include specific commitments and timelines for meaningful actions related to furthering fair housing.
Quantified Objectives
The City is required to establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. To address the State’s
2.1 Packet Pg. 8
comments on the City’s quantified objectives, updates were made to Table 11.5-2 to include quantified objectives for housing conservation.
Water Sewer Priority
Upon adoption of the Housing Element, the City is required to deliver the Housing Element to all public agencies that provide water and sewer service to the City. The City has acknowledges in Section 11.1.10 that the document will be submitted to service providers upon adoption.
Housing Element Revisions, non-HCD related
In addition to HCD’s requested edits to the Draft Housing Element based on their October 18th letter and the five subsequent conversations with them, two additional edits were made to the Housing Element document. The first edit was to fix a typographical error in the Sites Inventory Appendix 11-D to reflect that the housing opportunity site at 130 Market Place is limited to the
3.6 acre mixed use development area currently proposed by the property owner and does not include the entire 8.8 acre parcel. As the description in the notes and realistic capacity columns indicate, the site area is limited to where the 44 units are located. Figure 11.4-1 has been updated to reflect the portion of the site that would remain as a housing opportunity site. The second edit is to the housing opportunity site at 2610 Crow Canyon Road where the recommended General Plan and Zoning designation was changed from “High Density” to “Very High Density”. Due to further analysis of the realistic capacity of the site, consideration of its location on Crow Canyon Road, and discussion with the property owner, the higher density designation could yield 28 additional units and would be appropriate at this location.
Housing Element Revisions Since Release of December 2022 Draft On January 12, 2023, the City and HCD held a fifth call to discuss the draft HE. HCD identified six additional edits incorporate into the draft HE. Staff prepared an errata table to address the additional comments (Exhibit 3) and presented the table to the Planning Commission for their consideration at the January 12, 2023 public hearing.
Planning Commission Action
On January 12, 2023, the Planning Commission held their third of three required public hearings in accordance with Measure G on the Housing Element Update. After consideration of public comments and discussion of the revised Draft Housing Element including Exhibit 3, the Planning Commission approved Resolution No. 01-23 recommending the City Council repeal the 2015- 2022 Housing Element in its entirety, and adopt the 2023-2031 Housing Element. The staff report from the January 12, 2023 Public Hearing can be found at the following link:
http://sanramonca.iqm2.com/Citizens/Detail_Meeting.aspx?ID=4592 In accordance with AB 215, the errata revisions to the Draft Housing Element was released for public comment on January 19, 2023 after the Planning Commission’s recommendation to adopt the errata changes. Notice of the availability of the revised Draft was posted on the City’s website and emailed to individuals and organizations that have previously requested notices related to the Housing Element. In total, one comment letter was received during the public
2.1 Packet Pg. 9
review period on the errata changes to the Draft HE (Attachment E). On January 26, 2023, the City resubmitted the revised Draft to HCD to initiate their review.
NEXT STEPS
As required locally by Measure G for General Plan Amendments, tonight’s public hearing will serve as the third required public hearing before the City Council can take action on the proposed GPA. Attached for the City Council’s consideration is Resolution No. 2023-017, adopting the Housing Element Update with findings of consistency with State law and a response to each of HCD’s findings. After the City’s adoption of the Housing Element, the Staff would submit the document to HCD for certification and begin implementation of the Housing Element.
After the statutory deadline of January 31, 2023, the current Housing Element expires. Until such time that the City has adopted a Housing Element, the City is subject to the Housing Accountability Act’s “Builder’s Remedy” provision and the City is at risk for losing state funding. “Builder’s Remedy” is a streamlining tool that provides developers the option to file an application for a housing development project with at least 20% lower income housing or 100% moderate income housing that is not in conformance with a jurisdiction's zoning or General Plan so long as the development is residential units, mixed used developments with at least 2/3rd designated for residential use, or transitional/supportive housing. The City has very limited ability to deny a qualifying housing development project under Builder’s Remedy and thereby, greatly reduces local control on where and what residential development can be built in San Ramon.
For the remained of the General Plan Update and the associated rezoning work, Staff continues to prepare the update with an aim for adoption in June 2023.
ATTACHMENT
Resolution No. 2023-017
Exhibit 1: 2023-2031 Housing Element, dated December 2022 Exhibit 2: Findings and Responses to HCD October 18, 2022 Letter, dated December 20, 2022 Exhibit 3 Additional Errata Revisions to the 2023-2031 Housing Element, dated January 12, 2023
A: Planning Commission Resolution 01-23, Recommending City Council approval of the General Plan Amendment for the 2023-2031 Housing Element Update B: HCD Comment Letter, dated October 18, 2022
C: Public Comments received on the revised Draft 2023-2031 Housing Element dated December 2022
D: Public Comments received since June 21, 2022
E: Public Comments received on the errata changes to the revised Draft 2023-2031 Housing Element
2.1 Packet Pg. 10
Resolution No. 2023-017
RESOLUTION NO. 2023-017
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAMON ADOPTING A GENERAL PLAN AMENDMENT (GPA 2021-0001) TO
REPEAL THE 2015-2023 HOUSING ELEMENT
AND ADOPT THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE PERIOD OF 2023-2031 IN COMPLIANCE WITH STATE HOUSING ELEMENT LAW
CITY OF SAN RAMON (APPLICANT)
WHEREAS, the State of California Housing Element Law was first enacted in 1969; and WHEREAS, California State law recognizes the vital role local governments play in the supply and affordability of housing; and
WHEREAS, California Housing Element Law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community; and
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives.” (Gov. Code Section 65589.5); and
WHEREAS, the Legislature has further found that “[t]he excessive cost of the state’s housing supply is partially caused by activities and policies of many local governments” and “[a]mong the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Gov. Code Sections 65589.5); and
WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita… California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years”; and
WHEREAS, Housing Element Law (Article 10.6 of Gov. Code) requires that the City adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of San Ramon’s (City) regional housing need allocation (RHNA) of 5,111 housing units, comprised of 1,497 very-low income units, 862 low-income units, 767 moderate-income units, and 1,985 above moderate-income units; and
2.1.a
Packet Pg. 11
Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
WHEREAS, California Housing Element Law requires all cities and counties to update the Housing Element of their General Plan to be consistent with the requirements of the State Department of Housing and Community Development ("HCD"); and WHEREAS, California State law requires that the City take meaningful steps to promote and affirmatively further fair housing (Gov. Code Section 65583(c)(5)); and WHEREAS, State law requires that the City make zoning available for all types of housing (Gov. Code Sections 65583.2 and 65583(c)); and
WHEREAS, the Housing Element must be adopted to comply with State law, accommodate the RHNA, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, (Gov. Code Sections 65583.2 and 65583(c)); and WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, as provided in Government Code Section 65350 et. seq., the Housing Element Update constitutes an Amendment to the San Ramon General Plan; and WHEREAS, on June 15, 2021, the City initiated General Plan Amendment GPA 2021-001 for a comprehensive update to the City’s Housing Element for the 2023-2031 planning period, an update to the General Plan (2040 planning horizon) , and an update to the Climate Action Plan; and WHEREAS, to comply with State Housing Element Law, the City of San Ramon has prepared Housing Element 2023-2031 (the Housing Element) in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City’s RHNA; and
Regarding Housing Element Outreach
WHEREAS, on July 6, 2021, the City held a joint City Council/Planning Commission Study Session to provide an overview of the Housing Element requirements, contents, potential challenges, update process; and receive public input; and WHEREAS, on September 9, 2021, the City held a virtual Community Workshop and gave an overview of the General Plan, Housing Element, and Climate Action Plan Update with the community and solicited comments on the City’s proposed Updates; and WHEREAS, on September 15 through October 21, 2021, the City conducted an online Community Survey soliciting input from the public on the General Plan, Housing Element, and Climate Action Plan Update; and
WHEREAS, in summer and fall 2021, the City sought public input on where additional housing should be considered for the Housing Element Update using an online interactive map on the City’s website; and
2.1.a
Packet Pg. 12
Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
WHEREAS, in summer 2021, the City created a Housing Element and General Plan Update webpage on the City of San Ramon’s website to provide information on the Update; and WHEREAS, in September 2021, the City created an additional dedicated webpage at www.plansanramon.com for the Housing Element and General Plan update that serves as a landing place for information; and
WHEREAS, on October 19, 2021, the City Council and Planning Commission conducted a joint study session to provide a project update and solicit feedback on the Housing Element Update; and
WHEREAS, on October 19, 2021, the Planning Commission Ad Hoc Committee held a study session to review the Housing Element adoption schedule, Housing Sites Inventory, and received an overview on AB 215; and
WHEREAS, on December 16, 2021, the Association for Bay Area Governments (ABAG) Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area for the 2023 – 2031 planning period; and
WHEREAS, on February 15, 2022, the City held a joint Planning Commission/Housing Advisory Committee study session to review the criteria used for housing site inventory selection as well as the different categories included in the sites inventory; and WHEREAS, on February 28, 2022, the City held a Planning Commission Ad Hoc Committee study session to discuss the City’s Housing Element site inventory selection process; and discuss housing sites; and
WHEREAS, on March 15, 2022, the City held a Planning Commission study session to provided further discuss the Housing Sites Inventory, provide a summary of the comments received at the Planning Commission Ad Hoc meetings, and receive feedback on the Housing Element Update; and
WHEREAS, on March 22, 2022, the City held a joint City Council/Planning Commission workshop to solicit input from the City Council and Planning Commission and the public about the Housing Element Sites Inventory and Update; and
WHEREAS, nine additional meetings were conducted with the various City Committees/Commissions regarding the Housing Element and General Plan Update as follows:
• 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)
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
• Housing Advisory Committee (September 23, 2021); and
WHEREAS, the City attend five community events to answer questions and provide information related to the Housing Element and General Plan Update as follows:
• 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); and
WHEREAS, on May 6, 2022, 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 on the joint City Council and Planning Commission public hearings to discuss the Draft 2023-2031 Housing Element; and
WHEREAS, on May 13, 2022, the City released the Draft 2023-2031 Housing Element Update (Public Review Draft) for the mandatory 30-day public review period; and WHEREAS, on May 17, 2022, the City Council and Planning Commission conducted their first of three required public hearings on the Draft 2023-2031 Housing Element in a joint Public Hearing and received public input on the proposed Housing Element Update, provided comments to staff for consideration, and continued the joint public hearing to June 21, 2022 for further discussion; and
WHEREAS, on June 21, 2022, the City Council and Planning Commission conducted their second of three required public hearings on the Draft 2023-2031 Housing Element in a joint Public Hearing and received additional public input and provided comments on the proposed Housing Element Update in advance of the City’s submittal to HCD; and WHEREAS, on July 20, 2022, after incorporating updates to the Draft 2023-2031 Housing Element based on public comments and direction from the Planning Commission and City Council, the City submitted the Draft 2023-2031 Housing Element to HCD for their review; and WHEREAS, on October 18, 2022, the City received a letter from HCD providing its findings regarding the draft Housing Element and identified revisions necessary for compliance with State Housing Element Law; and
WHEREAS, on October 25, 2022, staff provided an update to the City Council on HCD’s comment letter, identified next steps for the Housing Element Update, and received public input; and
WHEREAS, on November 1, 2022, staff provided an update to the Planning Commission on HCD’s comment letter, identified next steps for the Housing Element Update, and received public input; and
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
WHEREAS, on November 2, November 18, December 2, and December 14, 2022, the City met with HCD to discuss the agency’s comments in greater detail and gain additional specificity and clarity on changes needed to receive certification; and WHEREAS, on December 21, 2022, pursuant to AB 215, the City published a revised draft Housing Element responding to HCD’s findings and requested public comment on the revisions made to the Draft 2023-2031 Housing Element; and WHEREAS, on December 28, 2022, after the minimum seven-day public review period of the revisions to the Draft 2023-2031 Housing Element, the City resubmitted the revised Draft to HCD to initiate their review; and
WHEREAS, on January 12, 2023, City staff met with HCD to discuss the agency’s review of the Draft 2023-2031 Housing Element, submitted to HCD on December 28, 2022; and WHEREAS, based on HCD’s comments provided on January 12, 2023, City staff prepared additional errata revisions to the Draft 2023-2031 Housing Element (Exhibit 3); and WHEREAS, on January 12, 2023, the Planning Commission held a duly and properly noticed public hearing and recommended that the City Council adopt the Housing Element; and WHEREAS, on January 19, 2023, pursuant to AB 215, the City released for public review the errata revisions made to the Draft 2023-2031 Housing Element; and WHEREAS, on January 26, 2023, after the minimum seven-day public review period of the errata revisions to the Draft 2023-2031 Housing Element, the City resubmitted the revised Draft to HCD to initiate their review; and
Regarding Tribal Consultation
WHEREAS, pursuant to Government Code Sections 65352 and 65352.3, the City of San Ramon requested consultation with the local California Native America tribes as shown on the contact list provided by the California Native American Heritage Commission; and WHEREAS, three requests for consultation pursuant to Government Code Section 65352.3 were received; and
WHEREAS, on July 5, 2022, the Confederated Villages of Lisjan Nation requested consultation and the City met with tribe representatives on September 16, 2022 and October 19, 2022, and completed consultation on October 19, 2022; and WHEREAS, on July 17, 2022, the Indian Canyon Band of Costanoan Ohlone People requested consultation, but did not respond to the City’s request to meet and therefore, the City concluded consultation in September 2022; and
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
WHEREAS, on July 27, 2022, the Wilton Rancheria tribe requested consultation and after exchanging emails regarding project questions, consultation was completed on August 8, 2022; and
Regarding Measure G Compliance
WHEREAS, Government Code Sections 65353 and 65854 require the Planning Commission hold a public hearing on the proposed General Plan Amendment; and WHEREAS, Measure G, approved in 1999, requires that subsequent amendments to the General Plan may only be adopted by a 4/5 vote of the City Council after recommendation in favor of such amendment is made by a 4/5 vote of the Planning Commission, and after three public hearings before both the Planning Commission and City Council; and WHEREAS, on May 17, 2022, June 21, 2022, and January 12, 2023, the Planning Commission held duly noticed public hearings to discuss the proposed revisions and changes to the Housing Element Update and to receive input for the public which collectively satisfied the three public hearings requirement of Measure G and Government Code Sections 65353 and 65854; and
WHEREAS, on May 17, 2022, June 21, 2022, and January 30, 2023, the City Council held duly noticed public hearings to discuss the proposed revisions and changes to the Housing Element Update and to receive input for the public which collectively satisfied the three public hearings requirement of Measure G and Government Code Sections 65353 and 65854; and Regarding CEQA Compliance
WHEREAS, the proposed Housing Element is tiered off the previous Housing Element, which the City analyzed under CEQA with an addendum to the General Plan 2030 EIR; and WHEREAS, the Project at issue, therefore, includes only the changes proposed to that Housing Element, and these changes would not result in any direct or indirect physical changes to the environment; and
WHEREAS, the changes made to the Housing Element as a result of this update are strictly policy changes and do not provide entitlements to any specific land use projects, nor do the changes amend the General Plan land use map or zoning or modify land use designations, densities, or land use intensities; and
WHEREAS, any changes to the City municipal code or General Plan required by the proposed Housing Element will be reviewed under CEQA for environmental impacts when the proposed action is brought forward for the City’s consideration; it would be too speculative to foresee environmental impacts resulting from this proposed Housing Element at this time; and WHEREAS, based on these factors, it can be seen with certainty that there is no possibility that the proposed 6th Cycle Housing Element Update would have a significant effect on the environment; therefore, the Planning Commission determined the 2023-2031 Housing Element
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
Update Project is exempt under State CEQA Guidelines §15061(b)(3) common sense exemption; and
WHEREAS, additionally, this Project is part of the City of San Ramon’s efforts to “undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate the entire regional housing need,” as required by Government Code section 65584 (a)(2), which further requires the City to take reasonable actions “to ensure that future housing production meets, at a minimum, the regional housing need established for planning purposes”; as such, the Planning Commission further determined that it is exempt from CEQA under Gov. Code § 65584(g), which states that determinations made by a city or county pursuant to § 65584 are exempt from the California Environmental Quality Act; and WHEREAS, the City has prepared the Housing Element in accordance with State Housing Element Law and HCD findings; and
WHEREAS, on January 30, 2023, the City Council conducted a duly and properly noticed public hearing to take public testimony and consider this Resolution regarding the proposed Housing Element, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report and all attachments, and oral and written public comments; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council finds that the recitals above are true and correct and are incorporated herein by reference.
