HomeMy WebLinkAbout4.08 General Plan Status
CITY CLERK
File # Dm~OJ-[~a
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 5,2004
SUBJECT:
Annual Report on the Status of the Dublin General Plan
Report Prepared by: Janet Harbin, Senior Planner
ATTACHMENTS:
1.
Annual Report on the Status of the Dublin General Plan,
July 1,2003 - June 30, 2004 (w/Housing Compliance Report
attached)
RECOMMENDATION: n A~
/IN V ~.
. \ 3.
Receive Staff presentation.
Accept the Annual Report on the Status of the Dublin
General Plan.
Direct Staff to forward the Annual Report (Attachment 1),
with Housing Compliance Report attached, to the appropriate
State agencies (OPR & HCD).
. FINANCIAL STATEMENT: None
PROJECT DESCRIPTION:
Local governments are required by Government Code Section 65400(b)(I) to provide an annual report to
their City Council, the State of California Office of Planning and Research (OPR) and the State of
California Department of Housing and Community Development (RCD) regarding the status of the
General Plan and progress in its implementation.
The City of Dublin has made significant progress in implementing the General Plan over the last fiscal
year (see Attachment 1, Annual Report on the Status ofthe General Plan, July 1, 2003-June 30, 2004).
The Progress Report is divided into the sections of the General Plan, and some of the highlights and
accomplishments of the past year are noted in each chapter. The required reporting period on the General
plan status is the fiscal year, or July 1st through June 30th.
Attached to the report on the status of the General Plan is the Rousing Element Compliance Report which
discusses in detail the progress the City has made over the past year, from October 1,2003 to September
30,2004, in meeting the goals, policies, programs and implementation measures ofthe City's Housing
Element. This document must be submitted to the State of California's Department of Rousing and
Community Development (RCD) before October 31 st for the City to be considered for housing grants and
funding.
_.--------------------------------------------------------------------~--------------------------------------
G:\General Plan\CC Staff Report GP progress report. doc
COPIES TO: In House Distribution B
1Ð1>.;1. ITEMNO.~
ENVIRONMENTAL REVIEW:
None required.
RECOMMENDATION:
Staff recommends that the City Council: 1) receive Staff presentation; 2) accept the Annual Report on the
Status of the Dublin General Plan (Attachment 1); 3) direct Staff to forward the Annual Report
(Attachment 1), with Housing Compliance Report attached, to the appropriate State agencies (OPR &
HCD).
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Annual Report on the Status of the Dublin General Plan
July 1, 2003 - June 30, 2004
Government Code Section 65400(b) requires that the planning agency of local governments provide an
annual report to their legislative body on the status ofthe General Plan. The report must address the
City's progress in its General Plan implementation, including the progress in meeting its share of regional
housing needs. The Annual Report should also include a discussion of constraints to the maintenance,
improvement, and development of housing.
The intent of this requirement is to ensure that the General Plan directs all land use decisions and remains
an effective guide for future development. Because the role of the General Plan is to act as a
"constitution" for the long-term physical development of a community, and because it is required to be
updated periodically to reflect current circumstances, it is critical that local planning agencies periodically
review the general plan and its implementation. The Progress Report or Annual Report on the Status of
the General Plan is the appropriate tool by which to do so. Additionally, the document contains a detailed
report on the compliance status of the Housing Element to meet the State requirements relative to that
element ofthe General Plan for the period September 30,2003 through October 1,2004.
The information that follows is provided for compliance with Government Code Requirements related to
the provision of an annual report on the status of the City of Dublin General Plan.
General Background
The Dublin General Plan was adopted on February 11, 1985, soon after the City was first incorporated.
The General Plan contains the seven State-required elements, but organized in a different way. The State
allows the combining of elements or the addition of new elements as long as the required seven elements
are present in some fashion. Dublin's General Plan contains the following sections:
Land Use and Circulation: Land Use Element
Land Use and Circulation: Parks and Open Space Element
Land Use and Circulation: Schools, Public Lands, and Utilities Element
Land Use and Circulation: Circulation and Scenic Highways Element
Housing Element
Environmental Resources Management: Conservation Element
Environmental Resources Management: Seismic Safety and Safety Element
Environmental Resources Management: Noise Element
Local governments are required to keep their General Plans current and internally consistent. There is no
specific requirement that a local government update its General Plan on a particular timeline, with the
exception of the Housing Element, which is required to be updated every five years. Dublin's Housing
Element was updated and certified by the State Housing and Community Development Department on
July 11,2003. Since that time, the City of Dublin has been in the process of implementing the various
programs in the General Plan.
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IMPLEMENTATION OF GENERAL PLAN GOALS - 2003-2004
The following list represents the progress the City has made towards implementing the goals of the
General Plan during the last fiscal year: July 1, 2003 through June 30, 2004. The list is organized to
correspond with the elements of the Dublin General Plan.
Land Use and Circulation: Land Use Element
Amendments
The Land Use Element can be amended a maximum of four times per calendar year. During the 2002
calendar year, the Land Use Element of the General Plan was amended twice in 2003, and three times to-
date during 2004, as explained below:
2003 General Plan Amendments
1. Site 1SA Amendment: The Land Use Element of the General Plan was amended to change the
land use designation for Site 15A, an approximately 11.36 acre property located on the northeast
comer of Dublin Boulevard and Arnold Drive, from High Density Residential to Campus Office.
The project is now in the final design stage.
2. Eden Senior Housing: The Land Use Element of the General Plan was amended to change the
land use designation on the property from Retail/Office to High Density Residential. The project
proposed for the site includes up to 53 multi-family senior apartment units and one manager's unit
with ground floor parking, a Senior Center, and related site improvements. Occupancy ofthe
project is limited to qualified very-low income households with a minimum age requirement.
Construction is now underway on the development ofthis project.
2004 General Plan Amendments
1. IKEA Store: The Land Use Element of the General Plan was amended in March 2004 to change
the land use designation on 27.54 acres from Campus Office to General Commercial to construct a
retail shopping center and related improvements. The site is located north of 1-580, between
Arnold Road and Hacienda Boulevard. The project proposes an approximately 317,000 square
foot IKEA store on the westerly portion of the site, and an approximately 137,000 square foot
retail center on the easterly portion of the site.
2. Rancor Pak-n-Save/Tralee: The Land Use Element of the General Plan was amended in May
2004 to change the land use designation on the 10.61 acre property from Retail Office to Mixed
Use. The project proposed a total of233 residential units of high density residential development
and up to 34,950 sq. ft of retail/office use, to allow a combination of retail, office, and restaurant
and along with the high-density residential uses. The Project site is currently developed as a retail
commercial shopping center and is located in the Primary Planning Area of the General Plan. A
General Plan Amendment to change the text ofthe General Plan by adding a Mixed Use Category
to the Primary Planning Areas was approved prior to the land use change to allow a combination
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of retail/commercial development with high-density residential development on sites in the central
area in the City.
3. Bancor Alcosta/San Ramon Village: The Land Use Element of the General Plan was amended in
May 2004 to change the land use designation on the 4.62 acre property from Retail Commercial to
Mixed Use. The project proposed demolition of approximately 34,000 sq. ft. of commercial
buildings and parking lot area in the south portion of an existing San Ramon Village Plaza
shopping center at the intersection of Alcosta and San Ramon Roads, located east on San Ramon
Road, north of Bellina Street and south of AIcosta Boulevard to provide for the construction of 56
residential townhouse-style condominium units. In addition, the project includes the remodeling of
the remaining 14,377 sq. ft. of existing commercial building in the north portion ofthe site to
compliment the residential project.
Additionally, several other General Plan Amendments are currently being reviewed by Staff at this time,
and the General Plan Land Use Map has been updated in 2004 to reflect all land use amendments and
changes since the last revision in November 2002.
Progress towards meeting goals and guiding policies of the Land Use Element
Residential Land Use
· The City approved several housing projects over the past year that will provide a range of housing
opportunities for current and future Dublin residents. The AMB Corporation project includes up
to 304 multi-family housing units, 32 of which will be affordable units. The multi-family
development was approved with a 15% reduction in parking standards.
