HomeMy WebLinkAboutUpdate to the Housing Element of the General Plan
AGENDA STATEMENT
PLANNING COMMISSION AND HOUSING COMMITTEE
JOINT STUDY SESSION MEETING DATE: May 13,2008
SUBJECT:
Update to the Housing Element of the General Plan
Report Prepared by Marnie R. NUlxio, Senior Planner
ATTACHMENTS:
1) 1999-2006 City of Dublin Housing Element
RECOMMENDATI~
PROJECT DESCRIPTION:
1) Receive Staff presentation.
The State of California requires that the City Council adopt a comprehensive, long-term General Plan for
the physical development of the City. The Housing Element is one of seven mandated elements of the
General Plan and must address the existing and projected housing ne~ds for all economic segments of the
community. State law requires that Housing Elements be updated and certified every 5 years. The City
of Dublin has contracted with Veronica Tam & Associates to update the City's Housing Element
(Attachment 1) which is due to the State of California by June 30, 2C09. The joint Planning Commission
and Housing Committee meeting is the first public meeting to be helC on the Housing Element update and
will provide an overview of the Housing Element update process.
RECOMMENDATION:
Receive Staff presentation.
COPIES TO:
Page 1 of 1
ITEM NO.
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G:\General PlanlHousing E1ementIHousing Element 2007Voint Study Session 5. I3.08\PCSR Joint Stud) Session 5.13.08.doc
City of Dublin
Housing Element
(1999-2006)
Adopted by the Dublin City Council on June 3, 2003
Resolution No. 113-03
(Approval of Housing Element)
Resolution No. 112-03
(Adoption of Negative Declaration)
Certified by the State Department of Housing and Community Development July 11, 2003
.JI c ~n ow[edgemen ts
City Council
Janet Lockhart, Mayor
Claudia McCormick, Vice Mayor
Tony Oravetz
Tim Sbranti
George Zika
Housing Task Force
Troy Bevilacqua
Andy Blauvelt
Allison Brooks
Bruce Fiedler
Susan Hagan
Kasie Hildenbrand
Linda Mandolini
Cynthia Morse
Jennifer Mosel
Adib Nassar
Kathleen Robinson
Tim Sbranti
George Zika
City Staff
Richard Ambrose, City Manager
Eddie Peabody, Jr., Community Development Director
Jeri Ram, Planning Manager
Julia Abdala, Housing Specialist
Kristi Bascom, Associate Planner
Maria Carrasco, Planning Secretary
Consultants
Jeff Goldman, Cotton/Bridges/Associates
Jennifer Adge, Parsons
TABLE OF CONTENTS
INTRODUCTION ............. .......................... .................. ...... ...... ....... .......... ...................... 1
1990 HOUSING PROGRAM ACHIEVEMENTS ................. ............................................. 2
SUMMARY OF 2002 GOALS AND POLICIES .................. ........................................... 22
2002 GOALS, POLICIES, AND PROGRAMS ............................................................. 24
CITY AND COUNTY HOUSING PROGRAMS .................... .......................................... 40
QUANTIFIED OBJECTIVES .......... ................. .... ................ ...... ...... .................. ............ 41
EFFORTS TO ACHIEVE CITIZEN PARTICIPATION ......... .......................................... 42
CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS.................................... 45
APPENDIX A: HOUSING NEEDS ASSESSMENT
APPENDIX B: GLOSSARY OF U.S. CENSUS TERMS
APPENDIX C: 2003 HOUSING AFFORDABILlTY SURVEY
APPENDIX D: 2001 FEE SCHEDULE
APPENDIX E: INITIAL STUDY AND NEGATIVE DECLAHATION
CITY OF DUBLIN
>-lOUSING ELEMENT (1999-2006)
INTRODUCTION
Contents of the Housina Element
The Housing Element of the General Plan is a comprehensive stntement by the City of Dublin of its
current and future housing needs and proposed actions to facilitate the provision of housing to meet
those needs at all income levels. The policies contained in tm:; Element are an expression of the
statewide housing goal of "attaining decent housing and a sui':able living environment for every
California family," as well as a reflection of the unique concerns of the community. The purpose of
the Housing Element is to establish specific goals, policies, and objectives relative to the provision of
housing, and to adopt an action plan toward this end. In addition, the Element identifies and analyzes
housing needs, and resources and constraints to meeting those needs.
The Dublin Housing Element is based on six strategic goals: 1) to provide adequate sites to meet the
City's housing needs, 2) to increase the availability of housing affordable to low- and moderate-
income households, 3) to conserve the existing stock of affordable rental housing, 4) to preserve and
increase the efficient use of the City's existing housing stoc;k, 5) to promote equal housing
opportunities for all Dublin residents, and 6) to provide short-tenn shelter for individuals and families
without affordable, permanent housing.
In accordance with state law, the Housing Element is to be consistent and compatible with other
General Plan elements. Additionally, Housing Elements are to provide clear policy and direction for
making decisions pertaining to zoning, subdivision approval, housing allocations, and capital
improvements. State law (Government Code Sections 65580 through 65589) mandates the contents of
the Housing Element. By law, the Housing Element must contain:
· An assessment of housing needs and an inventory of re:;ources and constraints relevant to
meeting those needs;
· A statement of the community's goals, quantified objectives, and policies relevant to the
maintenance, improvenlent, and development of housing; and
· A program that sets forth a five-year schedule of actions that the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the Housing Element.
The housing program must also identifY adequate residential sites available for a variety of housing
types for all income levels; assist in developing adequate housing to meet the needs of low- and
moderate-income households; address governmental constraints to housing maintenance,
improvement, and development; conserve and improve the condition of the existing affordable
housing stock; and promote housing opportunities for all persons.
Although, by nature of the state mandate, the Housing Element tends to focus on the affordability and
availability of housing for low- and moderate-income households and families, the Element must also
address the housing needs and related policy issues for the entire community and be consistent with
the adopted policies of the rest of the General Plan. For these reasons, the focus of the updated
Housing Element will be on policies and programs that can balanCf the desire of residents to maintain
the character of residential neighborhoods, manage traffic, and minimize visual and other impacts of
new development, while addressing the needs of low- and moderate-income households and special
needs groups (such as seniors and individuals with disabilities).
This balance will require the City to examine strategies to accommodate higher density housing,
mixed-use projects in commen:ial zones, infill developments, and second units without sacrificing
other legitimate community goals.
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
1990 HOUSING PROGRAM
ACHIEVEMENTS
An important aspect of the Housing Element is an evaluation of achievements under the policies and
implementation programs included in the previously adopted Housing Element. The evaluation
provides valuable information on the extent to which programs have been successful in achieving
stated objectives and addressing local needs, and to which these programs continue to be relevant in
addressing current and future housing needs in Dublin. The evaluation also provides the basis for
recommended modifications to policies and programs and the establishment of new objectives in the
Housing Element.
The following is a summary of several of the City's achievements under the 1990 Housing Element.
. The City has approved 59 low- and moderate-income housing units since 1990.
. The Housing Rehabilitation Loan Program has funded 48 housing rehabilitation projects since
1994.
. The City has approved an innovative Planned Development Zoning District structure that
allows for modification of development standards for housing project.
. The City has approved the West BART Specific Plan that includes high-density housing
adjacent the new planned BART station in downtown.
. The City has approved 105 moderate for sale units which are cWTently in the building permit
process
. The City has annexed more than 2,600 acres of land that will provide additional opportunities
to create affordable housing.
· The City was the first city in Alameda County to adopt the Waste Management Authority's
model ordinance on the recycling of construction waste.
· The City has provided training in green building techniques to its planning and building staff.
. The City has accumulated (as of March 31, 2002) $6,513,623 in inclusionary housing funds
since 1995 to facilitate affordable housing.
· The City anticipates that approximately one million dollars from the City's General Fund
revenues will be available for affordable housing by the end of Fiscal Year 2002-2003.
A full analysis and evaluation of the City's 1990 Housing Element Implementation Programs is
included below.
2
CITY OF DUBLIN
~OUSING ELEMENT (1999-2006)
I. STRATEGIES REQUIRING ADOPTION OF NEW REGULATIONS
A. Adopt an ordinance allowing density bonuses in excess of those called for by the state law
(e.g., a 30 percent bonus for 20 percent of the units set a.>ide for lower-income/senior citizen
households). The state legislature recently adopted AB 1863, which amends the density bonus
law (Government Code Section 65915). The bill requires cities to grant a density bonus of at
least 25 percent, and an additional incentive, or financially equivalent incentive (s), to a
developer of a housing development agreeing to con~truct at least 1) 20 percent of the units for
lower-income households, or 2) 10 percent of the units for very low-income households, or 3)
50 percent of the units for senior citizens.
Policy Objectives:
Quantified
Objectives:
Actions to be
undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Provide incentives for affordable units
100 units affordable to moderate-income hou:;eholds
Adopt ordinance, inform developers of densitv bonuses, and require
developers who are granted a density bonus to enter into an Affordable
Housing Agreement with the City to ensure tie continued affordability of the
units
Minor administrative cost to the City
Community Development Department, Planning Commission, and City
Counc il
1991 (adopt ordinance)
In 1991, the City adopted Chapter 8.52 of the Zoning Ordinance, Density
Bonus Regulations. The City allows a 30 percent increase in the number of
dwelling units authorized for a particular parc ~l of land beyond the otherwise
maximum allowable residential density under the Zoning Ordinance and the
Land Use Element of the General Plan as of the date of application for a
project.
As of March 2002, there have been no applications filed for density bonuses.
Because the City approved most residential projects through planned
development pennits, with densities at 22-61 mits per acre, there is little need
for developers to apply for density bonuses. lhere may be a future need for
density bonuses, so the City will maintain its ('.ensity bonus ordinance.
3
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
B. Adopt an Inclusionary zoning ordinance requiring a minimum percentage (e.g., 10 percent) of
low- and moderate-income housing in a new development with 20 or more units. Such an
ordinance could include:
. income-eligibility criteria for defining affordability;
. pricing criteria for affordable units;
. restrictions on resale and re-rental of affordable units;
. provisions for in-lieu fees;
. other provisions regarding on-site or off-site construction requirements and transfer of
excess affordable housing credits;
. a time limit within which any in-lieu fees must be spent; and
. incentives such as fee waivers, priority processing, and reduced site design standards.
Any in-lieu fees collected under the program will go into an exclusive fund to be spent
directly on creating new affordable housing opportunities in Dublin (i.e., fees could be paid to
the City in lieu of the direct provision of affordable units). Such in-lieu fees usually are
required to be spent within a limited time frame (e.g., three years) and could be used for
landbank, rent writedowns, etc.
Policy Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Require the development oflower-income houSing
190 units (affordable to low- and very low-income households)
Adopt an IncIusionary Ordinance
Minor administrative cost
Connnunity Development Department, Planning Commission, and City
Council
1991 (adopt ordinance)
The City adopted an Inclusionary Zoning Ordinance in 1991. As of March
2002, 59 units have been constructed under this ordinance. The City is
currently in the process of revising the IncIusionary Zoning Ordinance. The
City believes that the current ordinance does not provide enough sufficient
incentives for builders to construct affordable housing units rather than pay
in-lieu fees.
On May 21, 2002, the City Council amended the Inclusionary Zoning
Ordinance and increased the incIusionary requirement to 12.5 percent. The
developer would be required to build at least 7.5 percent and 5 percent could
be paid in fees. Additionally, the fee structure was changed to increase the
amount of in lieu fee per unit. This change is hoped to encourage the
construction of affordable units.
The City bas reserved in-lieu fees for the following purposes:
funding for a 50-unit senior-housing project.
hiring a Housing Coordinator/Specialist.
creating a Commercial-Housing Linkage Task Force.
4
CITY OF DUBLIN
I-IOUSING ELEMENT (1999-2006)
C. Review development standards to determine whether changes should be made to reduce
development costs_ Ibe Joint Venture for Affordable Housing (JV AH) provides technical
assistance standards to encourage the construction of affi)rdable housing. Site planning and
building innovations can cut the costs of housing const11lction. Changes in site design that
result in higher densities or reduced parking requirements can significantly reduce
construction costs. Caution must be taken to avoid increasing liability.
Policy Objectives:
Quantified
Objective:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Modify development standards to encowage the construction of affordable
housing
Contact N AH to obtain information on design and land use techniques to
reduce development costs, and review City codes for unnecessary or costly
requirements which contrIbute to construction costs
Minor administrative costs
Community Development Department, Planning Commission, and City
Council
1992 (adopt any necessary changes to CilY regulations)
Most development occurs in Planned Developments throughout the City,
which allows for more variety in the desi~n of projects. For this reason, the
City has set up a two-stage Planned Development Process for developers.
The process includes pre-submittal meetillgs prior to the official submittal.
The two-stage Planned Development Pro:ess allows the developer to frrst
lock in the density and major zoning regulations as a Stage One approval.
The Stage Two approval examines the filter details of the development.
While the City has used Planned Develofments for the past five years, no
developer has approached the City with a request to vary construction
requirements in order to construct affordll ble housing. However, a recent
rental project that was approved through a Planned Development allowed for
reduced parking standards based on a pardng study that indicated that due to
the size of the project, parking could be n:duced overall, which decreased the
construction cost and allowed for the frrst multi-family project (the Villas at
S;wta Rita) to be constructed in the newly annexed part of the City.
The City's reliance on planned developml:Dts has provided the flexibility in
the application of development standards envisioned under this program. For
this reason, the City will continue its CWTl:nt approach to development
approval.
s
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
D. Encourage the use of air rights over parking lots and sites with low-intensity land uses to build
housing. Air rights projects have no land costs, and because land is a major cost of housing
development, air rights projects can be significantly less expensive. However, additional
design and construction costs may reduce some of the cost savings.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Provide affordable housing through reduced land costs
Initiate a study to determine the feasibility of using air rights downtown (as
encouraged by the Downtown Specific Plan) and/or above public parking
lots; amend the Zoning Ordinance and rezone the sites, if necessary, to allow
use of air rights for housing
Minor administrative cost
Community Development Department
1992
The concept of air rights typically applies to public lands. There have been
no projects in Dublin that could make practical use of air rights over public
lands for the purpose of increasing the potential to produce
affordable housing. B~cause the City allows relatively high residential
densities through planned developments, the use of air rights is not
anticipated to be an important contributor to housing development potential.
For this reason, the City will discontinue this program
E. Encourage higher-density residential development near the proposed Dublin BART station.
Higher densities can improve the affordability of housing because per-unit land costs are
lower and construction can be performed more efficiently.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Improve housing affordability with higher densities near BART
Initiate a study to determine the feasibility of increasing densities near the
proposed BART station; rezone SUJrOlmding properties, if appropriate
Minor administrative cost
Comrnunity Development Department
1992 (complete study); 1993 (rezonings)
The Transit Center Project is currently in the CEQA process and includes an
affordable housing component. The project will be considered by the City
Council in November 2002.Alameda County Surplus Property Authority, the
project applicant, has indicated in a public meeting that they intend to provide
30 percent affordable housing units; however, they have recently indicated to
City Staff that only 15 percent may be possible.
Additionally, BART has indicated that it plans to build another station in
Dublin (the West Dublin BART station). In response to that announcement,
the City prepared the West BART Specific Plan that includes 490 units of
high-density housing in a zone that is presently developed with industrial
uses. The property owners of two parcels in the specific plan area have
shown an interest in developing their sites with residential and mixed uses
and have begun preliminary discussions with the City.
6
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
F. Adopt an amendment to the Zoning Ordinance allowing emergency shelters in multi-family
zoning districts as a conditional use. To ensure that the regulatory process does not
discourage the development of, conversion to, or use of an emergency shelter for homeless
persons, the Zoning Ordinance should be amended to EIlow emergency shelters in multi-
family zoning districts with the approval of a Conditional1Jse Permit.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Allow emergency shelters for the homele ss
Adopt amendment to Zoning Ordinance
Minor administrative costs to .the City
Community Development Department, Planning Commission, and City
Council
1992 (adopt ordinance)
No requests for emergency shelters or transitional housing have been
presented to the City due to the low deImlnd for such housing and the lack of
supportive services in Dublin. Dublin contnbutes to regional homeless
facilities and supportive service program:: that serve the entire Tri- Valley
area.
TIle City recognizes that state law require s it to designate zones or areas of
the City in which emergency shelters and transitional housing will be
permitted, even ifthere is not a demand hr such uses currently. The updated
Housing Element includes a program to designate zones in which emergency
shelters and transitional housing will be rermitted.
7
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
II. STRATEGIES REQUIRING OTHER CITY ACTION FOR IMPLEMENTATION
A. Provide priority processing for senior-housing projects and development providing 10 percent
or more units affordable for very low-, low-, and moderate-income households. Developers
estimate that every month required for processing adds at least I to 2 percent to the overall
project cost (Local Housing Element Assistance Project, 1989).
Policy
Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Simplify and coordinate the means of obtaining project approvals for senior-
housing projects and those with below-market-rate units
Review senior-housing projects and developments with units affordable for very
low-, low-, and moderate-income households in advance of other pending
applications; give applicants for these projects the opportunity to meet
informally with City staff to present proposals and get early feedback before
submitting formal applications
Minor administrative cost
Connnunity Development Department
. Ongoing implementation
The City makes a regular practice of informing developers interested in
providing affordable housing that they will receive priority processing.
Recently the City worked with a developer (Toll Brothers, Inc.) on a large
condominium project that will include 105 moderate-income for-sale units in a
project of 1,396 units. This project included a Planned Development Rezone,
Tentative Subdivision Map, Site Development Review, and a Development
Agreement. The entire project was processed concurrently, took six months to
process, and is currently under construction
The City believes that priority pennit processing can be a valuable tool for
increasing the feasibility of providing affordable housing and will continue its
current policy of priority processing.
8
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
B. Reduce application fees for senior housing projects and dt:velopments providing 10 percent or
more units affordable for very low-, low- and moderate-in;ome households. To encourage the
use of fee waivers, a policy should be adopted stating thl~ City's willingness and procedures
for waiving fees. This would provide the City with an opportunity to encourage the inclusion
of affordable housing in new developments.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Imp]ementation
Responsibility:
Time Frame:
Achievement:
Use fee waivers to encourage the development of affordable housing
Review all planning fees and determine which can be waived
Minor administrative cost
Community Development Department, Planning Connnission, and City
Council
1992 (complete study)
The City has not received any requests for fee waivers for affordable housing
projects. The City has a Genera] Plan policy that all new development pays the
cost of infrastructure and services to SUPPl)rt the demand created by that
development, and the City does not believe that the waiver of fees is
appropriate or feasible. The General Plan policy does not affect the City's
ability to offer other incentives, such as pliority permit processing, fee
deferrals for the affordable units, reductio:) of development standards, and
increased densities. The City can also defer or amortize fees to reduce the up-
front cost and fmancial impact on affordah]e housing development. Rather
than waive fees, the City will use these alternative approaches to reduce
development costs.
C. Encourage shared living arrangements. Shared living oc;urs when people live together for
social contact, mutual support and assistance, and lor to rl~duce housing expenses. State law
requires that small-shared living facilities (serving six or fewer persons) be permitted in all
single and multi-family districts.
Policy
Objectives:
Actions to be
Undertaken:
Financing:
Imp]ementation
Responsibility:
Time Frame:
Achievement:
Encourage reduction of housing expenses tIlTough shared-living arrangements
Work with ECHO andlorthe A]ameda COWlty Department of Housing and
Conununity Development to establish a COlmtywide shared-housing referral and
placement program primarily for low-income residents. Outreach could be
conducted through the senior center, ]ibraril:S, City Hall, and the media.
Minor administrative cost; and CDBG fund
Community Deve]opment Department
1992 (implement referral and replacement program)
Residentia] Zones R-l and R-2 allow for bomling houses (serving six or fewer
persons). No shared-housing referrals have been made as of March 2002. The
City has not specifically encouraged the esulblishment of a shared-housing
program in Dub]in. The City recognizes that potentia] value of such a program,
however. For this reason, the City will attempt to interest a nonprofit
organization in establishing a shared-housing program when it releases its
annual Request for Proposals to nonprofit OJ ganizations for the use of CDBG
funds. Beginning in fiscal year 2003, the City will ensure that a service
provider for shared-living arrangements recdves a copy and is encouraged to
apply.
9
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
D. Work with the owner of The Springs and the Department of Housing and Urban Development
to encourage the parties to negotiate a renewal of the Section 8 program; if necessary, work
with a nonprofit entity to consider the acquisition of the project and maintain the rent
subsidies. Government Code Section 65583 (a) (8) enacted in 1989 requires that the Housing
Element include an analysis of existing housing developments that are eligible to change to
non-l ow-income housing uses dming the next ten years due to termination of subsidy
contracts, mortgage prepayment, or expiration of use restrictions (refer to Section 6.2 of the
Housing Element).
Policy
Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Preserve low-income housing
36 units (very low- and low-income)
Contact owner of the Springs to discuss options and encourage renewal of the
contract; if the owner opts out of the contract, work with a nonprofit entity to
acquire The Springs Apartments and provide equivalent rent subsidies.
Minor administrative cost to the City
Conununity Development Department, Planning Commission, and City Council
1990
The contract on The Springs expired in June 2002. The City attempted to
broker a sale by the current owner and a nonprofit organization interested in
maintaining the affordability of the rental housing development. The owner was
contacted by a for-profit company and expressed no interest in selling.
to
CITY OF DUBLIN
Ii 0 U SIN GEL E MEN T (1 999 - 2 0 0 6 )
E. Fund existing emergency shelter programs in the Tri-Valley area to house citizens in need of
emergency shelter. Ninety-two people, who were either residents of Dublin or transients,
spent 756 bed nights in Tri-Valley emergency shelters in :989 (survey by the City of Dublin).
The services cost those shelters and the citizens of Alameda County $24,000. Support of
these shelters by Dublin will be necessary to defray these (:Osts.
Policy
Objectives:
Support existing emergency shelter programs in the Tri- Valley area
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Review all federal and state funding sources (such as the McKinney Program
and the Emergency Shelter Program - AE 2579) apply for necessary funding.
Consider providing fmancial assistance to the existing motel voucher system
administered by the Good Samaritan Comnittee.
Consider providing funding and/or personnel support to encourage churches in
Dublin to provide winter relief to homeless persons in the form of food and
shelter.
Fedt~ral, state, local and private funds
Conununity Development Department, PlaJUllng Commission, and City Council
1991
The City of Dublin has contributed $43,731; in CDBG funds to the Tri Valley
Haven's Homeless Shelter. The City has agreed to provide funding during a
ten-year period commencing with CDBG fimds for the 2002- 2003 fiscal year.
II
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
III. STRATEGIES REQUIRING ONGOING CITY EFFORT USING EXISTING
PROGRAMS
A. Annex and rezone additional land for residential use. The inventory of land suitable for
residential development (Section 6.1.3) includes two areas within the extended planning area
(East Dublin and West Dublin) which the City is currently considering annexing and pre-
zoning for residential development. These areas are currently zoned for agricultural use and
are designated for residential/open space use in the General Plan. The proposed zoning
densities for these annexation areas have not been determined.
Policy
Objectives:
Quantified
Objective:
Actions
Undertaken:
Actions Needed:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Increase total number of units produced in Dublin by providing additional sites
for residential use
350 units (affordable to low-, moderate-, and above-moderate-income,
households
Environmental Impact Reports (EIRs) and General Plan Amendment Studies
currently being prepared for both areas
Annexation of areas into City and adoption of General Plan Amendments,
rezoning, specific plans ands site development reviews
No cost to the City
Dublin Planning Commission and City Council
] 992 (Annexation may be completed)
1993 (specific plans and site development reviews may be completed)
The City annexed 1,538 acres in 1994. The lands included 55 acres ofland
designated as high-, medium-high-, or medium-density-residential allowing for
more than 3,709 dwelling units that were available for housing. Additionally, in
July 2002, the Local Agency Formation Commission approved an annexation
for I, I 00 additional acres. These newly annexed lands will provide for a mix of
housing units and will fall within the new Inclusionary Housing Ordinance
requirements. The annexations provide more than sufficient land for the City to
accommodate its ABAG-assigned regional housing allocation for the 1999-
2006 period.
The City has recently approved an application that will include 105 units of
moderate for-sale housing. Additionally, rental units were constructed (which
were in short supply during the time of our last housing element revision and
monies were put into the City's Inclusionary Housing Fund.
12
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
B. Treat one-bedroom and studio units as equivalent to is percent of a housing unit when
computing allowable density, provided that the maximUDJ number of units permitted on a site
shall not be increased by more than 25 percent.
Policy Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Action Needed:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
A void unintentional incentives to build large units; increase profitability of
small lower-cost units; and provide additional incentives to encourage low- and
moderate-income housing
too units (affordable to moderate-income households)
Flexible definition included in General Plan
Continue to inform developers that this policy is available
Minor administrative cost to the City
Community Development Department
Ongoing implementation
During time this policy objective was approved, few rental-housing units were
constructed in the City. The City believed a density incentive could stimulate
developers to construct rental housing. Market conditions were more of a factor
than were City incentives, however.
Since the early I 990s, when the current policy was adopted, more than 700 units
of rental housing have been constructed, at a variety of unit sizes. Additionally,
the City recently approved a project that includes 1,400 condominiums that
comprise a variety of unit sizes. One hundred five of the units are small for-sale
units that will be sold and maintained as moderate-income units.
The City believes that high densities permitted through planned developments
makes the current policy of treating studio and one-bedroom units as equivalent
to 75 percent ofa housing unit as unneces:;ary.
13
C J TY 0 F DUB LI N
HOUSING ELEMENT (1999-2006)
C. Encourage residential development in the Downtown Intensification Area.
Policy Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Action Needed:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Increase units produced in Dublin; increase sites appropriate for affordable
housing and accessible to downtown
200 units (affordable to moderate-income households)
On July 21, 1987, the City Council adopted the Downtown Specific Plan that
allows for residential uses (i.e., with use permit) in most ofthe downtown area.
