Amendments to Chapter 5.08 of Title 5 of the San José Municipal Code and Regulations for the Inclusionary Housing Ordinance.

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The memorandum discusses proposed amendments to the Inclusionary Housing Ordinance (IHO) in San José, aimed at updating affordability levels, refining compliance options, aligning affordability terms with state practices, and clarifying treatment of 100% affordable developments. The amendments are intended to enhance the feasibility of market-rate and mixed-income projects while ensuring meaningful affordability outcomes for middle-income households. Key changes include adjustments to income targeting for on-site and off-site compliance options, a reduction in the rental affordability term from 99 years to 55 years, and the introduction of a Surplus Credits Exchange to facilitate compliance. The document outlines the expected benefits of these changes, including increased housing production and streamlined processes for affordable developments.

Key points

• Proposed amendments to the Inclusionary Housing Ordinance (IHO) aim to update affordability levels and refine compliance options.
• Changes include aligning affordability terms with state practices and clarifying treatment of 100% affordable developments.
• The amendments are designed to enhance feasibility for market-rate and mixed-income projects while delivering affordability for middle-income households.
• Income targeting for on-site compliance will shift to 60% to 120% Area Median Income (AMI) bands.
• The rental affordability term for inclusionary units will be reduced from 99 years to 55 years.
• A Surplus Credits Exchange will be established to facilitate compliance and increase housing production.
• The document highlights the importance of these changes in addressing current market conditions and supporting workforce housing.

Limitations

• The document appears to be a draft as indicated by the presence of placeholders and incomplete sections.
• Some sections of the text are truncated, which may limit the completeness of the summary.

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This memorandum from Mayor Matt Mahan and several councilmembers outlines proposed amendments to the Inclusionary Housing Ordinance (IHO) in San José. The recommendations include modifications to the percentage of affordable units required in rental and for-sale developments, as well as revisions to the Affordable Housing Regulations. The memorandum discusses the rising costs of construction in San José and the need to recalibrate the IHO to improve housing production and affordability.

Key points

• Proposed amendments to Chapter 5.08 of Title 5 of the San José Municipal Code regarding the Inclusionary Housing Ordinance.
• Recommendations include removing certain percentage requirements for affordable units in rental developments and adjusting requirements for for-sale developments.
• The memorandum highlights a significant increase in construction costs in San José over the past four years.
• It notes a low conversion rate of housing applications to construction, indicating barriers to development.
• The changes aim to align housing requirements with current economic conditions to facilitate more housing development.

Limitations

• The document does not specify the exact dates for the council meeting or any specific votes.
• There are unresolved placeholders in the text that may affect the completeness of the summary.

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This memorandum from Councilmember Mulcahy discusses proposed amendments to the Inclusionary Housing Ordinance (IHO) in San José. The recommendation is to raise the minimum project size for IHO applicability to developments of 20 units or more, regardless of density. The changes aim to support housing production while maintaining affordability, addressing challenges faced by smaller infill developments, and encouraging redevelopment of vacant or underutilized sites. The memorandum highlights that many projects under 20 units struggle to meet current density requirements, which can hinder development. The proposed amendment is expected to improve feasibility for small-scale projects and align policy with real-world conditions.

Key points

• The memorandum is addressed to the Mayor and City Council from Councilmember Mulcahy.
• It recommends raising the minimum project size for IHO applicability to 20 units or more.
• The changes are intended to support housing production and maintain affordability.
• Current IHO requirements create challenges for small and mid-scale infill developments.
• The proposed amendment aims to encourage redevelopment of vacant and blighted sites.
• 30% of all IHO applications are for projects below 20 units, with only 10% proceeding to construction.

Limitations

• The document does not provide specific details on the approval process or any voting outcomes.
• There are unresolved placeholders in the document, such as the approval date and specific recommendations from the Mayor and other Councilmembers.