· Of last year's approvals, construction on the Eden Housing project to build 53 low-income senior
housing units and a new Senior Center in the downtown area of the City is now underway, as is
the Fairway Ranch Housing Project for 930 affordable and market rate housing units in Dublin
Ranch. The senior housing project was approved with a reduction in the parking ratio for the site.
· The City approved two mixed use projects containing high density residential housing units
proposed by the Bancor Properties for an additional 295 condominium/apartment units.
· Silveria Ranch (Pinn Brothers Fine Homes) is under construction after being annexed to the City
with a 254 residential unit project on 108 acres on north Tassajara Road. The development
contains a mix of housing types, including single-family estate-size units, smaller lot single-family
cluster homes and multi-family condominiums. Of the single family cluster homes and
condominiums, 19 will be affordable units.
· Dublin Ranch Villages, which began construction in 2002, includes 1,396 condominiums and
townhomes (105 of which are affordable to moderate income households). Several Dublin Ranch
single-family home neighborhoods are under construction: Greenbriar Homes (Phase III), Toll
Brothers, and Mission Peak Properties are completing construction of single-family homes along
Tassajara Road. Additionally, the Apartments at Waterford, a 390 apartment unit project, is now
completed and occupied.
· City Staff have been working with applicants on several other residential projects, including a
proposed 234-unit single family neighborhood in the Area F North portion of Dublin Ranch, and
two requested annexations for development of housing in the upper Tassajara Road area to the
City's northern boundary.
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· The Dublin Transit Center project, which received its Planned Development approval in
November 2002, includes 1,500 residential units adjacent to the City's BART station. The
property owner is proposing that 15% of those units be set aside for very-low, low, and moderate
income individuals and families.
· The Eastern Dublin Property Owners annexation was approved by the Local Agency Formation
Commission (LAFCo) in July 2002. Subsequent to the annexation, the City worked with the
property owners in the area and a consultant to prepare a Resource Management Plan (RMP) for
the area. Resource Management Plan was completed in August 2004.
· The City Council approved a revision to the Second Unit Ordinance in July 2003 to permit
construction of second units on single-family residential lots without a Conditional Use Permit.
The Ordinance change complies with State legislation and establishes criteria to be used for the
issuance of a building permit.
Commercial and Industrial Land U\'e
· The City Council approved a 15,000 square foot expansion to and renovation of the Target Store
in the Dublin Place Shopping Center in Downtown Dublin, which has been constructed and
occupied.
· The Transit Center project noted above also includes up to 2 million square feet of office space
and ground floor retail space on property adjacent to the existing east Dublin BART station.
· The Shops at Waterford mixed-use project completed construction and is fully occupied. The
project includes a 134,025 square foot neighborhood shopping center, 390 multi-family apartment
units, structured and surface parking, landscaping and related improvements.
· The Ulferts Shopping Center, a two-story 50,530 square foot retail commercial center, was
approved in August 2004 for a 4.24 acre site. The project site is located near the southeast corner
of Dublin Boulevard and Glynnis Rose Drive, and will contain serve, retail and food businesses in
the eastern Dublin area. Construction is expected to begin in Fall 2004.
· The City Council approved an 187,000 square foot addition to the Valley Christian Center in
2003, a private school and church facility in Dublin's western hills. In the interim and prior to
actual construction of the educational buildings, a use permit has been approved for a trailer for
use as the administrative offices of the school, and allow classrooms to be located in the office
wing of the main educational building.
· The Enea Village Center at Village Parkway and Amador Plaza Road was approved for the
construction of a multi-tenant, 8,539-square-foot retail center. Adjacent to the parcel to the east, a
5,582-square-foot office building consisting of two stories is proposed for construction as part of
the approved complex. Frontage improvements on Village Parkway and Amador Valley
Boulevard are included in the project, and will complete the roadway improvement for the
intersection. This corner was designated as an "Opportunity Site" in the Village Parkway Specific
Plan, as it has a high redevelopment potential and land use change opportunity. The site was
previously developed as a gas station which has been vacant for several years.
· Three mixed use projects containing retail/commercial uses and high density residential have been
approved by the City Council during the first half of 2004 for redevelopment of vacant or
underutilized sites. The additional retail/commercial square footage ofthese projects added to the
City's commercial base is a total of approximately 48,500 square feet. These projects are
discussed in detail in various sections of this report.
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Land Use and Circulation: Parks and Open Space Element
Amendments
The Parks and Open Space Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Parks and Open Space
Element
Parks and Recreation
· Construction of Phase Two of Emerald Glen Park began in June 2003 and has been completed,
providing an expansion to the main community park in the eastern Dublin area. The conceptual
design of Phase III of the park design has been approved to further enhance the community
facility.
· The construction of Bray Commons Park began in 2003 and the park construction has been
completed, including a dog park for small dogs to serve the residents of Dublin.
· Authorization to improve the Alamo Creek Trail between Amador Valley Boulevard and the City
Limits was approved in 2003, and improvements are now complete. This project includes an
improved bike path.
· The City held an art competition to design three new bus shelters in the City. The winning artist
was chosen and designs were approved in 2003. The shelters have been installed and are now
available for use.
· The City commissioned murals to be painted under the Highway 680 at Dublin Boulevard and
Highway 680 at Amador Valley Boulevard freeway underpasses. The painting began in 2003 and
the project was completed in Fall of2003.
· The City's Parks and Recreation Master Plan Update was completed and adopted in March 2004.
The City is currently in the process of amending the General Plan to reflect the information in the
Master Plan and provide internal consistency between the documents. Additionally, the General
Plan amendment will establish new land use designations, Semi-Public Facilities and Regional
Parks, in the General Plan text and for the General Plan map.
· The City initiated work on the Public Art Master Plan, and final version is expected to be finished
within the next fiscal year.
· The City completed the improvements at Kolb Park and is in the process replacing aging play
equipment at Shannon Park. Additionally, the City is in the process of designing a large dog park
on parkland located near Dougherty Road and Stagecoach Road.
Oven Svace
· The City is currently collaborating with property owners in the western hills and the East Bay
Regional Park District to create a regional park in the City's Western Extended Planning Area.
· The City is actively negotiating with developers to include natural open space areas in their
development projects near undeveloped land in eastern and western Dublin.
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Land Use and Circulation: Schools, Public Lands, and Utilities Element
Amendments
The Schools, Public Lands, and Utilities Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Schools, Public Lands, and
Utilities Element
Schools
· City Staff continue to work with developers and property owners to ensure that adequate sites are
reserved to meet the Dublin Unified School District's projected demand for future school uses.
Public Lands
· As part of a General Plan amendment study, the City is working closely with the leadership at
Camp Parks/Parks RFT A military facility to develop a conceptual land use plan and Master Plan
for the redevelopment of 187 acres of government property for private commercial, residential and
park type uses. City Staff and the applicant will be examining possible land uses over the next
few months to determine the uses and type of development that might occur on the property. The
process is anticipated to be completed in late 2004, with the environmental analysis for the project
commencing in early 2005.
Utilities
· The City continues to work closely with project applicants and the service utilities to ensure that
there is adequate capacity to serve all new and existing areas of Dublin.
Land Use and Circulation: Circulation and Scenic Highways Element
Amendments
The Circulation and Scenic Highways Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Circulation and Scenic
Highways Element
· Several street improvements are either under construction or completed, including:
o Dublin Boulevard widening between Village Parkway and Sierra Lane has been
completed.
o Dublin Boulevard and Central Parkway extensions to Lockhart Way.
o Reconstruction of the Highway 580 freeway overpass at Tassajara/Santa Rita Road has
been completed.