Contact residential developers to encourage joint-venture projects with
conunercial developers; and grant additional incentives such as reduced site
design standards, priority processing and fee reductions
Minor administrative cost to the City
Conununity Development Department
1991 (adopt additional incentives) and 1992 (contact developers)
The adoption of the Downtown Specific Plan did not have the intended
outcome of creating housing in the Downtown Intensification Area- although
there were provisions for it. As a result, the City Council adopted three
specific plans for the downtown area in 2000, replacing the original Downtown
Specific Plan. These plans have generated new interest in housing in the
downtown area. These plans increase the amount of developable housing units
to 591 in the Specific Plan Areas. Two of the property owners in the
Downtown Intensification Area have begun preliminary discussions with the
City to develop residential and mixed uses on their sites. Additionally, the
City is planning to construct 50 affordable senior housing units on a two-acre
site adjacent to a new senior center in the Downtown Intensification Area.
14
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
D. Support semi-public institutions in efforts to add afford<.ble housing to their sites. Because
public fimding for the development of affordable housin.~ is extremely limited, the City will
support efforts by semi-public institutions to provide housing. The Valley Christian Center,
for example, is considering construction of senior housing on a portion of its property at the
west end of Dublin Boulevard. To facilitate the center 01 any housing on an appropriate site,
the definition of the General Plan's "semi-public" designation makes provision for residential
uses.
Policy
Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Action Needed:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Eneourage development of affordable hom:ing by private organization primarily
engaged in housing construction or manag,:ment
90 units (affordable to low- and moderate-mcome households)
Inclusion of a "semi-public use" defmition in the General Plan that allows
housing
Contact owners of semi-public property to inform them of this policy; and grant
additional incentives such as reduced site design standards, priority processing
and fee reductions
Minor administrative cost to the City
Community Development Department
1991 (adopt incentives) and 1992 (contact owners)
The Valley Christian Center School and Church applied for a Master Plan that
included a residential component. TherefOle, the City is currently evaluating an
amendment to the General Plan to implement this policy. The project is
currently being evaluated for compliance with CEQA and will be submitted to
the Planning Commission in Summer 2003.
E. Require a percentage of units in large multi-family projects (i.e., projects with more than 10
units) be rented for a specified period of time. The difJiculties of fIrst-time home buying
make rental units the only affordable housing for many moderate-income households that do
not have the assets to make a down payment on a home. Other households may choose to rent
for other reasons.
Policy
Objectives:
Quantified
Objective:
Financing:
Implementation
Responsibility:
Time Frame:
Achievement:
Ensure availability of rental units in Dublin
Require that a minimum of 10 percent Ofthl: units in large multi-family projects
be maintained as rental units for a period of five years
No cost to the City
Community Development Department, Planning Commission, and City Council
Ongoing implementation
When this policy was adopted, there were few rental units available in Dublin.
Since the adoption of the Element more than 1,000 rental units have been built
in a variety of sizes and 600 more are under ::onstruction. Additionally, zoning
in thl: newly annexed areas guarantees the future construction of even more
rental units. For these reasons, the City does not believe that continuing this
progIam is necessary.
15
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
F. Encourage the development of second units in existing single-family homes. Given
decreasing household size and the increasing cost of housing, the addition of second units to
Or converted from single-family homes may be a way to use this housing resource to provide
needed new housing at minimal financial and environmental costs. However, during the past
five years, there have been only five requests for second units (all five requests were
approved).
Policy
Objectives:
Quantified
Objective:
Actions to be
Undertaken:
Action to be
Undertaken:
Financing:
Encourage efficient use of existing housing stock; promote development of
small units at low cost
50 units (affordable to low- and moderate-income households)
Adoption of second units ordinance
Consider reviewing the requirements for approval of second units; publicize and
promote the program and consider implementing a program to give City
recognition to good design for second Wlits
Minor administrative cost to the City
Community Development Department and Planning Commission
Implementation
Responsibility:
Time Frame:
Achievement:
1991 (review requirements) and 1992 (implement program)
In 1991, the City adopted Chapter 8.40 ofthe Zoning Ordinance, "Accessory
Structures and Uses Regulations." This chapter allowed for the development of
secondary units in existing single-family homes. In September 1997, the City
adopted Chapter 8.80 of the Zoning Ordinance, "Second Units Regulations."
The purpose of this chapter is to establish regulations for approving second units
designed to meet the special needs of individuals and families, particularly the
elderly, disabled, and those with low and very low incomes.
The City also developed a handout informing residents of the second residential
unit ordinance. lbis handout is currently being revised to be more reader-
friendly.
To date the City has received little interest by property owners in constructing
second units, but will continue to market this housing option in the hope of
increasing property-owner awareness of this possibility.
16
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
G. Cooperate with nonprofit housing provider to develop UIlits affordable to very low- and low-
income households. Private nonprofit housing organizations often have advantages in
securing funds for dt:velopment of housing, as well C's in reducing housing cost to the
consumer. In the Tri-Valley area, Eden Housing has been active in developing affordable
housing and has worked with the cities of Livermore, Hayward, Union City, Pleasanton, as
well as Alameda County. Other nonprofit developers (e.g., BRIDGE and Volunteers of
America) have also been active in the area and may be interested in working in Dublin.
Policy
Objectives:
Action to be
Undertaken:
Financing:
Promote the development of affordable ho lsing in Dublin
Contact Eden Housing and other nonprofit housing providers to make them
aware of development opportunities in Dublin; and annex and rezone land to
provide development sites in East Dublin for this program
Minor administrative cost to the City
Community Development Department
Implementation
Responsibility:
Time Frame:
Achievement:
1991 (contact providers) and 1993 (provide sites)
The City recently hired a Housing CoordimtorlSpeciaIist. Among the duties of
this position will be to develop housing pre grams. Projects currently underway
by the Housing Specialist include a senior housing project (50 units), and frrst
time buyers programs. Proposals for the senior housing project are currently
under evaluation by City Staff. The Housing Specialist is involved in all
residential projects from the ground up, ensuring that affordable housing will be
included in each project in the City.
H. Encourage the development of additional units on Housing Authority land in Dublin. The
Arroyo Vista site includes approximately 6 acres of lDldeveloped land on two parcels suitable
for additional development. One parcel (approximately 4 acres) is being considered for a
senior-housing project or a low-income project for families. The other parcel contains
approximately 2 acres.
Policy Objectives:
Quantified
Objective:
Action to be
Undertaken:
Action to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Promote the development of units affordable to very low-income households.
95 units (affordable to very-low-income households)
The Dublin Housing Authority has retained a consultant to study the feasibility
of the two projects
Provide priority processing and reduce apJ: Iication fees; change development
standards; if appropriate
Housing Authority fund and minor admini:;trative cost to the City
Housing Authority and Cormnunity Development Department
Ongoing implementation
The City worked with the Housing Authority and Shea Homes to combine the
Housing Authority's 2-acre parcel with Sht:a's multi-family project, Park Sierra.
This project is providing 57 below-market-rate units (below 50 percent of the
median rate). This project is partially fund,:d by tax credits, bond fmancing and
is guaranteed to hold the units affordable for at least 55 years.
) 7
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
I. Monitor availability of rental housing. If deemed necessary, consider enactment of the
condominium conversion ordinance. The City has approved only one condominium
conversion project. The developer did not follow through with implementation of the project.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Assist in maintaining rental stock as housing affordable to moderate-income
Dublin households
After an application for a condominium conversion is received by the City,
evaluate the City-wide rental vacancy rate; pass a condominium conversion
ordinance, if necessary
Minor administrative cost to the City
Community Development Department
Ongoing implementation
A condominium conversion ordinance was never adopted becanse the City does
not believe that there is a current need for such an ordinance. There is little
likelihood that existing rental housing property owners will convert their
properties to condominiums due to the strong demand for rental housing in
Dublin and the development of condominiums to satisfy the demand for this type
of housing.
There are currently 1,396 condominiums under construction in the City. The
City will assess the need for a condominium conversion ordinance each time it
updates the Housing Element if a need arises.
18
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
J. Require evidence of developer effort to receive public financial assistance for the purpose of
including below-market-rate units in proposed projects; and assist developers in obtaining
information on available programs. The range of available state and federal programs
designed to increase housing affordability varies from yeH to year. To ensure that developers
are participating in appropriate programs when possible, the City will require evidence that
developers of multi-family housing have investigated Jrogram availability and are using
available assistance whenever possible. To reduce the burden on developers created by this
requirement, the City will prepare a packet of information on available programs, including a
list of agency contact persons responsible for program implementation. This information will
be given to developers as early as possible in the project approval process. This requirement
will apply only to developers of projects that contain 75 0)' more multi-family units.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Promote the use of available funds and fu nding mechanisms in private-sector
housing development
Collect and prepare infonnation for developers; develop review process for
implementation
Minor administrative cost to the City
Community Development Department
1992 (infonnation development ongoing implementation)
The City funded a new Housing Coordimtor/Specialist position and filled this
position in October 2001. The Housing Coordinator/ Specialist has been
compiling information on funding programs to provide to developers. She has
also been encouraging developers interested in developing in the City to
provide affordable housing and has been infonning the developers on the
availability of financial assistance. Prior:o the establishment of the Housing
Coordinator/Specialist position, other Cit:' staff worked with Shea Homes and
the Dublin Housing Authority to help cran a deal to provide affordable rental
housing at Park Sierra Apartments.
19
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
K. Promote equal housing opportunity for all Dublin residents and others seeking housing in
Dublin. Operation Sentinel, a fair-housing program of the Urban Coalition established in
1971, provides fair housing services, landlord-tenant counseling, and rental mediation. It also
seeks to educate both the real estate industry and community citizens, as well as investigate
and/or refer housing complaints. In the Tn-Valley, the Eden Council for Hope and
Opportunity (ECHO) provides services to victims of housing discriminations. Services are
provided to Dublin residents through the organization's Livermore office.
Policy
Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination
Continue using a portion of the City's CDBG funding to support ECHO
Minor administrative cost to the City
Conununity Development Department
1992 (infonnation development, ongoing implementation)
The City provides money to ECHO housing for the following services:
Housing discrimination infonnation and education
Mediation
HUn required impediments to Fair Housing
Brochures regarding equal housing opportunity are located at the City, the
Senior Center, and the City Library.
The City of Dublin, as well as other non-entitlement cities in Alameda County,
contracts with ECHO Housing to investigate fair-housing complaints. If
someone contacts the City regarding a fair-housing complaint, they are referred
to the City of Dublin Housing Coordinator/Specialist who refers them to ECHO
Housing. The City of Dublin Housing Coordinator/Specialist has forwarded one
fair-housing complaint to ECHO Housing.
L. Promote energy conservation. In reviewing and approving site plans, the City can assure that
new developments will have energy-efficient design.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Promote energy efficiency in new projects
Prior to project approval, require developers to demonstrate that solar
orientation and access have been considered in site design
No cost to the City
Conununity Development Department
Ongoing implementation
The City of Dublin is the frrst city in Alameda County to adopt the Waste
Management Authority's model ordinance on the recycling of construction
waste. Additionally, the City bas provided on-site training for its building
inspectors and planners on Green Building techniques. The City Planners
review the design of subdivisions and the siting of buildings to see if solar
energy bas been considered.
20
CITY OF DUBLIN
!-lOUSING ELEMENT (1999-2006)
M. Support Alameda County's minor home repair and housing rehabilitation programs. A
portion of the City's CDBG funds are currently being used to support two housing
rehabilitation programs administered by the Alameda County Department of Housing and
Community Development.
Policy
Objectives:
Quantified
Objectives
Actions to be
Undertaken:
Actions to be
Undertaken
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Provide subsidies for housing rehabilitatiol
25 units
In 1989, a total of$3,559 from a total bud:~et of$12,loo was expended in
Duhlin from the Minor Home Repair Program and $38,180 was expended from
the Housing Rehabilitation program
Continue to use CDBG funds to support th~ rehabilitation programs at levels
similar to the past
City CDBG funds
Connnunity Development Department
Ongoing implementation
Over the last two years, three housing reha,ilitations have taken place, one of
which was for a very-low-income resident; the other two were for low-income
residents. The level of housing rehabilitati:m activity is consistent with the low
level ofrehabilitation in the City. The ove:whelming majority of housing units
in Dublin are less than 30 years old.
N. Participate in the Alameda County Mortgage Credit Certification (MCC) Program. Through
the use of an MCC, eligible first-time homebuyers increase their eligibility to qualify for a
mortgage loan and reduce their effective mortgage interes': rate approximately two percentage
points. MCC recipients may take 15 percent of their annual mortgage interest payments as a
dollar~for-dollar tax credit against federal income tax withholdings, increasing income
available to pay the mortgage. Under the program, the City currently has two reservations
issued worth $230,900 and seven MCCs remaining worth ~;769,100.
Policy Objectives:
Actions to be
Undertaken:
Financing:
Implementation
Responsibility:
Time Frame:
Achievements:
Im:rease the eligibility offrrst-time home .)uyers to qualifY for mortgage loans
On January 23, 1989, the City indicated it; interest in participating in the MCC
Program
Minor administrative cost to the City
Community Development Department
Ongoing implementation
The City supports and contributes $800 per year to Alameda County for the
administration of the M CC Program. Ove r 80 households have purchased
homes in Dublin through the MCC Program. Currently, home prices are so
expensive that the MCC Program does not provide sufficient fmandal
assistance to help most income-eligtble households to qualifY for
homeownership, and purchase price limits make it difficult for participants in
the program to find homes in Dublin. The City is considering combining the
MCC Program with a first-time homebuyer program to provide more fmandaI
assistance.
21
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
SUMMARY OF 2002 GOALS AND
POLICIES
Goal A:
To Provide adequate sites to meet the City Housinq Needs
Policy 1:
Ensure that adequate sites exisf to accommodate future housing needs.
Policy 2:
Increase units produced in Dublin; increase sites appropriate for affordable
housing and accessible to downtown.
GoalB:
To Increase the availability of housinq affordable to low- AND moderate-
income households
Policy 1:
Promote development of affordable housing in Dublin.
Policy 2:
Provide incentives for affordable units.
Policy 3:
Require the development of lower-income housing.
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 Inclusionary Housing Fund.
POlicy 5:
Improve housing affordability with higher densities near BART.
Policy 6:
Simplify and coordinate the means of obtaining project approvals for
senior projects and those with below-market-rate units.
Policy 7:
Encourage reduction of housing expenses through shared-living
arrangements.
Policy 8:
Encourage development of affordable housing by private organizations
primarily engaged in housing construction or management.
Policy 9:
Promote the use of available funds and funding mechanisms in private-
sector housing development.
Policy 10:
Promote energy efficiency in new projects.
Policy 11:
Provide opportunities for first-time homebuyers to purchase homes in
Dublin.
Policy 12:
Continue to make available fee deferrals to encourage the development of
affordable housing.
22
Policy 13:
Goal C:
Policy 1:
Goal D:
Policy 1:
Policy: 2:
Goal E:
Policy 1:
Policy 2:
Goal F:
Policy 1
Policy 2:
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
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.
To conserve theexistinQ stock of affordable rental housinQ
Preserve low-income housing.
To Preserve and increase the efficient usn of the city's existing housing
stock
Encourage efficient use of existing housing stock; promote development of
small units at low cost.
Provide subsidies for housing rehabilitation.
To promote equal housinQ opportunities for all Dublin residents
Support services and programs that fight housing discrimination; direct
persons towards agencies that provide assistance to victims of
discrimination.
Encourage and facilitate greater access to housing for persons with
disabilities.
To provide short-term shelter for individuals and families without
affordable permanent housinQ
Encourage and facilitate emergency shelters and transitional housing for
persons without permanent housing.
Support existing emergency shelter programs in the Tri-Valley area.
23
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
2002 GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs are adopted as part of the 2002 Dublin Housing Element.
The hierarchy of goals, policies, and programs are described below. .
GOAL:
Describes the overall purpose to address an important issue of concern.
Policy: Describes a general statement of intent to address a goal.
Program:
Describes a specific course of action to implement a policy.
Programs are numbered as follows: The initial letter indicates the goal to which a program is
associated, the first number the policy under which a program appears, and the second number the
order in which the program appears (more than one program may be adopted to implement a policy).
Goal A: To Provide adequate sites to meet the City HousinQ Needs
Policy 1: Ensure that adequate sites exist to accommodate future housing
needs.
Program A.I.1 The City will continue to use specific plans, planned development permit
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
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.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City.
Community Development Department.
Annual evaluation of land availability, whether new specific
plans or planned developments are needed, or whether
modifications to existing zoning or plans are advisable to
maintain an adequate supply ofland. Proposed modifications
to be implemented as needed as part of the City's ongoing
planning efforts or at the time development proposals are
submitted to the City.
24
Policy 2:
Program A.2.t
Goal B:
Policy 1:
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Increase units produced in Dublin; increase sites appropriate for
affordable housing and accessible to downtown
Promote high-density residential mixed-use projects in the development in the
Downtown Intensification Area.
. Identify older non-residential properties mitable for recycling for mixed-use,
and market these sites to developers. The determination of suitable mixed-use
opportunities will be based on the age and condition of non-residential
propeIties, property location with respec: to transportation and services, the
economic viability of continued non-r'~sidential use, and other relevant
factors. The City will undertake the following actions to promote mixed-use.
. Use the specific planning process tc allow for, and provide regulatory
incentives for, mixed-use developmer.t, such as the specific plan that was
adopted for the West Dublin BART Slation 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 permit processing,
use of Inclusionary Housing Fund, and assistance in accessing state and
federal subsidies, and density bonuses
Financing:
Minor administrative cost to the City.
Implementation
Responsibility:
Time Frame:
Funding for subsidies identified, state and federal assistance
as listed in Program A, Goal 2.
Conununity Developm:nt Department
Provide incentives for affordable housing - to be negotiated
for each project.
Implement Downtown Core, Village Parkway, and West
Dublin BART Specific Plans - ongoing.
To Increase the availability of houslnQ affordable to low- AND moderate-
income households
Promote development of affordable housing In Dublin
25
Program B.1.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Cooperate with nonprofit housing providers to develop units affordable to very-
low- 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 fmancial assistance from the fuclusionary Housing
Fund for the construction of affordable housing consistent with the policies in
the City's fuclusionary 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-forma statement showing
financial need for a deferral, and the City's Housing Specialist will review the
project details.
. The City will negotiate alternative development standards through its planned
development process, such as alternative parking standards, street
improvement standards, maximum ~ensity, 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 D.1.1).
· The City will offer assistance in accessing local, state, and federal funding for
affordable housing by: l) applying for such fimding on behalf of affordable-
housing developers when eligible applicants are limited to public agencies; or
2) providing teclmical assistance or documentation necessary to support
applications for funding by affordable housing developers upon request.
Teclmical assistance will include, but not be limited to:
· 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,
· letters of support (for projects that have received permit approvals by the
City), and
· assistance from the City's Housing Coordinator/Specialist to locate
potential sources of matching fimds.
26
Policy 2:
Program B.2.1
Policy 3:
Program B.3.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Financing:
Gap financing and otherninor administrative costs to the
City.
Implementation
Responsibility:
Time Frame:
Funding sources for affordable housing subsidies to include:
Dublin Inclusionary Hou,ing Fund, HOME Program, CDBG
Program, California Houling Finance Agency, Federal Home
Loan Bank Board Affordable Housing Program, HUD Section
202 and 811 programs (housing for seniors and special-
needs), Alameda County Mortgage Revenue Bond Program,
Low-Income Housing Tal( Credits, FHA multi-family
mortgage insurance programs, and California Multi-family
Housing Program.
Determination of funding sources for individual projects will
depend on funding application cycle, funding availability,
eligible applicant and uses of funds, and funding tenns_
Community Development Department.
2002 - 2006.
Specific package of incentives to be negotiated for each
project. Timing of applic ations or technical assistance will
depend on application deadlines for funding sources in
relation to timing of projt:ct proposals. City will provide
application! technical ass: stance annually as needed.
Provide incentives for affordable units
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 of :~5 percent pursuant to state law
(Government Code 65915) for very low-, low-:ncome, or senior housing.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cos1 to the City.
Community Developmen: Department, Planning Commission,
and City Council.
200]-2006.
Projects to be awarded density bonuses based on
determination of the percl:ntage of very low-, low-income,
senior, or special-needs h,)using.
Require the development of lower-income housing
Implement the City's Inclusionary 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
27
Policy 4:
Program B.4.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
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:
. Cons1ruct at least 12.5 percent of the housing lUlits 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 $72,176 for each
affordable housing lUlit 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 lUlits not constructed, including land and infrastructure
costs.
In-lieu fees collected lUlder 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.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City.
Community Development Department, Planning Commission,
and City Council.
City Council adopted a revised Inclusionary Ordinance in
May 2002.
Indusionary requirement to be imposed for each new
development project greater than 20 units.
In-lieu fees to be collected as a condition of development
approval.
Conduct a Housing and Commercial Nexus Study to determine the
feasibility of establishing a commercial linkage fee to be deposited in
the City's Inclusionary Housing Fund.
The City has formed 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.
28
Policy 5:
Program B.S.1
Policy 6:
Program B.6.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
The commercial linkage fee will only be chrrged if legally supportable by the
nexus study. The commercial linkage fee shdl be calculated by using a formula
determined by the results of the study and adcpted via ordinance approved by the
City Coun<:il. If charged, the commercial linkage fee will be deposited into the
City's lnclusionary Housing Fund.
Financing:
Implementltion
Responsibility:
Time Frame:
Minor administrative cos: to the City.
Conununity Development Department, Planning Commission,
and City Council.
Complete nexus study by June 2003.
If study determines that conunercial linkage fee is legally
supportable and feasible, adopt an implementing ordinance by
June 2003.
If adopted, apply conuneJ cial linkage fee to each new non-
residential development beginning 30 days after adoption of
implementing ordinance (approximately February 2004 and
thereafter) .
Improve housing affordability with high'~r densities near BART
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 Tn-Valley area. The station is located east ofI-680 on the existing
BART right-of-way in the 1-580 median. The l~ast DublinIPleasanton 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.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City.
Conununity Development Department.
The Dublin Transit Center was approved by the City Council
in December in 2002 and the accompanying financing plan
for infrastructure and services will be reviewed this Spring.
Implementation of specifk development projects to be based
on a schedule developed by the Alameda County Surplus
Property Authority, the City, and private developers.
The City anticipated that ] ,500 housing units would be
constructed by June 30, 2(1()6. A minimum of 112 units will
be affordable to low- and -rery low-income households.
Simplify and coordinate the means of obtaining project approvals for
senior projects and those with below-Jnilrket-rate units
Continue to provide priority processing for :;enior-housing projects and other
residential developments providing 10 percenl or more of the housing units as
affordable for very low-, low-, and modente-income households. Projects
meeting these criteria will be reviewed ahead 0 f other projects regardless of when
completed applications are submitted.
29
Policy 7:
Program B. 7.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City.
Community Development Department.
Ongoing implementation, 200 I - 2006.
Encourage reduction of housing expenses through shared-living
arrangements
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 permitted 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 determine whether a shared housing program
would be feasible. If the City determines that a shared housing program is
feasible, it will issue a Request for Proposals to organizations and agencies to
apply for CDBG 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 information on the City's web site.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City, CDBG funds
Community Development Department, City Council.
Contact organizations and agencies that operate shared
housing programs and determine feasibility by March 2003.
If feasible, release Request for Proposals by July 2003. If
available, select nonprofit or public agency and execute
contract by September 2003.
Establish shared-housing program beginning January 2004.
Provide annual CDBG funding beginning July 2003 and
thereafter. The amount of annual funding will be based on
other requests and priorities for funding.
30
Policy 8:
Program B.8.1
CITY OF DUBLIN
,-IOU SIN GEL E MEN T (1 999 - 2 0 0 6 )
Encourage development of affordable housing by private
organizations primarily engaged il1 housing construction or
management
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 proj ects are comprised entirely of very
low-, low-, senior, or other special needs housing in conjunction with a
semi-public use.
. OtTer financial incentives with regullltory requirements (to be negotiated
for each project) as described in Programs A and B, Goal 2.
To promote the policy of permitting housing on sites designated "semi-
public." the City will:
. Send written information annually to affordable housing developers active
in the Tri-Valley area that may have an interest in collaborating with a
property owner to construct affordabk housing.
. Df:signate the Housing Coordinator/Specialist as a point-of-contact for
providing further information 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.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative: cost to the City.
Conununity DeveloI'ment Department.
Ongoing action - 2 JOI - 2006.
Develop written information for mailing by December
2003.
31
Policy 9:
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
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 information will be posted on the City's web site and 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.
Financing:
Minor administrative cost to the City. CDBG fimds and
Inclusionary Housing Funds to pay for some administrative
and informational costs.
Community Development Department
Implementation
Responsibility:
Time Frame:
Housing Coordinator/Specialist position established in 2001
and continuing thereafter.
Housing Coordinator/Specialist to provide ongoing technical
assistance as needed for funding requests.
Policy 10: Promote energy efficiency in new projects
Program B.IO.I The City will promote energy conservation through the following actions:
. Continue to implement the Waste Managements Authority's model ordinance
on recycling 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.
32
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Financing:
Implementation
Responsibility:
Time Frame:
Permit fees - minor administrative cost to the City.
Connnunity Development Department, Building Division.
Ongoing implementation 2001 - 2006
Policy 11: Provide opportunities for first-time homebuyers to purchase homes
in Dublin.
Program B.11.1 Continue to participate in the Alameda Counly MCC program and combine this
program with the first-time home buyer assi~;tance from Dublin's Inelusionary
Housing Flmd or state or federal funding somces. The City will continue to use
the planning process (planned development ;md specific plans) to promote the
construction of affordable ownership housing options such as condominiums and
town homes. The City will encourage develoJers 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 Vlork 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 homebuyer program
in the following ways:
· Prepare a brochure to be updated md distributed as needed by the
Housing Coordinator/Specialist to 'ocal 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 assistmce programs and options.