NOW, THEREFORE BE IT FURTHER RESOLVED that the City Council after independent consideration and independently exercising its judgment in evaluating all of the aforesaid materials, facts and testimony does hereby make the following findings associated with the Amendment to the General Plan:
1. That the recitals above are true and correct and are incorporated herein by reference; and
2. That the Housing Element Update (Exhibit 1) are internally consistent with the objectives, policies, general land uses, and programs specified in the General Plan as a whole; and
3. The Housing Element substantially complies with State Housing Element Law based on updates to the document as shown in Exhibit 2 in response to HCD’s letter dated October 18, 2022, and in subsequent discussions with HCD on November 2, 2022, November 18, 2022, December 2, 2022, December 14, 2022 and January 12, 2023; and
4. The Housing Element substantially complies with Housing Element Law, as provided in Government Code 65580 et seq. and contains all provisions required by State Housing Element Law; and
5. Based on substantial evidence in the record with respect to the location, existing uses, low building to land value, and recent market demands and trends, the existing uses on the nonvacant sites identified in the site inventory to accommodate the RHNA are likely to be discontinued during the planning period and therefore do not constitute an impediment to
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
planned residential development on the site during the planning period; and
6. As required by Government Code Section 65585(e), the City Council has considered the findings made by the Department of Housing and Community Development included in the Department’s letter to the City of San Ramon dated October 18, 2022 and the five subsequent discussions with HCD regarding the letter, consistent with Government Code Section 65585(f), and as described in Exhibit 2 to this Resolution, incorporated herein by this reference; and the City Council has changed the Housing Element in response to the findings of the Department to substantially comply with the requirements of State Housing Element Law as interpreted by HCD; and
7. The City Council repeals the 2015-2023 Housing Element in its entirety, and adopt the 2023-2031 Housing Element attached hereto as Exhibit 1 and the errata revisions attached hereto as Exhibit 3; and
8. The Community Development Director or designee is hereby directed to file all necessary material with the Department of Housing and Community Development for the Department to find that the Housing Element is in conformance with State Housing Element Law, and is further directed and authorized to make all non-substantive changes to the Housing Element to make it internally consistent or to address any non-substantive changes or amendments requested by the Department to achieve certification; and
9. The Community Development Director or designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council having considered the Planning Commission and staff recommendations, public testimony, and all of the aforesaid materials and evidence in the record of the proceedings (including but not limited to all application materials, related CEQA documents, the written and oral staff reports, oral and written comments received by the City, including HCD’s findings, the City’s response to HCD’s findings, and all other relevant documents contained in the administrative record); and based on that evidence hereby adopts City Council Resolution No. 2023-017 approving General Plan Amendment GPA 2021-0001 updating the Housing Element of the General Plan (Exhibit 1) with errata changes as show in Exhibit 3.
PASSED, APPROVED AND ADOPTED on this 30th day of January 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the Resolution No. 2023-017
__________________________________
Dave Hudson, Mayor
ATTEST:
_____________________________________
Christina Franco, City Clerk
Attachments:
Exhibit 1: 2023-2031 Housing Element, dated December 2022 Exhibit 2: Findings and Responses to HCD October 18, 2022 Letter, dated December 20, 2022 Exhibit 3: Additional Errata Revisions to the 2023-2031 Housing Element, dated January 12, 2023
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Attachment: Resolution No. 2023-017 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 Housing Element Update of the City of San Ramon
2023-2031 Housing Element
(HCD Review Draft)
December 2022
Community Development Department
Planning Services Division
7000 Bollinger Canyon Rd.
San Ramon, CA 94583
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Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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 high quality of economic, environmental, educational, health, and social (“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: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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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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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• 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
During the 30-day public review of the Draft Housing Element, the City received oral and written comments from the public. Specifically, the City conducted a joint Planning Commission and City Council meeting on May 17, 2022 and a second meeting with the City Council on June 21, 2022 to receive comments on the Draft Housing Element. Public comments and the City’s responses are summarized in Appendix A. Overall, the community expressed support for the Housing Element, although concerns were also expressed about the high Regional Housing Needs Assessment assigned to the City.
11.1.10 HOUSING ELEMENT ADOPTION
The revised Draft San Ramon Housing Element is scheduled to be presented before the Planning Commission on January 12, 2023 for consideration for adoption. City Council adoption hearing is scheduled for January 30, 2023.
Upon adoption of the Housing Element, the City will send the Housing Element for HCD review and also to its water and sewer service providers.
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Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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................................................................................7
11.2.4 Special Housing Needs.................................................................................. 12
11.2.5 Economic and Transportation.........................................................................22
11.2.6 Housing Characteristics..................................................................................25
11.2.7 Housing Costs and Affordability......................................................................28
11.2.8 Assisted Housing Units at Risk of Converting to Market Rate Rents ...............33
11.2.9 Current Housing Needs..................................................................................36
11.2.10 Future Housing Needs ...................................................................................37
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Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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. At the time of European contact in the 18th century, the San Ramon area was occupied by the Ohlone tribe of California Native Americans. The tribal group that most likely occupied the San Ramon area is the Chochenyo language group, whose territory extended from the southern end of the Carquinez Strait south to Mission San Jose (present‐day Fremont), east to present‐day Livermore and west to the San Francisco Bay. The estimated Ohlone population in 1770—when the first mission was established in Ohlone territory—was approximately 10,000. By 1832, the population had declined to fewer than 2,000, mainly due to diseases introduced by the European explorers and settlers. The Gold Rush brought further disease to the native inhabitants, and by the 1850s, nearly all of the Ohlone had adapted in some way or another to economies based on cash income. Hunting and gathering activities continued to decline and were rapidly replaced with economies based on ranching and farming.
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
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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.
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.
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Table 11.2-1: Population Growth Trends (2010-2040)
Jurisdiction 2010
1 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:
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.
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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 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.
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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 Workers11 — <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 ACS, 22.3 percent of elderly households, with one or two seniors, are renters and 77.7 percent are owners. Cost burden is more prevalent amongst elderly renter households compared to elderly owner households. Approximately 72.7 percent of elderly renter households are cost burdened compared to only 34.1 percent of elderly owners. Of all senior households, 42.7 percent are cost burdened, and 23.7 percent are 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).
Resources for Seniors
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.
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• 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.
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.
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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 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.
Resources for Persons with Disabilities
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
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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 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
Home
1 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.
Resources for Persons with Developmental Disabilities
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;
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• 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.
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.
Resources for Persons Experiencing Homelessness
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.
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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.
Resources for Single Parent Households
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.
Resources for Large Households
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. Due to the limited supply of adequately sized rental units and affordable homeownership opportunities to accommodate large-family households, large families face additional difficulty in locating housing that is adequately sized and affordably priced. San Ramon has a large proportion of housing units with three or more bedrooms. According to the 2015-2019 ACS, nearly 72 percent of housing units in San Ramon have three or more bedrooms compared to only 65.9 percent countywide. The issue is with mismatch between availability and affordability. Housing Choice Voucher is a program that can assist very lower income large renter-households in accessing adequately sized housing.
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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.
Resources for Migrant and/or Farm Workers
As mentioned above, only one resident in San Ramon was employed in farming, fishing, and forestry occupations. No special programs target this population in San Ramon but they can be generally assisted with Housing Choice Vouchers or other affordable housing resources.
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.
In comparison, 50.8 percent of renter-households and 27.2 percent of owner-households citywide experience one or more housing problem. It is relevant to note that high rates of housing problems and cost burden are not isolated to extremely low income households alone. Very low income households earning 30 to 50 percent of the AMI and low income households earning 50 to 80 percent of the AMI have higher rates of housing problems and cost burden compared to extremely low income households.
Overall, 6.1 percent of households citywide are ELI households. In comparison, 12.3 percent of households countywide are in the extremely low income category. According to HUD CHAS data based on the 2014-2018 ACS, the largest proportion of Black/African American households are ELI households compared to other racial/ethnic groups. Approximately 9.5 percent of Black/African American households are ELI households, followed by 7.3 percent of White households, 4.7 percent of Asian households, and 4.1 percent of Hispanic households. No ELI American Indian or Pacific Islander households were counted in this dataset. Racial/ethnic, income, and housing problem demographics are further described in Appendix 11.E, Affirmatively Furthering Fair Housing, of this Housing Element.
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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%11,110
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.
Resources for ELI Households
As mentioned above, the City offers housing programs and supportive services (e.g. child care subsidies and recreational programs) for lower and moderate income households that may benefit extremely low income households. The following assisted housing units are also located in San Ramon, serving lower income families:
• Canyon Oaks at Windemere (249 affordable units)
• Falcon Bridge (256 affordable units)
• Cornerstone at Gale Ranch (102 affordable units)
• Mill Creek at Windemere (399 affordable units
• Muirlands at Windemere (350 affordable units)
• Cornerstone at Gale Ranch (164 affordable units)
• Highlands Point (293 affordable units)
• Seville at Gale Ranch (165 affordable units)
• Valencia at Gale Ranch (186 affordable units)
• Deer Creek South (185 affordable units)
There are also three assisted rental projects serving lower income seniors, including extremely low income seniors: Villa San Ramon (32 affordable units), Valley Vista (104 affordable units), and Deer Creek North (264 affordable units)..
The Housing Choice Voucher Program, managed by the County, also serves very low and extremely low income families, elderly households, and persons with disabilities.
The City aims to provide additional resources for ELI households through programs outlined in this Housing Element, including Program 1, Neighborhood Preservation Program, Program 5, Preservation of Existing Affordable Housing Stock, Program, 6, Housing Choice Voucher, Program 8, Inclusionary Housing and Commercial Linkage Fee, Program 10, Affordable and Special Needs Housing Development, and Program 21, Regional Partnership for Affordable Housing. Additional fair housing actions, outlined under Program 22, Meaningful Actions to Affirmatively Further Fair Housing, also aim to increase housing opportunities for lower income households. While there are
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resources available for ELI households, they remain a vulnerable group throughout the region, including in San Ramon.
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.
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).
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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).
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.
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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).
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.
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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).
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. The City’s Building and Safety Department manages code enforcement and neighborhood preservation. The Neighborhood Preservation Inspector’s duties and services include: responding to citizen inquiries, ideas and viewpoints by investigating alleged violations of the City Municipal Code, Zoning Code and other related laws; initially, seeking voluntary compliance if there is no immediate life and safety danger; actively pursuing compliance when violations of the City Municipal or Zoning Code exist through administrative, civil or criminal remedies; and coordinating with other agencies for cross-jurisdictional violations.