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o Village Parkway & Lewis Avenue intersection improvements have been completed, and
plans are underway for the design of the sidewalk widening project and installation of new
str~etlights to make the area more "pedestrian friendly."
o A modified right-of-way alignment was adopted for St. Patrick Way from Golden Gate
Drive to Regional Street in December 2003, planned for construction with the AMB
Properties development in the West Dublin BART Specific Plan area of the downtown.
o Interchange improvements at I-580 and San Ramon Road are under construction and are
scheduled for completion in Spring 2004.
o Gleason Drive is completed from Tassajara Road to Fallon Road, and will be open to the
public within the next month.
· Fallon Road northern extension and the connection of Fallon Road and Tassajara Road are
currently in the engineering design and environmental review process, and planned for
construction in 2004-2005 with the development ofthe Silveria Ranch project and the completion
of improvements for Dublin Ranch.
· The engineering design phase for the widening of Tassajara Road between 1-580 and the San
Ramon city boundary in eastern Dublin began in 2003.
· The Alamo Creek Bike Path from Amador Valley Boulevard to the north City limits is completed.
· The Tassajara Creek Regional Trail is complete and open to the public from Dublin Boulevard to
Somerset Drive. The continuation of the trail is under construction from Somerset Drive to the
EBRPD Tassajara Creek Open Space Staging area.
· Authorization to improve the Alamo Creek Trail between Amador Valley Boulevard and the City
Limits was approved in 2003, and improvements are now under construction.
· The City continues to support the construction of a new West Dublin BART station and
anticipates the opening of the new station in 2006 or 2007.
· The City continues to collect traffic improvement fees for new development projects to ensure that
new facilities are built to accommodate the additional vehicle, bicycle, and pedestrian trips that
result from the project.
· The City has completed the Traffic Impact Fee Study and will be recommending adoption of a fee
for new development to the City Council in Fall 2004.
Housing Element
Amendments
The Housing Element was updated this past year and was certified by the State Department of Housing
and Community Development on July 11,2003.
Progress towards meeting goals and guiding policies of the
Housing Element
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· The City continues to promote high-density residential mixed-use projects in the development in
the Downtown Intensification Area. Two mixed-use development projects in the Downtown
Intensification Area have recently been approved:
o In March 2004, the City approved a plan for a commercial office and 304-unit multi-family
residential project in close proximity to the future West Dublin BART station.
o In February 2004, the City approved a plan for a hotel, restaurant, and 21 O-unit multi-
family residential project adjacent to the future West Dublin BART station and adjacent to
the mixed use project containing 304 multi~family units.
· Two high-density residential mixed use development projects in the Primary Planning Area have
recently been approved:
o Bancor Pak-n-Save/Tralee: The Land Use Element of the General Plan was amended in May
2004 to change the land use designation on the 10.61 acre property from Retail Office to
Mixed Use. The project proposed a total of233 residential units of high density residential
development and up to 34,950 sq. ft of retail/office use, to allow a combination o(retail,
office, and restaurant and along with the high-density residential uses. The Project site is
currently developed as a retail commercial shopping center and is located in the Primary
Planning Area of the General Plan. A General Plan Amendment to change the text of the
General Plan by adding a Mixed Use Category to the Primary Planning Areas was approved
prior to the land use change to allow a combination of retail/commercial development with
high-density residential development on sites in the central area in the City.
o Bancor Alcosta/San Ramon Village: The Land Use Element of the General Plan was amended
in May 2004 to change the land use designation on the 4.62 acre property from Retail
Commercial to Mixed Use. The project proposed demolition of approximately 34,000 sq. ft.
of commercial buildings and parking lot area in the south portion of an existing San Ramon
Village Plaza shopping center at the intersection of AIcosta and San Ramon Roads, located
east on San Ramon Road, north of Bellina Street and south of Alcosta Boulevard. to provide
for the construction of 56 residential townhouse-style condominium units. In addition, the
project includes the remodeling of the remaining 14,377 sq. ft. of existing commercial building
in the north portion ofthe site to compliment the residential project.
· The City is cooperating with nonprofit housing providers to develop units affordable to very-Iow-
and low-income households. Examples of City's involvement include:
o In February 2003, the City approved a Loan Agreement of $280,000 for a non-profit
developer and committed up to $2.4 million for gap financing from the City's in-lieu
Housing Fund, for the development of Dublin Senior Affordable Housing at former library
site. The project is currently under construction by Eden Housing to provide a 53 unit
Affordable Senior Rental Complex for very low-income units for seniors
· The City is continuing to provide incentives for the development of affordable housing units.
Examples of the City's involvement include:
o The City Council approved a density bonus of 186 units to the developer of the Fairway
Ranch Affordable Housing Project for the provision of20% of the housing units for low-
income and 10% for very low-income. The units are currently under construction.
o Financing was committed for $4.5 million from the City's in-lieu housing fund to the
developer of the Fairway Ranch Affordable Housing Project depending on results of
applications submitted to CDLAC for two tax-exempt bond allocations.
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· The City is continuing to implement the Inclusionary Zoning ordinance. Approximately 10
different residential developments are currently in various phases of applying for land use
entitlements of one form or another. AU of these developments will be required to comply with the
Inclusionary Ordinance at the time of their approval.
· The City is continuing to work on a commercial linkage study. A consultant has been hired to
assist Staff and it is anticipated that the study will be completed by early 2005.
· The City is continuing to improve housing affordability with higher densities near the Dublin
BART station. An anticipated 514 units will be provided in this area, including affordable
housing to low- and very low-income households with 10% of the remaining affordable units for
moderate-income households.
· The City is continuing to provide priority entitlement and permit processing for senior-housing
projects and other residential developments providing 10 percent or more of the housing units as
affordable for very low-, low-, and moderate-income households. Expedited entitlement and
building permit processing was and will be provided for the Fairway Ranch Affordable Housing
Project, a development with 930 units, 535 ofthese affordable to very low-, low- and moderate-
income households.
· The City has committed to evaluating the feasibility of establishing a shared-living program in
Dublin through a nonprofit organization. The City Council has approved funding in the 2003-
2004 Housing budget for a Housing Needs Survey. The intent ofthe survey is to get a better
understanding of what the area housing needs are and therefore what programs are likely to
succeed. Based on the results of the study, the City may proceed to initiate a Shared-Living
Program and seek to locate a Community Based Nonprofit to administer this program.
· The City's Housing Specialist continues to maintain and update information on housing assistance
programs and facilitates the construction of affordable housing. Affordable housing programs and
opportunities, links with other organizations, and information about the first phase of the Dublin
Ranch Villages below market rate housing units are listed on the City's Internet webpage.
· The City continues to provide opportunities for first-time home buyers to purchase homes in
Dublin. In June 2003, the 2003-2004 Housing budget was approved which includes funds to
proceed with a Housing Needs Study. The study is currently underway, and pending the study's
results, an appropriate First Time Homebuyer Program may be created for the City.
· The City continues to work to preserve low-income housing that is present in the community. In
December 2002, the list of rental properties was updated and it was determined that there are no
subsidized rental properties in the City of Dublin at-risk of converting to market-rate housing. A
Condominium Conversion Ordinance has been recently proposed and the City will be critically
evaluating the merits of such an ordinance.
· The City continues to encourage efficient use of existing housing stock and to promote the
development of small units at low cost. In June 2003, the City's ordinance relating to second
living units was revised per State law and building permits have been issued for the construction
of 3 second units in 2003-2004.
· The City is in the process of evaluating the general feasibility of developing additional housing
units in an affordable or mixed-income development on the Arroyo Vista site. In May 2003, The
City of Dublin entered into an Agreement with the Housing Authority of Alameda County for
$30,000 to provide for a feasibility analysis of the possibility of rehabilitating or redeveloping the
Arroyo Vista Public Housing Development. Following the signing ofthe agreement, The Housing
Authority of Alameda County, along with the City of Dublin, held a tenant meeting at Arroyo
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Vista to inform the residents ofthe feasibility study and concept of future development. As of
June 2004, the two parties have received the results of the feasibility study, and are in the process
of evaluating the results of the analysis for this project.