Financing:
Permit fees - minor admmistrative cost to the City,
Mortgage Credit Certificale Program, HOME Program,
Dublin Inclusionary Housing Fund, California Housing
Finance Agency homebuy~r assistance programs, and
CallIome Program.
Connnunity Development Department.
Implementation
Responsibility:
Time Frame:
Ongoing implementation, .lOOI- 2006.
Annual updating and distri bution of program information.
Pre-application or application review meetings between
housing developers and thl: City's Housing
Coordinator/Specialist on project proposals.
33
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Policy 12: 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 determine on a case-by-
case basis the financial need of the project and the most appropriate type of
assistance based on the City's Inclusionary Zoning Ordinance.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost.
Community Development Department, Planning Commission,
and City Council.
Ongoing implementation, 2001 - 2006.
Policy 13:
Encourage a mix of housing types as a means of achieving a wider
range of housing types, sizes, and potential afford ability 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,
including affordable by design ooits and units for large families.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost.
Community Development Department, Planning Commission,
and City Council.
Ongoing, 1999 - 2006.
Goal C: To conserve the existinQ stock of affordable rental housinQ
Policy 1: Preserve low-income housing.
Program C.l.t 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 wiIl contact those owners regarding
their interest in selling properties or maintaining the rental units as affordable
ooits.
The City wiIl assist in the acquisition/rehabilitation by providing Inclusionary
Housing Foods, applying for state or federal fooding 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 foods to an escrow or some other holding
34
GoalD:
Policy 1:
Program D.1.l
Program D.l.2
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
account until the developer can secure complete financing. In cases where the
City has dedicated funding for an acquisition-rehabilitation project and the
developer cannot secure complete or adeqm,te financing, the funding shall be
shifted back into the Inclusionary Housing Fund.
Financing:
Minor administrative cost to the City, Inclusionary Housing
Fund, HOME Program, CDBG Program.
Community Development Department, Planning Commission.
and City COlmcil.
Annual updates of subsid ized rental project list.
Annual release ofRFQs hnd RFPs for interested entities and
project proposals.
Assistance for conservin!: assisted rental housing
development to be detemrined on a project basis.
Implementation
Responsibility:
Time Frame:
To Preserve and increase the efficient use of the city's existina housina
stock
Encourage efficient use of existing housing stock; promote
development of small units at low cost
Promote the development of second units in '~xisting single-family homes. The
City will market this program though an informational 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 Inclusionary Housing Fund to comtruct second units in exchange for
deed restrictions, limiting rents, and rent increases for 30 years.
Financing:
Minor administrative cost to the City, Inclusionary Housing
Fund for financial assistance.
Community Development Department and Planning
Commission.
Implementation
Responsibility:
Time Frame:
Prepare brochure by June 2003 and distribute annually
thereafter.
Provide fmancial assistanc:e as requested for qualifying rent-
restricted second units.
Evaluate the general feasibility of developing additional housing units in an
affordable or mixed-income development on be Arroyo Vista site. The purpose
of the study would be determine options for increasing housing densities and the
35
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
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.
Financing:
Implementation
Responsibility:
Time Frame:
Policy: 2:
Minor administrative cost to conduct the study and consider
alternatives.
Community Development Department and Planning
Conunission.
Complete general feasibility study and report to the City
Council by June 2005. Detennine the next appropriate steps
thereafter based on the study results.
Provide subsidies for housing rehabilitation
Program D.2.!
The City will continue to contribute a portion of its CDBG funds to Alameda
County's two housing rehabilitations programs in proportion to the estimated
annual need for rehabilitation assistance.
Financing:
Implementation
Responsibility:
Time Frame:
City CDBG funds.
Community Development Department.
Annually, 2002-2006
Goal E: To promote equal housinq opportunities for all Dublin residents
Policy 1: 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 infonnation on the City's web site; and distribute
information to real estate agents, rental property owners, and fmancial institutions
in Dublin. The City also participates in Alameda County's Impediments to Fair
Housing Study through the CDBG program.
Financing:
Implementation
Responsibility:
Time Frame:
Minor administrative cost to the City, CDBG Program.
Community Development Department, Planning Conunission,
City Council.
Annual contract for fair housing services, allocation ofCDBG
funds, and information distribution, 2002-2006.
36
Policy 2:
Program E.2.1
Program E.2.2
CITY OF DUBLIN
liOUSING ELEMENT (1999-2006)
Encourage greater access to housing for persons with disabilities.
The City will evaluate the feasibility of a universal design ordinance that provides
for greater adaptability and accessibility of h,)using 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 th~ 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 requirement; and resources on the City's web
site.
Financing:
The City would need spe:ial expertise to prepare such an
analysis. This would req L1ire the assistance of a consultant
and would be a special budgeted item for the City.
Conununity Development Department, Housing Task Force,
Planning Commission, C tty Council.
Complete feasibility stud y by July 2004.
If determined to be feasiJ:.Ie, adopt universal design ordinance
by December 2004.
Prepare brochure by Mar,:h 2005 and distribute annually
thereafter.
Implementation
Responsibility:
Time Frame:
The City will endeavor to expedite the review of zoning and building applications
submitted to complete accessibility improvements that will make homes habitable
and functional. To expedite permit processes, the City will give priority to permit
applications for disability upgrades or retrofits by handling those applications
ahead of other permit applications. Though an expedited process, the City hopes
to shorten the time required to make housing units accessible to persons with
disabilities.
The City will promote its priority permit processing procedure by distributing a
notice to community organizations and publi,: agencies that serve persons with
disabilities, training city staff regarding the new procedure, and ensuring that staff
who interact with the public are aware of the priority permit processing policy and
explain this policy to applicants and their representatives.
Financing:
Implementation
Responsibility:
Time Frame:
Permit fees
Conununity Development Department
Implement expedited/priority permit processing system
through a change in administrative procedures within 30 days
after adoption of the Homing Element.
37
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Goal F: To provide short-term shelter for individuals and families without
affordable permanent housina
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 zonmg 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.
The City will adopt conditional use permit development standards that provide .
certainty to shelter providers regarding the requirements to obtain a permit. These
standards will only address necessary building and operational issues that shelter
providers should be able to meet without great difficulty or added cost.
The City has analyzed how development standards will encourage and facilitate
the construction of emergency shelters and transitional housing for homeless, and
it is believed that by adopting these standards, the City will reduce the uncertainty
that shelter providers often face due to Wlclear permit requirements and
commWlity opposition. Clear standards will also provide the Planning
Commission and City COWlcil with a more objective basis for decision-making
and provide the public with a better understanding of City policies and
requirements with respect to such uses (with the goal of reducing community
concerns and potential opposition to these shelter alternatives).
Conditional-use permit development standards to be adopted by the City 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 wi)) be permitted in association with religious establishments.
· The design and location of the 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/performance standards to address:
· hours of operation;
38
Policy 2:
Program F.2.1
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
. extemallighting and noise;
. proviSIOn of security measures for the prcper 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 cOlmty and state health and safety requirements for fooo,
medical, and other supportive services provided on-site;
. maintenance in good standing of county ;md/or state licenses, if required by
these agencies for the owner(s), operalor(s), and/or staff of a proposed
facility; and
. similar operations and management issues
Financing:
Implementation
Responsib ility:
Time Frame:
Minor administrative cost to the City.
Community Development Department, Planning Commission,
and City Council.
Adopt zoning amendment by June 2004.
Support existing emergency shelter prctgrams in the Tri-Valley area.
Continue to fund existing emergency shelter programs in the Tri- Valley area to
house citizens in need of emergency shelter.
Financing:
Implementation
Responsibtlity:
Time Frame:
CDBG
Community Development Department, Planning Commission,
and City Council.
The City of Dublin has contributed $43,736 in CDBG funds
to the Tri Valley Haven's Homeless Shelter. The City has
agreed to provide fundin~; during a ten-year period
commencing with CDBG funds for the 2002- 2003 fiscal
year.
39
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
CITY AND COUNTY HOUSING
PROGRAMS
City Housina Proarams
Density Bonus Ordinance
The density bonus ordinance provides for greater densities in exchange for the development of
affordable housing.
County Housina Proarams Available to Meet Special Needs
Community Development Block Grant Funds (CDBG) and Home Investment
Partnership Act Programs
The CDBG program is available to meet any of the three national objectives. These are:
I) benefit low- and moderate-income persons, 2) aid in the prevention of slum and blight, and 3)
urgent need. These funds are available to Dublin for the development of programs that are consistent
with these objectives. Dublin utilizes CDBG funds to assist with rehabilitation, remove architectural
barriers to handicapped persons, and provide needed amenities and various social service programs for
seniors and other persons in need. These funds must benefit households or individuals that have an
income of 80 percent or below the median in the Alameda/Contra Costa County area. The City of
Dublin also contracts with Alameda County for the provision of a comprehensive rehabilitation
program that includes rental rehabilitation of multi-family structures and single-family homes and
minor rehabilitation for households or occupants whose income is at or below 80 percent of the area
median. According to Alameda County records, 48 households have utilized the rehabilitation
program from 1994 to 2002.
HOME Program
The HOME program is available to the City of Dublin to create programs that would provide new
construction, rehabilitation, and tenant-based rental subsidies to qualified households with incomes at
or below 80 percent of the area median. The City would need to apply for fWlding from the County of
Alameda with a defined program. The selection process would be through the County's
recommendation and review of the Teclmical Advisory Committee.
Rental Rehabilitation
Rental Rehabilitation is available through CDBG funds by agreement with the County of Alameda.
This program is descnbed above in the section on CDBG. To date, four property owners have
participated in this program and received funds for tenant accessibility to their rental properties.
40
CITY OF DUBLIN
C10USING ELEMENT (1999-2006)
QUANTIFIED OB.JECTIVES
Table 1 summarizes the City's quantified objectives for the period of January 1, 1999 to June 30,
2006. These objectives represent a reasonable expectation of th(: maximum number of new housing
units that will be developed and conserved and the households that will be assisted over the next five
years based on the policies and programs outlined in the previous ~:ection.
Table 1
QUANTIFIED OBJECTIVES FOR HOUSING (Januay 1,1999 - June 30,2006)
Very Very Above
Low- Low/Low Low- Moderate- Moderate-
Income Income Income Income Income Total
Accommodate
RHND 796 - 531 1,441 2,668 5,436
Allocation
New
Construction 57 - - 853 2105 3015
(1999-2001)
New
Construction 281 1089 155 931 5558 8014
(2002-2006)
Housing 5 - 5 - - 10
Rehabilitation
Conserve
Existing - - - - - 57
Rentals *
* No subsidized units were identified as at-risk during this planning period.
41
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
EFFORTS TO ACHIEVE CITIZEN
PARTICIPATION
State law requires cities and counties to make a diligent effort to achieve participation by all segments
of the community in preparing a Housing Element. Section 65583[c] [6] of the California Government
Code specifically requires that:
. The local government. shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the Housing Element, and the
program shall describe this effort.
The diligent effort required by state law means that local jurisdictions must do more than issue the
customary public notices and conduct standard public hearings prior to adopting a Housing Element.
State law requires cities and counties to take active steps to inform, involve, and solicit input from the
public, particularly low-income and minority households that might otherwise not participate in the
process. Active involvement of all segments of the community can include one. or more of the
following:
. outreach to community organizations serving low-income, special needs, and underserved
populations;
. special. workshops, meetings, or study sessions that include participation by these groups;
. establishment of an advisory committee with representatives of various housing interests; and
. public information materials translated into languages other than English if a significant
percentage of the population is not English proficient.
To meet the requirements of state law, the City of Dublin has completed the public outreach and
community involvement activities described below:
Public Meetinas and Hearlnas
The City fonned a Housing Task Force to work on the various housing issues that come before the
City. One of their prime functions. was to provide input to City staff and the consultant on the
preparation of the Housing Element. The Task Force was comprised of 15 members of the City as
well as members of housing related organizations that have an interest in the provision of affordable
housing for all income and special needs groups. Members included representatives of Community
Resources for Independent Living; two market-rate developers; three non-profit developers; a
representative of Soroptimists International; low-income resident of Dublin; a senior housing
administrator, a member of the Tri-Valley Interfaith Poverty Forum and a representatives of the
Livable CommlUlities Initiative of the East Bay CommlUlity Foundation, a member of the Chamber of
Commerce, two City Council members and a member of the Friends of Dublin.
The Housing Task Force held four meeting on the Housing Element. Additionally, public workshops
were held on May 10,2001, May 23, 2001, May 30,2001, and April 11, 2002. The community held
these workshops at different times of the day and evening to encourage maximum participation. The
announcement of the workshops were published in the newspaper and posted in public buildings in the
community. The Housing Task Force reviewed the draft Housing Element at a public workshop on
September 19, 2002.
42
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
Two public hearings were conducted on the draft Housing Element prior to its submittal to the
California Department of Housing and Community Development (HCD) for review - a Planning
Commission hearing on October 11,2002 and a City Council meeting on November 19,2002.
A Public hearing on the revised Housing Element was conducted after receipt and consideration of
HCD's comments and prior to City Council adoption of the updated Housing Element. The City
Council public hearing was conducted on June 3, 2003.
Public Comments -
Staff incorporated comments from the Task Force, public worlmhops and public hearings into the
Housing Element. The following is a summary of the comments and Staffs response that were
received during the review of the draft Housing Element:
. Correct typo on page 31. Typo has been corrected.
. Add new policy or program to address the potential for a higher-density residential project
similar to Park Sierra on the Arroyo Vista site. Staff added a new program under D.l.2 to
evaluate the feasibility of developing additional housing un its on the site.
. Check calculations on Table 43, they look incorrect in relation to Dublin. Staff corrected the
Table.
. Clarify the relationship between housing and the City's \\aste management program relating
to construction waste recycling. Staff added text in the en,~rgy conservation section to clarify
this relationship.
. Revise the numbering system for the goals, policies and programs for 2002 as they are
difficult to follow. The numbering system has been revised.
· Evaluate the feasibility of working with a nonprofit organization to establish a shared housing
program. Staff modified B.7.l to include language relating to contacting and working with a
nonprofit relating to shared housing.
· Remove some confusing language from the program relating to a commercial nexus study
under B.4.1 of the Element The language related to how the funds would be used, which was
redundant. Staff removed the language from the document.
· The Housing Task ForGe requested an addition to Program B.3.1. relating to development of
lower income housing. The Task Force requested that as part of the program, the City include
a statement that inclusionary housing units remain affordable for the longest feasible period.
Staff did not add this statement. After concluding the tr.eeting and reviewing the existing
inclusionary zoning ordinance, it was determined that this was already a policy of the City.
· Add a statement to B.I0.1 to provide access to information on energy conservation and the
availability of financial incentives. Staff added the statement as requested.
· Add a new policy to Goal B to require a mix of housing types in developments. Staff added a
new Policy B. 13. l, which implements the Housing Task Force's direction.
43
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
. The Task Force requested that additional analysis be included in the Housing Needs
Assessment Report (Appendix A to the Housing Element) relating to comparisons between
income characteristics in 1990 and 2000 in the City and in the County. Staff added additional
language to the Housing Needs Assessment Report and expanded Table8.
. The Task Force requested that additional analysis be put in the Housing Needs Assessment
Report relating to Housing Occupancy and Tenure. The Task Force wanted to draw attention
to the ages of homeowners and the low vacancy rate. Staff added language to the Section
entitled "Housing Occupancy and Tenure"
. The Task Force wanted to include the average wages for the types of jobs that would
commonly be found in the City of Dublin, as in Alameda County. This information was
added in the Housing Needs Assessment Report just before Table 14 under "Employment
Trends. "
. . The Task Force noted that at a previous City Council meeting, the City Council initiated an
Amendment to the General Plan to change the designation of Site 15A to Office. They
requested that the Housing Element list in Appendix A of "Future Development Potential" be
changed to reflect the City Council action. Staff removed Site 15A and included instead the
Pinn Brothers Annexation.
. The Task Force requested that additional research be done on sales of land in Dublin. They
wanted the cost of land as a constraint to providing affordable housing better illustrated. Staff
and Parsons were able to find additional information on sales of land in the City and
adjacent. This information has been incorporated into the Housing Needs Assessment Report
(Appendix A to the Housing Element) under Table 43.
44
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
CONSISTENCY WITH OTHE~R GENERAL
PLAN ELEMENTS
State law requires that the Housing Element contain a statement of "the means by which consistency
will be achieved with other general plan elements and community goals" (California Government
Code, Section 65583[c] [6] [B]. There are two aspects of this aralysis: 1) an identification- of other
General Plan Goals, policies, and programs that could affect implementation of the Housing Element
or that could be affected by the implementation of the Housing Element and 2) an identification of
actions to ensme consistency between the Housing Element and affected parts of other General Plan
elements. The 1985 adopted (1999 updated) General Plan contains several elements with policies
related to housing. Policies and the means for achieving consistency are summarized in Table 2.
Table 2
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
LAND USE AND The Ci'y will identify vacant land where
CIRCULATION 2.1.1 adequate services are available and provide
Housing Availability: incenti'res to developers to ensure the
2. LAND USE Guiding Policy A construction of a variety of sizes of housing to
ELEMENT: Encourage housing of varied types, meet the City's current and future housing
sizes, and prices to meet current needs, The sites are anticipated to be located
2.1 Residential and future needs of all Dublin in area~. of the City currently zoned for
residents residential use or which pennit residences as a
Land Use conditional use.
Housing Availability: Areas for new medium- to medium-high-
Implementing Policy B density residential development will be
Designate sites available for designated where site capability and access
residential development in the are suitlble to adequate services and will be
primary planning area for medium- compatible with existing residential
to mellium-high-density where site develoJ.ment in surrounding areas.
capability and access are suitable
and where the higher density
would be compatIble with existing
residential development nearby.
2.1.2 New re:;idential development will incorporate
a variety of sizes and designs to blend with
Neighborhood Diversity: existin~ architecture and neighborhood
Guiding Policy A charactc:r and provide housing for a variety of
Avoid economic segregation by income levels to meet Housing Element
city sector. objectives. The objectives will be met
primarily through specific plans and planned
develOJiments.
45
-
General Plan I Guiding and Implementing
Element Policies Means of Achieving Consistency
Neighborhood Diversity: Medium- to medium-high residential densities
Implementing Policy B will continue to be located in all sectors of the
Allocate medium and medium- primary planning area through specific plan
high residential densities to and planned development processes.
development sites in all sectors of
the primary planning area. Require
some of the units approved east of
the Dougherty Hills to be single-
family detached.
Neighborhood Diversity: New residential developments will contain a
Implementing Policy C variety of densities and types according to
Require a mixture of dwelling specific plans and planned developments
types in large projects. approved by the City.
The City will use the locations of access
2.1.3 Residential Compatibility: points, landscaping, transitions in densities,
Guiding Policy A and buffering requirements to create
A void abrupt transitions between transitions between single-family
single-family development and development and higher-density residential
higher density development on developments. This approach will also result
adjoining sites. in mixed housing types throughout the City.
2.1.4 Eastern Extended Planning The City has adopted specific plans for the
Area: Eastern Extended Planning Area that provide
Guiding Policy A for a mix of housing types and densities based
Encomage the development of a on natural conditions and features, availability
balanced mixed-use community in of infrastructure, transportation systems, and
the Eastern Extended Planning other factors. Throughout the Planning Area,
Area that is well-integrated with the City has provided for design review and
both natural and urban systems and preservation of open-space features where
provides a safe, comfortable, and possible to blend the natural and human
attractive environment for living environments.
and working.
CITY OF DUBLIN
HOUSING ELEMENT (1999 2006)
46
CITY OF DUBLIN
>-lOUSING ELEMENT (1999 2006)
-
General Plan Guiding and Implementing
Element Policies M.~ans of Achieving Consistency
Eastern Extended Planning Area: The Oty adopts and annually updates a
Implementing Policy C capital-improvement plan to provide the
Approval of residential timing of public expenditures on infrastructure
development in the Eastern needed to serve new development. The City
Extended Planning Area will has also adopted a development-impact fee
require determination that: structure and review requirements that ensure
Utilities and public safety services essential facilities and services are, or will be,
will be provided at urban standards in place prior to occupancy of new residences.
without financial burden to Dublin The City coordinates its development
residents and businesses outside decisi(,ns with other agencies that provide
the Eastern Extended Planning water and sewer services within the City.
Area.
Proposed site grading and means In addj tion, the policies adopted in the
of access will not disfigure the General Plan and implementing specific plans
ridgelands. for the Eastern Extended Planning Area
Timing of development will not ensure that fiscal, public safety, grading, and
result in premature termination of agricultural preservation goals are achieved
viable agricultural operations on while providing. for the City's future housing
adjoining lands. needs. This balancing of competing
The fiscal impact of new objectives is accomplished through the
residential development in the selecti"/e location of higher-density residential
Eastern Extended Planning Area development in areas that can support such
supports itself and does not draw densiti ~s environmentally.
upon and dilute the fiscal base of
the remainder of the City.
The proposed project is consistent
with all applicable General Plan
and Specific Plan policies.
Westt:rn Extended Planning Area: A voters' initiative "Measure M" that was
Guiding Policy D approved in November 2000 has changed the
Any development in the Western land use designation in this area to Rural
Extended Planning Area shall be Residential/Agriculture. This land use
integrated with the natural setting. designation allows only 1 unit per 100 gross
Require clustering of development resideIJtial acres. Housing opportmrities are to
in areas with fewer constraints. be dire;:ted away from the western hills.
Western Extended Planning Area: Any cl:ange to the new Urban Limit Line
Implementing Policy E adopted by the voters in November 2000
The location, extent and density of would require a vote of the people of Dublin.
residential development will be Otherwise, development is restricted to 1 unit
detennined when municipal per 100 gross residential acres.
services can be provided and
through General Plan refinement
guidelines.
47
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Western Extended Planning Area: A voters' initiative "Measure M" that was
Implementing Policy F approved in November 2000 has changed the
Approval of residential land use designation in this area to Rural
development in the Western Residential/Agriculture. Any change to the
Extended Planning Area will new Urban Limit Line adopted by the voters
require detennination that: in November 2000, would require a vote of
Utilities and public safety services the people of Dublin.
will be provided at approved
standards without financial burden The Rural Residential/ Agriculture land use
to Dublin residents and businesses. designation allows only I unit per 100 gross
Proposed site grading and means residential acres. Housing opportunities are to
of access will not disfigure the be directed away from the western hills.
ridgelands as viewed from areas of
existing development in Dublin.
Any necessary grading and
construction shall be planned so as
to protect visual qualities.
Timing and development will not
result in premature termination of
viable agricultural operations on
adjoining lands.
The fiscal impact of new
residential development in the
Western Extended Planning Area
supports itself and does not draw
upon the fiscal base of the
remainder of the City.
LAND USE AND The General Plan encourages ground-floor
CIRCULATION retail space and upper-floor office and
2.2.1 Downtown Dublin: residential uses in downtown Dublin.
2. LAND USE Guiding Policy A: Development standards within the plan would
ELEMENT: Intensify downtown Dublin. allow an increase of approximately 30 percent
in building area to facilitate the introduction
2.2 Commercial And of higher density pedestrian-oriented
Industrial developments.
Land Use Downtown Dublin: The City has adopted General Plan policies
Implementing Policy D and a specific plan for the downtown area that
Encourage high-rise provides for higher-density mixed-use office
office/apartment buildings and and residential buildings to achieve the overall
parking structures with ground- objectives for the downtown area and the
floor retail space. City's Housing Element objectives.
48
-
General Plan Guiding and Implementing
Element Policies ME!anS of Achieving Consistency
2.2.3 Neighborhood Shopping The General Plan provides for medium-high-
Centers: density residential and/or mixed-use through a
Implementing Policy B planned development process at the southwest
Require a planned development comer of Amador Valley Boulevard and
propo.sal at the southwest comer of Dough~rty Road. This policy will also
Amador Valley Boulevard and achievt~ the City's Housing Element
Dougherty Road to include objectives for a variety of housing types to
medium-high-density residential, meet Ute needs of all income levels.
retail/office, or a mix of these uses.
Application of the same property See above discussion regarding mixed-use.
within the City of Dublin of both
the retail/office and medium-high-
density residential designations as
dermed in the Dublin General
Plan: Implementing Policy B
The location, extent, density, and
intensity of mixed-use retail/office
and medium-high-density
residential development will be
detenllined when studies indicate
that:
Services are available.
The site is suitable for mixed-use
development.
The use supports itself and does
not draw upon and dilute the fiscal
base of the remainder of the City.
Proper roadways and roadway
capacity are available,
Mixed-use development would be
compatible with adjacent land
uses.
Primary Planning Area / Eastern The City's General Plan attempts to avoid
LAND USE AND Planning Area: high-impact development in these sensitive
CIRCULA nON Guiding Policy A natural rreas and requires that a significant
Preservation of oak woodlands, amount of open space be preserved with the
3. PARKS AND OPEN riparian vegetation, and natural accompanying natural environment. To
SPACE ELEMENT: creeks as open space for their account for the potential loss of residential
natural resource value is of the development potential, the City has
3.1 Open Space for highest importance. Limited designa:ed other areas of the City in proximity
Preservation of Natural modifications may be pennitted on to existing urban development and services for
Resources and for Public a case-by-case basis with adequate higher censity housing.
Health and Safety mitigation to replace disturbed
resources.
CITY OF DUBLIN
HOUSING ELEMENT (1999 2006)
49
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Primary Planning Area / Eastern Housing proposed on slopes of 30 percent or
Planning Area: more will have to meet special criteria to be
Guiding Policy B permitted.
Maintain slopes over 30 percent as
permanent open space for public
health and safety. Consider
development in areas with slopes
over 30 percent only if the area to
be developed is
less than 3 acres,
less than 20 percent of a large
developable area, and
surrounded by slopes ofless than
30 percent.
.. Primary Planning Area / Eastern No new housing units are proposed in
Planning Area: hazardous areas with steep slopes and ridges.
Implementing Policy C
Continue requiring reservation of
steep slopes and ridges as open
space as condition of subdivision
map approval.