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This memorandum from Councilmember Candelas, dated January 27, 2026, addresses amendments to the Inclusionary Housing Ordinance in San José. It recommends approving certain amendments while deferring others for further analysis. The memorandum emphasizes the need for data-driven decisions regarding housing affordability and the potential impact on marginalized communities.

Key points

• The memorandum is from Councilmember Candelas and is dated January 27, 2026.
• It recommends approving Amendments (b) and (d) to Chapter 5.08 of Title 5 of the San José Municipal Code.
• It suggests deferring Amendments (a) and (c) to allow for further analysis and stakeholder input.
• The memorandum highlights the importance of understanding the long-term implications of changes to housing affordability requirements.

Limitations

• The text does not provide specific details about the content of Amendments (a), (b), (c), and (d).
• The text does not specify the exact nature of the alternative policy options to be analyzed by the Housing Department.

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This memorandum from Councilmember Ortiz discusses amendments to the Inclusionary Housing Ordinance and outlines recommendations for the City Council. It emphasizes the need for an Informational Memo on Alternative Funding Options for Affordable Housing Development, detailing data on household incomes, cost burdens, and housing unit estimates. The memorandum highlights the importance of understanding funding sources to support affordable housing, particularly for very low- and extremely low-income residents.

Key points

• The memorandum is addressed to the Mayor and City Council from Councilmember Ortiz.
• It recommends approving staff recommendations with modifications from other council members.
• It directs staff to prepare an Informational Memo on Alternative Funding Options for Affordable Housing Development by March 10, 2026.
• The memo should include data on household incomes, cost burdens, and housing unit estimates.
• It emphasizes the need for understanding funding sources for affordable housing development.

Limitations

• The document includes unresolved placeholders such as specific details on funding sources and strategies.
• The context of the amendments and their implications is not fully detailed.

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The source text indicates this attachment appears to be a draft document.

This draft ordinance proposes amendments to Chapter 5.08 of the San José Municipal Code, focusing on updating affordability levels, refining compliance options, aligning affordability terms for inclusionary units with state practices, and clarifying the treatment of 100% affordable developments. It includes various definitions and requirements related to affordable housing, including adjustments to income limits and the percentage of units designated for different income levels. The ordinance aims to enhance the feasibility of housing projects in response to current market conditions.

Key points

• Amends Chapter 5.08 of the San José Municipal Code.
• Updates affordability levels and compliance options.
• Aligns affordability terms for inclusionary units with state practices.
• Clarifies treatment of 100% affordable developments.
• Defines terms related to affordable housing, including 'Affordable Housing Cost' and 'Affordable Housing Development'.
• Sets requirements for inclusionary units in new residential developments.

Limitations

• The document appears to be a draft.
• Some sections are truncated and may not provide complete information.
• Unresolved placeholders and blank fields affect the summary.

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The source text indicates this attachment appears to be a draft document.

The document outlines proposed changes to the Inclusionary Housing Ordinance as directed by the City Council. It includes community engagement efforts, program outcomes, proposed ordinance changes, and updates on regulatory processes. Key changes focus on adjusting AMI target levels, streamlining processes for affordable developments, and introducing a surplus credit program for developers. The document appears to be a draft.

Key points

• City Council directed adjustments to AMI target levels for workforce housing.
• 100% affordable developments are exempt from the Inclusionary Housing Ordinance (IHO) process.
• Three public meetings were held to discuss proposed changes to the IHO.
• A total of 404 applications were submitted to the IHO program, with 58 projects starting construction.
• Proposed changes include adjustments to rental and for-sale compliance requirements.
• A surplus credit program is proposed to allow developers to bank or transfer credits for exceeding affordable housing unit requirements.

Limitations

• The document contains unresolved placeholders, such as specific dates and dollar amounts.
• Some sections are incomplete or lack detailed information.

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Assemblymember Ash Kalra expresses opposition to proposed amendments to the Mobilehome Rent Ordinance and Inclusionary Housing Ordinance, citing concerns over potential negative impacts on low-income residents and affordable housing availability.