· The City continues to provide subsidies for housing rehabilitation. From July 2003-June 2004, 13
minor home repairs or paint grants and 3 major home improvements were completed. For the next
fiscal year, The County of Alameda Housing and Community Development Department (HCD)
has made $84,222 available from program income from repaid rehabilitation loans to use for
rehabilitation programs within the City of Dublin.
· The City continues to promote equal housing opportunities for all Dublin residents by providing
funding through CDBG funds for ECHO Housing to continue to administer counseling and
investigate housing discrimination complaints. Additionally, The City's web page has an entry for
fair housing issues, directing interested readers both to ECHO Housing and to the State of
California Consumer Affairs Office booklet, "California Tenants: Guide to Residential Tenants
and Landlord's Rights and Responsibilities."
· The City is in the process of evaluating the feasibility of a universal design ordinance that
provides for greater adaptability and accessibility of housing for persons with disabilities.
Environmental Resources Management: Conservation Element
Amendments
The Conservation Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Conservation Element
· The City continues to review each new development project that is proposed near a natural
resource such as a stream corridor with the intent of protecting the resource. Conditions of
approval include measures to ensure adequate setbacks, minimal impacts to water quality, passive
recreational opportunities, and the maintenance of natural systems to the extent possible.
· The City continues to work with developers to ensure that open space corridors that are
established in new neighborhoods are maintained and managed appropriately.
· The City is currently collaborating with property owners in the western hills and the East Bay
Regional Park District to create a regional park in the City's Western Extended Planning Area.
· The City has begun work to preserve Dublin's historic resources. Staff is completing an
archeological resource analysis and historic resource inventory study, which analyzes the history
of Dublin, quality of Dublin's historic structures, and establishes implementation measures,
including the development of design guidelines and recommended changes to the City's zoning
ordinance. Work on this project is continuing into the next fiscal year.
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Environmental Resources Management: Seismic Safety and Safety
Element
Amendments
The Seismic Safety and Safety Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the
Seismic Safety and Safety Element
Due to the nature ofthe goals and policies of the Seismic Safety and Safety Element, most of the efforts
to implement the General Plan are ongoing in nature. However, several accomplishments are of note:
· Construction on two new fire stations designed to serve the City's Eastern Extended Planning
Area has been completed.
· An update to the City's Emergency Operations Plan began in March 2003 and has been completed
with the distribution of new guidelines and notebooks to Staff in 2004.
· The City sponsored disaster preparedness trainings for various community groups and non-profit
organizations in Dublin.
· The City took part in a county-wide disaster preparedness workshop in April 2004. Another
workshop and disaster exercise are planned for September 2004.
Environmental Resources Management: Noise Element
Amendments
The Noise Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Noise Element
Due to the nature ofthe goals and policies of the Noise Element, the efforts to implement the General
Plan are ongoing in nature. Projects are reviewed on a case-by-case basis for adverse noise impacts to the
environment and sensitive receptors.
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CITY OF DUBLIN GENERAL PLAN
HOUSING ELEMENT COMPLIANCE REPORT
October 1,2003 - September 30,2004
EXECUTIVE SUMMARY
This document constitutes the second annual compliance report on the City of Dublin's Housing
Element 1999~2006 certified by HCD on July 11,2003. This report is being presented in
compliance with California Government Code Section 65400(b) 2. This document reports the
progress of the Housing Element from October 1,2003 through September 30, 2004.
Measuring and reporting progress varies with the different types of Housing Element programs
listed. Some of the programs are one~time projects with discrete beginnings and ends. For these,
staff reports that the program has either been completed or not or is in progress. Other programs
are simply "on-going". Additionally, some programs are in progress but the dates indicated on
the Housing Element have been changed as finances available to use toward the programs
change, or as the development of the specific program turns out to be more complex than initially
anticipated and requires more study.
The City of Dublin issued 778 building permits for housing units since the last reporting period.
From the period of June 1999 through July 2006, it is estimated that approximately 8,769 housing
units in all affordability ranges will be constructed in Dublin. This number of housing units will
exceed Dublin's Regional Share of Housing of 5,436 by 3,333 units. The total housing units built
or under construction in the City to date are allocated by affordability category as follows:
· 208 units are in the Very Low affordability category with 54 senior housing units added
during this review period. For this affordability category, the Regional Needs projected
by 2006 is 796 housing units. To meet that need, an additional 588 Very Low
affordability units are needed.
· 141 units are in the Low affordability category. For this affordability category, the
Regional Needs projected by 2006 is 531. To meet that need, an additional 390 Low
affordability units are needed.
· 1,258 units are in the Moderate affordability category with 16 deed restricted, for sale
units added during this review period. For this affordability category, the Regional Needs
projected by 2006 is 1,441 units. To meet that need, an additional 183 Moderate
affordabiJity units are needed.
· 5,716 units are in the Above Moderate affordability category with 708 units added
during this review period. In this affordability category, the Regional Needs
projected by 2006 for Dublin is 2,668 units.
STATUS OF PROGRAMS IN ADOPTED HOUSING ELEMENT (September 30, 2004)
Goal A:
To Provide adeauate sites to meet the City Housina Needs
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City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
Page 2
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Policy 1: Ensure that adequate sites exist to accommodate future housing needs.
Program A.t.t The City will continue to use specific plans, planned development pennit
processes, and zoning to ensure that adequate sites exist (as defined by state
housing element law, Government Code section 65583) to accommodate the
City's ABAG regional housing allocation for all income groups. Each year,
as part of the City's annual evaluation of its implementation of the General
Plan, the City will compare the remaining supply of land by zoning, specific
plan, or planned development category in relation to the City's remaining
unmet regional allocation. Should the City identify a potential shortage of
sites with appropriate densities, it will use the specific plan and planned
development process to provide for adequate sites for future residential
developments.
The City's preference is that development occur at the mid-range density or
above, on average, in all land use designations, to ensure the City can
accommodate its ABAG-assigned share of housing. The City will consider
exceptions to the mid-range density guideline if there is a physical or
environmental constraint to a property (for example sensitive habitat or steep
slopes) or a regulatory agreement that precludes achievement of the midpoint
density.
Prol!ress: Ongoing
Program A.2.t Promote high-density residential mixed~use projects in the development in
the Downtown Intensification Area.
· Identify older non~residential properties suitable for recycling for mixed-
use, and market these sites to developers. The detennination of suitable
mixed-use opportunities will be based on the age and condition of non-
residential properties, property location with respect to transportation and
services, the economic viability of continued non-residential use, and
other relevant factors. The City will undertake the following actions to
promote mixed-use.
· Use the specific planning process to allow for, and provide regulatory
incentives for, mixed-use development, such as the specific plan that was
adopted for the West Dublin BART Station area (see Program E, Goal
2).
· Use the Planned Development process to allow flexible development
standards such as alternatives for parking building height, floor-area
ratio, lot-coverage limits, and residential density, to promote mixed-use
developments.
· Provide incentives for affordable housing in mixed-use projects,
including fee deferrals, reduced parking requirements, priority penn it
processing, use ofInclusionary Housing Fund, and assistance in
accessing state and federal subsidies, and density bonuses.
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City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30,2004
Page 3
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Pro~ress:
Two mixed-use developments currently in processing in the Downtown
Intensification Area.
May 2004 A development for a mixed use development to include office
use and and 304 residential (multifamily rental units) has
received full entitlements with reduced parking standards.
February 2004 A Specific Plan Amendment by another private developer was
approved by the City Council for increase in density in
Downtown Intensification Area. The development is proposed to
inelude 210 multifamily rental units, a hotel and restaurant. The
project is part of planned West Dublin BART Station
development.
Goal B: To Increase the availability of housinl! affordable to low- and moderate-
income households
Policy J: Promote development of affordable housing in Dublin.
Program B.1.1 Cooperate with nonprofit housing providers to develop units affordable to
very-Iow- and low-income households. Private nonprofit housing
organizations often have advantages in securing funds for the development of
housing, as well as in reducing housing cost to the consumer. The City will
market housing opportunities and assist developers with the construction of
affordable housing through the following actions:
· The City will enter into a ground lease by May 2003 for the former
library site to a developer at a minimal cost and possibly use gap
financing to facilitate the construction of a low-income senior-housing
development.