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According to San Ramon’s Building Inspector and Code Enforcement Officer, the City is in good condition overall. 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. Additional information about substandard housing conditions and aging housing units is included in Appendix 11-E, Affirmatively Furthering Fair housing (AFFH).
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, 1,006 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 2027.
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 2026. 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 2036.
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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
2027
(At-risk)
Canyon Oaks at
Windemere 250 249 Family
County
Inclusionary
Housing
2026
(At-risk)
Falcon Bridge 256 256 Family
County
Inclusionary
Housing
2022
(At-risk)
Cornerstone at Gale
Ranch 102 102 Family
County
Inclusionary
Housing
2026
(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
2036
(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 Family
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 the 1,006 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 1,006 units may be generally estimated at $402 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)11,497 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 ............................................................................................38
11.3.3 Market Conditions ............................................................................................. 41
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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 along 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.
Typically, when General Plan and Specific Plan amendments are involved, Measure G does add about three to four months to the overall schedule. This Housing Element update incorporated an extensive public engagement process to identify adequate site to accommodate the Regional Housing Needs Assessment (RHNA) and will be adopted in accordance with Measure G.
Additionally, the General Plan Update currently underway and rezoning/upzoning necessary to achieve adequate sites will be processed as a package. This approach is intended to mitigate the impact of Measure G so that no General Plan or Specific Plan amendments will be required in the future to accommodate the RHNA. Multiple public meetings were conducted, and property owners and developers consulted, in order to identify the most appropriate and realistic sites for the RHNA to obtain public buy-in to the RHNA sites strategy.
While Measure G requires a total of six public hearings for General Plan or Specific Plan amendment, the City routinely conducts joint Planning Commission and City Council meetings that count as a separate meeting for each body, thereby reducing the actual number of dates and shortening the timeframe required for scheduling public meetings. The joint meeting approach also provides more certainty to applicants by providing comments and receiving feedback early on in the review process.
The City will monitor its RHNA sites annually for no net loss (Program 13). When the sites inventory buffer is diminishing, the City will undertake a coordinated and proactive approach to replenish the sites inventory, thereby mitigating the impact of Measure G.
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
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(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. The Ordinance does allow for single-family detached developments an alternative to construction by feeing out the equivalent of 10 percent of units.
• 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. 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
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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 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.
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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.
• 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
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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.
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 and ZO amendment are anticipated to be completed shortly after the Housing Element adoption.
• 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.
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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 shortly after the Housing Element adoption.
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 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 ft410,000 sf 80 ft N/A515, 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.
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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
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.
Height Limits
Residential development up to 30 units per acre has a height limit of 35 feet, able to accommodate a three-story multi-family structure. However, this height limits may not offer flexibility for design and range of unit sizes, limiting a project’s ability to achieve its allowable density. The City will address height limits in multi-family residential zones as part of the Zoning Code revisions.
For residential development above 30 units per acre (as in RVH) or mixed use development (as in MU), the City’s height limit is increased to 50 to 60 feet, able to accommodate a four-story mixed use structure. For example, the recent ROEM Apartments is a four-story development Type V construction at a density of approximately 66 units per acre. Other similar developments in Contra Costa County include 1501 N. California Boulevard in Walnut Creek. This project is also a four-story building at about 64 units per acre. In San Pablo, the five-story Central Avenue Housing has a density of about 67 units per acre and a height of 61 feet.
Parking Standards
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) from three spaces to two spaces. Guest space requirements for multi-family developments are reasonable because these types of developments do not have
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private driveways for each unit to accommodate parking for guests as is required for new singlefamily homes. The City offers flexible or alternative parking arrangements to facilitate multi-family housing and mixed use construction. These may include tandem parking and shared parking. For example, the CityWalk project utilizes shared parking between residential and commercial uses.
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. Furthermore, new State law (AB 2097) prohibits local jurisdictions from imposing minimum parking requirements on residential, commercial, and other developments located within ½ mile of public transit (i.e., a major transit stop).
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.
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Type of Residential Development Required Parking Spaces 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.
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.
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Development Next to Creeks
Currently, City standards require a 100-foot setback from the centerline of creeks. This setback requirement is not based on any state, federal, and/or safety standards, and serves to limit the amount of area that can accommodate development. The City will amend the Zoning Ordinance to reduce or remove this creek setback requirement to facilitate residential developments and defer to state, federal and/or safety standards for setback requirements.
11.3.1.6 Density Bonus
The State Density Bonus law provides density increases on a sliding scale in exchange for affordable units. Eligible projects can also benefit a number of incentives and concessions. In recent years, the State Density Bonus law has been amended several times to enhance its effectiveness in promoting affordable housing development. The City’s Density Bonus provisions in the Zoning Ordinance simply refer to the State Density Bonus Law as identified in Government Code Section 65915, and therefore will maintain consistency with State law as it is amended over time.
11.3.1.7 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 Planning/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.
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.
11.3.1.8 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
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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 Shelters 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
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.
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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. 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.
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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.
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.
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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. According to the most recently available Contra Costa County Point-in-Time Count Report, San Ramon’s 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). Specific standards include:
• No more than six clients may be sheltered on the premise at any one time • One off-street parking per employee (by shift)
• One parking space for every three beds
• One bicycle parking staff for every three beds
• Minimum 300 feet from another shelter
While the City has a relatively small homeless population, the shelter bed limit of six beds per shelter may be a constraint to shelter development as the homeless population fluctuates. The CT zone covers approximately 11.58 acres on six parcels in San Ramon. Uses include a gas station, a park and ride facility, a small strip shopping center with large surface parking areas, small restaurants, and two hotels. Directly across San Ramon Valley Boulevard are single-family and multi-family residential uses. Excess parking areas, hotel use, or standalone restaurant uses may be reconfigured or redeveloped for homeless shelter purposes, given the City’s small unsheltered homeless population. However, a recent change in State law requires that that City re-evaluate where homeless shelters can be permitted by right. AB 2339 makes two changes to Housing Element law. AB 2339 provides that the sites identified for emergency shelters must be in residential areas or are otherwise suitable, thus prohibiting local governments from situating shelters in industrial zones or other areas disconnected from services. The zone(s) must contain vacant or underutilized parcels with the potential for shelter development during the eight-year timeframe of the Housing Element. The law also seeks to ease constraints on the development of
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emergency shelters by requiring that any development standards applied to emergency shelters be "objective."
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 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
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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, 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 the all residential zones, and require a Minor Use Permit in the 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.
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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 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.
11.3.1.9 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
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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 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.
However, a formal process has not been established. This Housing Element includes an action to provide written procedures for complying with SB 35.
Projects are required to undergo different reviews and approval by the approval authority requires that specific findings be made. For Architectural Review, the required findings focus on:
• Project design’s consistency with the General Plan and Zoning Ordinance and impact on public health, safety, and general welfare of the community. • General site considerations (site layout, open space and topography, orientation, circulation and parking, height, public safety, setbacks, vehicular access, etc.) • General architectural considerations (character, scale, quality of design, materials, colors, signs and lighting, screening, etc.)
• General landscape considerations (location, color, coverage, size, texture, and type of plant materials, etc.)
For Development Plan review, approval must find that the project:
• Will not be detrimental to the health, safety, and general welfare of persons residing or working in the neighborhood of the proposed development; • Will not be injurious or detrimental to property or improvements in the neighborhood; • Will not be injurious or detrimental to the general welfare of the City; • Will not be inconsistent with the policies and goals of the General Plan or any applicable specific plan; and
• Is architecturally compatible with other developments in the same vicinity, both inside and outside of the subject zone.
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The City will be establishing objective design/development standards as part of the General Plan update (Program 20). Required findings that may be viewed as subjective (such as general welfare of the community) will be removed.
An overly lengthy development review and approval process may increase the cost of housing development (such as accrued interests on financing, increases in construction material and labor costs). Most typical applications for development are generally processed based on the following schedule1(Table 11.3-7):
• 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.
Some projects may involve different development applications and therefore need to go through additional processes. The need to comply with Measure G does add time to the overall schedule due to the number of public hearings required. The schedule can also be extended due to project proponent’s ability to proceed in an expeditious manner. Table 11.3-8 presents the residential approvals since January 2018. As shown, projects involving subdivisions generally take longer, while multi-family rental housing projects can complete the review and approval process within 120 days. Overall, the City is able to process development applications in a timely manner. However, the City will prioritize the processing of affordable housing projects that include more than 15 percent BMR units. This Housing Element also includes a program to mitigate the impact of Measure G (Program 13: Adequate Sites for RHNA and Monitoring of No Net Loss; and Program 14: Growth Management).
1 Assumes CEQA Exemption or Previously Certified Environmental Document
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Table 11.3-7: Development Review Process
Type of Development Review Body Approval Body Appeal Body Public
Hearings
Required Timeline
Single-Family Unit Zoning
Administrator
Zoning
Administrator
Planning
Commission N 45 days
Multi-Family
Development –
Development Plan
Application
Planning
Commission
Planning
Commission City Council Y 90 days
Mixed Use
Development –
Development Plan
Application
Planning
Commission
Planning
Commission City Council Y 90 days
Source: City of San Ramon, Subdivision Ordinance, 2022.
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Table 11.3-8: Sample Residential Development Review Process Timeframe Project Name Project Type Application Type Review Type
No. of
Hearings
Date Formal
Application
Filed
Date
Approved by
Review
Authority
BR-1A Apartments
(381 units)
Multi-Family
Apartments
Development
Plan, Architectural
Review, Minor
Exception
Planning
Commission
1 Formal
Public
Hearing
5/23/2022 9/20/2022
Aspen Wood
Senior Apartments
(123 units)
Senior Apartments
62 years & up
Development Plan
Amendment City Council1
1 Formal
Public
Hearing with
City Council
2/3/2022 3/8/2022
City Village
(404 units)
For Sale MF and
SF Subdivision
Specific Plan
Amendment
(Measure G
Hearing
Requirements),
Development
Plan, Major
Subdivision,
Architectural
Review, Tree
Removal
Planning
Commission for
Development
Plan, City
Council for
Specific Plan
Amendment
9 Formal
Public
Hearings
(1 Joint
PC/CC
Hearing, 2
CC
hearings, 6
PC
hearings)
1/11/2021 11/2/2021
Windflower Fields
Townhomes
(63 units)
For Sale MF
Subdivision
Development Plan
, Major
Subdivision
Planning
Commission
3 Formal
Public
Hearings
4/5/2021 12/7/2021
TTLC Townhomes
(57 units)
For Sale MF
Subdivision
Development Plan
, Major
Subdivision
Planning
Commission
2 Formal
Public
Hearings
1/12/2021 9/7/2021
Promenade
Residential
Development
(162 units)
For Sale MF and
SF Subdivision
Development Plan
, Major
Subdivision,
Architectural
Review
Planning
Commission
1 Formal
Public
Hearing
9/17/2018 7/16/2019
1. Council approved previous 95-unit development and remained the review authority when the project was redesigned as a 123-unit project
Source: City of San Ramon, 2022.
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11.3.1.10 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. • 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 11.3-9.
Table 11.3-9: 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
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Roadway Type
Right-ofWayCurb-toCurb Dividing StripSidewalk
Area
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 11.3-10.
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 11.3-11.
As shown in Table 11.3-12, 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
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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.
Table 11.3-10: 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
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Type Amount
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
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.
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Type Amount
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 11.3-11: 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
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
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Impact Fee Type Amount
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
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
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.
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Impact Fee Type Amount
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.
Table 11.3-12: 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
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Single-Family
Multi-Family
(Non-Subdivision)
Multi-family
(Subdivision)
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
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 are among the highest in the region, due primarily to the Park and Recreation Facility Impact Fee.
On October 11, 2022, the City adopted the Affordable Rental Housing Fee Waiver Policy for certain rental housing projects that are all affordable to households making 80% of the AMI or lower. The amount of the fee waiver is tied to the number of affordable rental units proposed in the all affordable projects. The fee waivers are split between Impact Fees and Service Fees associated with processing construction permits. The options available are:
Impact Fee Waiver Options:
• City Traffic Impact Fee
• School Age Child Care Fee
• Park and Recreation Facility Impact Fee
• Private Sector Art and Beautification Fee
• Open Space Development Impact Fee
• Specific Plan Recovery Fees
• General Plan Recovery Fee
• Zoning Ordinance Recovery Fee
• Tri Valley Transportation Development Fee. (Currently waived for Affordable Units) City Service Fee Waiver Options (Capped at 25% of Total Units) • Building Permit Plan Check Fees
• Building Permit Inspection Fees
• Planning Plan Check Review Fees
• Engineering Plan Check Fees
• Engineering Inspection Fees
For example, a typical affordable housing project of 100 units would be eligible for about $24,000 per unit of Impact Fee Waiver and $5,865 per unit of Service Fee Waiver for a total fee reduction of over $2.5 million for a 100-unit project.
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Table 11.3-13: 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.