Western Extended Planning Area: A voters' initiative "Measure M" that was
Guiding Policy E approved in November 2000 has changed the
Development shall generally be land use designation in this area to Rural
confined to areas where slopes are Residential! Agriculture. Any change to the
under 30 percent, as part of an new Urban Limit Line adopted by the voters
overall c1uster-development in November 2000, would require a vote of
concept on approved development the people of Dublin.
plans. Within projects proposing
clustered development and The Rural Residential! Agriculture land use
ancillary facilities in the Western designation allows only I unit per 100 gross
Extended Planning Area, land residential acres. Housing opportunities are to
alteration on slopes over 30 be directed away from the western hills.
percent may be considered where
Public health and safety risks can
be reduced to an acceptable level.
50
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing Moans of Achieving Consistency
Element Policies
A voters' initiative "Measure M" that was
W estt:rn Extended Planning Area: approved in November 2000 has changed the
land me designation in this area to Rural
Guiding Policy F Residential/Agriculture. Any change to the
Existing large strands of woodland new Urban Limit Line adopted by the voters
and coastal shrub in the Western in November 2000, would require a vote of
Extended PlaIWing Area shall be the pecple of Dublin.
protected wherever possible.
Grassland sites shall be considered The Rmll Residential/Agriculture land use
for development in preference to designation allows only I unit per 100 gross
native shrub and woodland areas. residential acres. Housing opportunities are to
be dire;ted away from the western hills.
Western Extended Planning Area: See Above re Western Extended Planning
Implementing Policy G Area development.
As conditions of development
project approval, require detailed
tree surveys, protection measures
for existing trees to remain, and
replanting of native vegetation.
Extended Planning Area: Achievement of the City's housing objectives
does nc,t require the development oflands
LAND USE AND Guiding Policy A subject to Williamson Act contracts. There
CIRCULATION Lands currently in the Williamson are more dwelling units contained in
Act agricultural preserve can constructed projects since 1999, plus approved
3. PARKS AND OPEN remain as rangeland as long as the or pending development applications, to meet
SPACE ELEMENT: landowner( s) wish to pursue the City's regional housing allocation through
agricultural activities. The City 2006. Additional lands are designated for
does not support the cancellation urban development to meet the City's needs
3.2 Agricultural Open of Williamson Act contracts, over the subsequent decade or more even
Space unless a compelling public interest without the development of Williamson Act
would be served. lands.
Adhere:!lce to this agreement will not
LAND USE AND Guiding Policy B adversely affect the City's ability to
CIRCULATION Requu"e strict adherence to the land acconDnodate its regional housing allocation.
4.SCJICXJLS,PlnBLIC use provisions of the City-County
Annexation Agreement for the
LANDS & UTILITIES Santa Rita Property owned by
ELEMENT: Alameda County Surplus Property
AuthoJity.
4.2 Public Lands
51
CITY OF DUBLIN
HOUSING ELEMENT (1999 2006)
-
General Plan Guiding and Implementing
Element Policies Means of Achieving Consistency
Implementing Policy D The City has incorporated this requirement
Prior to a new development into its development review process and
approval, the applicant shall coordinates its development decisions with the
LAND USE AND demonstrate that capacity will exist provider of solid waste disposal for the region.
CIRCULATION in solid waste disposal facilities for Sufficient service and landfill capacity exists
their project prior to the issuance to serve anticipated resi~ential development
of building permits. through 2006.
4. SCHOOLS, PUBLIC
LANDS & UTILITIES
ELEMENT: Implementing Policy E Any new large-scale project proposed by the
Large-scale projects should be General Plan update will abide by the City's
4.3 Solid Waste required to submit a plan that state-mandated diversion requirements and
demonstrates how they will include mitigation measures to meet these
contribute toward the City's state- requirements.
mandated diversion requirements.
LAND USE AND
CIRCULATION Implementing Policy B
Prior to project approval,
4. SCHOOLS, PUBLIC developers shall demonstrate that
LANDS & UTILITIES adequate capacity will exist in See discussion of Policy 2C above regarding
ELEMENT: sewage treatment and disposal availability of infrastructure and services.
facilities for their project prior to
4.4 Sewage Treatment the issuance of building permits.
and Disposal
Implementing Policy E
LAND USE AND Encourage higher densities and
CIRCULATION mixed-use developments near
major transit lines and transit
transfer points as a means of
5. CIRCULATION & encouraging the use of public
SCENIC HIGHWAYS transit. This type of transit-oriented See discussion of Policy 2C above.
ELEMENT development is especially
encouraged along the Central
5.2 Transit Parkway and near the east Dublin
BART station.
LAND USE AND
CIRCULATION New housing units constructed in the City will
Implementing Policy B
5. CIRCULATION & Exercise design review of all reflect the architectural style of the
neighborhood in which they are constructed,
SCENIC HIGHWAYS projects visible from a designated and any visual impacts to the surrounding
ELEMENT scenic route.
environment will be carefully considered as
part of the approval process.
5.6 Scenic Highways
S2
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
LAND USE AND
CIRCULATION Guiding Policy A Developers will be required to pay the
Continue the City's program of necess~ ry impact fees to offset the costs of
5. CIRCULATION & requiring developers to contribute providing off-site improvements needed to
SCENIC mGHW A Y fees and/or improvements to help serve u~w development. The IncIusionary
ELEMENT fund off-site improvements related Zoning Ordinance allows for the deferral of
to their projects. impact and processing fees under certain
5.7 Financing Road situations for the affordable units.
Improvements
Implementing Policy B
RequiIe preservation of oak
woodlands. Where woodlands
occupy slopes that otherwise could
be graded and developed, pennit See discussion of Land Use Element Policies
allowable density to be transferred related. lreservation of natural features.
to another part of the site. Removal
of an individual oak tree may be
considered through the project
review process.
A voter:;' initiative "Measure M" that was
7. ENVIRONMENTAL Western Extended Planning Area: approved in November 2000 has changed the
RESOURCES Guiding Policy D land use designation in this area to Rural
MANAGEMENT There shall be an emphasis on Residential/Agriculture. Any change to the
preservation of oak woodland in new Urhan Limit Line adopted by the voters
CONSERVATION the Western Extended Planning in November 2000, would require a vote of
ELEMENT Area. Development shall be the peoJ,le of Dublin.
clustered in grassland areas
7.3 Oak Woodlands wherever possible, in order to The Rural Residential/Agriculture land use
protect existing trees. However, as designation allows only I unit per 100 gross
part of comprehensive planning for residental acres. Housing opportunities are to
development in this area, some oak be direc:ed away from the western hills.
woodland may need to be
removed. Removal of oak trees
shall be allowed only after all
feasible site planning efforts have
been made to preserve trees.
Guiding Policy D
Any removed trees shall be See disc'lssion of Land Use Element policies
replaced, and existing trees to related to the preservation of natural features.
remain shall be protected.
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
53
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
All new housing units will not be developed
7. ENVIRONMENTAL in area with Williamson Act
RESOURCES
MANAGEMENT Guiding Policy A See discussion of Park and Open Space
Prevent premature mbanization of Element Guiding Policy A. Additionally, in
CONSERVATION agricultural lands. the Western Extended Planning Area
ELEMENT development is restricted to Rmal
Residential! Agriculture at 1 unit per 100 gross
7.5 Agricultural Lands acres.
7. ENVIRONMENTAL
RESOURCES
MANAGEMENT The Housing Element includes policies for
Guiding Policy A preserving existing neighborhoods and
CONSERVATION Preserve Dublin's historic community character, including historic and
ELEMENT resomces. architectural resomces.
7.6 Archaeological and
Historic Resources
Guiding Policy A
Require open-space management
and maintenance programs for
open-space areas established
through subdivisions and Planned Specific plans and planned development
Development districts. Programs agreements under which most of the future
shall include standards to ensure housing will be constructed include provisions
control of potential hazards, for open-space management and maintenance.
a~opriareseiliacb,and
management of the open space so
7. ENVIRONMENTAL that it produces a positive and
RESOURCES pleasing visual image.
MANAGEMENT
Implementing Policy C The City has adopted standards for
CONSERVATION revegetation of cut-and-fIlI slopes that will
ELEMENT Require revegetation of cut and fill mitigate potential erosion, water quality, and
slopes. safety hazards from such slopes.
7.7 Open Space Implementing Policy D
Maintenance / Require use of native trees, shrubs,
Management and grasses with low maintenance See discussion of Policy C above.
costs in revegetation of cut-and-fill
slopes.
Implementing Policy F
Prolnbit development within
designated open-space areas except No new housing units will be developed
that, which is designed to enhance within designed open-space areas.
public safety and the
environmental setting.
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
54
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing
Element Policies ME!ans of Achieving Consistency
8. ENVIRONMENTAL Guiding Policy A
RESOURCES Geologic hazards shall be The Gt:Deral Plan Land Use, Safety, and
MANAGEMENT mitigated or development shall be ConseIvation elements contain policies to
located away from geologic reduce exposure to hazards and the impact of
hazards in order to preserve life, future development on potentially hazardous
SEISMIC SAFETY AND protect property, and reasonably conditions. The potential presence of such
SAFETY ELEMENT limit the financial risks to the City hazard:; does not create a significant barrier to
of Dublin and other public the de, elopment of a range of housing
8.1-8.2 Seismic Safety, agencies that would result from densities and types to meet the City's regional
Fire Safety, and Flooding damage to poorly located public housing allocation.
facilit ies.
8.1.1 Structural and Grading
Requirements
Guiding Policy A
All stJUctures shall be designed to
the standards delineated in the All new housing units will be designed and
Unifonn Building Code and built in accordance with the City of Dublin's
Dublin grading ordinance. An Unifonn Building Code.
engineering geologist for each
structure for which ground shaking
is a significant design factor shall
establish a "design earthquake."
Guiding Policy E
A fault rupture evaluation, as
outlined in the State of California
for Special Studies Zones (Alquist-
Priolo Act), shall be required for
all development within the Revised
Special Studies Zones as shown on The CilY will implement this requirement of
the Geologic Hazards and state law, but does not anticipate that its
Constraints map, The fault rupture application will impede the development of
evaluation should be conducted high-dmsity multi-family structures to meet
after building sites are specifically the Cit:"sregional housing allocation.
defined. Sites situated outside of
this zone but within the
Preliminary Zones (Slossen 1973)
shall be evaluated if proposed for
multi-family dwellings or for
public or recreational facilities.
8.2.2 Fire Hazard and Fire
Protection
Guiding Policy A All new housing units will be inspected by the
Require special precautions against fire de}: artment and will be developed in
fire as a condition of development accordmce with the City Fire Preventative
approval in the western hills Regulalions.
outside the primary planning area.
55
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Implementing Policy B
A fire protection buffer zone shall
be provided around the perimeter Where new housing units are situated adjacent
of residential development situated to undeveloped open space land a fire
adjacent to undeveloped open protection buffer zone will be incoIporated.
- space land.
Expanded Planning Area
Guiding Policy E
Prepare and implement a plan for Proposed housing units in specific areas could
facilities and personnel at one or possibly be assessed fees by the City for
more fire stations east ofTassajara facilities and personnel at fife stations east of
Road as a condition of Tassajara Road if found necessary by the City.
development approval in the
Eastern Extended Planning Area.
Guiding Policy F
For development in the vicinity of
Schaefer Ranch Road, fire
sprinklers and other measures shall
be provided in proposed structures
as conditions of approval, in lieu of New housing units constructed in this area
fire station improvements. will comply with the fife-sprinkler standard.
However, it is the City's intent that Because this area is designated for lower-
a full fire station shall be provided density single-family homes - the prices of
in the Western Extended Planning which are anticipated to be in the above
Area before any substantial moderate-income range - the cost impact on
development proceeds beyond the housing affordability for low- and moderate-
general vicinity of Schaefer Ranch income households will be negligible.
Road. A fife station site shall be
reserved in the general vicinity of
Schaefer Ranch Road near
Interstate 580.
8.2.3 Flooding
Guiding Policy A
Regulate development in hill areas
to minimize runoffby preserving See above discussion of Land Use and
woodlands and riparian vegetation. Conservation element policies.
Retain creek channels with ample
right-of-way for maintenance and
for maximum anticipated flow.
56
CITY OF DUBLIN
HOUSING ELEMENT (1999-2006)
General Plan Guiding and Implementing ME'ans of Achieving Consistency
Element Policies
Implementing Policy B
Require dedication of broad stream
corridors as a condition of No new proposed housing units will be
subdivision or other development developed along stream corridors.
approval.
Implementing Policy C
Protect riparian vegetation and
prolnbit removal of woodlands
wherever possible. Replant
vegetation according to the See above discussion of Land Use and
standards ofthe Eastern Dublin Conservation element policies.
SpecifIC Plan or other applicable
standards (see also General Plan
Guiding Policy 3.l.A).
Implementing Policy D
Require drainage studies of entire
small watersheds and assurance
that appropriate mitigation See above discussion of Land Use and
measw'es will be completed as Conser ,ation element policies.
needed prior to approval of
development in the extended
planning areas.
Implementing Policy E
Design Dougherty Road New he using units proposed along Dougherty
improvements and adjoining Road ",ill be designed to minimize noise
9. ENVIRONMENTAL residential development for exposw'e in incompliance with policies ofthe
RESOURCES compliance with noise standards. Noise Hement.
MANAGEMENT
Implementing Policy H
NOISE ELEMENT Review all multi-family
development proposals within the New multi-family housing win be required to
projected 60 CNEL contour for incorporate designs and layouts that minimize
compliance with noise standards noise exposure and meet the maximum noise
(45 CNEL in any habitable room) thresho: ds.
as required by state law.
57
APPENDIX A:
CITY OF DUBLIN
HOUSING NEEDS ASSESSMENT REPORT
FOR THE 1999-2006 HOUS;ING ELEMENT
TABLE OF CONTENTS
INTRO DU CTIO N ........... ........... .................. .................. .........................................1
HOUSING NEEDS ASSESSME NT.............................. .........................................2
Population Characteristics.............................................................. ................................. .......... 2
Population Trends .... ........ ...... .... ... ............. ......... .............. ..................................................2
Ethn icity .................... ................................................................. ......... ................ ................. 3
Age of Population..... .............. ........ ........ ..................... ...... ............... ................................... 3
Households.............. ........................................... ..... ........................................................... 4
Household Type and Composition ..... ........ ....................... ............... ......................... .......... 5
Income Characteristics ... ..... ................ ......... ............ ............... ................................. .......... ....... 6
Poverty...... ...... .......... ........ ..... ....... ......... ...................... ..... ............................ .......... ... ......... 8
Employment Trends ....... ......... ...... ..... .......... ..................... ...... ,. ......... ..... ........... ........ ....... ...... 10
Special Needs Groups...... ...... ..... ........... ............... ............ ...... ........... ........... ............ .............. 13
Elderly.... .., ............... ............ ......... .............. ...................... ,.......... ....... ...................... ........ 13
Persons with Disabilities.. ........ ...... .......... ............. ............ ............. .... ......... ...................... 14
Families with Female Heads of Households.....................................................................15
Large Families ........ .............. ..... ...... ........ ........................... ......... ....... ...... ................ ...... .... 15
Farm Workers .................. ........ ..... ........ ........................... ......... ....... ................... ............. 16
Homeless ........ .......... .......... ............. ...... .... ....................... ...................................... .......... 16
Residents of Publicly Assisted Rental Units ..................................................................... 18
Dublin Housing Stock ..... ..................... ....................... ......... ..... ............. ................................... 21
Housing CDmposition .......... ..... ................ ............ ............. ........................................ ........21
Housing Occupancy and Tenure ...................................... ................................................ 23
Age and Condition of Housing Stock ............................................................................... 25
Housing Accommodations. ............ ..... .............................. ................. ...........,.. .................26
Overcrowding ............ ........ ...................... .............. ............ ........... ...... .................. .............26
Housing Costs ................. .......... ..... .................................... ................ ............ .... ... ...... .......28
Homes Prices in Surrounding Areas................................................................................ 32
Income and Affordability....... ......... .... ................................ ................... ............................. 32
Affordability Trends ... ........... ............................................. ................................................ 34
Current and Future Housing Needs......................................... ................................................ 35
Regional Housing Needs Determination ........................... ............................... ................ 35
Future Development Potential...............~................................. ............................................... 36
Areas with Potential for Residential Development............ ...............................................36
Projects Approved and Under Construction...................... ............................................... 44
Areas with re-use potential ............................................... ...............................................44
Infrastructure Capacity...................................................... . .............................................. 45
CONSTRAINTS TO HOUSING AVAILABILITY AND J~FFORDABILlTY...........46
Non-Governmental Constraints ................. ...... ................. .. ........... .................................. 46
Governmental Constraints......................... ........... ............ ............................................... 49
Constraints to Housing Persons with Disabilities.............. ............................................... 55
Environmental Constraints ............ ........ ............................. .......................... ..... ................ 63
ENERGY CONSERVATION OPPORTUNITIES .......... .......................................64
State Building Code Standards.. ............... ......................... ... ............................................64
Design Standards......................................... ...................... ................................ ............... 64
Green Building Princil>les... ........... ..................................... ............................................... 65
List of Tables
Table 1 Dublin Population Growth ...................................................................................................2
Table 2 Dublin and Alameda County Growth Projection 2005-2020..............................................2
Table 3 Comparison of Race and Ehtnicity by City, County, and State Pupulation ........................3
Table 4 Age Distribution (percent) ................... ...................... ....................... ................................... 4
Table 5 Homehold Estimates........................................................... ................................................4
Table 6 Number of Persons Per Household .................................................................................... 5
Table 7 Household Composition by Type (2000)............................................................................. 6
Table 8 Dublin Household Income (1990 and 2001) .......................................................................7
Table 9 Definitions Used for Comparing Income Levels.................................................................. 8
Table 10 Alameda-County Income Limits (2001 )............................................................................. 8
Table 11 Poverty Thresholds (2000)..................................................... ...........................................9
Table 12 Dublin 1990 Poverty Rates .............................................................................................10
Table 13 Major Employers in Dublin (2001 )................................................................................... 12
Table 14 Pattern of Aging of the Dublin Population .......................................................................13
Table 15 State Department of Social Services Licensed Elderly Care Facilities........................... 14
Table 16 Shelters Open to the Residents of Dublin....................................................................... 17
Table 17 Affordable Rental Housing Complexes........................................................................... 19
Table 18 Non-Profit Housing Organizations Interested in Acquiring At-Risk Rental Housing.......21
Table 19 Housing Estimates for the City of Dublin (1990 through 2001) ......................................22
Table 20 Housing Estimates for Alameda County (1990 through 2001) .......................................23
Table 21 Housing Occupancy (2000) ............................................................................................ 24
Table 22 Tenure by Age of Householder (1990) ............................................................................24
Table 23 Homeownership Rates .... ................ ......................................................,........... .............. 25
Table 24 Age of Housing Units ......................................................................................................25
Table 25 Number of Bedrooms Per Housing Units........................................................................ 26
Table 26 Rooms Per Housing Unit (1990) ..................................................................................... 26
Table 27 Persons Per Room in All Occupied Housing Units.........................................................27
Table 28 Overcorwded Housing ............... ..................................................................... ................ 27
Table 29 Rental Rates in Dublin and Surrounding Cities (2001) ................................................... 29
Table 30 Apartment Rental Rates ........................................................................................ .......... 30
Table 312001 Fair Market Rents for Existing Housing in Alameda County.................................. 30
Table 32 Home Prices......................... .............. ........ ........................ ......... .............. ...... .... ............31
Table 33 Previously Owned Homes "For Sale" in Dublin (September 2001) ................................32
Table 34 Median Home Prices for Dublin and Surrounding Areas (June 2001)............................32
Table 35 Number of Household Paying Over 30 Percent of Income on Housing ......................... 33
Table 36 Percent of Income Expended on Housing by Income Group .........................................34
Table 37 Affordablity of Rental Housing in Relation to Income (1990)..........................................34
Table 38 Units Affordable to Lower-Income Households (2000) ................................................... 35
Table 39 Regional Housing Needs Determination (2000) .............................................................36
Table 40 Residential Development Potential in Dublin ..................................................................41
Table 41 Current and Future Residential Projects ........................................................................44
Table 42 Land Costs............. ...... ..... ..... ..... ............... ..... ........ ............ ... ........ ...... ...................... ..... 46
Table 43 Monthly Payment and Total Interest at Various Interest Rates ......................................49
Table 44 Summary of Dublin Zoning Code Requirements ............................................................51
Table 45 Parking Requirements ......................... ........................................................... ................ 54
Table 46 Building and Development Fees Charged by the City and Special District.................... 59
Table 47 Building and Development Fees Charged by the City and Special Distrcits ..................60
Table 48 Application Processing Times.. ........ .......... ......... ........ ........... ........ .......... ................. ......61
CITY OF DUBLIN
APPENDIX A: HOUSING ELEMENT (1999-2006)
INTRODUCTION
The Housing Needs Assessment analyzes population and housing characteristics, identifies special
housing needs among certain population groups, evaluates hou sing conditions, and provides other
important information to support the goals, policies, and prograns t+o meet the needs of current and
future Dublin residents.
The United States Census, completed every ten years, is an important source of information for the
Housing Needs Assessment. Results from the 2000 Census are b~ing released over a two-year period.
At the time this document was prepared, only general populaticn and housing unit information was
available for the City of Dublin. For this reason, 2001 Claritas Demographic Reports were used since
complete information from the 2000 Census is not available. The Claritas Report provides current-
year estimates and five-year projections that track demographic crmnges in the City. It is unlikely that
the conclusions and fmdings in this report will change as a result of new data. The magnitude of the
current housing needs may become more apparent, however, when income, poverty, housing cost,
and other information becomes available. Definitions ofvariolli U.S. Census terms used throughout
this document are provided in Appendix B for clarification purposes.
The Needs Assessment is organized into three sections. The first section focuses on demographic
information, such as population trends, ethnicity, age, household composition, income, employment,
housing characteristics, general housing needs by income, and housing needs for specialized
segments of the population. This fITst section outlines the characteristics of the community and
identifies those characteristics that may have significant impacts on housing needs in the community.
This section identifies the City's resources, historic developmen1 patterns, and housing opportunities.
It also discusses the City's existing housing stock and potential areas for future housing development.
The next section discusses the governmental and non-governmental constraints to housing
development in Dublin. The City has planning, zoning, and building standards that guide and affect
residential development patterns and that influence housing avaihbility and affordability. In addition,
there are environmental and housing market conditions thLt affect the location, availability,
affordability, and type of housing that is constructed in Dublin. The "non-governmental" influences
include such factors as the availability and cost of financing, land, and materials for building homes;
natural conditions that affect the cost of preparing and developiIJ g land for housing; and the business
decisions of individuals and organizations in home building, fiIJance, real estate, and rental housing
that impact housing cost and availability.
The final section of the Needs Assessment discusses opportunities for energy conservation, which can
reduce costs to homeowner and infrastructure costs to the City. With a reduction in basic living costs
through energy savings, more households will be better able to afford adequate housing.
A-1
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
HOUSING NEEDS ASSESSMENT
POPULATION CHARACTERISTICS
Population Trends
Since incorporation in the early 1980s, Dublin's population has more than doubled and has outpaced
population growth countywide each decade. Since 1990, the City's population has increased about 29
percent, over twice the growth rate (13 percent) for Alameda County. According to the 2000 U.S.
Census, the City's population was 29,973 (Table 1). The California Deparbnent of Finance estimated
the City's population at 32,570 as of January 2001. The Department of Finance estimate is based on
housing permit data and may overstate the actual population as of that date.
Table 1
Dublin Population Growth
1983* 1990 2000 2001 Percent
Change
Dublin City 14,350 23,229 29,973 32,570 29%
Alameda 1,151,800 1,279,182 1,443,741 1,479,054 13%
County
Source: 1990 and 2000 U.S. Census Data, California Department of Finance.
*First year after City's incorporation for which data is available.
The Association of Bay Area Governments (ABAG) projects an increase in the City's population of
]22 percent between 2000 and 2020. Alameda County's population is projected to increase by 16
percent during this same 20-year period (Table 2).
Table 2
Dublin and Alameda County Growth Projection 2005-2020
2005 2010 2015 2020
Dublin* 38,500 46,300 53,500 62,400
Alameda County 1,539,600 1,581,200 1,605,800 1,634,600
Source: Association of Bay Alea Governments, ~ectiollS
2000.
* Includes City Sphere oflnfluence
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Ethnicity
The 2000 Census reported that over 60 percent of Dublin residents identified themselves as White.
Fourteen percent of Hispanic Origin, 10 percent Black, 10 percmt Asian/Pacific Islander, 3 percent
two or more races, 1 percent Native American, and less than 1 percent Other. There has been a slight
shift in the racial composition of the City since the 1990 Census. In 2000, there were fewer self-
identified White residents and more residents of Asian/Pacific Islander and Hispanic or Latino Origin.
Table 3 compares ethnicity on a citywide, countywide, and statewide basis.
Table 3
Comparison of Race and Ethnicity* by City, Courty, and State Population
Race and Dublin Dublin Alamnda County California
Ethnicity 1990 2000 2000 2000
White 72% 62% 41% 47%
Black 11% 10% 15% 6%
Native American 1% 1% <1% 1%
AsianlPacific 6% 10% 21% 11%
Islander
Other Race <1% <1% <1% <1%
Two or More -- 3% 4% 3%
Races**
Hispanic or Latino 10% 14% 19% 32%
Origin
Soun:e: 1990 and 2( 00 U.S. Census Data.
* Race and ethnicity are based on sel f-identification of respondents to the Censm.
**This is a 2000 Census Category only.
Age of Population
The age distribution in Dublin is somewhat different from Alameda County as a whole, with non-
elderly adults comprising a larger share of the City's population, and seniors and children comprising
a slightly smaller share (Table 4). Since 1990, there has been little change in the age composition of
Dublin residents, except for an increase in the percentage of adults aged 35 to 54. The most
significant difference in age distribution between the citywide md countywide populations is that
over twice the percentage of residents countywide are ages 65 or older.