· The City will provide financial assistance from the Inelusionary Housing
Fund for the construction of affordable housing consistent with the
policies in the City's Inelusionary Housing Ordinance.
· The City will offer density bonuses for developments that include at least
10 percent very-low-income units or 20 percent low-income units or 50
percent senior units.
· The City will, on a case-by-case basis as indicated in the City's
Inclusionary Zoning Ordinance, defer processing and impact fees for
affordable units. To receive a fee deferral, the developer would have to
demonstrate that the deferral is necessary for the financial feasibility of
the project. Necessity can be established through the submittal of a pro-
fonna statement showing financial need for a deferral, and the City's
Housing Specialist will review the project details.
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City of Dublin
Housing Element Compliance Report
October I, 2003 - September 30, 2004
Page 4
· The City will negotiate alternative development standards through its
planned development process, such as alternative parking standards,
street improvement standards, maximum density, and lot coverage and
height limits.
· The City will continue to promote the addition of second housing units to
single~family homes with the goal of creating additional affordable units
in both new and existing neighborhoods (see Program 0.1.1).
· The City will offer assistance in accessing local, state, and federal
funding for affordable housing by: 1) applying for such funding on
behalf of affordable-housing developers when eligible applicants are
limited to public agencies; or 2) providing technical assistance or
documentation necessary to support applications for funding by
affordable housing developers upon request. Technical assistance will
include, but not be limited to:
o provision of data or documents within the City's possession that will
contain necessary information or assist in the preparation of a
successful grant application,
o letters of support (for projects that have received penn it approvals by
the City), and
o assistance from the City's Housing Coordinator/Specialist to locate
potential sources of matching funds.
February 2004 City entered into a Loan Agreement of $2,248,248 approved and
disbursed funds to non-profit developer to provide Senior
Affordable Housing at fonner library site.
February 2004 Lease entered into with non-profit developer at $1 per year for
99 years, for construction of affordable senior housing.
City Staff provided assistance to non-profit developer of Dubl in
Senior Affordable Housing in preparing application for
successful TCAC as well as TCAC review after awarded tax
credits.
City entered into a Loan Agreement of $2,250,000 approved and
disbursed funds to Fairway Family Apartments 304 units with
80% affordable units
Loan Agreement of $2,250,000 approved and disbursed funds to
Dublin Ranch Senior Apartments with 322 units with 90%
affordable unit.
City Staff provided assistance to developer of both Fairway
Family Apartments as well as Dublin Ranch Senior Apartment
for the preparation ofTCAC applications as well as review
required by TCAC after tax credits are awarded.
PrOl!ress:
July-August
2003
December
2003
December
2003
July - Dec.
2003
City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
Page 5
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Policy 2: Provide incentives for affordable units.
Program B.2.1 Continue to allow density bonuses in excess of the bonus required by the
state law (a 30 percent density bonus if at least 20 percent of the housing
units will be affordable to very low- and low~income households with special
needs) in addition to a minimum density bonus of25 percent pursuant to
state law (Government Code 65915) for very low-, low-income, or senior
housing.
PrOlZress:
July 2003 Density Bonus of 186 units were provided to two developments
at Fairway Ranch (Fairway Ranch Family Apartments and
Dublin Ranch Senior Apartments) for the provision of20% of
development for low-income and 10% at very low-income
. Alternate development standards were provided with
reduced parking standards for both developments listed
above.
October 2003 Reduced parking standards were allowed for Dublin Senior
Housing at 7606 Amador Valley Blvd. for 54 aoartment units
of very low income senior housing.
May 2004 Multifamily Development with 112 units for low- and very low-
income households was approved with reduced parking
standards.
Policy 3: Require the development of lower-income housing
Program B.3.1 Implement the City's Inelusionary zoning ordinance, which requires that at
least 12.5 percent of new housing units be affordable to very low-, low~, and
moderate-income households. The breakdown of units is required to be 50
percent moderate-income, 20 percent low-income, and 30 percent very low~
income. The City will also strive to disperse affordable throughout a new
development (not concentrated in one or few areas); although, if a highly-
desirable affordable project comes in that the City wants that is concentrated,
the flexibility should be available.
The revised ordinance will allow homebuilders several options for
compliance:
· Construct at least 12.5 percent ofthe housing units as affordable to very low-
low-, or moderate-income households.
· Construct at least 7.5 percent of the housing units as affordable to very
low-, low-, or moderate-income households and pay a fee of $82,466 for
each affordable housing unit not constructed (equal to the remaining 5
percent of the affordable housing requirement).
· Donate land to the City or a non-profit affordable-housing developer.
Donated land must have the equivalent value of the in-lieu fee to be paid
for the affordable housing units not constructed, ineluding land and
infrastructure costs.
\1øo~
City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30, 2004
Page 6
In-lieu fees collected under the program will be deposited into a fund to be
used exclusively for housing programs, constructing, purchasing sites,
providing infrastructure, paying fees, subsidizing rents, and offsetting other
costs of providing very low-, low-, and moderate-income housing in Dublin.
The City requires that Inclusionary housing units remain affordable for 55
years.
Prollress:
July 2003
July 2003
November 2003
December 2003
April 2004
May 2004
June 2004
June 2004
City provided complete entitlements for a tax-exempt bond
financed multi-family development. Of these units 243 units will
be affordable. Of these 90 will be for moderate-, 90 will be for
low-, and 63 will be for very low-income households.
City provided complete entitlements for 322 unit tax exempt
bond financed senior rental development. Of these units 292
will be affordable rentals. Ofthese 131 will be for moderate,
97 will be for low-, and 64 will be for very low-income
households.
City provided complete entitlements for ownership residential
subdivision with 254 units, with 19 affordable sim!le-familv
and townhomes. Of these 9 will be for moderate-, 4 will be for
low-, and 6 will be for very low-income households. All
affordable units will have 55 year resale restrictions.
City provided complete entitlements for ownership residential
subdivision with 108 units, with 8 affordable townhomes. Of
these 8, 4 will be for moderate-, 2 for low- and 2 for very low-
income households. All affordable units will have 55 year resale
restrictions.
City provided complete entitlements for a MHP funded project
by a non-profit with 112 affordable rental units. Of these 45
are for low- and 67 are for very low-income households. All 112
rental units will have restrictions on rental rates for 55 years.
City provided complete entitlements for a 304 residential rental
development, with 30 affordable rental units. Of the affordable
units, 15 are for moderate, 6 for low- and 9 for very low-income
households. All 30 affordable units will have restrictions on
rental rates for 55 years.
City provided complete entitlements for ownership residential
for 56 units with 7 affordable townhomes. Of the 7 townhomes
4 will be for moderate-, 1 for low-, and 2 for very low-income
households. All affordable units will have 55 year resale
restrictions.
Of the 1395 ownership condominium developments previously
approved, buildings I and 2 are in construction with 28
moderate-income condominiums. 3 of these units have already
City of Dublin
Housing Element Compliance Report
October I, 2003 ~ September 30,2004
Page 7
l <$ "Ü~O
been sold with resale restrictions. Total of 105 affordable
condo units will be sold to moderate-income household with
Resale restrictions.
Policy 4: Conduct a Housing and Commercial Nexus Study to determine the feasibility of
establishing a commercial linkage fee to be deposited in the City's Inelusionary
Housing Fund.
Program B.4.1 The City has fonned a task force to direct the preparation of a nexus study
that is required to establish a commercial linkage fee. A commercial linkage
fee is a charge imposed on non-residential developments, typically based on
the square footage and type of commercial building space. The fee may only
be charged if the City can establish a direct relationship ("nexus") between
commercial development and the need for additional housing. This nexus is
typically related to employment created by commercial development.