11.3.1.11 Building Code and Enforcement
In October 2022, the City adopted the 2022 edition of the 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. The City adopted several local amendments to the 2022 Building Code specific to San Ramon. Due to the City’s proximity to earthquake faults, and as a result of damage that was documented in past earthquakes, the City included amendments for additional structural upgrades to the minimum provision provided for in the Codes. These recommendations were made by the Structural Engineers Association of Southern California and the Los Angeles City Joint Task Force that investigated the poor performance of under-reinforced
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concrete footings and braced walls found after the Northridge earthquake. There are other amendments to removed some checklists, permit fees, applications, and inspections that represent duplicative efforts to the City. Overall, these revisions would have minimal impacts (or in the case of removing processes and fees, even beneficial impacts) to the costs of housing development in San Ramon.
11.3.1.12 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. The findings for Use Permit approval are:
1. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Zoning Ordinance and the Municipal Code;
2. The proposed use is consistent with the General Plan and any applicable specific plan;
3. The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and future land uses in the vicinity;
4. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints; and
5. Granting the permit would not be detrimental to the public health, safety, or welfare of the persons residing or working in the subject neighborhood, or materially detrimental or injurious to property or improvements in the vicinity and zone in which the property is located.
Findings relating compatibility to surrounding uses and potential detrimental impacts to properties or improvements in the vicinity may be considered subjective. This Housing Element contains a program to revise the findings to objective criteria.
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. As for parking, residential care facilities for seven or more require one space per three beds plus a guest space per four beds and employees. For a seven-bed facility (typically requiring four bedrooms), an estimated three to four parking spaces may be required, similar to regular residential use. Nevertheless, the City is proposing to reduce
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the parking requirements for large units. The City will revise the parking standards for residential care facilities based on employee level.
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;
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 2022 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
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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 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.
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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. Available data on a few real estate transactions demonstrate the high land costs in San Ramon. For example, 500 Deerwood Road had a land cost of $9,750,000 for 2.47 acres. The location is proposed for the development of 57 townhomes, averaging over $170,000 per unit of land cost. Another property (9000 Alcosta Boulevard) of 1.39 acres was sold for $4,000,000. This property is proposed for 123 senior apartments, averaging about $32,520 per unit of land cost. A third piece of land at 31 acres is listed for sale at $108 million, or about $3.5 million per acre.
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 News2reported that construction 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, 20203and 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 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+ 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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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.
Typically, townhome projects yield a lower density due to product type (usually with larger units with more bedrooms and bathrooms), compared to apartment projects, which usually can achieve densities at the upper end of the density range. Also, 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 11.3-14 summarizes the disposition of loan applications submitted to financial institutions in 2018 and 2019 by race in San Ramon.4Included 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.
2.1.b
Packet Pg. 104 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.3-40 2023-2031 Housing Element
Table 11.3-14: 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.
2.1.b
Packet Pg. 105 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.3-41 2023-2031 Housing Element
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.
2.1.b
Packet Pg. 106 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.3-42 2023-2031 Housing Element
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 is the largest City 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.
2.1.b
Packet Pg. 107 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.3-43 2023-2031 Housing Element
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.
The SWP is owned and operated by the Department of Water Resources (DWR). Imported water from SWP 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
2.1.b
Packet Pg. 108 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.3-44 2023-2031 Housing Element
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.Error! Hyperlink reference not valid.
8 Dublin San Ramon Services District website, https://www.dsrsd.com/home/showpublisheddocument?id=811 , accessed February 11, 2022.
2.1.b
Packet Pg. 109 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-i 2023-2031 Housing Element
11.4 Housing resources ........................................................................................................ 1
11.4.1 Regional Housing Needs Assessment (RHNA) ................................................ 1
11.4.2 Development Credit..........................................................................................2
11.4.3 Residential sites inventory................................................................................7
11.4.4 Estimating Potential Capacity ...........................................................................8
11.4.5 Summary of RHNA strategies......................................................................... 14
11.4.6 Availability of Infrastructure and Services ....................................................... 15
11.4.7 Financial resources ........................................................................................ 17
11.4.8 Administrative Resources............................................................................... 18
11.4.9 Opportunities for Energy Conservation ........................................................... 18
2.1.b
Packet Pg. 110 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-1 2023-2031 Housing Element
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.
2.1.b
Packet Pg. 111 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-2 2023-2031 Housing Element
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)11,497 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 2,696units (166 very low, 225 low, 222 moderate, and 2,083 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.
The CityWalk project consists of the redevelopment of 135 acres of central San Ramon with a combination of high-density residential, retail, and office uses. The project will maintain the existing Bishop Ranch 2600 Office and Conference center, developing 4,500 residential units as well as retail spaces, parks, and a hotel across eight parcels. The project will build out over a 25-year timeline in four phases. Phase 1, 2, and parts of phase 3 of the project, which include a total of 1,472 units, are slated to complete before the end of the 6th cycle and are therefore credited toward meeting the City’s RHNA. 223 of these units will be subject to deed restrictions which will maintain
2.1.b
Packet Pg. 112 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-3 2023-2031 Housing Element
their affordability to low- and very low-income households. Affordable rental units will be subject to a 50-year deed restriction, and for-sale units will be subject to a 30-year deed restriction.
The ROEM Apartments project proposed for 2251 San Ramon Valley Boulevard includes 169 units as well as 6,500 square feet of retail space. It is a catalyst project which will help spur the redevelopment of this portion of the San Ramon Village Specific Plan. The project was approved in 2016, but the COVID-19 pandemic and funding issues have kept the project from moving forward. City staff has worked closely with the developer, and building permits are anticipated to be issued in mid-2023. 20 of the 169 total units will be subject to a 55-year deed restriction to maintain the units’ affordability to low- and moderate-income households.
The Chang Residential project will develop 16 acres of a 195-acre parcel with 61 units. The remainder of the parcel will be preserved as open space under a conservation easement. To meet the City’s Inclusionary Housing Ordinance, 18 units of the project will be ADUs which will be subject to a 50-year deed restriction to maintain affordability to low-, very low-, and moderate-income households. Originally approved in 2017, the applicant has been granted an entitlement extension under Assembly Bill 1561. City Staff expects to issue building permits in 2024.The Promenade at the Preserve is a master planned project including 40 single-family detached homes and 122 townhome condominiums. Approved in 2019, the project site was sold to a new developer who began construction of the first of the units in March of 2022. The project is expected to finish construction of the last units towards the end to 2023. The project will contribute $9m to the City’s Affordable Housing Fund.
2.1.b
Packet Pg. 113 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-4 2023-2031 Housing Element
Table 11.4-2: Entitled Residential Development
Project
Name
Addres
s APN
Gross
Acres
Gross
Density GP Zoning Current Use
Total
Units
Above
-Mod Mod Low
Very
Low
Entitlement
Status
BP
Issued/
Expected
Certificate
of
Occupanc
y
Expected
Afford-ability
Mechanism
City
Village
(Summerh
ill)
2400-
2440
Camin
o
Ramon
213-
133-
048
31 13.03 M
U
NCRS
P
MDR
Office 404 384 10 6 4
Approv
ed
(11/20
21)
Dec-22 2027 30-year
deed
restriction
TTLC
Townhome
s
500
Deerw
ood
Rd.
208
-
260
-
054
2.46 23.17 M
U
SRVS
P MFR
Outdoor
Commercial 57 48 4 2 3
Approv
ed
(9/202
1)
Mid 2023 2025 30-year
deed
restriction
CityWalk
Master
Plan
(Phase 1) BR 1A:
1 213-
120-
036
134.
98*
33.30 M
UC
C
CCMU
Vacant 381 323 0 29 29 Appro
ved
(9/2
022)
Summe
r 2023
2025 50-year
deed
restriction
for rental
units; 30-
year deed
restriction
for forsale units
CityWalk
Master
Plan
(Phase 2) BR
3A: 1
213-
133-
099
134.
98*
33.30 M
UC
C
CCMU
Vacant 543 461 0 41 41 Appro
ved
(8/2
020)
2024 2026 50-year
deed
restriction
for rental
units; 30-
year deed
restriction
for forsale units
CityWalk
Master BR
3A: 2
213-
120-
036
134.
98*
33.30 M
UC
C
CCMU
Vacant 248 210 0 19 19 Appro
ved
2026 2028 50-year
deed
restriction
2.1.b
Packet Pg. 114 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.4-5 2023-2031 Housing Element
Project
Name
Addres
s APN
Gross
Acres
Gross
Density GP Zoning Current Use
Total
Units
Above
-Mod Mod Low
Very
Low
Entitlement
Status
BP
Issued/
Expected
Certificate
of
Occupanc
y
Expected
Afford-ability
Mechanism
Plan
(Phase 2)
(8/2
020)
for rental
units; 30-
year deed
restriction
for forsale units
CityWalk
Master
Plan
(Phase 3) BR
2600:
SE-1
213-
133-
096
134.
98*
33.30 M
UC
C
CCMU
Office
Parkin
g Area
300 255 0 22 23 Appro
ved
(8/2
020)
2028 2030 50-year
deed
restriction
for rental
units; 30-
year deed
restriction
for forsale units
Windflower
Fields
2701
Hooper
Dr.
208
-
250
-091
3.57 17.65 M
U
SRVS
P RO
Commercial
Recreation 63 47 4 6 6
Approv
ed
(12/20
21)
Mid 2023 2025 55-year
deed
restriction
Aspen
Wood
Senior
Apartment
s
9000
Alcosta
Blvd.
210-
520
-031
1.39 88.49
MF
VH
D
MF
VHD
Vacant
Commercial 123 1 0 96 26**
Approv
ed
(3/202
2)
Aug-22 Early
2024
55-year
deed
restriction
The
Promenad
e at the
Preserve
Mateo
Miller
Circle
208
-
880
-001
10.6 15.28 MF
HD
NWSP
HDR Vacant 162 162 0 0 0
BP
Issued
3/2022 Mar-22 Late 2023
Deer
Creek
South
Bolling
er
Canyo
n Road
222-
270
-
058
9.4 19.68 M
U
MU Vacant 185 0 185 0 0
BP
Issued
10/2021 2024 20-year
deed
restriction
2.1.b
Packet Pg. 115 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.4-6 2023-2031 Housing Element
Project
Name
Addres
s APN
Gross
Acres
Gross
Density GP Zoning Current Use
Total
Units
Above
-Mod Mod Low
Very
Low
Entitlement
Status
BP
Issued/
Expected
Certificate
of
Occupanc
y
Expected
Afford-ability
Mechanism
Chang
Residential
Crow
Cyn
Rd./B
ollinger
Cyn
Rd.
208
-
240
-
039
195 0.31 HR NWSP
HR Vacant 61 43 12 4 2
Approv
ed
2024 2027 50-year
deed
restriction of
18 ADUs
ROEM
Apartment
s
2251
San
Ramon
Valley
Blvd.
208
-
271-
041
2.55 66.27 M
U
SRVS
P:
VCMU
Vacant 169 149 7 0 13
Approv
ed
Mid 2023 2025 55-year
deed
restriction
2.1.b
Packet Pg. 116 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.4-7 2023-2031 Housing Element
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 2,450 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 1,926 lower income units, 524 moderate income units, and 0 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 166 225 222 2,083 2,696
Remaining RHNA After
Credits 1,310 616 524 0 2,450
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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Packet Pg. 117 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-8 2023-2031 Housing Element
11.4.3.1 Sites from the 4
th 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 the rezone process to be completed for all Housing Opportunity Sites identified as rezone sites within one year of the adoption of the Housing Element
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
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Packet Pg. 118 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-9 2023-2031 Housing Element
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 City carefully considered the likelihood of redevelopment of all sites including only those sites with a high likelihood of redevelopment during the housing cycle. As described in Program 13, the City will closely monitor development of the properties identified in the sites inventory and identify additional capacity as necessary.
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.
11.4.4.1 Capacity of Mixed-Use Sites
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. While the city’s mixed-use zones allow 100 percent non-residential uses, recent development trends show that the vast majority of floor space in projects proposed in mixed use zones is devoted to residential uses. No mixed use zoned properties identified as housing opportunity sites in the 4th or 5th cycles were developed as 100 percent commercial projects.
Recently completed projects and projects in the development pipeline on sites zoned for mixed use shown in Table 11.4-4 on average achieve densities of 83 percent of the maximum allowed density.
Therefore, a realistic density of 60 percent of maximum allowed density is conservative.
While identified Bishop Ranch sites are 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 within one year of the adoption of Housing Element.
Table 11.4-4: Mixed-Use Redevelopment Trends
Project Project
Status
GP Land
Use
Designation
Zoning Maximum
Residential
Density
Density
Achieved
Percentage
of Maximum
Density
Residential
Units
Commercial
Component
Ryan
Terrace Completed MU: Mixed Use
MU:
Mixed
Use
30 16.4 54 44 6 live-work
units
Deer
Creek
North
Completed MU: Mixed
Use
MU:
Mixed
Use
No Max 31.2 - 264 None
Deer
Creek
South
BP Issued MU: Mixed
Use
MU:
Mixed
Use
20 19.7 98 185 None
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Packet Pg. 119 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-10 2023-2031 Housing Element
Project Project
Status
GP Land
Use
Designation
Zoning Maximum
Residential
Density
Density
Achieved
Percentage
of Maximum
Density
Residential
Units
Commercial
Component
CityWalk Approved
MUCC: City
Center
Mixed Use
CCMU:
City
Center
Mixed
Use
50 33.3 67 4,500
Ground floor
retail and
existing office
space
The
Marketpl
ace
In Review MU: Mixed
Use
MU:
Mixed
Use
30 14.7* 49* 44*
Portion of
commercial
center
demolished
for new
residences.*
ROEM
Apartme
nts
Approved MU: Mixed
Use
SRVS
P:
Village
Center
Mixed
Use
35 66.3 189 169
6,100 feet of
commercial
space
proposed
Iron
Horse
Village
In Review MU: Mixed
Use
NCRS
P MU:
Office
Mixed
Use
30 14.7* 43* 117*
8 live-work
units*
Note(s): *proposed by Applicant
11.4.4.2 Suitability of Non-Vacant Sites
The Housing Element must analyze the extent to which existing uses may impede additional residential development. Due to a lack of available vacant parcels, the City relies on nonvacant sites to accommodate approximately 88 percent of its total remaining RHNA and approximately 98 percent of its remaining RHNA for lower-income households. The sites selected for inclusion in the inventory have been chosen because they represent the highest potential for becoming available for residential development based on recent trends in the City.
