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City of San Leandro <br />2023-2031 Housing Element Update <br /> <br />4-12 <br />Suitability of Nonvacant (Redevelopment) Sites <br />As part of the Alameda County Housing Collaborative discussion series conducted in November <br />2021, housing developers in Alameda County indicated that underutilized nonvacant sites currently <br />occupied by a single-tenant retail or office use are ideal for redevelopment. These sites usually have <br />existing utility connections, and single ownership and tenancy reduces the potential complexity of a <br />change in ownership or use. This developer feedback was considered during the site selection <br />process. <br />To identify potential sites for additional development, geospatial data was used to identify vacant <br />and underutilized properties in the city. Nonvacant parcels were chosen as sites likely to be <br />redeveloped during the planning period based on the following factors: <br /> Improvement-to-land Value Ratio. A parcel’s improvement-to-land value ratio can identify <br />properties that are potentially underutilized. A ratio of less than 1.0 indicates that the real <br />estate market values the land itself more highly than the structures built on that land. These <br />underutilized parcels present opportunities for property owners and developers to invest in <br />improvements that increase the overall value of the property. It should be noted that the <br />improvement-to-land value ratio of a property does not necessarily consider development <br />standards or environmental constraints that may impact the feasibility of redevelopment on the <br />site. <br /> Existing Use Versus Zoned Use. A comparison of a site’s current use to the use for which it is <br />zoned can also help identify underutilized properties. For example, a parcel currently occupied <br />by a parking lot which is zoned for high-density residential or mixed-use development presents <br />an opportunity for the property owner to convert the property to a higher-value use. <br /> Age of Structure. The age of a structure may help determine the likelihood of redevelopment <br />during the planning period. New construction on the site may indicate that it is unlikely that a <br />property owner would invest in additional improvements or redevelop the site. A structure that <br />was built 30 years ago or more has a higher likelihood of needing rehabilitation. <br /> Floor Area Ratio. A low floor area ratio (less than 1.0) indicates underutilization of a site, <br />especially in areas zoned for high density. Any potential development on parcels with higher <br />floor area ratio buildings may incur higher land acquisition and demolition costs. <br /> Ownership patterns. In cases where site consolidation (i.e., merging of parcels) is required for <br />redevelopment, properties owned by a single entity are simpler to consolidate and/or <br />redevelop. Similarly, when land is publicly owned, the City can directly facilitate affordable <br />housing. <br />Environmental Considerations <br />Fire Hazard Severity Zones, identified by CalFire, designate the range of fire hazard based on three <br />key factors: fuel, slope, and weather. These zones have varying degrees of fire hazard (i.e., <br />moderate, high, and very high), based on physical conditions that create a likelihood that an area <br />will burn over a 30- to 50-year period. In San Leandro, sites that fall within the Very High Fire Hazard <br />Safety Zone were not excluded from the available Sites Inventory, but these areas are noted as they <br />may contribute additional costs for design considerations and buffer lands.