The commercial linkage fee will only be charged if legally supportable by
the nexus study. The commercial linkage fee shall be calculated by using a
fonnula detennined by the results ofthe study and adopted via ordinance
approved by the City Council. If charged, the commercial linkage fee will be
deposited into the City's Inelusionary Housing Fund.
Progress:
October 2003 Nexxus study complete and presented to City Council. The City
Council detennined, due to the economic conditions at the time,
to withhold applying the Commercial Linkage fee and review at
a later date.
Policy 5: Improve housing affordability with higher densities near BART
Program B.5.1 Prepare a plan for the Dublin Transit Center that provides for higher-density
residential development in a mixed-use specific plan surrounding the new
BART station in the Tri-Valley area. The station is located east ofI-680 on
the existing BART right-of-way in the 1-580 median. The East
Dublin/Pleasanton Station plan area is anticipated to have 1,000 BART
parking spaces in one garage, offices, and apartments. Environmental review
of the project is underway.
Progress:
August 2003 City approved Application by a developer to study an increase in
the density allowed by the West Dublin BART Specific Plan to
permit construct 210 units, which was approved by the City
Council. This site is adjacent to the second future BART station
in Dublin, the West Dublin BART Station.
Policy 6: Simplify and coordinate the means of obtaining project approvals for senior
projects and those with below-market-rate units
Program B.6.1 Continue to provide priority processing for senior-housing projects and other
residential developments providing 10 percent or more of the housing units
City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
Page 8
l~'D ~
as affordable for very low-, low-, and moderate-income households. Projects
meeting these criteria will be reviewed ahead of other projects regardless of
when completed applications are submitted.
Pro~ress: Ongoing. Expedited processing was provided for Fairway Ranch, a
development with 930 units, 535 of these affordable to very low-, low- and
moderate-income households.
Policy 7: Encourage reduction of housing expenses through shared-living arrangements.
Program B.7.1 Evaluate the feasibility of establishing a shared-living program in Dublin
through a nonprofit organization that operates shared-housing programs.
Shared living occurs when people live together for social contact, mutual
support and assistance, and lor to reduce housing expenses. State law
requires that small shared-living facilities (serving six or fewer persons) be
pennitted in all single- and multi-family districts.
The City will contact nonprofit organizations and public agencies that
operate shared-housing programs in the Bay Area to obtain information on
their programs and approaches to shared housing. Based on the
characteristics of the target population groups for shared housing, and
consultation with local agencies serving those groups, the City will detennine
whether a shared housing program would be feasible. If the City detennines
that a shared housing program is feasible, it will issue a Rt:quest for
Proposals to organizations and agencies to apply for COBO funding to
establish a program in Dublin. Once the City selects a qualified nonprofit or
agency, the City will execute an agreement for operating a shared-housing
program. The City will promote the program, if established, in the following
manner:
· Provide program literature developed by the operating entity at Dublin
Civic Center, the library, senior center, and other public places.
· Designate the City's Housing Coordinator/Specialist as a point-of-
contact and referral for the shared-housing program.
· Provide program infonnation on the City's web site.
Progress:
Request for Proposals is currently out to procure a consultant to produce a
Housing Needs Survey. The intent of the survey is to get a better
understanding of what the area housing needs are and therefore what
programs a likely to succeed. Current schedule anticipates the result of the
study to be complete by March of2005. Based on the results of the study, the
City may proceed to initiate a Shared-Living Program and seek to locate a
Community Based Nonprofit to administer this program.
City of Dublin
Housing Element Compliance Report
October 1, 2003 ~ September 30, 2004
Page 9
é1Ð 'b 31J
Policy 8: Encourage development of affordable housing by private organizations primarily
engaged in housing construction or management
Program B.S.1 Continue to support semi-public institutions, such as religious and
community service organizations, that desire to sponsor housing affordable
to very low- and/or low-income households or special needs housing (such as
senior, congregate care, transitional, or emergency shelter) on their sites in
conjunction with their semi-public uses. With public funding for the
development of affordable housing extremely limited, the City will support
efforts by semi-public institutions to provide housing on their sites. To
promote the use of sites designated "semi-public" for affordable housing, the
City will:
· Approve a specific plan amendment or planned development rezone
to allow for housing in conjunction with semi-public uses on sites
designated "semi-public" if such projects are comprised entirely of
very low-, low-, senior, or other special needs housing in conjunction
with a semi-public use.
· Offer financial incentives with regulatory requirements (to be
negotiated for each project) as described in Programs A and B, Goal
2.
To promote the policy of pennitting housing on sites designated "semi-
public," the City will:
· Send written infonnation annually to affordable housing developers
active in the Tri-Valley area that may have an interest in
collaborating with a property owner to construct affordable housing.
· Designate the Housing Coordinator/Specialist as a point-of-contact
for providing further infonnation about the City's policy and how it
can be applied for housing proposals.
· Provide pre-planning/application counseling to review concepts for
housing on semi-public sites and discuss approaches to providing
affordable housing.
Prol!ress: Ongoing
Policy 9: Promote the use of available funds and funding mechanisms in private-sector
housing development.
Program B.9.1 The City will designate the Housing Coordinator/Specialist as the responsible
individual for maintaining and updating information on housing assistance
programs (local, state, federal, and private), and local policies and regulatory
incentives designed to facilitate the construction of affordable housing.
Housing program infonnation will be posted on the City's web site and
City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
Page 10
~lrt:30
updated as funding becomes available, new programs are established, or
program requirements change. The Housing Coordinator/Specialist will also
assist developers in applying for funding sources by providing demographic
or other background data necessary to complete funding requests, review and
comment on funding applications, provide letters of support as appropriate,
and recommend City Council actions in support of funding requests.
Progress:
Ongoing.
July 2003 The City of Dublin webpage was initiated. The Housing Division
is listed with entries for affordable housing programs and
opportunities as well as links with other organizations.
August 2003 The City of Dublin is listing Phase 1 of the Dublin Ranch
Villages, The Terraces BMR units in the City web pages.
June 2004 The City of Dublin is listing the Interest List that a non-profit
developer is maintaining in relation with the 54-unit Senior
Affordable Housing anticipating completion by summer 2005.
June 2004 The web page is updated routinely to provide up to date
information on various housing opportunities in the region.
Included in the web page is the Inclusionary Ordinance and the
Inelusionary Ordinance Guidelines to assist developers.
Policy 10:
Promote energy efficiency in new projects
Program B.10.1 The City will promote energy conservation through the following actions:
· Continue to implement the Waste Managements Authority's model
ordinance on rel.:ycling of construction waste.
· Continue to implement state building standards (Title 24 of the
California Code of Regulations) regarding energy efficiency in
residential construction.
· Continue to provide on-site training for its City Building and Planning
Staff on Green building techniques.
· Continue to review proposed developments for solar access, site design
techniques, and use of landscaping that can increase energy efficiency
and reduce lifetime energy costs without significantly increasing housing
production costs.
· Provide access to information on energy conservation and financial
incentives (tax credit, utility rebates, etc.) through public information to
be provided at the City's public counter, on the City's web site, at public
libraries and community centers.
Progress:
City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30,2004
Page 11
~ ~.tb 3t>
July 2003
The City of Dublin in partnership with the non-profit developing
a 54 unit affordable senior development participated in the
Alameda County Waste Management Authority's Green
Building Design Assistance Project. The development received
financial assistance and was selected for review and technical
assistance and recommendations for the increased use of green
building design.
Policy J J:
Provide opportunities for firsHime homebuyers to purchase homes in Dublin.
Program B.ll.! Continue to participate in the Alameda County MCC program and combine
this program with the first-time home buyer assistance from Dublin's
Inclusionary Housing Fund or state or federal funding sources. The City will
continue to use the planning process (planned development and specific
plans) to promote the construction of affordable ownership housing options
such as .condominiums and town homes. The City will encourage developers
to provide smaller market-rate ownership units affordable to moderate-
income households by providing incentives through the planned development
process, such as reduced parking and street standards and higher densities on
smaller lots. See programs B.2.1 and B.2.2 for a list of incentives the City
will offer.