Based on recent proposed and completed projects, the real estate market in San Ramon supports new residential projects on non-vacant sites with a wide variety of pre-construction conditions.
Geospatial data was used to identify underutilized properties within the city. Nonvacant parcels were chosen as sites likely to be redeveloped during the planning period based on expressed owner interest and the following factors:
• Improvement-to-land value ratio: A parcel’s improvement-to-land value ratio can help quickly identify properties that are potentially underutilized. A low ratio indicates that the real estate market values the land itself more highly than what is currently built on that land.
These underutilized parcels represent opportunities for property owners and developers to invest in further improvements that increase the overall value of the property. It should be noted that the improvement-to-land value ratio of a property does not necessarily consider
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Packet Pg. 120 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-11 2023-2031 Housing Element
development standards or environmental constraints that may impact the feasibility of redevelopment on the site.
• Age of structure: The age of a structure is most useful in demonstrating that a site is not likely to redevelop. New construction on the site indicates that a property owner is unlikely to invest in additional improvements or redevelop the site in the near future. • Floor area ratio (FAR) / lot coverage: FAR is the relationship between the total amount of usable floor area that a building has, or has been permitted to have, and the total area of the lot on which the building stands. Low FAR indicates underutilization of a site, especially in higher-density areas such as downtown areas and upzoned corridors.
Recent development trends in the city have shown that residential projects are feasible with a wide variety of pre-construction conditions. Residential projects have been proposed or completed on sites with improvement to land value ratios were as low as 0.24, as in the case of a project proposed at 2481 Deerwood Drive, and as high as 27.68 as in the case of the Iron Horse Village Project. While the existing structures on all these sites were all built prior to 1990, two buildings were built as late as 1986 and 1988 respectively. All sites with proposed or completed projects were developed with structures covering between 5 to 36 percent of the parcel area and built FARs between 0.05 and 0.66. The sites inventory includes non-vacant parcels which reflect these ranges of pre-construction conditions. Included in the rezone program is a close analysis and adjustment of development standards to address potential constraints to housing development and facilitate development during the housing cycle.
Table 11.4-5 shows the site conditions prior to construction of eight proposed, approved, and recently completed residential projects on non-vacant sites.
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Packet Pg. 121 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-12 2023-2031 Housing Element
Table 11.4-5: Non-Vacant Site Redevelopment Trends
Project
Project
Status
GP Land Use
Designation
Zoning
PreConstruction
Land Use
PreConstruction
Floor Area
Ratio
PreConstruction
Lot
Coverage
Pre-Construction
Improvement to
Land Value Ratio
Previous
Structure
Year of
Const.
New
Residential
Units
Ryan
Terrace Completed MU: Mixed Use MU: Mixed Use Office 0.33 17.7% Not Available Early 1980s 48 City Village
UnderConstructi
on
MU: Mixed
Use
NCRSP MDR:
Mixed Density
Residential
Office 0.42 14.6% Not Available 1983 404
TTLC
Townhomes Approved MU: Mixed Use
SRVSP MFR:
Multi-family
Residential
Outdoor
Commercial 0.05 5.0% Not Available 1960s 57
CityWalk
(BR 2600)
Approved
MUCC: City
Center Mixed
Use
CCMU: City Center
Mixed Use
Office /
Parking
0.0 (Surface
parking to be
redeveloped)
17.0% Not Available 1983 3,057
The
Marketplace In Review MU: Mixed Use MU: Mixed Use Retail Commercial 0.36 35.9% 3.31 1988 44 Iron Horse
Village In Review MU: Mixed Use
NCRSP MU: Office
Mixed Use Office 0.66 36.0% 27.68 1979 117
Windflower
Fields Approved MU: Mixed Use
SRVSP RO:
Residential
Overlay
Commercial
Recreation 0.16 16.3% 0.65 1975 63
2481
Deerwood
Dr.
In Review
Office:
Seeking GP
amendment to
Multifamily
High Density
OA Administrative
Office: Seeking
Rezone to
Medium-High
Density Residential
Office 0.26 14.8% 0.24 1986 61
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Packet Pg. 122 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.4-13 2023-2031 Housing Element
While Appendix 11-D includes a discussion of the likelihood of redevelopment for each site, a general discussion of the current uses of identified non-vacant sites is included below:
Offices. Office uses are by far the most significant housing opportunity sites in the City. Office buildings and their associated surface parking lots account for approximately 101 acres of the nonvacant land identified in the sites inventory. The Covid-19 pandemic has reduced demand for office space across the country and regionally as many companies choose to adopt work-from-home and hybrid workplace policies. These national and regional trends can be seen at play in San Ramon as demonstrated by the increased interest in redevelopment City staff has seen from commercial and office property owners.
The City began to see an office redevelopment trend in 2015 when the Ryan Terrace project demolished office buildings on two adjacent parcels to develop a 44 townhomes and six live/work units. Similarly, the City Village project, approved in 2021 and now under construction, demolished three large administrative office buildings on a 31-acre site to accommodate 404 new units mixing townhomes and small-lot single-family houses. Also in 2021, the City received an application seeking entitlements for the Iron Horse Village project which would replace two large office buildings with 117 new homes on a 9-acre site. These projects each demolished or intend to demolish functional office space on properties with high improvement to land value ratios in favor of residential development. This is strong evidence to demonstrate the demand for housing over office uses in San Ramon.
Retail Pads and Shopping Centers: Throughout an extensive stakeholder engagement process, numerous retail-commercial property owners have expressed interest in inclusion in the housing sites inventory. Generally, retail buildings on the identified sites are aging and many have experienced higher tenant turn-over in recent years. The preliminary application of the Marketplace project consists of demolishing a grocery store retail unit to accommodate 44 new homes. This project demonstrates the feasibility of redevelopment in retail centers while keeping existing uses intact. Redevelopment of the retail-commercial sites identified in the inventory is likely given their proximity to numerous planned and approved residential projects and the fact that many of these sites are located in areas designated by the Association of Bay Area Governments (ABAG) as Priority Development Areas (PDA). The Housing Element Update will rezone these sites to allow up to 40 dwelling units per acre. Rezoning will facilitate the redevelopment of these sites, many with a mixed-use development pattern that would allow existing uses to remain if desired.
Warehouses and General commercial: The Sites Inventory identified multiple aging and underutilized warehouse, light industry, and service commercial sites in both the SRVSP and NCRSP areas. There has been significant developer and property owner interest in redevelopment in these areas including on non-vacant sites. The TTLC Townhomes project was entitled to develop 57 residential units on a former towing and equipment storage yard. Similarly, the recently approved Windflower Fields development will demolish a former roller rink and replace it with 47 townhomes.
The owners of the current Morgan’s Masonry materials yard have also submitted preliminary concept plans for a mixed-use development in the core of the SRVSP area. Redevelopment of other commercial and light industry sites in these areas is likely given the age of the buildings (most were built prior to 1980), low improvement to land value ratios, and stated interest in residential development by property owners.
San Ramon Visitor Conference Center: This facility is currently occupied by Pacific Gas and Electric (PG&E) and serves as a training center for PG&E employees. It includes accommodations for overnight stays, on-site meal service, and meeting spaces. The site is located in a Mixed Use
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Packet Pg. 123 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-14 2023-2031 Housing Element
area designated as a PDA by ABAG. Given the on-going PG&E reorganization, restructuring of the facility, proposed redevelopment of an adjacent PG&E office building to 117 residential units (Iron Horse Village), and its underutilized nature, it is anticipated that rezoning this site to allow up to 40 dwelling units per acre will facilitate redevelopment to a mixed-use development pattern that would allow existing uses to remain if desired. The approved CityWalk project represents a local example of feasible residential development on underutilized portions of large sites while keeping some or all existing uses intact.
San Ramon Village Specific Plan Area: The 2015 Housing Element which was re-certified when the Crow Canyon Specific Plan (now renamed the San Ramon Village Specific Plan) was updated in 2017, had an expected yield of 155 units for the entirety of the Residential Overlay zone (16.8 acres on 13 parcels), with an average density of 22 du/ac. As part of the City’s 2020 update to the San Ramon Village Specific Plan, the City prepared a new land use design which increase housing opportunities throughout the plan area while re-evaluating realistic capacity in existing residential zones/overlays. The City also adopted Objective Design Standards as part of the to facilitate new development opportunities. New units were contemplated on alternate sites in the Plan Area where property owners had recently expressed interest in redevelopment and on properties with low improvement to land ratios. Geotechnical constraints on sloped portions of the 2701 Hooper Drive site were discovered through the development review process and therefore required the property owner to reconsider their unit yield and the proposed housing type (from multi-family rental to multi-family for-sale units).
11.4.4 SUMMARY OF RHNA STRATEGIES
Overall, the City is able to accommodate its RHNA, with a 24 percent buffer for the remaining lower income RHNA and a 24 percent buffer for the remaining moderate income RHNA (Table
11.4-4). The City meets its RHNA (including for moderate and above moderate income units)primarily with higher density multi-family or mixed use development, complying with AB 725.
Table 11.4-6: 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 166 225 222 2,121 2,734
Total Credits 187 246 243 2,128 2,804
Remaining RHNA Need 1,310 616 524 0 2,450
4 th and 5th Cycle Sites** 136 65 59 362 622
Rezone Sites** 1,477 711 593 2,506 5,287
Total Units to Meet
Remaining RHNA Need 1,613 776 652 2,868 5,909
Surplus 303 160 128 3,011 3,459
% Buffer over Remaining
Lower Income RHNA 23% 26% 24%
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Packet Pg. 124 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-15 2023-2031 Housing Element
Extremely
Low/Very Low Low
Moderate Above
Moderate
Total
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.
11.4.5 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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Packet Pg. 125 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.
4-16 2023-2031 Housing Element
Figure 11.4-1 San Ramon Sites Inventory
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Packet Pg. 126 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-17 2023-2031 Housing Element
11.4.6 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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Packet Pg. 127 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-18 2023-2031 Housing Element
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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Packet Pg. 128 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.4-19 2023-2031 Housing Element
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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Packet Pg. 129 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-i 2023-2031 Housing Element
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 .........................................................................................................6
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Packet Pg. 130 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-1 2023-2031 Housing Element
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 Develop target density to encourage higher yield of units in all residential and mixed use zones.
IP 11.5.1-3 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 11.5.1-4 Facilitate the development of affordable housing throughout the community through use of financial and/or regulatory incentives, where feasible.
IP 11.5.1-5 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 11.5.1-6 Maintain a variety of housing types that complements the employment opportunities within the community and encourages a jobs/housing balance.
IP 11.5.1-7 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 11.5.1-8 Offer financial and regulatory incentives to promote a combination of residential, retail, and office uses in areas designated for mixed use development.
IP 11.5.1-9 Encourage construction of accessory dwelling units within single-family and multi-family residential neighborhoods.
IP 11.5.1-10 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 11.5.1-11 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.
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IP 11.5.1-12 Require non-residential development to contribute to the supply of housing affordable to lower income households, including extremely low income households through the Commercial Linkage Fee program.
IP 11.5.1-13 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 11.5.1-14 Encourage developers to provide amenities for a diversity of households, including single heads of households, persons with disabilities, seniors, and extended families.
IP 11.5.1-15 Utilize affordable housing agreements, when appropriate, to encourage a full range of housing types.
IP 11.5.1-16 Work with neighboring jurisdictions in the Tri-Valley area to promote and encourage the development of affordable housing.
IP 11.5.1-17 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 11.5.1-18 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 11.5.1-19 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 11.5.1-20 Seek available State and federal funds, and encourage the use of private financing mechanisms, to assist in the production of affordable housing.
IP 11.5.1-21 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 11.5.1-22 Encourage the construction of senior housing near commercial and mixed use centers to bring essential services within walking distance to residents.
IP 11.5.1-23 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 11.5.1-24 Encourage development of workforce housing by non-profit organizations primarily engaged in housing construction or management.
IP 11.5.1-25 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.
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IP 11.5.1-26 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.
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.
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Implementing Policies
IP 11.5.3-1 Collaborate with and support efforts of organizations dedicated to eliminating housing discrimination in San Ramon.
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.
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Packet Pg. 135 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-6 2023-2031 Housing Element
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.
• 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.
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Packet Pg. 136 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-7 2023-2031 Housing Element
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 and promote program at least annually on City social media platforms and other City publications such as the quarterly City Report, City Manager Newsletter, and ENCORE:
Senior Newsletter.
• 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 subareas 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, but homeowner may be obligated to repay grant depending on timing of resale.
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, Planning/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: City of San Ramon, Planning/Community Development Department, Building and Safety Division
Financing: CDBG; HOME; General Fund
Objectives/Timeframe:
• Provide 16 housing rehabilitation grants over the planning period. • Beginning in 2023 and annually thereafter, 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 subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas by placing program information at community locations and events.