Key points

• Opposition to policy changes in Items 8.4 and 8.6 due to potential impacts on residents struggling with housing costs.
• Changes to the Inclusionary Housing Ordinance may reduce affordable housing options for lower-income renters.
• Concerns that compliance options may shift affordability towards higher-income households.
• Increased housing costs could lead to displacement pressures for vulnerable communities.
• Proposed changes to the Mobilehome Rent Ordinance would allow a 10% increase upon home sale and additional charges for park improvements.
• Mobilehome parks are important affordable homeownership options, especially for seniors.

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The letter from the Housing Justice Workgroup of the Race Equity Action Leadership (REAL) Coalition, dated November 5, 2025, addresses the San José City Council regarding proposed changes to the Inclusionary Housing Ordinance (IHO). The authors express concerns about insufficient community engagement and the lack of transparency in the decision-making process. They urge the Council to postpone consideration of the changes until more robust outreach and community input can be conducted. The letter emphasizes the importance of including voices from community stakeholders, particularly those directly affected by housing policies, in order to uphold equity and stability in housing.

Key points

• The letter is addressed to the San José City Council regarding proposed changes to the Inclusionary Housing Ordinance.
• The authors represent the Housing Justice Workgroup of the Race Equity Action Leadership (REAL) Coalition.
• Concerns are raised about the lack of meaningful engagement with community stakeholders.
• Only one community meeting was held regarding the proposed changes, with some stakeholders learning about it on the day of the event.
• The authors urge the Council to postpone consideration of the changes until more community input can be gathered.
• The letter highlights the importance of community voices in policymaking to ensure equitable housing.

Limitations

• The text does not provide specific details about the proposed changes to the Inclusionary Housing Ordinance.
• There are unresolved placeholders, such as the date of the upcoming City Council meeting and the specific stakeholders mentioned.

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This document contains correspondence regarding the support for maintaining affordable housing at 30% AMI within the Inclusionary Housing Ordinance in San Jose. Several residents express concerns that eliminating this requirement would negatively impact the Black community and exacerbate issues of homelessness and inequality. The correspondence includes petitions and statements from various individuals advocating for the protection of affordable housing and highlighting the importance of racial and social equity.

Key points

• Residents and workers in San Jose support maintaining 30% AMI affordable housing in the Inclusionary Housing Ordinance.
• Eliminating affordable housing requirements would disproportionately affect the Black community.
• The Black population in San Jose represents 2.2% of residents but 19% of the unhoused.
• Voters approved Measure | to promote racial and social equity on 11/8/2022.
• The City of San Jose has enacted the Equity Values and Standards Policy RES2024-140 effective 5/14/2024.

Limitations

• The document contains multiple placeholders for names and addresses that are not filled in.
• Some sections of the text are truncated, leading to incomplete information.

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The document contains letters addressed to the San Jose City Council regarding proposed updates to housing policies, including the Downtown Residential Incentive Program, Multifamily Housing Incentive Program, and amendments to the Inclusionary Housing Ordinance. The San Jose Chamber of Commerce expresses strong support for the proposed updates, emphasizing the need for increased housing production to meet economic demands. Another letter critiques the proposed changes to the Inclusionary Housing Ordinance, arguing that they do not align with current housing needs and may exacerbate affordability issues for lower-income households.

Key points

• The San Jose Chamber of Commerce supports updates to housing policies to accelerate housing production.
• The Chamber highlights affordable and workforce housing as top concerns for its members.
• Proposed updates aim to refine Inclusionary Housing requirements and expand eligibility for housing programs.
• Concerns are raised about proposed changes to the Inclusionary Housing Ordinance, particularly regarding income targets and affordability periods.
• The critique argues that the proposed changes do not address the needs of the lowest income households and may lead to higher vacancy rates.