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 4
Age Distribution (percent)
Dublin Dublin Alameda County California
Age 1990 2000 (2000) (2000)
0-19 25% 24% 27% 30%
20-34 36% 28% 24% 22%
35-54 31% 37% 31% 29%
5~ 5% 7% 8% 8%
65+ 3% 5% 10% 11%
Median Age N/A 34 34 33
Source: 1990 and 2000 v.s. Census Data.
Households
The number of households in Dublin increased by 37 percent, from 6,802 to 9,325, between 1990 and
2000. The number of households has increased more rapidly than has the population, indicating a
decrease in the average household size. The Census Bureau reported that, since 1990, the average
household size in Dublin has decreased from 2.86 to 2.65, consistently. This trend is consistent with
the increase in the percentage of older adults with smaller households compared to younger family
households, which are more likely to have children and larger household sizes.
ABAG projects that over the next 20 years the number of households is expected to increase by 128
percent (Table 5). However, the average household size in Dublin is projected to decrease slightly
between 2005 and 2020, while the average household size countywide is also projected to decrease
slightly.
Table 5
Household Estimates
2005 2010 2015 2020
Households
Dublin. 12,440 15,330 17,160 19,260
Alameda C01Ulty 543,400 562,010 578,540 595,400
Persons per Household
Dublin. 2.71 2.71 2.70 2.69
Alameda County 2.77 2.77 2.76 2.75
Sources: Association of Bay Area Governments, Projection
2000.
* Including City Sphere of Influence
A-4
CITY OF DUB LI N
HOUSING ELEMENT 1999-2006
Household Type and Composition
Further insight into the characteristics of the City's populatiol can be gained by examining the
composition of the household population, such as the proportion of families with children, single
adults, and single parents.
Dublin's population increased at a slower rate than did the number of households during the 1990s
due to decreasing household sizes. While the population increased by 29 percent, from 23,229 to
29,973, the number of households increased by 37 percent from 6,802 to 9,325. Table 6 shows that
of the 6,802 households, the highest percentages consisted of two- to four-person households (1990
Census), whereas in 2001, the highest percentages of hous,~holds were one- and two-person
households.
Table 6
Number of Persons per HOUSl3hold
Dublin Dublin Alameda County
1990 2001 (1990)
1 Person 13% 27% 27%
2 Persons 32% 29% 31%
3 Persons 20% 19% 17%
4 Persons 19% 15% 14%
5 Persons 8% 6% 6%
6 Persons 3% 2% 3%
7+ Persons 1% 1% 2%
Source: 1990 U.S. '~ensllS Data and Clarita. Inc., Demographic
Report 2001.
Household composition is determined not only by the number of people per household, but also by
the type of household. Table 7 shows household composition by type. The 2000 U.S. Census
reported that 70 percent of all households were family households and of that, 57 percent were
married-couple households; this is 10 percent higher than cOUJJtywide. The percentage of single-
mother households and non-family households is greater countywide than citywide.
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 7
Household Composition by Type (2000)
Household Type Number of Households 0/0 of People
City County City County
Households
Married couple families 5,310 245,766 57% 47%
Other family, male householder I 343 25,444 4% 5%
Other family, female householde? 852 67,886 9% 13%
Non-family households 2820 184,270 30% 35%
Total 9,325 523,366 100% 100%
Source: 2000 V.s. Census Dala.
I Male Householder is a male maintaining a household with no wife oflhe householder present.
2 Female Householder is a female maintaining a household with no husband of the householder present.
INCOME CHARACTERISTICS
Table 8 shows that median income level in Dublin increased by 44 percent between 1990 and 2000,
from $53,710 to $77,283, based on the 1990 and 2000 U.S. Census. According to the 2001 Claritas
Demographic Report, the average income levels in this area are expected to increase by another 25
percent over the next five years, from $99,634 to $124,152. The rate of increase in household
incomes is higher than the countywide increase, and suggests that new residents moving into Dublin
have incomes primarily above the countywide median.
A comparison of 1990 and 2000 Census data indicates that the median household in Dublin continues
to greatly exceed the median income countywide. The median household income in Dublin as
percent of the median household income countywide dropped slightly, while the median family
income increased slightly. In 1990, about 20 percent of Dublin households had very low or low
incomes, while nearly 63 percent had above moderate incomes. By 2000, about 22 percent of Dublin
households had very low or low incomes, while 60 percent had above moderate incomes. These
smaIl changes in the percent of households by income level are consistent with the changes noted
above in median household income. Countywide, approximately 40 percent of households had very
low or low incomes and approximately 40 percent had above moderate incomes.
A-6
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 8
Dublin Household Income (1990 and 2000)
Percent of Income Levels Percent of Income Levels
Income Households Household
(1990) (1990)* s (2000) (2000)*
Under $10,000 3% Very Low-Income 1%
$10,000 - $14,999 3% (up to $18,772) 2% Very Low-Income
$15,000 - 19,999 3% 8% 2% (up to $27,973)
$20,000 - $24,999 5% Low-Income 3% 10%
$25,000 - $29,999 6% ($18,773 - $30,035) 3%
12%
$30,000 - $34,999 5% ~oderate-Income 4% Low-Income
$35,000 - $39,999 6% ($30,036 - $45,052) 3% ($27,974 - $44,746)
$40,000 - $44,999 6% 17% 4% 12%
$45,000 - $49,999 7% 3% ~oderate-Income
$50,000 - $59,999 7% Above ~oderate- 8% ($44,747 - $67,135)
$60,000 - $74,999 7% Income 16% 18%
$75,000 - $99,999 18% ($45,053 or more) I 19% Above ~oderate-
$100,000 - $149,999 21% 63% i 22% Income
($67,136 or more)
$150,000 or more 3% ll% 60%
Dublin 1990 Alameda County Dublin Alameda County
2000
Census 1990 Census Census 2000 Census
Median Household Income $53,710 $37,544 I $77,283 $55,946
Median Family Income $55,924 $45,037 $83,123 $65,857
Per Capita Income $17,056 $17,547 $29,451 $26,680
Source: 1990 and;OOO u.s. Census Data.
· As a percentage of the Alameda County median household income as repon ed by the U.S. Census Bureau in 1990 and
2000.
The U.S. Department of Housing and Urban Development (HUD) established four income categories
that are typically used for comparative purposes and are based on a percentage of the county median
income and adjusted for household size (Table 9). These categories are referred to as ''very low-
income," "low-income," "moderate-income," and "above-modenlte-income." The median income on
which these four categories are based represents the mid-point at which half of the households earn
more and half earn less. In a normally distributed population (that is, one not skewed to either end of
the income scale), approximately 40 percent of the population Wlll have income within the very low-
and low-income ranges, about 20 percent within the moderate-inGome range, and about 40 percent in
the above moderate-income range.
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 9
Definitions Used for Comparing Income levels
V Low- Income
Low- Income
Moderate- Income
Above-Moderate- Income
Source: HUD Income Limits 2001.
Another measure of changes in estimated income is the annual release of income limits prepared by
HOD and adopted by the State of California for determining eligibility for participation in various
housing programs. These limits define the dollar amount of each of the four income levels discussed
previously (very low, low, moderate, and above moderate) based on a percentage of the estimated
median income for the cOlmty in which the jurisdiction is located. Although these income limits are
not based on actual surveys of local incomes, the annual changes can show trends in estimated
changes among different regions of the state. The income guidelines are adjusted for household size.
For example, for a family of four, the median income was estimated to be $80,100 in Alameda
County in 2003. (The federal government does not provide income guidelines or estimates for
Dublin). Thus, a "low-income" household of four has a higher income than a "low-income"
household of two. Income limits for households in 2003 are shown in Table 10.
Table 10
Alameda County Income Limits (2003)
Extremely Very Low- Low-Income Moderate
Household Low-lncome Income (80% of Median Income
Size (30'Y. of (50% of Income (120 % of
MedIan) Median) Median) Median)
1 Person $16,800 $28,050 $44,850 $56,050 $67,250
2 Persons $19,200 $32,050 $51,250 $64,100 $76,900
3 Persons $21,650 $36,050 $57,650 $72,100 $86,500
4 Persons $24,050 $40,050 $64,100 $80,100 $96,100
5 Persons $25,950 $43,250 $69,200 $86,500 $103,800
6 Persons $27,850 $46,450 $74,350 $92,900 $111,500
7 Persons $29,800 $49,650 $79,450 $99,300 $119,150
8 Persons $31,700 $52,850 $84,600 $105,750 $126,850
Source: HUD, March 2003.
Poverty
The poverty rate is a federally defined level of income for minimum subsistence. The overall poverty
rate and differences in the poverty rate among subgroups of the population provide additional clues
about the incomes of Dublin residents relative to other communities and characteristics of households
with the greatest financial needs. The dollar threshold for poverty is adjusted for household size and
A-a
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
composition. Table 11 provides poverty thresholds for the year :lOOO (the most recent year published
on the Census Bureau's web site) for several types of households.
Table 11
Poverty Thresholds (2000)
Single Person 65+ $8,259 Two Adults, One Child $13,861
Single Person Under 65 $8,959 One Adult, 'Three Children $17,524
Two Persons 65+ $10,409 Two Adult!, Two Children $17,463
Two Persons Under 65 $11,531 One Adult, Four Children $20,236
One Adult, Two Children $13,874 Two Adults 'Three Children $20,550
Somce: 2000 u.s. Census Data.
The most recent 2000 Census information released shows 3 percent of the City's population had
incomes below the federally defmed poverty level; this is 1 percent less than the 1990 Census
reported. By comparison, approximately I I percent of the County's population was below the
poverty level; this was the same percentage reported in the 199(' Census. There were 42 (7 percent)
female-headed households With children under 18; this was also the same percentage reported in the
1990 Census. In 2000, 508 persons (3 percent) 18 years and ov,~r were below the poverty level; this
represents the same percent of persons below the poverty level in 1990. The 2000 Census indicated
that persons 65 years and over had a 3 percent poverty rate; tllis is 3 percent lower than the 1990
Census.
Poverty rates listed in Table 12 are based on persons for whom the poverty status is determined and
does not reflect persons who live in-group quarters. Therefore, this report does not reflect 100
percent of the population. The following poverty rate statistics are all based on 1990 U.S. Census
information due to lack of 2000 U.S. Census information. The highest rate of poverty (15 percent)
was recorded among minority households that characterized theiI racial/ethnic background as "Other"
in the 1990 Census. About 10 percent of Hispanics were impoverished, and 9 percent of both Native
Americans and Asian/Pacific Islander were impoverished.
A-9
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 12
Dublin Poverty Rates (1990)
Group Above Poverty Level Below Poverty Level Poverty Rate
Elderly (65 years +) 692 41 6%
Non-Elderly 17,267 753 4%
(everyone under 65
years of age)
Children 4,683 347 7%
Adults 13,276 447 3%
(18-64 years of age)
Single-Mother Families 453 36 7%
(no husband present)
Single-Father Families 152 0 0%
(no wife present)
Married Couple 2,388 64 3%
Families
Black 436 7 2%
Asian/Pacific Islander 1,230 124 9%
Hispanic 1,564 178 10%
Native American 164 16 9%
Other 414 85 17%
White 15,715 562 3%
Total Population 17,959 794 4%
Somcc: 1990 u.s. Census Data.
EMPLOYMENT TRENDS
Local employment trends provide an indicator of the type of jobs and associated income levels that
can be expected in the future and the potential impact of those jobs on future housing demand.
ABAG's employment projections for Alameda County conclude that the Tri-Valley area (Dublin,
Livermore, and Pleasanton) will capture 31 percent of overall county job growth between 2000 and
2010. By 2020, general service jobs are expecting a 42 percent increase, wholesale trade jobs are
expecting a 35 percent increase, and high technology jobs are expecting an increase of 30 percent by
2020. Between 2000 and 2020, Alameda County will gain almost 43,000 more jobs than employed
residents. The imbalance between jobs and housing in the Tri- Valley could also increase.
According to the California Employment Development Deparbnent (EDD), the City of Dublin had a
3 percent unemployment rate in September 2001- about 390 persons ofa total labor force of 12,910
people. The unemployment rate for the City is lower than the countywide rate (5.5) and reflects the
general statewide trend of lower unemployment since the early I 990s. In 1990, the City had an
unemployment rate of 2.3 percent, compared to the County's unemployment rate of 4 percent
Unemployment rates are cyclical and depend on overall economic trends within the region, state, and
nation. Unemployment among Dublin residents, however, has historically been significantly less
than countywide and statewide levels.
A-10
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
The 1990 Census shows that most Dublin residents were employed in technical, sales, and
administrative support (38 percent of employed residents), and managerial and professional specialty
occupations (31 percent). Table 14 lists existing and future major employers throughout Dublin.
Census data on employment in Dublin from the year 2000 was not available at the time the Housing
Element was prepared. However, an analysis of major employers in Dublin in 2001 (Table 14)
suggests that the composition of employment locally is similar to that of 1990, with an emphasis on
technical/professional jobs and retail and service jobs to support the needs of the local/regional
population. Several of the major employers are public agencies. According to the California
Employment Development, the average wages o(most jobs commonly associated with the employers
listed in Table 13 are below the median income for Alameda Comty. The following list is a sample
of such jobs:
Sales Managers:
Financial Managers:
Engineering Managers:
Accountants and Auditors:
Financial Analysts:
Computer Programmers:
Computer Software Engineers, Applications:
Computer Support Specialists:
Post-Secondary School Teachers:
Secondary and Elementary School Teachers:
Preschool Teachers:
Registered Nurses:
Licensed Vocational Nurses:
Nursing Aides, Orderlies, and Attendants:
Security Guards:
Managers of Food Preparation and Serving Workers:
Food Preparation Workers:
Waiters and Waitresses:
Maids and Housekeeping Cleaners:
Landscaping and Groundskeeping Workers:.
Child Care Workers:
Personal and Home Care Aides:
Retail Salespersons:
Bookkeeping, Accounting, and Auditing Clerks:
Customer Service Representatives:
Receptionists and Information Clerks:
Executive Secretaries and Administrative Assistants
Carpenters:
Electricians:
Maintenance and Repair Workers, General:
Truck Drivers, Heavy and Tractor-Trailer:
$ 95,6n
$ 85,70J
$104,99'7
$ 53,18:!
$ 60,87J
$ 67,806
$ 85,279
$ 48,24:~
$ 75,000
$ 51,65l
$ 23,30:!
$ 67,28'7
$ 42,43'7
$ 23,729
$ 21,790
$ 28,256
$ 18,286
$ 14,93B
$ 18,21 I
$ 27,00l
$ 20,58:!
$ 20,70~)
$ 23,85'7
$ 35,424
$ 32,97'7
$ 24,78l
$ 39,83:~
$ 46,919
$ 65,436
$ 36,44~;
$ 38,45'7
A-11
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 13
Major Employers in Dublin (2001)
Company Product/Service Employees
Largest firms in the community
Pacific Bell-Advanced Solution Internet Services 600+
MircoDental Laboratories Lab Processing 550
E-Loan, Inc. Financial Services 395
Zeiss Humphrey Systems Medical Devices 360
Smithkline Beecham Laboratories Lab Processing 300
Franklin Resources Financial Services 200
EMC Corporation Info. Storage Devices 170
Shamrock Ford-Auto Nation Auto Sales 155
Target General Merchandise 150
Mervyns General Merchandise 150
Regal Cinemas Theater 150
Dublin Auto Center Auto Sales 142
Crown Chevrolet Auto Sales 110
SuperGen Bio-Medical Research 100+
Simpson Manufacturing Construction Materials 100+
Quintus Corporation Computer Software 100+
Old Navy General Merchandise 100
Blaze Network products Communications 100
Oliver de Silva Contracting 100
Businesses moving to Dublin 2001/2002
Sybase Corporation Computer Software 1,000
Home Depot Expo Design Center Home Furnishings 150+
Safeway Grocery Store 100+
Government Jobs
Alameda County Government 700+
Dublin Unified School District Government 350+
United States Government Government 300+
City of Dublin Government 163
Dublin San Ramon Services District Government 86
Soun:e: City of Dublin 2000 Comp~hensive Annual Financial
Report.
A-12
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
SPECIAL NEEDS GROUPS
Elderly
As in many well-established suburbs, the numbers and percentages of the elderly population remain a
significant part of the local population. Table 14 compares the number of older adults in 1990 and
2000 in Dublin. The elderly population is increasing faster than is the total population, as the
percentage of the population represented by persons 65 years cf age or more has increased by 44
percent since 1990. If this trend continues, Dublin will need to plan for a larger number and variety
of housing alternatives that address the changing needs of oldel adults as they become less able to
function fully independently.
Table 14
Pattern of Aging of the Dublin Population
1990 2000 Percent Change
Total Population 23,229 29,973 23%
Population 55+ 2,271 3,394 33%
Population 65+ 780 1,381 44%
Source: 1990 and 2100 U.S. Census Data.
In 1990, the incidence of poverty was higher among the population over 65 years of age (6 percent)
than it was for the population between the ages of 18 and 64 (4 percent). According to the Claritas
2001 Demographic Report, approximately less than 1 percent of the population over 65 years of age
was impoverished. This change could be explained in that mos1 of growth in the senior population
since 1990 has come from the aging of older households, which lad higher incomes at the time they
moved to Dublin.
Tenure is important when analyzing the needs of seniors. Older ldults tend to have the highest rates
of homeownership of any age group. In Dublin, the proportion of senior households living in owner-
occupied housing was 83 percent according to the 1990 Cens JS, while 17 percent were renters.
Although seniors represent about 10 percent of the population, they comprise 24 percent of all
homeowners
One common special need for a growing portion of the elderly is for assisted living facilities that
combine meal, medical, and daily living assistance in a residential environment. Four State
Department of Social Services-licensed elderly care facilities provide services in Dublin. C & M
Guest Home (capacity 6), C & M Guest Home II (capacity 6), God Sent Care Center II (capacity 6),
and Shamrock Residential Care Home (capacity 6) each offer assisted-living services in a residential
home setting (Table 15).
A-13
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 15
State Department of Social Services Licensed Elderly Care Facilities
Type of Facility Name Address License Status Number of Beds
Residential Care C&M Guest Home 8474 Wicklow Licensed 6
Home Lane
Residential Care C&M Guest Home 8217 Locust Place Licensed 6
Home #2
Residential Care God Sent Care 7628 Ironwood Licensed 6
Home Center II Drive
Residential Care Shamrock 8757 Shamrock Licensed 6
Home Residential Care Place
Home
SoID'CC: California Care NetWork, 2001.
The facilities listed above are primarily institutional care facilities. Many of the seniors who might
consider selling their homes are YOlmger, active seniors who do not yet require institutional nursing
care. There is a need in the community to provide high-quality independent-living senior housing
that provides on-site nursing care and individual living units. Because many seniors desire to
"downsize" when they move, these senior housing developments will necessarily be higher-density
projects with on-site supportive services. An increase in this type of available housing for seniors
makes it possible for them to sell their homes and remain in the community.
Persons with Disabilities
Approximately 13 percent of the City's non-institutionalized residents have physical conditions that
affect their abilities to live independently in conventional residential settings in 2000. These
individuals have mobility impairments, self-care limitations, or other conditions that may .require
special housing accommodations or financial assistance. Individuals with such disabilities can have a
number of special needs that distinguish them from the population at large.
. Individuals with mobility difficulties (such as those confined to wheelchairs) may require
special accommodations or modifications to their homes to allow for continued independent
living. Such modifications are often called "handicapped access."
· Individuals with self-care limitations (which can include persons with mobility difficulties)
may require residential environments that include in-home or on-site support services,
ranging from congregate to convalescent care. Support services can include medical therapy,
daily living assistance, congregate dining, and related services.
· Individuals with developmental disabilities and other physical and mental conditions that
prevent them from functioning independently may require assisted care or group home
environments.
· Individuals with disabilities may require financial assistance to meet their housing needs
because a higher percentage have lower income than the population at large, and their special
housing needs are often more costly than conventional housing.
An objective for most persons with disabilities is to live independently. This objective may not be
possible for many individuals due to financial, physical, or other reasons. Some people with mobility
and/or self-care limitations are able to live with their families to assist in meeting housing and daily
living needs. A segment of the disabled population, particularly low-income and retired individuals,
A-14
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
may not have the financial capacity to pay for needed accommodations or modifications to their
homes. In addition, even those able to pay for special housing accommodations may find them
unavailable in the City. Although Census data on income by di:;ability is not specifically available,
the presence of various types of physical and developmental conditions often creates challenges to
achieving full employment in higher-paying careers.
Disabled persons often require special housing features to accommodate physical limitations. Some
disabled persons may have financial difficulty due to the cost of having their special needs met, or
due to difficulty in finding appropriate employment. Although California Administrative Code Title
24 requires all. public buildings be accessible to the public through architectural standards such as
ramps, large doors, and restroom modifications to enable handicap access, not all available housing
units have these features. According to 1990 Census data, there were approximately 510 non-
institutionalized disabled persons over age 16 in Dublin.
According to the 2000 Census, 2,023 (12 percent) persons bttween the ages of 21 and 64 had
mobility and/or self-care limitations in Dublin. Many persons with disabilities can benefit from a
residential environment that provides supportive services in a group setting.
Families with Female Heads of Households
Most female-headed households are either single elderly wome1 or single mothers. Traditionally,
these two groups have been considered special-needs groups because their incomes tend to be lower,
making it difficult to obtain affordable housing or because they have specific physical needs related to
housing (such as child care or assisted living support). Single mothers in particular tend to have
difficulty obtaining suitable, affordable housing. Such households also have a greater need for
housing with convenient access to child-care facilities, public transportation, and other public
facilities and services.
The 2000 Census results state that of the 9,325 households in the City, 852 are female-headed
households, or 9 percent oftht: total households in Dublin. Accmding to the 1990 Census, there were
489 female-headed households, of which 36 were classified as living below the poverty level. These
36 households account for 7 percent of the total female householders. It may be assumed that most of
these households are overpaying for housing (i.e., more than ::;0 percent of their income), or are
experiencing other unmet housing needs. As a result of poverty, female heads of households often
spend more on immediate needs, such as food, clothing, transportation, and medical care, than they
do on home maintenance, which results in living units falling into disrepair.
Large Families
Large families are defined as households of five or more related individuals. In Dublin, there were
873 households of five or more persons in 1990 (1990 Census). Large families comprised
approximately 98 percent of these households, while non-families represented 2 percent (1990
Census). There were 539 (67 percent) owner-occupied households of five or more persons and 271
(33 percent) renter-occupied households of five or more persons in 1990 (1990 Census). According
to the Claritas report, five or more persons occupied approximately 10 percent of the households in
2001. Large families often face special challenges in the housing market because they need to find
housing of sufficient size (three or more bedrooms) and do nol always have sufficient income to
purchase or rent such housing. No specific information was avail able on the income of large families
relative to housing payments to determine if there is a significant problem of overpayment of housing
costs by low-income large families. However, the 1990 Census reported 176 overcrowded
households who could potentially be large families based on the definition of overcrowding (See
"Overcrowding" section below).
A-15
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Farm Workers
Dublin is not an agricultural area, and there are few sites left in the City that have active agricultural
uses as the primary land use. Therefore, the likelihood of special farmworker housing needs is
extremely low. According to the 1990 Census, 90 persons (less than 1 percent) were employed in
farming, forestry, and fishing occupations of a total labor force of 10,935. The California
Employment Development Department includes farm workers, nursery workers, delivery truck
drivers for produce and flower horticulturists, landscapers, tree trimmers, and lawn gardeners in this
category. Given Dublin's location in an urban region, it is likely that few, if any, of these
"farmworkers" are employed in crop production or harvesting.
Homeless
Homelessness is caused by a number of social and economic factors, including a breakdown of
traditional social relationships, unemployment, shortage of low-income housing, and the
deinstitutionalization of the mentally ill. A homeless person lacks consistent and adequate shelter.
Homeless persons can be considered resident (those remaining in an area year-round) or transient.
Emergency and transitional shelters can help to address the needs of the homeless. Emergency
shelters provide a short-term solution to homelessness and involve limited supplemental services. In
contrast, transitional shelters are designed to remove the basis for homelessness. Shelter is provided
for an extended period of time, and is combined with other social services and cmUlseling, to assist in
the transition to self-sufficiency.
The nature of the homeless population makes exact counting difficult. The 1990 Census found no
"visible" persons living on the streets and no people in homeless shelters. Census counts are not
generally accepted as an accurate reflection ofhomelessness. Because the homeless move around and
are not always visible on the street, it is difficult to get an accurate count of homeless persons in a
community.
There are no homeless facilities or supportive service providers in Dublin. There are no social or
commercial services that would tend to attract homeless individuals. Nevertheless, there may be
Dublin residents who would need homeless services in the future due to income, domestic problems,
mental condition, or substance abuse.
However, there are a number of public service organizations and agencies in the County of Alameda
that offer shelter, counseling, or other services for the homeless, abused, or elderly (fable 16).
According to one social service agency (HOPE) located in Livermore, they provide medical and
social service cOlUlseling once a week to anyone who needs it. Since September, they have provided
services to approximately 60 people, and between 5 and 6 of those persons were possibly from the
City of Dublin. The agency has plans to expand to Pleasanton and possibly to Dublin in the future,
but there are no set plans for Dublin at this time.
Additionally, the City of Dublin has contributed $43,736 in CDBG funds to the Tri Valley Haven's
Homeless Shelter, which serves the Tri Valley Area. The City has agreed to provide funding during a
ten-year period commencing with CDBG fimds for the 2002- 2003 fiscal year.
A private program operated by the Home Building Association of Northern California, HomeAid
America, was founded in 1989 as a non-profit organization by the Building Industry Association of
Southern California (BWSC). Home-Aid provides shelter beds for tem~rarily homeless individuals
and families.