An example of this process is the City's work with a developer of a large
condominium project that will include 105 moderate-income for-sale units in
a project of 1,400 units. The City will promote the first-time home buyer
program in the following ways:
· Prepare a brochure to be updated and distributed as needed by the
Housing Coordinator/Specialist to local real estate firms, lending
institutions, area developers, and community organizations serving
low- and moderate-income clients who may be eligible for the
program.
· Distribute program information at the civic center, library, and other
public buildings.
· Post information on the City's web site.
· Schedule a meeting between housing developers and the Housing
Coordinator/Specialist as part of pre-application or application
review to inform developers of home buyer assistance programs and
options.
Progress:
Ongoing, meeting with developers to inform of home buyer assistance programs
available in the area.
July 2003 2003-2004 Housing budget includes funds to proceed with a
Housing Needs Study. Pending the study's results, a better more
appropriate First Time Homebuyer Program may be created.
City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
Page 12
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Policy 12:
August 2003 Application packets for Phase I of series ofBMR ownership
units has been prepared by City Staff and distributed throughout
the community
Information about this same BMR opportunity is posted on the
City's web site.
February 2004 The City of Dublin hosted three (3) infonnational sessions on the
area-wide California Home Source Lease-Purchase Program.
Continue to make available fee deferrals to encourage the development of
affordable housing
Program B.12.1 Defer or amortize application fees for senior-housing units and affordable
units for very low-, low-, and moderate-income households to reduce the
initial cost impact on an affordable housing project. The City will detennine
on a case-by-case basis the financial need of the project and the most
appropriate type of assistance based on the City's Inelusionary Zoning
Ordinance.
Progress: Ongoing
Policy 13: Encourage a mix of housing types as a means of achieving a wider range of
housing types, sizes, and potential affordability to low- and moderate-income
households, including affordable by design units and large family units.
Program B.13.1 The City will continue to require a mix of housing types and sizes as part of
its negotiated process through specific plans, planned developments, and
development agreements as a means of achieving a wider range of housing
types, sizes, and potential affordability to low- and moderate~income
households, ineluding affordable by design units and units for large families.
Prol!ress: Ongoing
Goal C: To conserve the existinl! stock of affordable rental housinl!
Policy 1: Preserve low-income housing.
Program C.l.l Each year the City will update its list of subsidized rental properties that may
be potential acquisition and/or rehabilitation targets. The City will determine
which properties are immediately at-risk (during the subsequent two-year
period) of converting to market-rate rental housing and will contact those
owners regarding their interest in selling properties or maintaining the rental
units as affordable units.
The City will assist in the acquisition/rehabilitation by providing
Inelusionary Housing Funds, applying for state or federal funding on behalf
of the entity, or assisting the entity in accessing state, federal, or private
funding for acquisition/rehabilitation. The City will support the developer's
proposal by contractually dedicating the necessary funds to an escrow or
some other holding account until the developer can secure complete
financing. In cases where the City has dedicated funding for an acquisition-
City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30,2004
Page 13
~ ~ ~1)
rehabilitation project and the developer cannot secure complete or adequate
financing, the funding shall be shifted back into the Inelusionary Housing
Fund.
Progress:
December 2003 List of rental properties updated. There are no subsidized rental
properties in the City of Dublin at-risk of converting to market-
rate housing.
Goal D: To Preserve and increase the efficient use of the city's existin1! housin1! stock
Policy 1: Encourage efficient use of existing housing stock; promote development of small
units at low cost.
Program D.1.1 Promote the development of second units in existing single-family homes.
The City will market this program though an infonnational brochure and an
annual notice. The brochure will also be available at:
. The civic center, library, senior center, and other public locations.
. The City's web site.
To encourage homeowners to create second units with affordable rents for
very low- and low-income households, the City will provide financial
assistance through its Inelusionary Housing Fund to construct second units in
exchange for deed restrictions, limiting rents, and rent increases for 30 years.
Progress: Ordinance has been revised to allow for second units per State law. The Housing
Needs Survey RFP has been distributed. This survey will ask residents about
perceived need for second units and from the results may proceed to enhance
opportunities for second units.
Program D.1.2 Evaluate the general feasibility of developing additional housing units in an
affordable or mixed-income development on the Arroyo Vista site. The
purpose of the study would be detennine options for increasing housing
densities and the total number of housing units to make more efficient use of
the site. The study should consider the existing Arroyo Vista development as
well as the more recently developed Park-Sierra multi-family project.
Progress:
July 2003
The Housing Authority of Alameda County along with the City
of Dublin held a tenant meeting at Arroyo Vista Public Housing
to infonn the residents of the feasibility study and concept of
future development.
The City of Dublin and the Dublin Housing Authority have
received the results of a feasibility study for the possible re~use
of the ArroyoVista public housing development. Feasibility
analysis currently under consideration.
June 2004
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City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30, 2004
Page 14
Policy: 2: Provide subsidies for housing rehabilitation
Program D.2.1 The City will continue to contribute a portion of its CDSO funds to Alameda
County's two housing rehabilitation programs in proportion to the estimated
annual need for rehabilitation assistance.
Progress:
July 2003
July 2003 to
June 2004
The County of Alameda Housing and Community Development
Department (HCD) administers a Minor and Major Home
Improvement Program for the City of Dublin. For the fiscal
year from July 1,2003 - June 30, 2004 HCD has available
$84,222 from program income from repaid rehabilitation loans
for use in these programs within the City of Dublin.
Ten minor Home Repairs, 3 paint grants and 3 Major Home
Repairs Improvements were conducted in Dublin during this
reporting period by the County of Alameda Minor and Major
Home Improvement Program.
Goal E: To promote equal housinl! opportunities for all Dublin residents
Policy J: Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination.
Program E.!.! Promote equal·housing opportunity for all Dublin residents and others
seeking housing in Dublin. The City of Dublin contracts through Alameda
County with ECHO Housing to investigate fair-housing complaints and
provide mediation services. The City's Housing Coordinator/Specialist is the
point·of-contact for fair-housing complaints, information requests, and
referrals to ECHO housing. The City will also distribute fair-housing
information each year to public locations throughout the City; post
information on the City's web site; and distribute information to real estate
agents, rental property owners, and financial institutions in Dublin. The City
also participates in Alameda County's Impediments to Fair Housing Study
through the CDSG program.
Progress:
July 2003
July 2003
The City of Dublin web page has an entry for fair housing issues
directing interested readers both to ECHO Housing and to the
State of California Consumer Affairs Office booklet, "California
Tenants: Guide to Residential Tenants and Landlord's Rights and
Responsibi I ities."
Funding was provided through CDBG funds for ECHO
Housing to continue to provide counseling and investigate
housing discrimination complaints.
City of Dublin
Housing Element Compliance Report
October 1, 2003 - September 30, 2004
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Policy 2: Encourage greater access to housing for persons with disabilities.
Progress: The City's Planning and Building and Safety Divisions ofthe Community
Development Department continue to implement the ADA requirements for new
construction in evaluating and approving projects for entitlements.
Program E.2.1 The City will evaluate the feasibility of a universal design ordinance that
provides for greater adaptability and accessibility of housing for persons with
disabilities. The City's Housing Task Force will provide advice to the City
on potential approaches to universal design and recommendations on an
implementing ordinance.
If a universal design ordinance is determined to be feasible, the City will
prepare an ordinance and produce a brochure on universal design, resources
for design approaches, and compliance with City requirements. The City
will distribute the brochure to residential developers active in the Tri-Valley
area and to community organizations and agencies serving individuals with
disabilities. The City will also distribute the brochure to public locations
throughout the City and post information on universal design requirements
and resources on the City's web site.
Progress: Evaluation in process
Goal F: To orovide short-term shelter for individuals and families without
affordable oermanent housine
Policy 1 Allow emergency shelters and transitional housing for homeless.
Program F.1.1 Adopt an amendment to the Zoning Ordinance allowing emergency shelters
in commercial and industrial zoning districts and transitional
housing in medium- and high-density residential zoning districts.