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Packet Pg. 137 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-8 2023-2031 Housing Element
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: City of San Ramon, Planning/Community Development Department, Building and Safety Division
Financing: General Fund
Objectives/Timeframe:
• Continue to implement the California Green Building Standards code.
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 Planning/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 Planning/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: City of San Ramon, Planning/Community Development Department, Building and Safety Division
Financing: 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, 1,006 units in four developments are at-risk of converting to market-rate during the ten-year analysis timeframe of 2023 to 2033. 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 2027. Of the 250 units within Canyon Oaks at Windemere, 249 are affordable and
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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 2026.
Responsible Agency: City of San Ramon, Planning/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:
• Strategies for Preservation: In 2023, develop a strategy to preserve the at-risk units and beginning in 2024 and annually thereafter, proactively reach out to nonprofit housing providers interested in acquiring and maintaining affordable units. Partner with interested nonprofit providers to pursue funding to acquire and preserve at-risk affordable units. • 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.
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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 annually work with fair housing service providers to educate the community on fair housing resources and rights and responsibilities, including 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
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: City of San Ramon, Planning/Community Development Department, Planning Division
Financing: 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.
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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
• Reviewing and revising the fee structure for Inclusionary In-Lieu Fee and Commercial Linkage Fee to facilitate on-site construction of affordable units and to reflect market conditions and the costs of constructing affordable units in case an in-lieu fee option is applicable. Specifically, a per square foot inclusionary fee may incentivize the development of various unit sizes.
Responsible Agency: City of San Ramon, Planning/Community Development Department, Planning Services Division
Financing: 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
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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. • At least annually, advertise the availability of the program via its website, the public counter, City social media platforms, quarterly City Report, City Manager Newsletter, and ENCORE:
Senior Newsletter, as well as other tri-valley publications.
AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Tenant Protection and Anti-Displacement
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; - Opportunity for deferred or reduced fees for affordable units (above inclusionary housing requirements); and
- Development Impact Fee and City Service Fee Waivers for 100% affordable housing projects.
• 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
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resources, and annually outreach to affordable housing developers to identify development opportunities, including housing for special needs populations and extremely low income households, and to pursue funding from regional, state, and federal programs. • 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: City of San Ramon, Planning/Community Development Department, Planning Services Division; Housing Advisory Committee
Financing: 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. • 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
2.1.b
Packet Pg. 143 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-14 2023-2031 Housing Element
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.
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 (70 units) and entitled projects (2,734 units), the City has met 2,804 units of its RHNA, with a remaining RHNA of 2,450 units (1,310 very low income; 616 low income; and 524 moderate income units).
To accommodate this remaining RHNA, the City has identified an inventory of sites with potential for redevelopment over the eight-year planning period. A total of 622 units (136 very low income; 65 low income; 59 moderate income; and 362 above moderate income units) can be accommodated on sites identified in previous cycles of the Housing Element and continue to be appropriately zoned and available for new development. Taking these sites into consideration, the City has a remaining RHNA
2.1.b
Packet Pg. 144 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-15 2023-2031 Housing Element
of 2,190 units (1,174 very low income; 551 low income; and 465 moderate income units) that must be accommodated through upzoning.
Specifically, 55 sites 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 2023. 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
Overall, rezone sites will provide an estimated capacity of 5,287 units (1,477 very low income; 711 low income; 593 moderate income; and 2,506 above moderate income units), adequate to fulfill the City’s RHNA shortfall of 2,190 units. 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 (projectby-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 55 sites as outlined in Appendix D to fully accommodate the RHNA by the end of 2023. As part of the rezoning, establish a procedure to provide byright approval of projects on reuse sites (identified in the previous Housing Elements) and rezone sites that include 20 percent of the units as housing affordable to lower income households (see also Program 14).
• Maintain an inventory of the available sites for residential development and make it available on City website. Update sites inventory annually.
• 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.
Monitoring will be conducted annually to ensure the City maintains an adequate buffer for the remaining RHNA. If the buffer is diminishing, the City will undertake a proactive and coordinated approach to replenish the sites inventory, taking into consideration the requirements of Measure G (see also Program 20: CityWalk Master Plan Streamlining).
AFFH Themes: New Opportunities in High Resource Areas
2.1.b
Packet Pg. 145 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-16 2023-2031 Housing Element
Housing Mobility
Targeted Neighborhoods: Not applicable
Program 14: Growth Management (Measure G)
Land use decisions triggering Measure G require a four-fifth super-majority vote of the Council. This requirement can potentially hinder the City’s ability to address the need for new housing opportunities.
The City will conduct an education program to educate the public regarding the impact of Measure G and compliance with State law.
Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: General Fund
Objectives/Timeframe:
• Annually evaluate housing proposal processed under Measure G, to determine if the super majority requirement delayed approval.
• By 2026, conduct an education program to educate the public regarding the impact of Measure G and compliance with State law.
• By 2028, review and determine opportunities to streamline Measure G approvals.
AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Targeted Neighborhoods: Not applicable
Program 15: 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.
• Sites that are to be rezoned to accommodate the lower income RHNA where the rezoning is to be occurred past the statutory deadline of January 31, 2023.
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
2.1.b
Packet Pg. 146 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-17 2023-2031 Housing Element
Program 16: 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 17: 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 program is anticipated to be completed by the end of 2022. To facilitate ADU development, the City also does not collect any impact fees for ADUs.
HCD has conducted a cursory review of the City’s adopted ADU ordinance and has identified some areas that are not consistent with State ADU law. HCD will provide a complete review separately. The City will amend the ADU ordinance to address HCD concerns.
Responsible Agency: City of San Ramon, Planning/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.
• In 2023, develop and include a Fair Housing Factsheet, especially on Source of Income protection (i.e., use of public subsidies such as Housing Choice Vouchers for housing payments) in the ADU application packet.
• Within six months of receiving HCD comments on the City’s ADU ordinance, amend the ordinance to address HCD concerns and achieve consistency with State law.
AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
Targeted Neighborhoods: Not applicable
2.1.b
Packet Pg. 147 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-18 2023-2031 Housing Element
Program 18: Missing Middle
The City of San Ramon shall further intensify and increase housing choices and affordability in relatively higher opportunity, high income, and lower density areas. The City shall increase baseline density with an upper density range of at least 15 du/acre in the RS and RM zones. Staff shall present a specific proposal to the City Council for consideration and adoption, including:
• Amendments to zoning
• Appropriate development standards to facilitate maximum densities including but not limited to:
reducing or eliminating minimum lot size requirements, reducing setbacks, increasing FAR and eliminating minimum unit size requirements.
• A waiver system to ensure development standards do not preclude the maximum allowable density.
The City shall evaluate the effectiveness of meeting missing middle housing targets of these strategies in 2027 year, including but not limited to further increasing development intensity in single family zones within the following year to achieve more inclusive neighborhoods throughout City.
Responsible Agency: City of San Ramon, Community Development Department, Planning Division
Financing: Planning Grants, General Fund, State and Federal Funds Objectives/Timeframe:
• Study feasible densities, identify sites, corridors, and neighborhoods for intensification. Develop a strategy to increase baseline density with an upper density range of at least 15 du/acre, housing choices and affordability in RS and RM areas with a target of 50 units in the planning period and adopt an ordinance, as needed. • Within 12 months of Housing Element Adoption
AFFH Themes: New Opportunities in High Resource Areas
Housing Mobility
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 19: Zoning Code Amendments
The City will amend the Zoning Code to address the following to facilitate the development of affordable housing and a variety of housing types:
• Density Bonus: The State Density Bonus law has been amended several times over the last few years. The City will review its Density Bonus provisions, and update if necessary, to ensure consistency with State law.
• 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
2.1.b
Packet Pg. 148 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-19 2023-2031 Housing Element
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 limits the shelter size to up to six beds. As homeless population fluctuates, this shelter size limit may be a constraint to shelter development and ability to accommodate the City’s homeless.
Furthermore, the City will re-evaluate the appropriateness and adequacy of the CT zone for permitting homeless shelters by right, in light of the recent changes to State law (AB 2339).
The City’s Zoning Ordinance will be amended to address changes to State law and potential constraints to shelter development.
• 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 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 to be consistent with the parking requirements established in the State Density Bonus law.
• Height Limits: The Zoning Code currently sets the height limit at 35 feet for multi-family housing at 30 units per acre. While this height can accommodate a three-story building, the City is proposing to increase the height limit to 40 feet to allow flexibility in design and accommodate a range of housing types.
• 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.
• Maximum Average Unit Size: Establish an appropriate maximum average unit size as a mechanism to moderate housing unit sizes in large developments. • Height Limits: The 35-foot height limit for multi-family residential zones may not offer flexibility for design or accommodate a range of unit sizes. The City will review and revise the height limit to address this potential constraint.
• SB 35 Procedures: Establish a formal written procedure for complying with SB 35.
2.1.b
Packet Pg. 149 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-20 2023-2031 Housing Element
• Group Homes for 7+ Persons - Findings for Use Permit Approval: Revise the required findings for approval to include only objective standards that provide certainty in outcomes similar to other residential uses.
• Architectural Review and Development Plan Review – Findings for Approval: Revise the required findings to include only objective criteria that provide certainty in outcomes to facilitate residential and mixed use developments.
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 20: 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: City of San Ramon, Planning/Community Development Department, Planning Division; City of San Ramon, Finance Department.
Financing: 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
Program 21: CityWalk Master Plan Streamlining
The CityWalk Master Plan area is 134.98 acres consisting of four large parcels located on Bollinger Canyon 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, Planning/Community Development Department, Planning Division
Financing: General Fund
2.1.b
Packet Pg. 150 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-21 2023-2031 Housing Element
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.
• Annually evaluate the phasing of CityWalk to monitor development of the approved units within the eight-year Housing Element planning period. By 2026, if the completion of the planned units falls behind schedule to result in a shortfall in meeting the City’s RHNA, identify additional sites to make up the shortfall within six months.
AFFH Themes: New Opportunities in High Resource Areas
Targeted Neighborhoods: CityWalk Master Plan
Program 22: 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, Planning/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 23: 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 Costa County Urban County Program, which provides CDBG funds to organizations that assist the homeless.
Responsible Agency: City of San Ramon, Planning/Community Development Department, Planning Division; Housing Advisory Committee; Tri-Valley Affordable Housing Committee
2.1.b
Packet Pg. 151 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-22 2023-2031 Housing Element
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. • Annually pursue funding and/or support the funding applications of nonprofit agencies in addressing homelessness.
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 24: 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 (). A complete assessment of fair housing is included in Appendix E: Affirmatively Furthering Fair Housing of this Housing Element.
2.1.b
Packet Pg. 152 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.5-23 2023-2031 Housing Element
Table 11.5-1: Fair Housing Issues, Contributing Factors, and Meaningful Actions.
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
Fair Housing Enforcement and Outreach
AFFH: Testing and
Outreach
• 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 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.
• 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. Provide
a resource that can be utilized by local
Beginning 2023
and annually
thereafter
Eastern tracts
where Asian
populations are
most prominent.
Work with
County CDBG
program to
require fair
housing records
specific to San
Ramon (by
2024 as
baseline data);
increase fair
housing services
to San Ramon
residents by 20
percent over
eight years.
2.1.b
Packet Pg. 153 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-24 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
realtors when they are advertising
properties.
New Opportunities in High Resource Areas
Program 8:
Inclusionary
Housing Program
• Review and revise the Inclusionary
Housing and Commercial Linkage Fee
Ordinance to enhance effectiveness of
the program.
By 2024 Citywide Create 200 very
low/extremely
low, 200 low,
and 400
moderate income
• Implement Inclusionary Housing with the units
goal of creating new housing units. Ongoing Citywide
AFFH: SB 9 • 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 9.
By 2023 Single-family
neighborhoods
Facilitate 10 SB 9
projects over
eight years
Program 17: ADUs • 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
By 2023
Annually
Citywide Facilitate
construction of
70 ADUs
2.1.b
Packet Pg. 154 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-25 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
media and the City’s website and
newsletters.
AFFH: Affordable
Housing Information
• 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.
By 2023 and
conduct campaign
annually
Citywide Create 200 very
low/extremely
low, 200 low,
and 400
moderate income
units
AFFH: Parks and
Open Space
• 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.
2023-2031 Citywide,
especially in
mixed use
neighborhoods
Create 200 very
low/extremely
low, 200 low,
and 400
moderate income
units
Program 10:
Affordable and
Special Needs
Housing
• Assist with construction of affordable
housing and housing for special needs
populations.
2023-2031 Citywide (all high
or highest
resource tracts)
Assist with the
construction of
400 affordable
units including
100 units for
special needs
populations.
Facilitate
construction of
2.1.b
Packet Pg. 155 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-26 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
50 group-care
housing units for
seniors.
Housing Mobility
AFFH: SB 9 • Develop and include a Fair Housing
Factsheet in the SB application packet. By 2023 Single-family neighborhoods
Facilitate 10 SB 9
projects over
eight years
Program 17: ADUs • Develop and include a Fair Housing
Factsheet in the ADU application packet. By 2023 Citywide Facilitate construction of
70 ADUs
Program 10:
Affordable and
Special Needs
Housing
• Assist with construction of affordable
housing and housing for special needs
populations.
2023-2031 Citywide (all high
or highest
resource tracts)
Assist with the
construction of
100 units for
special needs
populations.