A-16
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 16
Shelters Open to the Residents of Dublin
Shelter Name Maximum Type of Shelter Intake City
Capacity I
Human Outreach 68 Single men only M-I, after 4 pm Hayward
Agency (must get referral
from Social
~,ervices )
Emergency 64 Battered or 11-4, 7 days a Hayward
Shelter Program homeless women; week
single or with
children
FESCO 66 Adults and 9-5 hy interview, Hayward
children 7 dlYS a week
South County They serve 25 Mentally disabled By ~ppointment Hayward
Homeless Project people on a 90-day or dual diagnosis. The criteria are
program at this Single men and that the persons
facility. Their city women. must be from
ofresidt:nce is Alameda County.
confidt:ntial
infOTJrultion.
Tri-Valley Haven This facility Whole families 9-5pm Livermore
Homeless Shelter provides shelter
for up to 80
People.
Shepard's Gate 84 Single women or M-F, l0-4pm Livermore
women with
children
Family Crisis This facility is a Single women or 12-5pm Livermore
Center food bmlk that adult( s) with
provides lood for children
approximately 65
people. The
family's city of
residence is not
known.
San Leandro 49 Single women or M-F,12-2pm San Leandro
Shelter for women with
Women and children
Children
Source: AJameda-Conb'a Costa Tri-Valley DiRCtory, Assisted
Housing, 1999.
A-17
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Residents of Publicly Assisted Rental Units
Over the past several decades, hundreds of thousands of affordable rental housing units have been
constructed in California with the assistance of federal, state, and local funding (loans or grants) that
restricted rents and occupancy of units to low-income households for specified periods of time. Once
the period of rent/occupancy expires, a property owner may charge market rents. Low-income
occupants are often displaced when rents rise to market levels. The Housing Element must identify
any such publicly assisted rental units eligible for conversion and include a program to address their
preservation, if possible. Dublin contains no such assisted rental housing development.
The inventory of assisted units includes a review of all multi-family rental units under federal, state,
and/or local programs, including HUD programs, state and local bond programs, redevelopment
programs, and local in-lieu fees (inclusionary, density bonus, or direct assistance programs). The
inventory also covers all units that are eligible for conversion to non-low-income housing units
because of termination of a subsidy contract, mortgage prepayment, or expiring use restrictions
(Table 17).
The California Housing Partnership Corporation provides an inventory of federally subsidized rental
units at risk of conversion. The 2000 update, which identifies units at risk through the year 2020,
identifies no HUD-assisted multi-family housing development with Section 8 contracts at-risk. In
addition, there are no units with State and/or local subsidies at-risk of losing affordability controls
during the next ten years.
A-18
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
With regard to Section 8 projects, the property owner can opt to terminate the Section 8 contract
(opt-out), or renew the contract for another five years. The primary incentive for Section 8 property
owners to opt-out is the higher rent that would be paid for these units at market value.
For the property owner to successfully opt-out of the Section 8 contract, the owner must satisfy
certain procedural requirements. A Notice of Intent (NOI) that indicates the owner's intention to
convert the units to market rate must be filed with HUD one year before the termination date.
Failure to file an NO! within the specified timeframe, or follow the other procedures to opt-out of the
Section 8 contract, results in an automatic contract rollover for five years.
Upon filing of an NOI, HUD may offer several incentives to property owners to remain in their
contracts, including refinancing the property mortgage and establishing higher rents charged for the
projects.
Pursuant to Section 65863.10 of the Government Code, the property owner of a Section 8 contract
must also provide six months advanced notification to each tenant household if the property owner
intends to terminate the Section 8 contract. The notice must indicate the anticipated date of
conversion and the anticipated rent increase, the possibility of remaining subsidized, the owner's
intentions, and the appropriate contacts for additional information. The property owner must also
send a copy of the statement to the City or County where the property is located, to the appropriate
local housing authority, and to the Department of Housing and Community Development. The
statement must indicate the number, age, and income of affected tenants, the type of assistance, and
the owner's plans for the project.
There are several non-profit organizations active in the region that have the managerial capacity to
own and manage Section 8 housing and have expressed an interested in being notified of the
availability of assisted rental housing. Table 18 lists these organizations.
A-20
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 18
Non-Profit Housing Or9anizations Interested in Acquiring At-Risk Rental Housing
ACLC Inc. 42 N. Sutter Street, Suite 206 Stockton
Affordable Housing Associates 1250 Adison Street, Suite G Berkeley
Bridge Housing Corporation One Hawthorne, Suite 400 San Francisco
C. Sandidge and Associates 143 Scotts Valky Hercules
Christian Church Homes of Northern CA, 303 Hegenberger Road, Suite 201 Oakland
Inc.
Community Housing Developer, Inc. 255 N. Market Street, ~;uite 290 San Jose
Community Housing Development Corp. 1452 Filbert Street, P.O. Box 1625 Richmond
Community Housing Opportunities Corp. 1490 Drew AVL Davis
East Bay Asian Local Development Corp. 310 Eighth Street, Suite 200 Oakland
Eden Housing, Inc. 409 Jackson St. Hayward
Eskaton Properties, In<:. 5105 Manzanita p..ve. Cannichae1
Foundation for Affordable Housing, Inc. 2847 Story Road. San Jose
O_P.E.N. Inc. P.O. Box 4303'1 Oakland
Oakland Community Housing, Inc. 405 14th Street, Suite 40 Oakland
Pacific Community Services, Inc. 329 Railroad Ave., P.O. Box 1397 Pittsburgh
Phoenix Programs, Inc. 1875 Willow Pass Road, Suite 300 Concord
Resources for Community Development 2131 University A ve., ~:uite 224 Berkeley
Richmond Neighborhood Housing Service, 500 South 15th St'eet Richmond
Inc.
Rubicon Programs, Inc. 2500 Bissell Av~. Richmond
Rural CA Housing Corp. 2125 19th Street, Suite 101 Sacramento
Satellite Senior Home:; 2526 Martin Luther Kin~ Jr. Way Berkeley
Senior Housing Foundation 1788 Indian Wells Way Clayton
Vallejo Neighborhood Housing Services, 610 Lemon Strel~t Vallejo
Inc.
Soun:e: CA Housing and COIIDDWlity Development
Department, Septer1ber 2001.
DUBLIN HOUSING STOCK
Housing Composition
In 2000, over half of the City's housing units were single-family detached homes (59 percent).
Multi-family housing in buildings of five or more units represented another third (30 percent) of the
housing stock. The remainder consisted of single-family attach::d homes (8 percent), multi-family
units in buildings of two to four units (2 percent), and mobile homes (less than 1 percent) (Table 19).
The composition of the City's housing stock has not changed much in the last ten years. It was
reported in 1995 that 73 pereent of the units were single-famil:1 compared to 67 percent in 2000.
A-21
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Similarly, the composition of the housing stock cOlmtywide remained relatively constant between
1990 and 2000, as well - 53 percent single detached houses, 28 percent multiples of five or more
units, 6 percent single attached houses, 11 percent multiples of two to four Wlits, and I percent
mobile homes (Table 20). Countywide, there is a substantially higher percentage of housing units in
multi-family buildings of two to four units and a lower percentage of single-family homes, than in
Dublin.
According to the California Department of Finance, approximately 533 housing Wlits were vacant in
Dublin in 2001, a vacancy rate of 5.54 percent. By comparison, the countywide vacancy rate was
3.11 percent. In general, a vacancy rate of about 5 percent is considered ideal for adequate consumer
mobility and choice.
Table 19
Housing Estimates for the City of Dublin (1990 through 2001)1
Housing Units
Single Multiple Mobile 010
Year Total Detached Attached 2to4 5 Plus Homes Occupied Vacant
1990 6,992 4,989 662 130 1,208 3 6,802 2.72
1991 7,101 5,014 662 130 1,292 3 6,908 2.72
1992 7,567 5,019 662 165 1,718 3 7,359 2.75
1993 7,753 5,025 662 165 1,898 3 7,540 2.75
1994 7,811 5,075 662 165 1,906 3 2,597 2.74
1995 7,840 5,075 662 166 1,906 31 7,625 2.74
1996 7,877 5,112 662 166 1,906 31 7,661 2.74
1997 7,949 5,129 717 166 1,906 31 7,731 2.74
1998 8,180 5,312 756 169 1,912 31 7,956 2.74
1999 8,367 5,354 756 206 2,020 31 8,133 2.80
2000 9,597 5,683 756 206 2,921 31 9,333 2.75
2001 9,615 NA NA NA NA NA 9,082 5.54
Source: California Department of Finance, 1990-2001
. CitylCOWlty Population and Housing Estimates.
I The Department of Finance Housing Unit Estimates are based on annual building permit reports provided by the City;
these reports do not reflect 2000 Census infonnation.
A-22
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 20
Housing Estimates for Alameda County (1990 through 2001)1
Housing Units
~inale Multiple Mobile %
Year Total Detached Attached 2t04 5 Plus Homes Occupied Vacant
1990 504,109 266,868 32,771 58,677 138,889 6,904 479,518 4.88
1991 507,505 268,267 32,854 59,023 140,452 6,909 483,783 4.88
1992 507,455 267,034 32,931 59,574 141,007 6,909 482,777 4.86
1993 509,837 267,988 33,086 59,808 142,045 6,910 484,962 4.88
1994 512,613 269,314 33,541 59,967 142,878 6,913 487,697 4.86
1995 514,955 270,745 33,940 60,012 143,314 6,944 489,810 4.88
1996 518,197 272,834 33,940 60,060 144,419 6,944 492,907 4.88
1997 521,101 275,155 34,041 60,171 144,788 6,946 495,598 4.89
1998 526,034 279,024 34,215 60,284 145,565 6,946 499,505 5.04
1999 531,166 282,042 34,221 60,405 147,547 6,951 504,384 5.04
2000 536,495 285,257 34,221 60,473 149,584 6,960 - 509,635 5.01
2001 539,230 NA NA NA NA NA 522,442 3.11
SOIm:e: Califomiallepartment of Finance, 1990-2001
City/ColUlty Populat ion and Housing Estimates.
1 The Department of Finance Housing Unit Estimates are based on annual building permit reports provided by the City;
these numbers do not reflect 2000 Census information.
Housing Occupancy and Tenure
Of the 9,872 year-round dwelling units, 9.325 units (95 percent) were occupied and 547 units (6
percent) were vacant in 2000 (Table 21). In 1990, more housing units were owner-occupied (65
percent) than renter-occupied (35 percent). In 2000, housing tenure has stayed the same, 65 percent
owner-occupied and 35 percent renter-occupied. By comparison, the tenure of occupied housing
units in the County was 55 pe.rcent owner-occupied Wlits and 45 percent for renter-occupied units in
2000. Homeownership rises with the age of householders, pritnaIily because older households have
higher incomes and greater accumulated wealth. Fewer than 50 percent of householders under age
35 are homeowners, whereas over 90 percent of households over 55 are homeowners.
Homeownership peaks at age 65, then declines. After age 65, many householders desire to move to
rental senior housing or are Wlable to live independently in their tomes. Even so, nearly 70 percent
of householders age 85 or more own their homes.
The homeowner vacancy rate in 2000 was extremely 16w, about one percent, indicating a strong
demand for homes to purchase in relation to the availability of slch homes. Conversely, the rental
vacancy rate was eight percent, whereas five percent is considered an adequate level for mobility and
consumer choice.
A-23
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 21
Housing Occupancy (2000)
City County City County
(Percent) (Percent)
Occupied Housing Units 9,325 523,366 94.5% 96.9%
Vacant Housing Units - 547 16,817 5.5% 3.1%
For Seasonal, Recreation, 36 1,669 0.4% 0.3%
or Occasional Use
Total Housing Units 9,872 540,183 100% 100%
Homeowner Vacancy Rate 1% <1%
Rental Vacancy Rate 8% 3%
Source: 2000 U.S. Census Data.
Dublin has remained largely a home-owning community due to strong income growth during the
I 990s and the strong demand for ownership housing. Analysis of 1990 Census data on tenure by age
of householder in Dublin reveals that adults aged 35 and over tended to own their housing units
rather than rent, while younger adults mostly rented rather than owned their homes (Table 22).
Table 22
Tenure by Age of Householder (1990)
Age Owner Renter Ownership Rate Rental Rate
15.to 24 . 60 299 17% 83%
25 to 34 943 1,006 48% 51%
35 to 44 1,303 530 71% 29%
45 to 54 1,048 322 76% 24%
55 to 64 720 133 84% 16%
65 to 74 270 72 79% 21%
75 and over 86 10 90% 10%
Total 4,430 2,372 65% 35%
Soun:e: 1990 u.s. Census Data.
Homeownership rates listed in Table 23 reveal that over half of all Whites, Asian/Pacific Islanders,
persons of Other Races, and persons of Hispanic Origin own their own homes. Blacks and Native
Americans have the highest rental rates of all the races.
A-24
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 23
Homeownership Rates
Race Owners Renters Own arship Rate Rental Rate
White 3,763 1,981 66% 34%
Black 58 87 40% 60%
Native American I3 21 38% 62%
Asian/Pacific 284 90 76% 24%
Islander
Other 6 0 100% 0%
Hispanic Origin 306 193 61% 39%
Total 4,430 2,372 65% 35%
Soun:e: 1990 u.s. (:ensus Data.
Age and Condition of Housing Stock
The age and condition of the housing stock provides additionalneasures of housing adequacy and
availability in many communities. Although age does not always correlate with substandard housing
conditions, neighborhoods with a preponderance of homes more than 40 years old are more likely
than newer neighborhoods to have a concentration of housng problems related to deferred
maintenance, inadequate lanru.caping, outdated utilities or interio:' amenities, and a need for housing
rehabilitation.
Only 4 percent of the housing stock in Dublin is more than 40 y,~ars old, and these homes are most
likely to be in need of rehabilitation or replacement (Table 24) There may also be some homes
constructed during the 1960s that need repair or replacement. The percentage is likely to be low,
however, because property values are high in Dublin, creating an incentive for most property owners
to adequately maintain their dwelling units. For these reasons, the City estimates that less than 3
percent the housing stock is need of rehabilitation and less than 1 percent is in need of replacement.
Table 24
Age of Housing Units (2000)
Year Built Number of Units Percent
1939 or earlier 115 1%
1940 to 1959 276 3%
1960 to 1969 2,951 30%
1970 to 1979 912 9%
1980 to 1989 2,460 25%
1990 to 1944 1,124 11%
1995 to 1998 774 8%
1999 to March 2000 1,277 13%
Soun:e: 2000 U. S. Cens", Data.
A-25
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Housing Accommodations
The number of bedrooms in a housing Wlit can also characterize the housing stock in a commWlity,
as shown in Table 25. Consistent with the City's image as primarily a single-family commWlity, the
largest percentage of homes in the City (35 percent) had tlrree bedrooms and the second largest
percentage was four-bedroom homes (34 percent) according to the 1990 Census.. Two bedroom
units had the highest percentage of vacancies in 1990.
Table 25
Number of Bedrooms Per Housing Unit (1990)
Total Units Percentage Vacant Units Percentage
Studio 38 1% 0 0%
1 Bedrooms 433 6% 25 13%
2 Bedrooms 1,357 19% 59 31%
3 Bedrooms 2,442 35% 55 29%
4 Bedrooms . 2,402 34% 51 27%
5+ Bedrooms 320 5% 0 0%
Solace: 1990 u.s. Census Data.
Over 60 percent of the housing in the City had between four and seven rooms as shown in Table 26.
Table 26
Rooms per Housing Unit (2000)
Rooms Total Percent
1 Room 170 2%
2 Rooms 449 4%
3 Rooms 874 9%
4 Rooms 1,484 15%
5 Rooms 1,509 15%
6 Rooms 1,997 20%
7 Rooms 1,707 17%
8 Rooms 1,051 11%
9+ Rooms 648 7%
Median (rooms) 5.7 --
SolD'Ce: 2000 V.s. Census Data.
Overcrowding
Overcrowding typically results when either: 1) the housing costs of available housing with a
sufficient number of bedrooms for larger families exceeds the family's ability to afford such
housing, or 2) unrelated individuals (such as students or low-wage single adult workers) share
dwelling Wlits due to high housing costs. This can lead to overcrowded situations if the housing Wlit
is not large enough to accommodate an of the people effectively. In general, overcrowding is a
A-26
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
measure of the ability of existing housing to adequately accommodate residents and can result in
deterioration of the quality oflife within a connnunity.
The 2000 Census defines overcrowding as 1.01 or more persons per room, and extreme
overcrowding as more than 1.5 persons per room. Table 27 summarizes the overcrowding status in
the City and County based on 2000 Census data. Approximately 5 percent of the City's occupied
housing units were overcrowded, compared to 3 percent reported in the 1990 Census.
Approximately 12 percent of the County's housing units were overcrowded in 2000, this is a 3
_ percent increased from 9 perct-'llt reported by the 1990 Census data.
Table 27
Persons Per Room in All Occupied Housing Units (2000)
Persons City Percent C:ounty Percent
1.00 or less 8,854 95% <.59,309 88%
1.01 to 1.50 307 3% n ,469 5%
1.51 or more 169 2% 36,588 7%
Source: 1990 u.s. Census Data.
In 1990, there were 50 (1 percent) owner-occupied and 126 (5 percent) renter-occupied units defined
as overcrowded in the City. In contrast, 1990 Census figures Jor the County were 5 percent for
owner-occupied and 13 percent for renter-occupied units (fable 2:~).
Table 28
Overcrowded Housing (1990)
Percent of Total Percent of Total
Number of Occupied Rental Occupied Owner
Persons per Rental Units Units Ol/mer Units Units
Room
City
1.01 to 1.50 83 3% 40 1%
1.51 or more 43 2% 10 <1%
Total 126 5% 50 1%
County
1.01 to 1.50 12,364 6% 7,234 3%
1.51 or more 15,022 7% 4,819 2%
Total 27,386 13% 12,053 5%
Source: 1990 u.s. C,""US Data.
A-27
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Housing Costs
Renta/ Rates
A survey of rental rates in Dublin and surrounding cities reveals a variety of units and the different
rental price ranges available (Table 30). Dublin's rental prices appear to be comparable to or higher
than some of the surrounding communities. Table 31 is a specific list of all 12 apartment complexes
in the City, the number of bedrooms they offer and a price range.
The rental rates listed above (Table 29 and 30) show that Dublin's rental rates are on the high end of
the fair market rates for the area, making Dublin less affordable compared to some of the other cities
in the County. Dublin's median rental rate for a one-bedroom apartment is $1,350; the median rate
for a two-bedroom apartment is $1,600, and $1,725 for a two-bedroom condominium, all of which
are considered to be less than affordable compared to the fair market rents for the County.
A-26
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*
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 30
Apartment Rental Rates
Name Size Average Monthly Rent
Amador Lakes _ 1-2bd/l-2ba $1,300-$1,655
Amador Oaks Apartments 1-3bd/I-2ba $1,005-$1,650
Amador Valley Apartments 1-3bd/I-2ba $1,285-$1,830
Archstone Emerald Park 1-3bd/1-2ba $1,760-$2,661
Cottonwood Apartments 1-2bd/1-2ba $1,230
Cross Creek Apartments 3bd/2ba $1,825
Evan Alan Apartments N/A N/A
Greenwood Apartments 1-2bd/lba $1,185-$1,505
Jefferson at Emerald Park 1-3bd/1-2ba $1,310-$2,540+
Park Sierra Apartment 1-2bd/1-2ba $1,495-$2,1l0
Park Wood Luxury Apartments 1-3bd/I-2ba $1,050-$1,700
Spring Apartments N/A N/A
Approved/Under Construction
Emerald Glen Village 390 units, construction underway
Archstone 177 units, construction underway
Souree: City of Dublin, October 2001.
Fair-market rents for the Alameda County area in fiscal year 2001 are provided in Table 31. For the
fiftieth percentile, fair rents for existing housing in the Section 8 Choice Housing Program in Alameda
County are listed between $718 and $1,785 (Federal Register, 2001).
Table 31
2001 Fair Market Rents for Existing Housing in Alameda County
Studio 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms
$819 $991 $1,243 $1,704 $2,035
Souree: Fedel3l Register. CA HUD, October 2, 2001.
Home Prices
Of new homes for sale in Dublin in February 2002, the majority was priced in the mid-$500,000 to mid-
$700,000 range (fable 32). Home sizes ranged from three-bedroom, two-and-a-half-bathroom homes of
approximately 1,658 square feet to six-bedroom, four-bathroom homes of 3,800 square feet. Accounting
for the range in home sizes, new home prices in Dublin are similar to those in other parts of the region.
A-30
CITY OF DUBLIN
liOUSING ELEMENT 1999-2006
New homes in Fremont, Hayward, Livermore, Pleasanton, and San Lemdro typically sell within for the
high-$300,000 to the 10w-$900,000 nmge.
Table 32
Home Prices
New Homes in Dublin
Name of Project Price Range Square Feet Bedroomsl
Bathrooms
Chantemar at Dublin Ranch Mid-$7oo,000s 3,500-3,800 4/3-{)/4
Dublin Ranch Golf Course- Gleneagles Mid-$600,00s 2,680-3,030 3---4
Dublin Ranch Golf Course- St. Andrew's Mid-$7oo,000s 3,500-3,980 4-6
Rainsong Low-$600,000s Up to 3,122 4/2.5-5/4
Riva Mid-$5oo,000s Up to 2,335 3/2.5---4/4
Tassajara meadows Mid-$5oo,000s 1,658-2,127 3---4
Source: New Homes InsideBayArea.com, February 2002.
Table 33 lists prices of previously owned homes that were "for sale" a5 of September 2001, according to
the National Association of Realtors. The highest percentages of homes were three-bedroom single-
family units, followed by four- and one-bedroom single-family units. Comparison between single-family
homes and multi-family homes/condominiums shows that condominit,ms were less costly than single-
family homes; however, they are smaller and less suitable for accommodating a family of four.
A-31
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 33
Bedrooms Units for Median Average City Range % of Total
Sale
Single-Family Homes
1 -- -- -- -- 0%
2 -- -- -- -- 0%
3 39 $415,000 $449,757 $339,950-$1,250,000 26%
4 59 $539,000 $555,817 $379,000-$899,000 39%
5+ 16 $592,450 $602,591 $425,000-$869,900 11%
Total - 114 -- - - 76%
Condominiums
1 2 $223,200 $223,200 $219,000-$227,400 1%
2 16 $307,250 $310,421 $259,000-$349,950 11%
3+ 18 $349,725 $355,889 $299,000-$360,000 12%
Total -- 36 -- - - 24%
Previously Owned Home "For Sale" in Dublin (September 2001)
Source: National Association ofReaJlors. September 2001.
Homes Prices in Surrounding Areas
Table 34 is a list of median previously owned ''for sale" home prices throughout Dublin and the
surrounding area. These prices were taken from the National Association of Realtors listing for
September 2001. The prices only reflect existing units; the size and number of bedrooms is not known.
Table 34
Jurisdiction Median Home Price Average Home Price Number of Units For Sale
Pleasanton $485,000-$ I ,394,000 $596,063-$1,474,444 60
Livermore $387,500-$749,000 $627,148-$765,155 86
San Ramon $489,990-$1,149,000 $485,931-$984,615 69
Castro Valley $425,000-$599,950 $5 I 4,627-$597,414 98
Dublin $415,000-$592,450 $449,757-$602,591 114
Median Home Prices for Dublin and Surrounding Areas 1 (June 2001)
Source: National Association of Realtors, September 2001.
I The surrounding cities are a sample of adjacent cities and cities with similar housing characteristics to Dublin.
Income and Affordability
As stated previously, there are four income categories typically used for comparative purposes; the
categories are based on the median countywide income and are: very low-income (0-50 percent of
median income), low-income (50-80 percent of median income), moderate-income (80-120 percent of
median income) and above moderate-income (120 percent or more of median income). One method of
A-32
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
analyzing housing affordability for each income group is to compare the number and/or percent of housing
mits by cost to the number and/or percent of households by comparable income levels.
A standard measure of housing affordability is that housing expenses should not exceed 30 percent of a
household's income, on the average. Those who pay 30 percent or mor'~ of their income on housing may
experience difficulty in affording other basic necessities. However, to truly evaluate housing affordability,
individual circumstances and factors must be taken into accomt. Thes~ circumstances and other factors
include other long-term debt, mortgage interest rates, the number of children in a household, and other
large, ongoing expenses (such as medical bills). Since it is impossible te, take each household's individual
circumstances into accomt, the 30 percent rule-of-thumb provides a general measure of housing
affordability for the average household.
Based on the most recent 2000 Census data released, 1,890 (34 percent) homeowners in Dublin pay 30
percent or more of their income on housing. Approximately 1,195 (:17 percent) of all renters pay 30
percent or more of their income on housing.
Table 35 shows the number of households paying over 30 percent of their income on housing in 1990.
Approximately 75 percent of very low-income households and 66 percent of low-income households
spend over 30 percent of their income on housing. There were 1,719 households that were very low-
income or low-income in 1990, which is 25 percent of the City's total households for that year. Some
households choose to pay over 30 percent of their income for various re..sons, such as location, aesthetics,
or other features. Other households choose to pay larger percentages cf their income because they may
receive tax advantages or are investing with the knowledge that their income will increase so that they pay
a lower percentage of their income on a long-term basis.
Table 35
Number of Households Paying Over 30 Percent of Income on Housing (1990)
Income Owners Renters Total
Very Low-Income 156 295 451
Lower-Income 296 445 741
Total 452 740 ],192
Total Units in the City 9,872
Source: 1990 U. s. Census Dall.
Note: 1990 Census data uses income ranges that do not correspond exactly to the income categories.
Further analysis of housing expenditures as a percent of income shows that most homeowners and renters
with incomes of $35,000 and above pay less than 30 percent of their income on housing. Renters and
owners with incomes below $20,000 paid the highest percentages of income to housing (Table 36).
A-33
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 36
Income <$10,000 $10,000- $20,000- $35,000- $50,000+
$19,999 $34,999 $49,999
Owners
Under 30% 43% 36% 44% 47% 74%
30%+ 0% 3% 5% 12% 13%
35%+ 57% 61% 51% 41% 13%
Total 46 203 524 800 2,629
Households
Renters
Under 30% 25% 12% 25% 74% 97%
30%+ 24% 12% 11% 15% 3%
35%+ 51% 24% 64% 11% 0%
Total 110 241 595 499 876
Households
Percent of Income Expended on Housing by Income Group (1990)
Soun:e: 1990 U. S. Census Data.
