Housing Readiness Report

Local housing programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well.

PROGRAM NUMBER	ACTIONS	DELIVERABLE	DELIVERABLE DATE
1	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.	• 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.Targeting: 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. ; Targeting: 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.
2	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.	• Provide 16 housing rehabilitation grants over the planning period. • Beginning in 2023 and annually thereafter, pursue additional funding to continue program.Targeting: 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. ; Targeting: 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.
3	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.	• Continue to implement the California Green Building Standards code.Targeting: Increased outreach for program participation throughout all subareas of San Ramon. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon.
4	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.	• Continue to implement the Code Enforcement and Abatement Program. • Connect eligible households to the County Neighborhood Preservation Program and City Rehabilitation Grant Program.Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas.	Place-Based Strategy for Neighborhood Improvements
5	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 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.	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.Targeting
6	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.	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.Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly in Crow Canyon and Dougherty Valley. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly in Crow Canyon and Dougherty Valley.
7	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.	• Continue to implement Condominium Conversion ordinance.
8	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.	• 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.Targeting
9	The City’s Inclusionary Housing Program places inclusionary housing requirements on for-sale and forrent units. As a result, the City is able to create below market rate homeownership opportunities for lower and moderate income households. The City currently contracts with HouseKeys to administer the Below Market Rate (BMR) Home Ownership Program. In addition to general administration, HouseKeys determines the eligibility of individuals and households interested in owning a BMR home in the City. In addition, other resources are available to assist potential homebuyers: • CALHFA Loan Programs • Tri-Valley Housing Opportunity Center (TVHOC) Homebuyer Education Details of these programs are posted on the City’s website. The City will continue to advertise the availability of the programs via its website and at the Permit Center, and at the Affordable Housing Fairs.	• 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.Targeting: Increased outreach for program participation throughout all subareas of San Ramon, including the City core and Priority Development Areas. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon, including the City core and Priority Development Areas.
10	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 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.	• 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).Targeting
11	Housing stock unit size diversity is important to meet the needs of larger families who may not be able to afford adequately sized for-sale housing units. According to the 2015-2019 ACS, while 72 percent of occupied housing units in San Ramon had three or more bedrooms (the minimum size considered large enough to avoid most overcrowding issues for large households), only 11 percent of these units were occupied by renters. To ensure the expansion of the City’s multi-family rental housing stock of adequate size for large families, the City revised the Zoning Ordinance in 2012 to encourage housing size diversity. This standard intends to encourage the development of rental housing units for larger families.	• 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.Targeting
12	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.	• Continue to implement residential energy conservation programs and standards.Targeting 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.
13	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 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.	• 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).Targeting
14	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.	• 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.Targeting
15	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.	• By the end of 2023, update the Zoning Code to address the by-right approval requirements.Targeting
16	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.	• By the end of 2023, update the Zoning Code to address the replacement requirements.Targeting
17	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.	• 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.Targeting
18	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.	• 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
19	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 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. • 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.	• By the end of 2023, update the Zoning Code to provide a variety of housing types.Targeting
20	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.	• 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.Targeting

PROGRAM NUMBER

ACTIONS

DELIVERABLE

DELIVERABLE DATE

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.

• 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.Targeting: 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. ; Targeting: 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.

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.

• Provide 16 housing rehabilitation grants over the planning period. • Beginning in 2023 and annually thereafter, pursue additional funding to continue program.Targeting: 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. ; Targeting: 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.

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.

• Continue to implement the California Green Building Standards code.Targeting: Increased outreach for program participation throughout all subareas of San Ramon. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon.

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.

• Continue to implement the Code Enforcement and Abatement Program. • Connect eligible households to the County Neighborhood Preservation Program and City Rehabilitation Grant Program.Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly Crow Canyon, Twin Creeks, and Southern San Ramon subareas.

Place-Based Strategy for Neighborhood Improvements

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 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.

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.Targeting

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.

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.Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly in Crow Canyon and Dougherty Valley. ; Targeting: Increased outreach for program participation throughout all subareas of San Ramon, particularly in Crow Canyon and Dougherty Valley.

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.

• Continue to implement Condominium Conversion ordinance.

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.

• 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.Targeting

The City’s Inclusionary Housing Program places inclusionary housing requirements on for-sale and forrent units. As a result, the City is able to create below market rate homeownership opportunities for lower and moderate income households. The City currently contracts with HouseKeys to administer the Below Market Rate (BMR) Home Ownership Program. In addition to general administration, HouseKeys determines the eligibility of individuals and households interested in owning a BMR home in the City. In addition, other resources are available to assist potential homebuyers: • CALHFA Loan Programs • Tri-Valley Housing Opportunity Center (TVHOC) Homebuyer Education Details of these programs are posted on the City’s website. The City will continue to advertise the availability of the programs via its website and at the Permit Center, and at the Affordable Housing Fairs.

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

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 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.

• 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).Targeting

Housing stock unit size diversity is important to meet the needs of larger families who may not be able to afford adequately sized for-sale housing units. According to the 2015-2019 ACS, while 72 percent of occupied housing units in San Ramon had three or more bedrooms (the minimum size considered large enough to avoid most overcrowding issues for large households), only 11 percent of these units were occupied by renters. To ensure the expansion of the City’s multi-family rental housing stock of adequate size for large families, the City revised the Zoning Ordinance in 2012 to encourage housing size diversity. This standard intends to encourage the development of rental housing units for larger families.

• 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.Targeting

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.

• Continue to implement residential energy conservation programs and standards.Targeting 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.

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 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.

• 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).Targeting

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.

• 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.Targeting

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.

• By the end of 2023, update the Zoning Code to address the by-right approval requirements.Targeting

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.

• By the end of 2023, update the Zoning Code to address the replacement requirements.Targeting

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.

• 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.Targeting

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.

• 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

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 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. • 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.

• By the end of 2023, update the Zoning Code to provide a variety of housing types.Targeting

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.

• 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.Targeting

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