Facilitate
construction of
50 group-care
housing units for
seniors.
Program 11: Unit
Size Diversity
• Continue to implement the Zoning
Ordinance’s housing size diversity
standard.
2023-2031 Citywide Increase large
rental housing
units by 10
2.1.b
Packet Pg. 156 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-27 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
percent within
eight years.
Program 18:
Missing Middle
• Develop a strategy to increase
baseline density with an upper
density range of at least 15
units/acre in RS and RM areas.
Within one year of
Housing Element
adoption
RS and RM zones 50 units over
eight years
Program 19: Zoning
Code Amendments
• Amend the Zoning Code to address
the following to facilitate the
development of affordable housing
and a variety of housing types.
By the end of 2023 Citywide Assist with the
construction of
100 units for
special needs
populations.
Facilitate
construction of
50 group-care
housing units for
seniors.
Program 23:
Regional
Partnership for
Affordable Housing
• Pursue funding and/or support the
funding applications of nonprofit
agencies in addressing
homelessness.
Annually Citywide Annually assist
20 lower income
residents, and
persons at risk of
becoming
homeless or are
experiencing
homelessness.
2.1.b
Packet Pg. 157 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-28 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
Tenant Protection and Anti-Displacement
AFFH: Outreach to
Sensitive
Communities
• Coordinate with the City’s fair housing
provider to expand outreach efforts
targeting groups with disproportionate
needs.
Annually Tract 5115
(sensitive
community)
Work with
County CDBG
program to
require fair
housing records
specific to San
Ramon (by
2024 as
baseline data);
reduce the
number of fair
housing
complaints
regarding illegal
evictions by 20
percent.
Program 6: Housing
Choice Vouchers
• Expand outreach and education on new
State source of income protection (SB
329 and SB 229).
• Include fair housing factsheet in ADU
and SB 9 applications.
Create factsheet by
the end of 2023
and conduct
outreach via social
media and City
newsletters annually
Eastern and
central
neighborhoods
where more
renters are cost
burdened.
Increase the
number of HCV
use by 10 percent
over eight years.
AFFH: Multifamily
housing outreach
• Work with ECHO and other applicable
agencies to contact landlords of
affordable multifamily complexes every
two years and provide fair housing
Beginning in 2023
and annually
thereafter
Multifamily
housing in tract
5115
Increase the
number of HCV
2.1.b
Packet Pg. 158 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-29 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
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 multilingual materials. use by 10 percent
over eight years.
Program 5:
Preservation of
Affordable Housing
Stock
• Develop a strategy to preserve the atrisk units and annually thereafter, proactively reach out to nonprofit
housing providers interested in
acquiring and maintaining affordable
units. Partner with interested nonprofit
providers to pursue funding to acquire
and preserve at-risk affordable units.
By 2024 and
contact interested
developers annually
Citywide Preserve
affordability of
1,006 at-risk
units
Place-based Strategies for Neighborhood Improvements
Program 1:
Neighborhood
Preservation
Program
• Assist lower income households with
rehabilitation loans 2023-2031 Eastern and
southern
neighborhoods in
block groups
where LMI
households are
more prominent.
Assist 8 lower
income
households
• Promote County program by updating
City website to reflect the current
program information and promote
program at least annually on City social
media platforms and other City
publications such as the quarterly City
Semi-annually
2.1.b
Packet Pg. 159 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-30 2023-2031 Housing Element
Program Specific Commitments Timeline
Geographic
Targeting
Eight-Year
Metric
Report, City Manager Newsletter, and
ENCORE: Senior Newsletter.
Program 2: City
Rehabilitation Grant
Program
• Provide housing rehabilitation grants. Planning period Northern and southern
neighborhoods
where there are
more aging
housing units
Provide 16
rehabilitation
grants
2.1.b
Packet Pg. 160 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.5-31 2023-2031 Housing Element
Table 11.5-2: Quantified Objectives
Project
Extremely
Low
Very
Low
Low Moderate
Above
Moderate
Total
RHNA1 743 744 862 767 1,985 5,111
Units to be Constructed2100 100 200 400 1,200 2,000
Units to be Rehabilitated 8 8 8 -- -- 24
Units to be Preserved
At-Risk Units 251 252 503 -- -- 1,006
Code Enforcement 5 5 5 -- -- 15
Housing Choice Vouchers 10 10 10 10 -- 40
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 low-income 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.
2.1.b
Packet Pg. 161 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-1 2023-2031 Housing Element
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 conducted a joint Planning Commission and City Council meeting on May 17, 2022 and a second meeting with the City Council on June 21, 2022 to receive comments on the Draft Housing Element. 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.
2.1.b
Packet Pg. 162 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-2 2023-2031 Housing Element
• 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 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.
2.1.b
Packet Pg. 163 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-3 2023-2031 Housing Element
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.
2.1.b
Packet Pg. 164 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-4 2023-2031 Housing Element
• 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
2.1.b
Packet Pg. 165 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-5 2023-2031 Housing Element
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.
2.1.b
Packet Pg. 166 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 167 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 168 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-8 2023-2031 Housing Element
▪ 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 Travel (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
2.1.b
Packet Pg. 169 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 170 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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)
2.1.b
Packet Pg. 171 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 172 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-12 2023-2031 Housing Element
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
2.1.b
Packet Pg. 173 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 174 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-14 2023-2031 Housing Element
• 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?
2.1.b
Packet Pg. 175 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-15 2023-2031 Housing Element
Question 2 – What area do you currently live?
Question 3 – Do you live and/or work in San Ramon?
2.1.b
Packet Pg. 176 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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?
2.1.b
Packet Pg. 177 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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?
2.1.b
Packet Pg. 178 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 179 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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?
2.1.b
Packet Pg. 180 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
2.1.b
Packet Pg. 181 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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:
2.1.b
Packet Pg. 182 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-22 2023-2031 Housing Element
SUMMARY OF PUBLIC COMMENTS
During the 30-day public review of the Draft Housing Element, the City received oral and written comments from community members. The comments are summarized below, along with the City’s responses.
Table A-2: Summary of Public Comments
Comment Theme City Responses
RHNA
The RHNA for San Ramon is high and does
not address local concerns. Increased
housing in the community can deteriorate
the quality of life.
The City recognizes meeting the RHNA is a challenge.
However, it is a State mandate that the City is obligated to comply. In identifying areas for new residential
development, the City has undertaken extensive
community and stakeholder outreach to balance the
need to comply with State law and to address quality
of life concerns. Preservation of retail and employmentproducing uses is an important consideration when selecting sites for the 6th cycle RHNA.
Providing affordable housing to address housing cost
burden and overcrowding is also strategy to enhance
the quality of life for lower income residents.
Preservation of Retail
Housing Element should focus on MU retail
standards and viability of residential and
retail uses. Retail services such as grocery
stores are essential to serving existing and
new residents.
New Housing
The need to construct additional units is
inevitable. However, housing should be
human-scale, and in walkable
neighborhoods. Eliminating minimum
parking requirements can help reduce cost
of housing.
Availability of Water
The City should not build more housing
until water rights can be secured.
The City will comply with the requirement of SB 1087
to prioritize the allocation of water to affordable housing projects. In addition, the City will coordinate with water service providers to secure additional water and to
implement water conservation measures. The General
Plan update will address water availability issues.
Affordable Housing
The City has a shortage of affordable
housing. The Housing Element is a vital
step for providing housing for the next
generation and creating a vibrant
downtown.
The City is committed to expanding affordable housing
opportunities in the community. The Housing Element
includes the following programs:
- Program 8: Inclusionary Housing and
Commercial Linkage Fee
- Program 9: San Ramon Below Market Rate
(BMR) Home Ownership Program
- Program 10: Affordable and Special Needs
Housing Development
- Program 11: Unit Size Diversity
Housing Programs
The Housing Element should include a
program to look at vacancy tax so
apartments do not sit unoccupied.
The City does not have a high vacancy rate. At this
point, a vacancy tax is not being considered.
Many housing programs, which may not be directly
considered as a fair housing program, have positive
impacts on affirmatively furthering fair housing (AFFH).
2.1.b
Packet Pg. 183 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.A-23 2023-2031 Housing Element
Table A-2: Summary of Public Comments
Comment Theme City Responses
The City also needs more programs to
address affirmatively further fair housing
choice.
Each program includes a reference to AFFH themes
and targeted neighborhoods for implementation, if
appropriate.
Development Standards
Church of the Valley requested changes in
development standards.
This property will be eligible for a density bonus and
concessions in development standards in exchange for
affordable units.
Climate Action
The General Plan update, including the
Housing Element, should develop a plan for
green local fossil free businesses, include
policies for climate-friendly measures. The
Housing Element should include
sustainable action language, reference to
other parts of the General Plan and the
Climate Action Plan.
The General Plan update will include sustainable goals, policies, and implementing actions to address climate
action requirements. The Housing Element also
includes programs to address energy conservation:
- Program 1: Neighborhood Preservation
- Program 2: City Rehabilitation Grant
- Program 3: Green Building
- Program 12: Energy Conservation
2.1.b
Packet Pg. 184 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.B-1 2023-2031 Housing Element
Appendix 11-A
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
2.1.b
Packet Pg. 185 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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.
2.1.b
Packet Pg. 186 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.C-1 2023-2031 Housing Element
Appendix 11-A
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 with
2.1.b
Packet Pg. 187 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-2 2023-2031 Housing Element
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.
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
• Faria Preserve: 213 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
2.1.b
Packet Pg. 188 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-3 2023-2031 Housing Element
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.
2.1.b
Packet Pg. 189 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-4 2023-2031 Housing Element
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
2.1.b
Packet Pg. 190 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-5 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.
• 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
2.1.b
Packet Pg. 191 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-6 2023-2031 Housing Element
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
2.1.b
Packet Pg. 192 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-7 2023-2031 Housing Element
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
2.1.b
Packet Pg. 193 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-8 2023-2031 Housing Element
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
6 th cycle RHNA and
required zoning code
revisions to implement
that strategy (See
Policy 11.1-I-11)
Ongoing
2.1.b
Packet Pg. 194 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-9 2023-2031 Housing Element
Program
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
2.1.b
Packet Pg. 195 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan City of San Ramon H.C-10 2023-2031 Housing Element
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.b
Packet Pg. 196 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan 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.b
Packet Pg. 197 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan 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.b
Packet Pg. 198 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan 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.b
Packet Pg. 199 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan 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
2.1.b
Packet Pg. 200 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
approved for residential redevelopment in
2021. Existing office use has low lot
coverage (23%). 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, due to the old age of
the building and low lot coverage (34%).
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;
A developer submitted an updated concept
plan (Application No. CDP 2022-0006) for
a 162-unit rental apartment complex on this
site with 160 units proposed as affordable
units to low and very low income
households which was reviewed by the
Planning Commission in June 2022. The
Commission was supportive of the concept
plan and the proposed density in the Village
Center Mixed Use District. In October
2022, to further assist with financial
feasibility of all-affordable projects, the City
adopted an Affordable Rental Housing Fee
Wavier Policy that would offer City fee
waivers for fees such as traffic, child care,
and open space. The developer is
continuing to work to refine their conceptual
plan. The City also adopted Objective
Design Standards as part of the San
Ramon Village Specific Plan to facilitate
2.1.b
Packet Pg. 201 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
new development opportunities.
Redevelopment of the existing landscape
contractor's supply business (constructed in
1961) likely given the City has reviewed a
Concept Plan including 160 units of
affordable housing. The subject parcels
also have a low improvement to land ratio.
An adjacent property was approved for
residential redevelopment in 2021.
Crow
Canyon
2233 San
Ramon
Valley Rd
208260
052 2.2
Commercial
Service—
Landscape
Materials
Mixed
U
s
e
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; A
developer submitted an updated concept
plan (Application No. CDP 2022-0006) for
a 162-unit rental apartment complex on this
site with 160 units proposed as affordable
units to low and very low income
households which was reviewed by the
Planning Commission in June 2022. The
Commission was supportive of the concept
plan and the proposed density in the Village
Center Mixed Use District. In October
2022, to further assist with financial
feasibility of all-affordable projects, the City
adopted an Affordable Rental Housing Fee
Wavier Policy that would offer City fee
waivers for fees such as traffic, child care,
and open space. The developer is
continuing to work to refine their conceptual
plan. The City also adopted Objective
Design Standards as part of the San
Ramon Village Specific Plan to facilitate
new development opportunities.
Redevelopment of the existing landscape
contractor's supply business (constructed in
1961) likely given the City has reviewed a
Concept Plan including 160 units of
affordable housing. The subject parcels
also have a low improvement to land ratio.
An adjacent property was approved for
residential redevelopment in 2021.
2.1.b
Packet Pg. 202 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
Crow
Canyon
2241 San
Ramon
Valley Rd
208260
053 0.3
Auto Repair
Mixed
Use
SRVSP -
Village
Center MU
30 35 30 0 9 0 9 0 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, FAR, and lot
coverage (27%). 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, a small
temporary structure, and constitutes a
portion of the core area of the San Ramon
Village Specific Plan and is underutilized.
Crow
Canyon
2400 Old
Crow
Canyon Rd
208271
022 1.0
Office and
Religious
Assembly
Mixed
Use
SRVSP -
Village
Center MU
30 35 30 0 30 22 3 5 Private
Yes, 4th and
5th
Yes 1.52 None 100%
Gilead Bible Church; capacity based on full
site redeveloped at min residential density
per VCMU district.