Affordability Trends
Table 37 shows a percentage of affordable rental units at each income level in 2000. According to 2000
Census data, the median gross rent was $1,356 in the City and $852 in Alameda County. People with very
low incomes had few affordable housing options, as only 3 percent of apartment units in the City had rents
below 30 percent of their income. People with low incomes had more options than did those with very
low-incomes. Local rents were primarily within the affordability range of households in the upper end of
the low-income range (65-80 percent of median income) and moderate-income households.
Table 37 provides a percentage of affordable rental units at each income level. It is important to note that
the percentage of apartments affordable within the low- and moderate-income groups is cumulative and
includes the percentage from the previous income group. In addition, households of many income levels
will compete for housing in the same price range, so the existence of lower-cost units does not mean that
such units are actually available to lower-income households.
Table 37
Total Rentals Total Rentals
Income Affordable Rent Percent of Available by Percent of Available by
Group limit City Rentals Income Group County Rentals Income Group
Very Low $699 3% 102 13% 30,927
Low $1,678 67% 2,189 89% 211,401
Moderate $1,678 100"10 3,221 100% 231,762
Affordability of Rental Housing in Relation to Income (2000)
Soun:e: 2000 U.s. Census Data.
Note: Census data on income versus housing costs were not available as of October 2001.
A-34
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
A household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that
household, depending on the down payment, the level of other long-term obligations (such as a car loan),
and interest rates. In practice, the interaction of these factors allows some households to qualify for homes
priced at more than three times their annual income, while other households may be limited to purchasing
homes no more than two times their annual incomes. Based on the homes sold in the last year, and
affordability fates at three times the annual income of a four-person household, Table 38 shows that there
were no homes that were affordable to four-person households with very low, low, and moderate incomes.
Table 38
Units 1 Affordable to Lower-Income Households (2000)
Income Group Affordability Level Homes For Sale il'1 Percent of All Houses
2000 For Sale in 2000
Very Low-Income $89,919 0 0%
Low-Income $134,268 0 0%
Moderate-Income $201,405 0 0%
Soun:e: National Association (fRealtors (Realators.com) September
2001, and 2000 U.S. Census Alameda County Medianlncome.
I Units include single-family homes.
CURRENT AND FUTURE HOUSING NEEDS
Regional Housing Needs Determination
State law (California Government Code Section 65584) provides for councils of governments to prepare
regional housing allocation plans that assign a share of a region's housing construction need to each city
and county. In the nine-county San Francisco Bay Area, the Association of Bay Area Governments is the
council of governments authorized under state law to identify existing and future housing needs for the
region. ABAG prepared a new regional housing a]]ocation plan in IS99, ca]]ed the Regional Housing
Needs Determination (RHND). The "Regional Housing Needs Determination" was adopted by ABAG in
March 2001. This plan covers the period from January I, 1999 througl: June 30, 2006. Existing need is
evaluated based on overpayment (30 percent or more of income), overcrowding by lower-income
households, and the need to raise vac;mcy rates in the jurisdiction to a level at which the State Department
of Housing and Community Development market would operate freely. The housing a]]ocation also
includes an "avoidance of impaction" adjustment to reduce the further concentration of low-income
households in jurisdictions that have more than the regional average. 'Ibe RHND also establishes each
city and county's existing unmet need based on overpayment and overcrcwding.
ABAG's methodology is based on tht: regional numbers supplied by the State Department of Housing and
Community Development. These are "goal numbers" and are not mtant to match, and often exceed,
anticipated growth in housing units. A goal vacancy rate is set by HCD, and then a housing unit need to
meet that vacancy rate is derived by assessing potential growth rates (population, jobs, households) and
loss of housing due to demolition. The numbers produced by HCD are provided to ABAG in the form of a
regional goal number, which is then broken into income categories. ABAG is then mandated to distribute
the numbers to Bay Area jurisdictions by income categories. ABAG is responsible for a]]ocating the
RHND goal number to cities and counties in the Bay Area.
A-35
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
The RHND allocation is a minimum needs number - cities and counties are free to plan for, and
accommodate, a larger number of dwelling units than the allocation. The City must, however, use the
numbers allocated under the RHND to identify measures (policies and ordinances) that are consistent with
these new construction goals. While the City must also show how it will accommodate the building of
these units, it is not obligated to build any of the units itself or fmance their construction.
According to the RHND, the City of Dublin has a total housing construction need of 5,436 units and an
annual need of 725 units. Table 39 shows Dublin's 1999-2006 planning period allocation. As of
December 2002, the City had already built-91O very low, low, and moderate incomes units (Table 41) as
well as several hundred above-moderate-income units (Table 42)
Table 39
Regional Housing Needs Determination (2000)
Income Level Dwelling Units % of Total
Very Low-Income 796 15%
Low-Income 531 9%
Moderate-Income 1,441 26%
Above-Moderate- Income 2,668 50%
Total 5,436 100%
Soun:es: ABAG 1999-2006 Regional Housing Needs Detennination
FUTURE DEVELOPMENT POTENTIAL
Areas with Potential for Residential Development
The City of Dublin estimates that there are approximately 600 acres of undeveloped or underdeveloped
land under consideration for residential development within the City's borders that could be feasibly
developed by 2006. This land has the potential to accommodate 8,924 new units in various residential and
mixed-use Planned Development zones (Table 40). The potential for residential development for each
specific site is described in detail below. All areas have established medium-, medium-high-, or high-
density residential land uses, or commercial mixed-use designations. Some properties also include low-
density residential land use.
Most development occurs in Planned Developments throughout the City, which allows for more variety in
the design of projects. Therefore, the vacant land information described below is listed by planned
development zones rather than traditional zoning classification.
Senior Center
The City of Dublin is reviewing proposals for senior housing at the location of the former City library at
7606 Amador Valley Blvd. The development of the site is a City-initiated project, and the City Council's
intention is to create approximately 50 units of senior housing on 2.01 acres of land. All necessary
infrastructure is in place. The site is included in the Downtown Core Specific Plan, which was approved
in 2000. A City project is allowed in all zones and an amendment to the Downtown Core Specific Plan
would likely be a part of the development proposal. The goal of the city-initiated project is to create
medium-high-density residential land use at the site.
A-36
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Greenbriar, Phase III
Residential density for the remaining vacant lots of the Greenbriar project was established under Planned
Development 98-062, in accordance with the East Dublin Specific Plan. PD 98-062 set a density of 193
units on 16.19 acres of land. The project is subject to a Planned Development Stage 2 application,
including Site Development Review and Tentative Map. No further environmental review is required.
The history of development in Dublin makes Dublin City staff confident that the units will be completed
by 2004. The site is adjacent to City services on two sides, and all necessary infrastructure is expected by
2004.
Dublin Ranch Area G
On March 21, 2000, the City Council approved Planned Development 98-069, which established
residential land use of 1,396 units on 73.2 acres ofland. The site has received all of its entitlements and is
currently under construction. No further environmental review is required. Infrastructure is being
connected to the site. The Planned Development process resulted in the creation of 105 moderate-income
units as part of the Area G project.
Transit Center
The City of Dublin is reviewing an application for an amendment to the Eastern Dublin Specific Plan for
the Transit Center project. The Draft Environmental Impact Report was issued in July 2001. The Specific
Plan Amendment and final EIR were approved by the City Council in November 2002. The Transit
Center project will establish 1,500 units of transit-oriented housing on 3 1.5 acres of land and the property
owner has committed to providing 15% of the units (225 units) as affordable An necessary environmental
review is near completion, and most infrastructure is in place.
Dublin Ranch Area B
On December 2, 1997, the City Council approved Planned Development 96-039, which established
residential land use of 1,874 units on 124 acres of land. The site is subject to a Planned Development
Stage 2 application approval, including Site Development Review and Tentative Map, which is currently
under City consideration. This project is also subject to the City's Inclusionary Housing Ordinance. No
further environmental review is necessary because a CEQA Mitigated Negative Declaration was adopted
by City Council as part ofPD 96-039. The history of development in Dublin would indicate that the 1,874
units wi]] be completed by 2006.
Dublin Ranch Area F
On March 21, 2000, the City Council approved Stage 1 Planned Development 98-068, which established
residential land use of 780 units on 91.6 acres of land. No further environmental review is necessary
because a CEQA Mitigated Negative Declaration was adopted by City Council as part ofPD 98-068. The
site is subject to a Planned Development Stage 2 application, including Site Development Review and
Tentative Map, which are currently under City review. This project is also subject to the City's
IncJusionary Housing Ordinance. The history of development in Dublin would indicate that the 780 units
will be completed by 2006.
Dimanto
In 1998, the East Dublin Specific Plan established 261 units on 12.8 acres at the Dimanto site.
Amendments to the Specific Plan reconfigured the land uses to the east of the project, and City staff
anticipates an additional amendment to reconfigure the land uses on the Dimanto site. City staff expects
the 21.97 acres of reconfigured land uses to support 300 units under the ,)riginal EIR for the Specific Plan.
This project is also subject to the City's Inclusionary Housing Ordinance. The history of development in
A-37
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Dublin would indicate that the 300 units will be completed by 2006. No application has been received for
the Dimanto property at this time.
Pinn Brothers Annexation
The City of Dublin has authorized the filing of an annexation application for the Pinn Brothers project.
This project wiJ) be heard by LAFCO in November, 2002, and has received its major approvals from the
City of Dublin, including a PD Prezone, environmental review and Annexation Agreement. The project
will include 209 medium density residential units and 50 low density residential units. The applicant has
an ambitious work program which makes staff confident that development wi]] take place within the next
two to three years. No application has been received for the Pinn Brothers application. However, the
developer has expressed their intent to build at the densities indicated in the Specific Plan.
Dublin Ranch West Annexation
The City of Dublin has authorized Staff to work on a General Plan and Specific Plan Amendment Study
for a project that was included in the Eastern Dublin Specific Plan and City of Dublin General Plan for a
mix of development types. The proposed project is for 184.1 acres and would include 3.2 acres of
medium-high density residential; 62.9 acres of medium density and 19.3 acres of low density residential
land. The project also includes school, parkland and open space. The Dublin Ranch West Annexation is
in the early stages of processing as indicated in our description. Environmental review is underway and
the project is anticipated to go to LAFCO by 2004. The applicant has indicated that they are interested in
beginning development shortly after annexation.
Amador Plaza
The City Council approved the Downtown Core Specific Plan on December 19, 2000. The plan
established 100 residential units on approximately 7 acres of land currently used as the Chuck E. Cheese
restaurant and parking lot. All infrastructure is in place, and no further environmental review is required.
This site is convenient to the proposed West Dublin BART station, the 1-680/1-580 interchange, as we]] as
shopping and other services.
West Dublin BART
The City of Dublin approved the West Dublin BART Specific Plan in December 19,2000. The Specific
Plan established a residential density of 491 units on approximately 14.87 acres at 30 to 50 dwe]]ing units
per acre. A Negative Declaration was approved for this site as part of the Specific Plan environmental
review. All necessary infrastructure is in place. The City is currently reviewing a mixed-use project
application.
r
Assumption of Affordability
..' '.
Table 40 is based on information current as of March 2003 and is divided into five sections: 1) projects
already completed, 2) sites with approved projects, 3) sites with residential development potential but no
approved projects, 4) mixed-use sites with residential development potential, and 5) under-developed sites
that have the potential to be reused for mixed use and residential uses and that are currently being studied
as such. Development potential by income level on sites with approved projects is based on the number
units by affordability level approved by the City for those sites. Development potential on sites without
approved projects is based on the mid-range of each density category, as fo]]ows:
High Density Residential (HDR) = 25.1 to 80 units per acre and is assumed to be an adequate
density for either very low- or low-income housing;
A-38
CITY OF DUBLIN
I- OUSING ELEMENT 1999-2006
Medium High Density Residential (MHDR) = 14.1 to 25 units per acre and is assumed to be an
adequate density for moderate-income housing!;
Medium Density Residential (MDR) 6.1 to 14 units per acre and
Low Density Residential (LDR) = 0.9 to 6.0 units per acre. Both are assumed to be above
moderate-income households.
Because the HDR category could facilitate housing for either very low- or low-income households, part of
Table 40 shows a combined column for those income groups. The estimates of potential housing units for
specific plan sites with approved unit totals have been adjusted to reflect those totals.
For mixed-use sites, the estimated number of housing units is bas~d on the specific plan/planned
development approvals for those sites. The breakdown by income level is based on the range of projected
densities by sub-area for each specific plan.
I The assumption on affordability to moderate-income households assumes a 1,000 squ3le foot, 2-bedroom attached dwelling unit
(townhome or condominium) at 20 dwelling units per acre, $1 million per acre for improved and entitled land ($50,000 per
dwelling unit), approximately $16,000 per unit in permit and impact fees, construction C(.st of$90 per square foot, and other per
unit costs (financing, developer fee, off-site improvement requirements, etc.) of approximately $50,000, resulting in a cost of
about $210,000 per dwelling unit. This cost is affordable to a moderate-income family of four. See Constraints section for further
information regarding land, construction, and permit/development impact fee costs.
A-39
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CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Projects Approved and Under Construction
The fonowing is a list of projects recently completed or currently under construction as of
December 2002. Based on the projects listed in Table 41, 1,953 single-family homes and 152 .
townhouse units are being constructed on 668 acres. An of these units are built as above-
moderate income housing units.
Table 41
Current and Future Residential Projects
Residential Project Type of Unit Acreage Status
Dublin Ranch Phase I 847 Single-Family Homes 210 acres Almost Complete
Dublin Ranch - Area A 573 Single-Family Homes 363 acres Under
Construction
Tassajara Meadows, 106 Single-Family Homes 18.6 acres Almost Complete
Phase I
Tassajara Meadows 95 Single-Family Homes 11. 7 acres Under Construction
Phase II
Emerald Glen, Toll 143 Single-Family Homes 28.9 Acres Complete
Brothers, Inc. 152 Townhouse Units
Yarra Yarra 126 Single-Family Homes 16.88 Acres Under Construction
Ranch/Greenbriar
Phase I
Yarra Yarra 46 Single-Family Homes 8 Acres Total Under Consfruction
Ranch/Greenbriar 2 Acres Open Space
Phase II
Taylor Woodrow Homes 17 Single-Family Homes lOA Acres Almost Complete
City of Dublin, Man:b 2003.
Areas with re-use potential
The City has recently approved three new specific plans for the downtown area. One area in
particular, the West Dublin BART Specific Plan, now allows for mixed-use zoning adjacent
downtown and the proposed BART station. This area is currently developed with large
warehouses and mixed industrial and commercial uses. The residential development potential for
this area is close to 500 units. Additionany, the Downtown Core Specific Plan area allows for an
additional 100 units on property designated for mixed use.
The City has two underutilized infin properties that have recently received approval for a General
Plan Amendment Study. The study win investigate the possibility of redesignating the a]]owed
land uses on the sites from Retail/Office to Mixed Use and Medium-High Density Residential.
Development applications have been received and are currently being processed for both
properties, which could result in an additional 310 housing units if approved.
A-44
CITY OF DUBLIN
I- OUSING ELEMENT 1999-2006
Infrastructure Capacity
According to the Dublin SaIl Ramon Services District Water Master Plan (September 2000), the
Dublin San Ramon Services District (DSRSD) currently serv(,S a population of approximately
28,000 in the Central Dublin, Eastern Dublin, and Camp Parks area. The District's service area
will encompass almost 28 square miles and is projected to irlclude build out of the existing
service areas plus the Western Dublin and Dougherty Valley planning areas. Build out is
estimated at 82,4QO residents and 26,200 dwe])jng units. There are 9,325 existing units as of the
2000 Census and there are 5,436 dwe]]ing units being proposed through the regional housing
aIlocation plan. Annual potable water demands are anticipated to increase from the current 5,405
acre-feet per year to 15,490 acre-feet per year at full build out.
The Dublin San Ramon S{:rvice District also provides wast,~water coIlection and treatment
services to the City of Dublin in Alameda County and portions of the City of San Ramon in
Contra Costa County. The District's wastewater service is smaller than the water service area
(wastewater service to the rlorthem portion of San Ramon lmd to the Dougherty Valley is
provided by the Central Contra Costa Sanitary District). The DSRSD wastewater co]]ection
system includes over 107 miles of sanitary sewers from 6 to 42 inches in diameter. The ages of
the sewers range from less than 5 to over 40 years old. The DSRSD Wastewater Co]]ection
System Master Plan Update (February 2000) states that there are eight improvements projects
recommend providing the required capacity in the District's wllstewater co]]ection system. A]]
necessary capital improvements wi]] be completed by 2003 to serve future growth.
A-45
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
CONSTRAINTS TO HOUSING
AVAILABILITY AND AFFORDABILITY
Non-Governmental Constraints
Non-governmental constraints to housing availability and affordability include market conditions
such as land costs, construction costs, and financing that affect the availability and cost of
housing but that are not directly related to local government policies or regulations.
Land and Construction Costs
The availability of environmentally suitable land, the cost of that land, and construction costs
pose the greatest constraints to the availability and affordability of housing in Dublin. These
constraints disproportionately affect low- and moderate-income households, not above-moderate-
income households, and make it difficult for homebuilders to provide affordable housing
regardless oflocal zoning and development requirements.
Land Costs
A search of LoopNet@ Internet land-for-sale records between September 2001 and 2002
uncovered few vacant residential properties for sale in Dublin. A wider search of vacant
residential properties and properties with redevelopment potential in neighboring cities yielded
the following results (Table 42).
A-46
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 42
Land Costs
City Acres ~ Cost I Cost Per Acre Type
Vacant Land in Sphere ofInfluence
Dublin I 94 =1 $23,100.000 I $24: ,745 See note
Vacant Multi-family Properties For Sale
Castro Valley 13.77 $399,000 $28, 976 Multi-family Land
Castro Valley 43.00 $1,250,000 $29,069 Multi-family Land
San Leandro 1.0 $999,950 $999,950 Multi-family Land
San Lorenzo 1.45 $1,475,000 $1,01'7,241 Multi-family Land
Hayward 0.94 $875,000 $930.851 Multi-family Land
Hayward 0.65 $675,000 $1,03:l,461 Multi-family Land
Vacant Single-Family Properties For Sale
Dublin 0.27 $299,000 $1,1O?,407 Single-family Land
Dublin 0.26 $299,000 $1,150,000 Single-family Land
Hayward 12.0 $2,000,000 $166,666 Single-family Land
Hayward 5.34 $725,000 $135,767 Single-family Land
San Ramon 29.64 $915,000 $30,1l70 Single-family Land
Existing Structures For Sale
City Acres Cost Cost Per Unit Type
Livermore 8 $1,100,000 $137,500 Multi-family Units
Livermore 3 $775,000 $258,333 Multi-family Units
Castro Valley 12 $1,800,000 $150,1)00 Multi-family Units
San Leandro 13 $1,350,000 $103,:~46 Multi-family Units
San Leandro 26 $2,495,000 $95,961 Multi-family Units
San Leandro 82 $9,800,000 $119,:;72 Multi-family Units
Hayward 7 $825,000 $117,1:57 Multi-family Units
Hayward 8 $1,300,000 $162,:;00 Multi-family Units
Hayward 10 $969,000 $96,9[)0 Multi-family Units
Hayward 5 $740,000 $148,000 Multi-family Units
Pleasanton 12 $1,875,000 $156;50 Multi-family Units
Soun:es: LoopNet, 91261~J-9127/02. Pinn Brothers
Note: This 94-acre parcel is currently in the unincorporated County area md is proposed for annexations.
Approximately 2/3 of the site will remain in open space. There are currently no infrastructure or services to
the property.
A-47
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Given these extremely high land costs, it is unlikely that increases in density (such as a 25 percent
density bonus) would significantly reduce the unit cost of building a dwelling unit to the level of
affordability for low- or moderate-income households. Extremely high densities would be
necessary to significantly reduce the cost of land per unit of multi-family housing.
Construction and Labor Costs
The most significant constraint on development of new housing in Dublin is the overa]] cost of
housing, including land costs and construction costs. Many factors can affect the cost to build a
house, including the type of construction, materials, site conditions, finishing details, amenities,
and structural configuration. Development costs were developed from estimates provided by
residential builders who work in the region. Permit processing fees and impact fees are on the
average $25,000 for a 2,000-square-foot home. The total includes permitting costs and school
fees. Material and labor costs for a home currently being built in Dublin is between $63 and $78
per square foot.
An internet source of construction cost data (www.building-cost.net). provided by Craftsman
Book Company, estimates the per-square-foot cost of a single-story home in the Dublin area,
excluding land costs and impact fees and assuming standard construction materials, at $90 to
$115 per square foot, depending on the size of the home and the number of stories (one or two).
A sma]], three-bedroom, house of 1,600 square feet would have a minimum cost of about
$164,000. Including impact fees and land costs (assuming medium density townhomes), the
minimum cost to produce a modest home for a family of four in Dublin would be over $400,000.
At the costs listed above, none of the very low, low, or even many moderate-income households
in Dublin can afford to own a home in the City. The scarcity of easily developed land, combined
with the great demand, indicates that housing construction costs are likely to remain high in the
future. Dublin wi]] continue to foIlow the trend that is occurring throughout the Bay Area and the
Silicon Valley.
The Cost and A vailabilify of Financing
The City has not uncovered any local constraints to the availability or cost of financing for home
purchases or rehabilitation that differ significantly from the availability and cost of financing
generaIly in California.
The primary factor related to home finance affecting housing affordability and availability is the
cost of borrowing money (interest rates). Historica]]y, substantial changes in interest rates have
correlated with swings in home sales. When interest rates decline, sales increase. The reverse
has been true when interest rates increase. Over the past two decades, there has been a dramatic
growth in alternative mortgage products, such as graduated mortgages and variable rate
mortgages. These types of loans allow homeowners to take advantage of lower initial interest
rates and qualify for larger home loans. Even during periods of high interest rates, these
alternative products aIlow more buyers to qualify for homeownership, thus dampening the swings
in home sales that accompany changes in interest rates.
Nevertheless, the fixed-interest-rate mortgage remains the preferred type of loan, especiaIly
during periods of low, stable interest rates. Most governmental programs that seek to increase
homeownership among low- and moderate-income households rely on loan products that provide
fixed interest rates below prevailing market rates, either for the principal loan or for a second loan
that provides part of the down payment for home purchase. Many programs offer deferred
second loans to facilitate homeownership.
A-48
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 43 shows the monthly payments per $100,000 to amortize a loan at various interest rates.
Assuming the median home prices is $500,000 and the homeowner puts 20 percent of the housing
prices towards a down payment the loan amount used in the scenarios below wiIJ be for $400,000.
Table 43
Monthly PaymEmts and Total Interest at Various Interest Rates
15-Year Loan 30-Yeaf Loan
Interest Rate Monthly Total Payment Monthly Total Payment
Payment Payment
6% $3,375 $607,500 $2,398 $863,280
7% $3,595 $647,100 $2,661 $957,960
8% $3,822 $688,140 $2,935 $1,056,600
9% $4,057 $730,260 $3,218 $1,158,480
10% $4,298 $773,640 $3,510 $1,263,600
Soun:e: LA Times
Fair Housing Assistance
Housing discrimination based on race, color, religion, national origin, sex, marital status, physical
or mental handicap, family status, sexual orientation, or any arbi:rary reason in the sale or rental
of any housing is iIJegaJ.
The Eden Council for Hope and Opportunity (ECHO) is a nonprofit agency located in and
serving Alameda County. ECHO services the City of Dublin's housing discrimination
complaints. ECHO has received one housing discrimination complaint from the residents of the
City of Dublin over the last two years.
In addition, ECHO has a Landlord/Tenant Counseling program designed to help landlord and
tenants understand their rights and responsibilities regarding rental housing. Mediation is
provided where appropriate.
Governmental Constraints
Development Standards
The overwhelming majority of new development in Dublin is regulated through planned
development permits and specific plans. Standards in the City's Zoning Ordinance apply to
developed areas of the City in which there is little vacant land. The Zoning Ordinance contains
traditional residential zoning districts for single-family, duplex, and multifamily housing in which
residential density is regulated through yard, set-back, height, lot area, and lot coverage
requirements. In contrast, the City's planned development and specific plan areas contain general
land use categories and flexible development standards tailorec to the circumstances of each
property. Residential densities are regulated through four broad land use categories as described
previously in Table 40 and the accompanying text. Within tht:se categories, the City allows
residential densities ranging from approximately one to 80 dwelling units per acre.
A-49
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 44 summarizes the City's development standards for housing contained in the City's
Zoning Code. The impact of the City's development standards on affordable housing for low-
and moderate-income households win vary depending on the particular project and project site.
For most projects, non-governmental factors (land cost, construction costs, and other
development costs) and development impact fees charged by regional public utility providers
(water and wastewater) wi]) have a greater impact on affordability than the City's regulatory
standards. Nevertheless, this table describes the key development regulations and policies that
potentiany affect the City's ability to accommodate low-income housing.
In the eastern portion of the City that is covered by the Eastern Dublin Specific Plan, all new
developments are required to rezone to a Planned Development Zoning District. The Planned
Development Zoning District defines an the zoning regulations for the project. The land use
designations and densities are based on the Eastern Dublin Specific Plan. Other than density and
land use designations, each Planned Development sets forth unique parking, landscaping, and
development standards that are tailored to each development. To date, the City has approved
more than 15 Planned Development Districts in Eastern Dublin.
The City recently rezoned each of the new specific plan areas in the downtown to Planned
Development Districts as well. This win facilitate development at densities that will encourage
affordable housing.
Each planned development is unique with respect to the type and density of housing permitted.