Limitations

• The text includes repeated sections, which may indicate redundancy.
• Some placeholders and unresolved sections are present, affecting the completeness of the summary.

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The document contains letters addressed to the San Jose City Council expressing support for housing incentive programs and concerns regarding proposed changes to the Inclusionary Housing Ordinance (IHO). The first letter from SPUR supports the expansion of housing incentive programs, emphasizing their potential to unlock stalled developments and support middle-income households. The second letter, signed by 34 organizations and individuals from the REAL Coalition, urges the Council to defer action on the proposed IHO changes, arguing that they would weaken affordability and equity, particularly for low-income residents. The coalition calls for more stakeholder engagement and robust analysis before any changes are made.

Key points

• SPUR supports the proposed housing incentive programs, including the Downtown Residential Incentive Program and the Multifamily Housing Incentive Program.
• The Downtown Residential Incentive Program focuses on office-to-residential conversions and aims to deliver housing in the near term.
• The REAL Coalition expresses concern that proposed changes to the IHO would shift affordability requirements toward higher income levels, reducing access for low-income renters.
• The coalition emphasizes the need for robust stakeholder engagement and analysis before implementing changes to the IHO.
• San José has a history of effective inclusionary housing policies that should be preserved to meet housing obligations.

Limitations

• The text appears to be a draft, as indicated by the incomplete sections and truncation.
• Some specific details, such as dates and exact figures, are not provided in the text.

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This document contains letters addressed to the San José City Council regarding amendments to the Inclusionary Housing Ordinance. The letters express perspectives from MidPen Housing and Republic Urban Properties, highlighting the need for adjustments to the ordinance to improve housing feasibility and address the city's housing crisis. MidPen Housing emphasizes the importance of producing affordable housing across various income levels and suggests leveraging federal resources for development. Republic Urban Properties supports the proposed amendments, arguing that current requirements are overly restrictive and hinder project feasibility, particularly for moderate-income households.

Key points

• MidPen Housing has developed 139 communities with over 10,000 homes for low-income families and seniors.
• There is an underutilization of the Extremely Low Income (ELI) option in the inclusionary thresholds.
• MidPen Housing urges collaboration to address the gap in the 30% to 80% AMI range.
• The federal bill H.R. 1 expanded resources for affordable housing development in California.
• Republic Urban Properties supports amendments to the Inclusionary Housing Ordinance, citing overly restrictive income-level requirements.
• Proposed changes include removing the 110% AMI requirement for higher-density projects and introducing a 7% compliance option at 50% AMI.
• The amendments aim to improve feasibility for moderate-income households and accelerate housing delivery.

Limitations

• The text does not provide specific details about the proposed amendments or their exact implications.
• There are unresolved placeholders and missing information in the document.

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The document contains two emails expressing opposition to proposed changes in housing policies in San José. The first email, from Dora Gurrola, a housing coordinator, argues against changes to the Inclusionary Housing Ordinance (IHO) that target higher income brackets, emphasizing the need for policies that prioritize extremely low-income households. The second email, from Rayan Seco, critiques agenda items related to 'Housing Day,' urging the City Council to oppose measures that favor market-rate housing over deeply affordable options and to delay votes on the IHO changes for further analysis and stakeholder engagement.

Key points

• Dora Gurrola opposes proposed IHO changes targeting households at 60%-110% AMI, advocating for prioritization of extremely low-income residents.
• Gurrola supports deferring the IHO item for alternative policy options and stakeholder input.
• The proposed AMI changes are seen as inadequate for addressing the needs of low-income households and people with disabilities.
• Rayan Seco's email calls for opposition to agenda items that prioritize market-rate housing and regulatory rollbacks, arguing they fail to address homelessness and affordability.
• Seco urges the Council to delay votes on the IHO changes and to require more data and stakeholder engagement.

Limitations

• The text contains unresolved placeholders and lacks specific details such as dates and agenda item numbers.
• The document appears to be a draft, as indicated by the formatting and structure of the emails.

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