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ADMINISTRATIVE REVIEW DRAFT Housing Sites, 2003-2006 Methodology for Identifying Housing Opportunity Sites The first step in identifying potential housing sites was to conduct a citywide search of Metroscan property tax records. All parcels coded by the County Assessor's Office as "vacant" were inventoried and mapped. Those that were located in residential or mixed use areas (as indicated on the General Plan map) were field -checked to verify that they were still vacant and to confirm that they were developable. A number of parcels were eliminated, including some that were in use as private yards and others that were extremely steep, narrow, or landlocked. The next step was to identify "underutilized" sites. These sites were identified through field surveys of all areas in the City where higher density housing and mixed use development are specifically encouraged by the General Plan. Such areas include the East 14`h Street corridor, the MacArthur Boulevard corridor, the northern Washington Avenue corridor, Downtown San Leandro, and the Downtown BART Station area. The inventoried sites included those with minimal structural improvements, such as used car dealerships and open storage areas. These sites are characterized as having land values which exceed the value of improvements on the property. Field surveys also were conducted in all areas zoned for multi -family housing. In this case, the inventory identified sites of or more which are developed at less than half the density permitted by zoning — for instance, large sites zoned for multi -family housing but containing just one single family home. A data base of approximately 100 sites was compiled. The sites were sorted into various categories for further analysis. All of the vacant sites were considered to have short-term (e.g., 2002-2006) development potential. The underutilized sites were classified as either short-term or long-term (post- 2006), based on the level of activity on the site (for instance, active businesses and car dealerships were classified as long-term, while vacant structures were classified as short-term). Appendix A of this Housing Element includes a map of the potential sites. The zoning ordinance was used to calculate the development potential of each site. Most of the sites zoned for high density housing (RM-1800) were presumed to develop at 24 units per acre.3 Most sites zoned for commercial uses (and designated "Mixed Use" by the General Plan) were presumed to develop at 18 units per acre, with ground floor commercial uses. Although actual mixed use densities may be higher, this assumption reflects the fact that not all of the mixed use sites will be used for housing.' The methodology takes a realistic approach to estimating development potential rather than assuming that each site where housing is allowed will develop at its maximum density. 3 24 units per acre is the base density permitted in multi family districts. It is very likely that the actual densities will be higher on sites around BART and along East 14'h Street because density bonuses may be granted to projects near transit and projects incorporating affordable housing. On the other hand, multi family projects located in established residential areas are likely to develop at lower densities, probably in the 15-18 unit per acre range. ° Densities of 24 units per acre were assumed on mixed use sites where the General Plan specifically describes the areas as residential in character. These areas are located around the Islander Motel on East 14'h Street and along MacArthur Boulevard between Broadmoor Boulevard and Superior Avenue. Actual densities in these projects are likely to be higher. For instance, the recently approved ABHOW project on East 141" at Broadmoor contains 40 units per acre and Carlton Plaza on East 14`h at Haas contains 70 units per acre. HOUSING ELEMENT 4-4 SAN LEANDRO GENERAL PLAN 1952