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 with
2.1.b
Packet Pg. 203 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
low lot coverage (29%) 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.
As part of the San Ramon Village Specific
Plan Update in 2020 and the 6th Housing
Element Update, the City has continued to
outreach and establish continued interest
for redevelopment within the Village Center
Core Area including 2400 Old Crow
Canyon Road as a Mixed Use high density
HOS. Redevelopment interest has been
strong in the Core, with a 169-unit mixed
use high-density project approved on the
adjacent parcel, one concept plan reviewed
in 2022 for a 162-unit all-affordable
residential development, an approved hotel,
and an approved 57-unit townhome
development. Since 2020, the COVID-19
pandemic has reduced demand for inperson meeting facilities and office space with expectations that will continue in the
foreseeable future. The City adopted
Objective Design Standards as part of the
San Ramon Village Specific Plan to
facilitate new development opportunities. As
part of the City’s rezone program, Zoning
Amendments such as parking reductions,
flexibility for residential development on
Mixed Use zones, and development
standard modifications adjacent to
urbanized creeks allows for increased
development opportunities for this site.
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
2.1.b
Packet Pg. 204 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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 3.6
Retail
Mixed
Use
MU: Mixed
Use
14 30 20 0 44 0 0 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
Canyon
12943
Alcosta
Blvd
213020
046 4.6
Office and
Religious
Assembly
Mixed
Use
NCRSP –
Office
Mixed Use
20 30 30 0 82 8 8 66 Private Yes, 5th Yes 1.51 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).
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
2.1.b
Packet Pg. 205 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-7 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
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 0 0 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
al/Single
-Family
Low
Medium
Density/
Open
Space
WSP –
Open
Space
0 3 0.8 0 6 0 0 6 Private
Yes, 4th and
5th
No,
within
UGB
0.00 Hillside Yes 37%
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.
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 the existing office building.
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
2.1.b
Packet Pg. 206 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
(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
2.1.b
Packet Pg. 207 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
3150 Crow
Canyon Pl
213010
059 1.4
Office MU
NCRSP -
Destinatio
n Retail
Mixed
Use
MU
NCRSP -
MU
20 40 40 0 33 24 3 6 Private Yes, 5th Yes 3.07 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-
2.1.b
Packet Pg. 208 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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
2.1.b
Packet Pg. 209 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
accommodations for overnight stays
and on-site meal service. In 2022,
PG&E closed their office location on
the property adjacent to the Conference
Center HOS, consolidating their
operations which allowed the Iron
Horse Village application for 117
residential units. The trend in San
Ramon continues to see less demand
for offices, meeting centers, and
conference spaces and interest in
PG&E to reduce their operating
footprint. As part of the City’s rezone
program, Zoning Amendments such as
parking reductions, flexibility for
residential development on Mixed Use
zones, and FAR increases allows for
increased development opportunities for
this site and incentivize owners like
PG&E to redevelop. The City will also
be adopted Objective Design Standards
as part of the Zoning Ordinance update
to facilitate new development
opportunities. 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. City 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
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
2.1.b
Packet Pg. 210 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
accommodations for overnight stays
and on-site meal service. In 2022,
PG&E closed their office location on
the property adjacent to the Conference
Center HOS, consolidating their
operations which allowed the Iron
Horse Village application for 117
residential units. The trend in San
Ramon continues to see less demand
for offices, meeting centers, and
conference spaces and interest in
PG&E to reduce their operating
footprint. As part of the City’s rezone
program, Zoning Amendments such as
parking reductions, flexibility for
residential development on Mixed Use
zones, and FAR increases allows for
increased development opportunities for
this site and incentivize owners like
PG&E to redevelop. The City will also
be adopted Objective Design Standards
as part of the Zoning Ordinance update
to facilitate new development
opportunities. 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
2.1.b
Packet Pg. 211 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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. In 2022,
PG&E closed their office location on
the property adjacent to the Conference
Center HOS, consolidating their
operations which allowed the Iron
Horse Village application for 117
residential units. The trend in San
Ramon continues to see less demand
for offices, meeting centers, and
conference spaces and interest in
PG&E to reduce their operating
footprint. As part of the City’s rezone
program, Zoning Amendments such as
parking reductions, flexibility for
residential development on Mixed Use
zones, and FAR increases allows for
increased development opportunities for
this site and incentivize owners like
PG&E to redevelop. The City will also
be adopted Objective Design Standards
as part of the Zoning Ordinance update
to facilitate new development
opportunities. 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.
2.1.b
Packet Pg. 212 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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. In 2022,
PG&E closed their office location on
the property adjacent to the Conference
Center HOS, consolidating their
operations which allowed the Iron
Horse Village application for 117
residential units. The trend in San
Ramon continues to see less demand
for offices, meeting centers, and
conference spaces and interest in
PG&E to reduce their operating
footprint. As part of the City’s rezone
program, Zoning Amendments such as
parking reductions, flexibility for
residential development on Mixed Use
zones, and FAR increases allows for
increased development opportunities for
this site and incentivize owners like
PG&E to redevelop. The City will also
be adopted Objective Design Standards
as part of the Zoning Ordinance update
to facilitate new development
opportunities. 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
2.1.b
Packet Pg. 213 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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 In 2022,
PG&E closed their office location on
the property adjacent to the Conference
Center HOS, consolidating their
operations which allowed the Iron
Horse Village application for 117
residential units. The trend in San
Ramon continues to see less demand
for offices, meeting centers, and
conference spaces and interest in
PG&E to reduce their operating
footprint. As part of the City’s rezone
program, Zoning Amendments such as
parking reductions, flexibility for
residential development on Mixed Use
zones, and FAR increases allows for
increased development opportunities for
this site and incentivize owners like
PG&E to redevelop. The City will also
be adopted Objective Design Standards
as part of the Zoning Ordinance update
to facilitate new development
opportunities. 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
2.1.b
Packet Pg. 214 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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
2.1.b
Packet Pg. 215 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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—
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 2.81 100%
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 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
2.1.b
Packet Pg. 216 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
Multifamily
Medium
Density
MediumHigh
Density
Residential
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
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 low improvement tot
land value ratio, and low lot coverage
(18%), 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.
2.1.b
Packet Pg. 217 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
Developer interest in the SRVSP area
and recent redevelopment within the
neighborhood converting office to
residential homes. Building constructed
in 1985 with low lot coverage (29%);
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,
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 500 2136210 2.4Vacant CR CR MF High Multi- 20 30 22.5 0 22 3 2 17 Private No No 0.00 Yes 100% Tennis Courts: Capacity based on
2.1.b
Packet Pg. 218 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
Hills Bollinger
Canyon Ln
09 Density Family 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
Use
Downtown
MU
Downtown
MU
20 60 45 0 499 74 49 376 Private
Yes, 4th
and 5th
Yes -
Current
0.59 Yes 100%
Bishop Ranch No. 11; Medical Center:
Capacity estimate based on
redevelopment of entire site to
residential at 75% max density with a
15% low income allotment per
inclusionary housing ordinance.
Since the CityWalk project was
presented in 2019 and approved in
2020, the COVID-19 pandemic has
significantly impacted the office market
and reduced the demand for office
space. As an example, Bishop Ranch 6
which is not located in the CityWalk
Master Plan, was sold to a housing
developer, and approved in November
2021 for 404 units, replacing 564,000
SF of leased office space. Bishop
Ranch 7, 8, and 11 were added as 6th
cycle HOS specifically at the request of
2.1.b
Packet Pg. 219 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
the property owner after considering the
demand for housing, the City-initiated
rezoning which will increase density
allowance, and their expectation of
office turnover, consolidation, and/or
infill on these 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). 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.
Since the CityWalk project was
presented in 2019 and approved in
2020, the COVID-19 pandemic has
significantly impacted the office market
and reduced the demand for office
space. As an example, Bishop Ranch 6
which is not located in the CityWalk
Master Plan, was sold to a housing
developer, and approved in November
2021 for 404 units, replacing 564,000
SF of leased office space. Bishop
Ranch 7, 8, and 11 were added as 6th
cycle HOS specifically at the request of
the property owner after considering the
demand for housing, the City-initiated
rezoning which will increase density
allowance, and their expectation of
office turnover, consolidation, and/or
infill on these parcels. Redevelopment
in the neighborhood is expected in the
near term.
Bishop
Ranch
3000
Executive
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; Capacity based
on entire site developed to 75% max
2.1.b
Packet Pg. 220 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
Parkway density.
Since the CityWalk project was
presented in 2019 and approved in
2020, the COVID-19 pandemic has
significantly impacted the office market
and reduced the demand for office
space. As an example, Bishop Ranch 6
which is not located in the CityWalk
Master Plan, was sold to a housing
developer, and approved in November
2021 for 404 units, replacing 564,000
SF of leased office space. Bishop
Ranch 7, 8, and 11 were added as 6th
cycle HOS specifically at the request of
the property owner after considering the
demand for housing, the City-initiated
rezoning which will increase density
allowance, and their expectation of
office turnover, consolidation, and/or
infill on these parcels. Redevelopment
in 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; Capacity based
on entire site developed to 75% max
density.
Since the CityWalk project was
presented in 2019 and approved in
2020, the COVID-19 pandemic has
significantly impacted the office market
and reduced the demand for office
space. As an example, Bishop Ranch 6
which is not located in the CityWalk
Master Plan, was sold to a housing
developer, and approved in November
2021 for 404 units, replacing 564,000
SF of leased office space. Bishop
Ranch 7, 8, and 11 were added as 6th
cycle HOS specifically at the request of
the property owner after considering the
demand for housing, the City-initiated
rezoning which will increase density
allowance, and their expectation of
office turnover, consolidation, and/or
infill on these parcels. Redevelopment
2.1.b
Packet Pg. 221 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
in 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; Capacity based
on entire site developed to 75% max
density.
Since the CityWalk project was
presented in 2019 and approved in
2020, the COVID-19 pandemic has
significantly impacted the office market
and reduced the demand for office
space. As an example, Bishop Ranch 6
which is not located in the CityWalk
Master Plan, was sold to a housing
developer, and approved in November
2021 for 404 units, replacing 564,000
SF of leased office space. Bishop
Ranch 7, 8, and 11 were added as 6th
cycle HOS specifically at the request of
the property owner after considering the
demand for housing, the City-initiated
rezoning which will increase density
allowance, and their expectation of
office turnover, consolidation, and/or
infill on these parcels. Redevelopment
in 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 0 0 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
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; Capacity estimate based
on redeveloping entire site 40/60
commercial/residential at max
2.1.b
Packet Pg. 222 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
residential density. Mixed income site
meeting requirements of inclusionary
housing ordinance;
Recent trends within this neighborhood
show viable opportunities for
redevelopment and replacement of
office/warehouse space that has a high
improvement to land ratio. The realistic
capacity considers that the existing
Toyota operation could remain while the
remainder vacant portion of the
property. Toyota will be installing a
sidewalk on their property in the next
two years to connect to the new
residential development next door (City
Village project) which will create
additional opportunities for site planning
and a walkable mixed use project. As
part of the City’s rezone program,
Zoning Amendments such as parking
reductions, flexibility for residential
development on Mixed Use zones, and
FAR increases allows for increased
development opportunities for this site.
The City will also be adopted Objective
Design Standards as part of the Zoning
Ordinance update to facilitate new
development opportunities.
Recent discussions with property owner
on long term opportunities on the
property as part of the stakeholder
interviews of the HE update, and
redevelopment in this neighborhood is
expected in the near term. 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
2.1.b
Packet Pg. 223 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
(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 0 9 0 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
2.1.b
Packet Pg. 224 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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 area
(over 60% of parcel area) 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
2.1.b
Packet Pg. 225 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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 0 11 0 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 2610 Crow 208280 1.9 Office Office OA MF Very Multi- 30 50 37.5 0 70 10 7 53 Private No Yes - 1.66 Yes 100% Property owners have expressed recent
2.1.b
Packet Pg. 226 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
Canyon Canyon Rd. 027 High
Density
Family Current 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
Canyon Rd
208280
009 1.1
Meeting
Facility,
Business
Support, Office
and
Commercial
Services
MU
SRVSP -
Multiple
Family
Res.
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
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; low lot coverage (19%);
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; low lot
coverage (17%); 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; low lot
coverage (19%); recent redevelopment
of townhomes at the end of cul-de-sac.
Recent update of Specific Plan with
2.1.b
Packet Pg. 227 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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; low lot
coverage (19%); 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
San
Ramon
200
Montgomery
St
213701
004 3.6
Retail—
Shopping
Center
MU MU MU MU 20 40 40 0 24 18 2 4 Private
Yes, 4th
and 5th
Yes 0.73
Adjacent
to
arterial
road
Yes 100%
Marketplace (North): Residential
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
2.1.b
Packet Pg. 228 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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 0 8 0 8 0 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
2.1.b
Packet Pg. 229 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 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
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
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:
2.1.b
Packet Pg. 230 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-32 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
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
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
2.1.b
Packet Pg. 231 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-33 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
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
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
2.1.b
Packet Pg. 232 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-34 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
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
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
2.1.b
Packet Pg. 233 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-35 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
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
(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
2.1.b
Packet Pg. 234 Attachment: Exhibit 1: 2023-2031 Housing Element, dated December 2022 (3867 : General Plan Amendment (GPA 2021-0001) for the 2023-2031 City of San Ramon H.D-36 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
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.