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ADMINISTRATIVE REVIEW DRAFT The requirement will probably have minimal impacts in the future because most of the multi -family housing sites are located in redevelopment areas and are already subject to an inclusionary requirement. The difference between market rate rents and the rents for the "affordable" units created under the inclusionary housing ordinance is relatively small and fluctuates with market demand. The City could consider requiring some of the units to be reserved for very low income households (50 % of areawide median income [AMI]) rather than allowing all of the units to be made available at rents affordable to low income households (80 % of AMI). This is already required within redevelopment areas, but is not currently required for multi -family projects outside the redevelopment areas. Building Code and Permit Processing Requirements Analysis. San Leandro has adopted the Uniform Building Code (UBC), including standards recognizing local seismic safety and geologic conditions. The City has made no special amendments to the UBC and has no prohibitions on particular types of siding (such as T-111) or window/door materials. Class C (or better) fire -retardant roofing is required, as it is in other East Bay cities where the risk of urban wildfire is present. The City does not require interior sprinklers in single family homes. As in other cities in the state, San Leandro does not allow the use of plastic (PVC) pipe for drain waste and other interior plumbing systems. This requirement is presently being analyzed by the State of California and may be changed in the future. Although the PVC pipe prohibition helps ensure the durability of plumbing systems, it does represent an additional cost. Building permit submittal requirements are clearly laid out in printed materials available at the Building Permit counter. The City provides a checklist to assist the applicant in identifying all required materials. Major projects typically require architect -drawn plans, engineering calculations, and standard construction details. The processing time (e.g., from submittal to issuance of the permit) for a complete application is usually less than 30 days for a new residence and two to three weeks for an addition or major alteration.4 During periods of very high application volumes, the City may retain contract plan checkers and inspectors to minimize delays for applicants. The City is also working to make the process easier and more convenient. It will soon have the capability to accept plans in digital format, comment on plans electronically, and issue permits via the internet. In addition, the Building Department offers "one -stop permitting," saving the applicant time and centralizing the process. A concerted effort has been made to eliminate unnecessary steps and make the permitting process easy to navigate. Conclusions. The City's building code requirements do not adversely impact the cost of construction in the City. All requirements address basic health and safety considerations. Permitting practices and procedures in San Leandro do not constitute a development constraint. The City continues to be open to new ways to streamline permit processing and facilitate plan checking and inspections for applicants. ° These times vary depending on the complexity of the project. A three-story 4,500 square foot custom home in Bay-0- Vista would require more time than a 1,500 square foot courtyard house in Cherrywood. HOUSING ELEMENT 5-14 SAN LEANDRO GENERAL PLAN 4-1 _7,�,