Zoning Update Committee Meeting: 2025 Housing Element Annual Progress Report - April 23, 2026
Zoning Update Committee Meeting: 2025 Housing Element Annual Progress Report
The Zoning Update Committee (ZUC) of Oakland met on April 23, 2026, for a study session on the 2025 Housing Element Annual Progress Report (APR). The meeting began approximately 30 minutes late due to a scheduling error. Commissioners present: Chair Aaron and Commissioner Rank. Commissioner Sandoval was absent. The APR assesses the city's progress in meeting its Regional Housing Needs Allocation (RHNA) of 26,251 units for the sixth cycle and implementing housing programs. Staff from the Planning and Building Department and the Housing and Community Development Department (HCD) presented the report.
Discussion Items
The study session focused on the 2025 APR, which covers housing production, affordability, and implementation of the housing action plan. Key points included:
- Housing Production: Over the first three years of the cycle, only 14% of the total RHNA has been permitted. In 2025, 1,071 units were proposed, 1,944 entitled, 712 permitted, and 1,391 completed. Permitted units declined 31% from 2024.
- Affordable Housing: In 2025, more deed-restricted affordable units were permitted than market-rate units—a trend continuing from 2023. Affordable units: 870 proposed, 1,283 entitled, 602 permitted, 791 completed. HCD focuses exclusively on households earning at or below 80% of Area Median Income (AMI).
- Market Rate: Market-rate production underperformed, with only 9% of RHNA permitted at moderate and above-moderate levels. High construction costs and interest rates were cited as barriers.
- ADUs: Accessory Dwelling Units (ADUs) showed relative stability: 244 entitled, 192 permitted, 183 completed in 2025. ADU production declined but less sharply than multifamily. ADUs are reported using a regional affordability ratio (30% very low, 30% low, 30% moderate, 10% above moderate).
- Funding: Measure U bond funding has been instrumental for affordable housing, with over 1,000 affordable homes expected to receive permits in early 2026. HCD is deepening partnerships with Alameda County (Measure W) and the Bay Area Housing Finance Authority.
- Pipeline: Staff noted a significant number of entitled projects that may convert to permits as funding becomes available. Few requests were received under AB 130 (CEQA exemption) and SB 423 (streamlining).
- S13 Zones: Anecdotal evidence shows some projects built in S13 zones, but exact numbers were not provided; staff will include a map in the planning commission report.
- Impact Fees: A five-year impact fee update is required by state law; an informational report will go to council in first quarter 2027.
- Moderate-Income Units: No deed-restricted moderate-income units were permitted in 2025. Staff are analyzing moderate-income and market-rate rents and vacancies; a report will be presented to the planning commission in fall 2026.
- High-Resource Areas: Staff will provide an analysis of units by TCAC area and council district.
Key Outcomes
- The ZUC received the 2025 APR as a study session; no formal action was taken.
- The APR will be presented to the full Planning Commission on May 20, 2026, to the Community and Economic Development Committee on May 26, 2026, and to City Council on June 2, 2026.
- Staff committed to providing additional data (S13 zones map, moderate-income analysis, TCAC area breakdown) at future meetings.
- The meeting was adjourned at 4:23 p.m.
Meeting Transcript
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