Emergency shelters and transitional housing will be permitted as conditional
uses under the City's existing conditional-use permit process. Conditional-
use permit standards will include the following requirements:
· Emergency shelters and transitional housing should be built with high
access and low visibility. High access is based on the location of a
proposed facility in relation to public transit, public and private
supportive services, and job skills training. Low visibility is based on the
exterior operation of a facility (see proposed standards below).
· Emergency shelters and transitional housing should be located with
access to transportation, supportive services, and commercial services to
meet daily living needs.
· Such uses will be permitted in association with religious establishments.
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Housing Element Compliance Report
October 1, 2003 - September 30, 2004
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· The design and location ofthe emergency shelters or transitional housing
should reflect the needs of clients being served (single adults versus
women with children, for example.)
To facilitate the location of emergency shelters and transitional housing, the
City will adopt criteria to address:
· hours of operation;
· extemallighting and noise;
· provision of security measures for the proper operation and management
of a proposed facility;
· measures to avoid queues of individuals outside proposed facilities;
· transportation of individuals to and from proposed facilities;
· compliance with county and state health and safety requirements for
food,
· medical, and other supportive services provided on-site;
· maintenance in good standing of county and/or state licenses, if required
by these agencies for the owner(s), operator(s), and/or staff of a proposed
facility; and
· similar operations and management issues.
Prollress:
The Emergency Shelter and Transitional Housing Amendment to the Zoning
Ordinance will be considered and adopted by the City Council in October
2004. This Zoning Ordinance amendment contains evaluation criteria based
on the guidelines in Program F.l.l ofthe Housing Element and will allow
emergency shelters and transitional housing to be pennitted with a
Conditional Use Permit from the Planning Commission.
PROGRESS TOWARD MITIGA TING GOVERNMENTAL CONSTRAINTS
IDENTIFIED IN THE HOUSING ELEMENT
City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30, 2004
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The Dublin Housing Element identifies governmental constraints related to the development of
residential housing are the standards ofthe Zoning Ordinance, which apply strict regulations and
development standards to new development, and the City and agency fees required of developers
to cover the cost of infrastructure and services for new housing. The progress the City has made
in mitigating these constraints and allowing some flexibility in strict development standards are
as follows:
· Development Standards and Zoning Regulations: The majority of new development in
Dublin is regulated through Planned Development District zoning rather than the stricter
standards ofthe Zoning Ordinance. The Planned Development District zoning allows
flexibility development standards unique to the particular characteristics of the property
and the intended use.
· Mixed Use Projects and Parking Regulations: The City approved three mixed use
projects as Planned Developments in 2004 containing high density residential housing
units proposed by the Bancor Properties and AMB Properties for an additional 595
condominium/apartment units near commercial areas. Parking standards were reduced
for these projects based on traffic and parking studies supporting the reduction, and
because of the proximity of services, retail/commercial uses and pub I ic transportation
facilities. Parking regulations for the Senior Housing project on the fonner Alameda
County Library site on Amador Valley Boulevard were also reduced based on a specific
traffic and parking study for the use.
· Reasonable Accommodations and Meeting Housing Needs: The Emergency Shelter
and Transitional Housing Amendment to the Zoning Ordinance will be considered and
adopted by the City Council in October 2004. This Zoning Ordinance amendment will
allow emergency shelters and transitional housing to be pennitted with a Conditional Use
Pennit. Prior to this amendment, tht: City had no mechanism or standards by which to
permit these housing alternatives in the City.
Additionally, the City Planning and Building and Safety Divisions of the Community
Development Department continue to implement ADA requirements for new
construction in evaluating and approving projects for entitlements to ensure that
sufficient access is available for the disabled. Some recent developments approved
contain units designed and available for disabled residents.
· Affordabilty and Equal Opportunities: The City continues to provide subsidies
for housing rehabilitation. From July 2003-June 2004, 13 minor home repairs or
paint grants, and 3 major home improvements were completed. For the next
fiscal year, The County of Alameda Housing and Community Development
Department (HCD) made $84,222 available from program income from repaid
rehabilitation loans to use for rehabilitation programs within the City of Dublin
during the review period.
The City continues to promote equal housing opportunities for all Dublin
residents by providing funding through CDBG funds for ECHO Housing to
continue to administer counseling and investigate housing discrimination
complaints. Additionally, The City's web page has an entry for fair housing
issues, directing interested readers both to ECHO Housing and to the State of
City of Dublin
Housing Element Compliance Report
October 1,2003 - September 30, 2004
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California Consumer Affairs Office booklet, "California Tenants: Guide to
Residential Tenants and Landlord's Rights and Responsibilities."
· Permits and Processing: The City does not impose special permit procedures or
requirements that could impede the retrofitting of homes for accessibility to
persons with disabilities. Additionally, when a Conditional Use Permit is needed
for use by a special needs group, such as for a residential care facility, it is
reviewed and processed in the same way as all other residential use permits. The
zoning and permit processes also allow supportive services and accessory uses
on-site.
· Housing Incentives: The City has two specific types of regulations which ensure
that senior and affordable housing is constructed. Through the use of the Density
Bonus regulations of the Zoning Ordinance, developments of five or more
residential units may qualify for additional density in the project if it meets certain
criteria related to affordability. Additionally, in May 2002 the City updated its
Inclusionary Zoning Regulations to provide additional affordable housing to meet
the City's housing policies and needs. Under the recent modifications to the
regulations, a developer must provide 12.5 % of new units as affordable housing
units for the very low-income, low-income and moderate income. A minimum of
7.5 percent must be built and the 5 percent may be paid with in-lieu fees.
Other means by which the City provides an incentive is through financial assistance from
the Inc1usionary Housing Fund for the construction of affordable housing consistent with
the policies in the City's Inc1usionary Housing Ordinance. The City also offers density
bonuses for developments that include at least 10 percent very-low-income units, 20
percent low-income units, or 50 percent senior units.
The City will, on a case-by-case basis as indicated in the City's Inc1usionary Zoning
Ordinance, defer processing and impact fees for affordable units. To receive a fee
deferral, the developer would have to demonstrate that the deferral is necessary for the
financial feasibility of the project. Necessity can be established through the submittal of
a pro-fonna statement showing financial need for a deferral, and the City's Housing
Specialist will review the project development.
· Second Units: The City continues to encourage efficient use of existing housing
stock and to promote the development of small units at low cost. The City Council
approved a revision to the Second Unit Ordinance in July 2003 to penn it construction of
second units on single~family residential lots without a Conditional Use Permit. The
Ordinance change complies with State legislation and establishes criteria to be used for
the issuance of a building pennit. Building permits have been issued for the construction
of 3 second units in 2003-2004.
· Permit and Development Fees: The City charges a number of planning, building and
engineering fees to cover the cost of processing development requests, providing public
facilities and services to new development. Generally, the Planning fees charged to
developers are relatively low; however, Building, Engineering, Special District and other
agencies fees can relatively high for a residential unit. The fee amount often is
determined by the complexity of the project or its location. Typical fees average
City of DubIin
Housing Element Compliance Report
October 1,2003 - September 30,2004
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approximately 5 to 7 percent of the cost of a minimum priced single-family home, and 10
percent of the cost ofa typical multi-family home. The City routinely reviews and
evaluates the fees charged to residential developments to ensure that they are appropriate
for the situation. Prior to City fee increases, a fee analysis and study is prepared to
determine the appropriate amount to charge for the services provided.
. Environmental Constraints: The City is actively negotiating with developers to
include natural open space areas in their development projects near undeveloped
land in eastern and western Dublin for red-legged frog, tiger salamander and
golden eagle. Often, clustering of housing units on a particular portion of the site
is allowed in a development to preserve a greater habit area for the wildlife, while
still permitting the project to go forward. Additionally, the City is currently
collaborating with property owners in the western hills and the East Bay Regional
Park District to create a regional park in the City's Western Extended Planning
Area to improve the quality of life in the community.