Most of the City's planned developments permit a fange of housing types and densities, however,
as indicated in Table 40. For example, sites 9 through 13 in Table 40, none of which have
approved projects, are planned for a variety of residential densities ranging from less than one
dwelling unit per acre to 80 dwelling units per acre. The specific density ranges, as described
previously, are High Density Residential (HDR) at 25.1 to 80 units per acre; Medium High
Density Residential (MHDR) at 14.1 to 25 units per acre, Medium Density Residential (MDR) at
6.1 to 14 units per acre, and Low Density Residential (LDR) at 0.9 to 6.0 units per acre.
The City has assumed that a density of 25 to 80 units per acre (HDR) is adequate for the
feasibility of producing housing affordable for very low- and low-income households. TIris
density range is consistent with the density of affordable housing projects being proposed (such
as the senior housing project at the Library site), or under preliminary discussion with City staff
(where no formal development application has yet been submitted).
The City has further assumed that a density of 14 to 25 units per acre (MHDR) is adequate for the
feasibility of producing housing affordable to moderate-income households. This density range is
consistent with the market rate rental and attached ownership housing projects under construction
in Dublin, proposed, or under preliminary discussion. The likely prices for much of the
ownership housing proposed by developers in this density range should be affordable to at least
those households earning above median income, adjusted for households size, for ownership
housing and to households earning 80 to 120 percent of median income, adjusted for household
size, for rental housing.
A-50
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t!.
CITY OF DUBLIN
H )USING ELEMENT 1999-2006
City's Zoning Requirements
Given land and development costs in the City, however, that portion of the City's allocation in
low- and moderate-income categories can only be met in multi-fimrily zoned areas or commercial
areas permitting multi-family housing
Maximum permitted residential density: The City's multi-family zones permit densities of
between four and 61 dwe]]ing or more units per acre, as a sufficient range of densities to permit
the construction of various types of affordable housing. The City permits - relatively high
residential densities (there are no density limits, per se, under the City's planned development
process that applies to most undeveloped portions of the City).
Parking: The fo]]owing is a list of the City's multi-family, guest, and second-unit parking
requirements (Table 45). Parking requirements for apartments are similar regardless of unit size
or number of bedrooms. Up to three parking spaces may be re:Juired per unit. The amount of
parking fequired fegardless of the types of rental units and the project type could create an
impediment unless the City has the ability to apply alternative parking standards for affordable
housing projects consistent with actual anticipated parking demand.
For example, a recent rental project that was approved through a Planned Development allowed
for reduced parking standards based on a parking study that indkated that, due to the size of the
project, parking could be reduced overa]], which decreased the construction cost and a]]owed for
the first multi-family project (the Villas at Santa Rita) to be constlUcted in the newly annexed part
of the City.
The City's feliance on planned developments has provided the flexibility in the application of
development standards. This process also aUows the City maximum flexibility to accomplish
affordable housing goals. For this reason, the City wi]] cOrltinue its current approach to
development approval.
A-53
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 45
Parking Requirements
Residential Use Types Number of Parking Spaces Required
Apartments
Studio 1 covered or garaged space per dwelling plus 1
parki!1g space for umeserved and guest parking
1 Bedroom 1 covered or garaged space per dwelling plus 1
parking space for unreserved and guest parking
2 Bedrooms + I covered or garaged space per dwelling plus 1
parking space for unreserved and guest parking
Condominiums
Studio 1 covered or garaged space per dwelling unit plus
guest parking
1 Bedroom 1 covered or garaged space per dwelling unit plus
guest parking
2 Bedrooms + 2 covered or garaged spaces per dwelling plus guest
parking
Other Parking Requirements
Guest Parking Projects with 10 or more dwellings shall provide
one additional guest parking space for every 2
dwelling units which shall be marked as a guest
parking space.
Senior Citizen Parking 1 covered or garaged spaces per dwelling plus one
guest parking space for every three dwelling units.
Second Unit 1 parking space per unit
Source: city of Dublin Zoning Ordinance, 2001.
Minimum lot size: Minimum lot sizes range from 5 acres for the lowest density multi-family
zone to 2,800 square feet for the highest density zone. The City allows felatively small single-
family housing lot sizes, 4,000 and 5,000 square feet. Minimum lot size requirements do not
impose an unreasonable constraint to the production of affordable housing in relation to the size
of vacant land femaining for residential development.
Minimum dwelling unit size: The City does not impose minimum dwelling units sizes in its
multi-family zones.
Maximum height: The maximum height in the entire multi-family zone permits two-story
buildings. West of Dougherty Road the height requirement is 25 feet and two stories; this may be
increased to 35 feet and two stories pursuant to a Site Development Review approval by the
Planning Commission. The height requirement East of Dougherty Road is 35 feet and two
stories. Two stories are considered sufficient to achieve these densities, plus allowed density
bonuses.
Maximum lot coverage: The maximum permitted lot coverage (building coverage, excluding
paved surfaces) ranges from 30 percent to 40 percent in the two highest density multi-family
zones (that permit 24 to 61 dwelling units per acre). These coverages are considered sufficient to
A-54
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
achieve the maximum permitted dwelling unit densities, plus density bonuses, in consideration of
the height limitation and parking requirements.
Floor Area Ratios: The City does not regulate floor area ra'ios in residential zones. Only
commercial developments, or the commercial portions of mized..use development, are regulated
by floor area ratios. Instead, the City sets upper limits on the lot are per dwelling unit in
multifamily zones. In the R-2 zone, the lot area per dwelling unit is 4,000 square feet, or two
units on a minimum-required 8,000 square foot lot. In the R-M zone, the lot area per dwelling
unit can be as low as 750 square feet, or 58 units per acre. The regulation of floor area ratios in
commercial zones will not affect the City's ability to achieve reasonable residential densities in
mixed-use projects because the ratios permit more residential building square footage than under
the lot coverage requirements in the R-M zone, even for multi-sto:)' structures. However, most, if
not all, of the new residential development in the City is taking place in Planned Development
Zoning Districts.
Open Space Requirements: The City requires common usahle outdoor space equal to 30
percent of the next site area in the R-M zone. This requirement does not restrict the ability of a
developer to achieve the maximum density a]]owed under as measured by lot area per dwe]]ing
unit because usable outdoor space includes a]] area not occupied by buildings or parking areas. In
a typical two-story multifamIly development, up to 40 percen: of a lot may be covered by
buildings, leaving 60 percent of the lot for parking and common w;able outdoor space.
Growth Control Measures: ~l11ere are no growth control limitations in the City of Dublin.
Residences in commercial zones: The City does permit mixed residential-commercial
developments in commercial zones. However, the amount of lar,d zoned for various residential
uses is more than sufficient to meet the City's anticipated housing needs we]] beyond the period
of the current ABAG Regional Housing Needs Determination. The City does not believe that it is
necessary, at present, to permit housing in exclusively commercial zones as a method of
accommodating future housing needs.
Constraints to Housing Persons with Disabilities
As noted in the Special Needs section of this report, persons with disabilities have a number a
housing needs related to accessibility of dwelling units; access 10 transportation; employment,
and commercial services; and alternative living arrangements that include on-site or nearby
supportive living services.
The City ensures that new housing developments comply with California building standards
(Title 24 of the California Code of Regulations), including disabled accessibility requirements.
The City permits small Commlmity Care Facilities (6 persons or f,~wer) in any residential zoning
district by right and larger Community Care Facilities (7 persons or more) in any residential
zoning district, retail and general commercial zoning districts, and industrial zoning districts with
the approval of a Conditional Use Permit.
Based on its zoning, land use policies, and building code practices, as described below, there is no
evidence that Dublin has created significant constraints to the lo<:ation, construction, or cost of
special needs housing for persons with disabilities.
A-55
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Procedures for Ensuring Reasonable Accommodations
The City of Dublin has established procedures to ensure that reasonable accommodations are
made for persons with disabilities. Individuals with disabilities can telephone the City, send an e-
mail, write a letter, stop by City offices, or appear at a Planning Commission or City Council
meeting to request special accommodations or variances from the requirements of City zoning or
building codes for disability accommodations.
Efforts to Remove Regulatory Constraints for Persons with Disabilities
The State of California has removed any City discretion for review of small group home projects
(six or fewer residents). The City does not impose additional zoning, building code, or permitting
procedures other than those allowed by state law. There are no City-initiated constraints on
housing for persons with disabilities caused or controlled by the City.
The City also allows residential retrofitting to increase the suitability of homes for persons with
disabilities in compliance with ADA requirements. The City works with applicants' who need
special accommodations in their homes to ensure that application of building code requirements
does not create a constraint.
Information Regarding Accommodation for Zoning, Permit Processing, and
Building Codes
The City implements and enforces Chapters lla and lIb of the current California Code, which is
very similar to the ADA. The City provides information to applicants or those inquiring of City
regulations regarding accommodations in zoning, permit processes, and application of building
codes for persons with disabilities.
Zoning and Other Land Use Regulations
In reviewing the City's zoning laws, policies, and practices for compliance with fair housing law,
the City has not identified zoning or other land use regulatory practices that could discriminate
against persons with disabilities and impede the availability of such housing for these individuals.
Dublin's Zoning Ordinance aIJows many of the housing use types that persons with disabilities
require. Examples of the ways in which the City facilitates housing for persons with disabilities
through its regulatory and permitting processes are:
. Community care facilities of six or fewer persons are permitted as of right on the same
basis as other single-family uses.
. Larger community care facilities may be permitted under the City's conditional use
permit process, which seeks to ensure the suitability and adequacy of the site for the
proposed use; adequate utilities and infrastructure is available on-site, and compatibility
of design with adjacent uses within the district and its surroundings.
. Boarding houses are processed with a conditional use permit before the Zoning
Administrator rather than the Planning Commission.
The City's General Plan Land Use Element does not require nOf fegulate the siting of special
needs housing in relationship to one another. The City has no requirement for a minimum
distance between special needs housing or ordinance regulating overconcentration
A-56
CITY OF DUBLIN
H (I U SIN GEL E MEN T 1 999 - 2 0 0 6
Permits and Processing
The City does not impose special permit procedures or requi:~ements that could impede the
retrofitting of homes for accessibility. The City's requirements for building permits and
inspections are the same as for other residential projects and are fhirly simple and straightforward.
City officials are not aware of any instances in which an applicanl experienced delays or rejection
of a retrofitting proposal for accessibility to persons with disabilities.
To date the City has not received any applications for the development of a residential care
facility of seven or more; however, if an application was to be submitted, the City would not
impose additional conditions or use restrictions on this type of filCility other than examining the
safety and suitability of the site and building to house the number of proposed occupants. The
conditional use permit process would not be any different from any other residential project that
requires a use permit.
The City does not impose ~;pecial occupancy permit requirements for the establishment or
retrofitting of structures for residential use by persons with disabilities. If structural
improvements are required for a group home, a building permit is required. If a new structure
were proposed for a group home use, design review would be required. To the City's knowledge,
its design review process has not been used to deny or substantialIy modify a housing project for
persons with disabilities to the point where it is no longer feasible.
The City's zoning and permit processes also a]]ow for supportive services that are provided on-
site, with no additional special conditions.
Based on its zoning, land use policies, and building code practices, Dublin does not believe that it
has created significant constraints to the location, construction, Of cost of special-needs housing
for persons with disabilities.
Second Unit Regulations
The City of Dublin's Zoning Ordinance a]]ows second units designed to meet the special needs of
individuals and families, particularly the elderly, disabled, and those oflow and very-low income.
A second unit may only be permitted in the R-l zoning distrct. A second unit requires a
Conditional Use Permit by the Zoning Administrator. The Conditional Use Permit process in
Dublin is similar to those uses in many other jurisdictions; however, the Zoning Administrator
rather than the Planning Commission hears it. The Conditional Use Permit process includes a
public hearing. The lot on which a second unit is located mmt contain an existing detached
single-family dwe]]ing unit and have a minimum lot size of 6,000 square feet. The City requires
only one additional parking space for a second unit and does not impose size restrictions that
would significantly impede the ability of property owners to constlUct second units.
Conditional Use Permit Process and Criteria
The purpose of the Conditional Use Permit process is to establish a procedure for approving or
denying land uses that are not clearly permitted or prohibited l:ecause of their unique nature.
These land uses can be approved if their effect on the surrounding environment can be made
acceptable through the application of conditions of approval. In summary, several findings need
to be made in order to approve a CUP, including that the proposed use and related structures are
compatible with other land uses, transportation and service facilities in the vicinity and that it wiJ)
A.57
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
not adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety and welfare.
The processing procedure for a Conditional Use Permit is outlined in the section on "Permit
Processing Procedure" and in Table 49.
Permit and Development Impact Fees
Dublin 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,
and mitigating the environmental impacts of new development. Although these fees are
necessary to meet City service and environmental standards, they can have a substantial impact
on the cost of housing, particularly affordable housing. Impact fees for water and sewer service
are charged by other agencies-the City does not provides these services to Dublin residents.
Normally, Planning fees would have a minimal impact on housing cost because most the fees are
flat-rate charges, not per-unit charges, and can be spread over the entire development. For a
modest-sized development proposal, permit fees would typically amount to a few hundred dollars
per dwe]]ing unit
Building, Engineering, and Special District fees have a much larger effect than Planning fees on
the final cost of a home. Such fees include water and sewer impact and hook-up costs, park fees
(in lieu of land dedication), traffic impact fees, and similar charges. Table 46 lists the building
and development costs for a single-family unit on an in a subdivision with a livable area of 1,600
square feet, including a 400-square-foot garage. Based on the list below, these fees average about
$25,980.90 for a 2,000-square-foot house. Table 47 lists the building and development costs for a
150-unit apartment complex. Based on these fees, average cost for a multi-family project is about
$2,446,219.90, or approximately $16,300 per dwelling unit. Typical fees represent between five
and seven percent of the cost of a minimum-priced single-family home and ten percent of the cost
of a typical multifamily unit.
As a general rule, the City uses the Quimby Act to determine park dedication requirements.
Dedication of right of way for roadways is required as needed based on estimated traffic volumes
generated by proposed development, and the City also requires dedication of easements for
utilities needed to serve a proposed development.. The City does not require land dedication for
other purposes. None of the City's dedication requirements reduce the number of dwe])jng units
permitted under specific plan or planned development approvals, or the achievable densities
described in Table 40. Such approvals are based on the net acreage of land after dedications, not
on gross acreage before dedications.
A-58
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 46
Building and Development Fees Charged by the City and Special Districts
for a typical Single-Family Horne
Single-Family Unit I
City Impact Fees -
Community Parks, Land $5,087.00
Community Parks, Improvement8 $2,023.00
Community Buildings $1,177.00
Libraries $814.00
Civic Center $178.00
Land, Neighborhood Parks $3,216.00
Improvements, Neighborhood Parks $996.00
Aquatic Center $231.00
Freeway Interchange Fee $253.50
Traffic Impact Fees- Category 1 $4,280.00
Traffic Impact Fees- Category 2 $962.00
Tri- Valley Transportation Development Fee $1,711.00
Fire Impact Fees $680.00
City In Lieu Fees and Mitigation Fees
Affordable Housing In Lieu Fees As detemllned by the Community Development and
Finance Departments - 12.5% of the units are
required to be "Affordable"
Noise Mitigation Fees $4.74
City Processing Fees (Excluding Charges from Planning and Engine,~ring Departments)
Fire Plan Check Fee/Deposit I $120.00
SMIP $19.41
Building Permit $2,750.00
Fees Levied by Other Agencies/Collected by City
School District I $12,432.00
Alameda County Flood Control/W ater $972.00
Conservation-Zone 7
Soun:e: City of Dubli 0, February 2002.
A-59
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Table 47
Building and Development Fees Charged by the City and Special Districts
for a typical Multi-Family project
Multi-Family Project
City Impact Fees
Community Parks, Land $477,000.00
Community Parks, Improvements $189,600.00
Community Buildings $110,400.00
Libraries $76,350.00
Civic Center $16,650.00
Land, Neighborhood Parks $301,500.00
Improvements, Neighborhood Parks $93,450.00
Aquatic Center $21,600.00
Freeway Interchange Fee $22,815.00
Traffic Impact Fees- Category 1 $385,050.00
Traffic Impact Fees- Category 2 $86,550.00
Tri- Valley Transportation Development Fee $179,700.00
Fire Impact Fees $63,750.00
City In Lieu Fees and Mitigation Fees
Affordable Housing In Lieu Fees As determined by the Conununity Development and
Finance Departments - 12.5% of the units are
fequired to be "Affordable"
Noise Mitigation Fees $427.50
City Processing Fees
Fire Plan Check Fee/Deposit $400.00
SMIP $1,420.00
Building Permit $74,320.00
Fees Levied by Other Agencies/Collected by City
School District $471,150.00
Alameda County Flood ControVWater $97,200.00
Conservation-Zone 7
Source: City of Dublin, Februaty 2002.
On- and Off-Site Improvements
The City's General Plan and Specific Plan require that all new development fund the cost of
providing infrastructure and services needed by new developments. Therefore, the City has
adopted development impact fees that fund the costs of off-site infrastructure and community
facilities (Appendix D provides a detailed description of an the fees charged by the City). On-site
improvements are required based on the development that is requested and the needs identified by
A~60
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
the development engineer and City Engineer. These improvements are considered part of the cost
of the project. The City's density bonus ordinance allows some variance in the infrastructure
requirements if affordable housing is being provided.
Permit Processing Procedure
The City of Dublin meets state-required time lines for the approval of development permits, as
shown in Table 48. There is no difference between times for single family or multi-family
developments and there are no other permits applicable to residential development. Dublin
processes planned developments in two stages. Stage One is the base zoning and is often used as
the pre-zone document for annexation of land. The Stage One establishes the permitted,
conditionally permitted, accessory uses, conceptual site plan, site area, landscape requirements,
proposed densities, a maximum number of residential units, and non-fesidential square footages.
The Stage Two may be adopted concurrently with the Stage One if desired. If separate, it contains
the detail ofthe zoning district and the specifics of thesite development review.
The time required for development approval is not generally a constraint or substantial cost to
housing developers. An overly lengthy review process, however, could adversely affect an
affordable housing project if the time fequired to obtain approval affects the proponent's ability to
access funding for the project (particularly governmental grants). In such cases, expedited permit
review could provide an addi tional level of certainty that the amount of time required for project
approval wiJI not advefsely affect the developer's ability to acces;; funding.
The process for approving a residential project in the City or in the Sphere of Influence varies. If
annexation is required, an environmental study would be compJe-:ed, pre-zone to a Stage One PD,
LAFCO approval, Stage Two PD, and Site Development Review. If the project is already in the
City, it would require a PD Stage Two (possibly Stage One-If there is a change), then Site
Development Review. In the Eastern Dublin Specific Polan a development agreement is also
required to set forth the phasing of infrastructure and payment of fees.
Table 48
Application Processing Times
Application Summary Number of Calendar Days to Process
Processing Time 51)% 90%
CUP (directional tract signs) 2-3 months 64 days 99 days
CUP (2nd units) 2--4 months 14 days 27 days
CUP (FS Signs) 7 weeks 46 days 48 days
CUP (All Others) 2-3 months 46 days 80 days
SDR- Signs 4-5 weeks 24 days 34 days
SDR (Minor) 2 months -- 59 days
SDR (Large Commercial) 6 months - 171 days
SDRlCUP (Minor) 2--4 months 53 days 102 days
SDRlCUP (Large or Involved) 4-5 months 102 days 132 days
Source: City of Dublin PlalDling Division 2ooJ.
* All appeals must be filed within 10 days from the date action was taken.
A-61
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
Building Code
Dublin uses the Uniform Building Code (UBC) and Uniform Housing Code as the basis for the
City's building standards. These codes are enforced by the Building Department as new projects
are proposed or completed, or existing housing is upgraded to current standards.
The City does not have a systematic code enforcement program. Existing units are inspected only
when the City receives complaints. If code violations are discovered, owners are only required to
make improvements that bring the property up to minimum code requirements. Because the City
has not adopted more stringent standards, the enforcement of the UBC does not pose a significant
constraint to the production or improvement of housing in Dublin.
Housing Incentives
Density Bonuses
The Density Bonus Regulations for the City of Dublin's Zoning Ofdinance are intended to
establish policies that facilitate the development of senior and affordable housing to serve a
variety of economic needs within the City. In order to qualifY for a density bonus, a project must
consist of five or more dwe]]ing units and meet one or more of the fo]]owing criteria:
· 20 percent of the total units are designated for lower income households, or
· 10 percent of the total units are designated for very low-income households, or
· 50 percent of the total units are designated for senior citizens.
If a developer agrees to construct both 20 percent of the total units for lower-income households
and 10 percent of the total units for very low-income households, the developer is entitled to one
additional concession or incentive and may at the discretion of the City receive more than one
density bonus.
The following is a list of concessions and incentives available to developers:
· A reduction in site development standard or modification of zoning code requirements or
architectural design requirements that exceed the minimum building standards approved by
the State Building Standards Commission.
· Approval of mixed-use zoning in conjunction with the housing project if commercial, office,
industrial, or other land uses will reduce the cost of the housing development and if the
commercial, office, industrial, or other land uses are compatible with the housing project and
the existing or planned development in the area where the proposed housing project wi]] be
located.
· Other regulatory incentives or concessions proposed by the developer or the City which
result in identifiable cost reductions may include, but are not limited to:
1. Certain City fees applicable to the restricted units in a project may be deferred.
Fees to be deferred may be established by resolution of the City Council on a
project basis, which may be amended from time to time.
2. A project that provides restricted units may be entitled to priority processing.
Upon certifying that the application is complete and eligible for priority
A-62
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
processing, a project would be iminediately as~:igned to planning staff. The
project would be processed by the City staff in advance of impacts; and, upon
completion of the environmental review process, the project would be noticed
and scheduled for the next available meeting of tle Planning Commission and/or
City Council thereafter. When more than one project qualifying for priority
processing is applied for at the same time, firs': priority will be given to the
project whose application was first determined to he complete.
Inclusionary Zoning J~egulations
In May 2002 the City Council apPfoved an updated vefsion of Dublin's Inclusionary Zoning
Regulations. In order to ensure that the remaining developable land is utilized in a manner
consistent with the City's housing policies and needs, the City is requiring that developers set
aside 12.5 percent of new units as affordable. Of those, 30 percent must be set aside for very
low-income, 20 percent for low-income, and 50 percent for moderate-income. A minimum of
7.5% of the units must be constructed and the femaining 5 percmt can be paid through in-lieu
fees in the amount of $72,176 per required affordable unit not com,tructed. The City Council may
also approve the dedication of] and or construction of affordable units elsewhere off-site in lieu of
constructing affordable units where it is infeasible to built on-site. Affordable units constructed
are permitted to be affordable by design and to have fewer amenities than comparable market
units.
Funds collected by in-lieu fees are specifically earmarked for new affordable units constructed
throughout the City or for other aspects of the City's affordable hOllsing pfogram.
Environmental Constraints
The only environmental issUt:s known to the City that could affect residential development in
areas planned for such use are the potential presence of the tiger salamander and the California
red-legged frog. These species may be present in portions of the East Dublin Specific Plan area.
To date, the City has worked with developers to provide mitigation by protecting potential areas
of habitat for these species and allowing higher density development on other portions of affected
properties. Because most pI aImed developments in Dublin are Ielatively large, this mitigation
strategy has proved sufficient to preserve essential habitat while providing adequate acreage for
residential development. Therefore, the City does not consider thl: presence of these species as a
significant constraint to the accommodation of the City's share of fegional housing needs by
income group between 1999 and 2006.
A-63
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
ENERGY CONSERVATION
OPPORTUNITIES
State Building Code Standards
Compliance with Title 24 will enable homeowners to reduce energy consumption. The California
Energy Commission was created in 1974 by the Warren-Alquist State Energy Resources
Conservation and Development Act (Public Resources Code 25000 et seq.). Among the
requirements of the new law was a directive for the Commission to adopt energy conservation
standards for new construction. The first residential energy conservation standards were
developed in the late 1970s (Title 24, Part 6 of the California Code of Regulations) and have been
periodically revised and refined since that time.
Design Standards
There are many opportunities for conserving energy in new and existing homes. New buildings,
by design, can easily incorporate energy efficient techniques into the construction. According to
the U.S. Department of Energy, the concept of energy efficiency in buildings is the building
envelope, which is everything that separates the interior of the building from the outdoor
environment: the doors, windows, walls, foundation, roof, and insulation. All the components of
the building envelope need to work together to keep a building warm in the winter and cool in the
summer.
Constructing new homes with energy-conserving features, in addition to retrofitting existing
structures, will result in a reduction in monthly utility costs. There are many ways to determine
how energy efficient an existing building is and, if needed, what improvements can be made.
PG&E offers free home energy audits and can specify areas for energy conservation. Examples
of energy conservation opportunities include installation of insulation and/or storm windows and
doors, use of natural gas instead of electricity, installation or retrofitting of more efficient
appliances and mechanical or solar energy systems, and building design and orientation that
incorporates energy conservation considerations.
Many modern building design methods are used to reduce residential energy consumption and are
based on proven techniques. These methods can be categorized in three ways:
1. Building design that keeps natural heat in during the winter and keeps natural heat out during
the summer. Such design reduces air-conditioning and heating demands. Proven building
techniques in this category include:
· location of windows and openings in relation to the path of the sun to minimize solar
gain in the summer and maximize solar gain in the winter;
· use of "thermal mass," earthen materials such as stone, brick, concrete, and tiles that
absorb heat during the day and release heat at night;
· "burying" part of the home in a hillside or berm to reduce solar exposure or to
insulate the home against extremes of temperature;
· use of window coverings, insulation, and other materials to reduce heat exchange
between the interior of a home and the exterior;
A-64
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
. location of openings and the use of ventilating devices that take advantage of natural
air flow (particularly cool evening breezes);
. use of eaves and overhangs that block direct solar gain through window openings
during the summer but allow solar gain during the wiater; and
. zone heating and eooling systems, which reduce heatmg and cooling in the unused
areas ofa home.
2. Building orientation that uses natural forces to maintain a comfortable interior
temperature. Examples include:
. north-south orientation of the long axis of a dwelling;
. minimizing the southern and western exposure of exterior surfaces; and
. location of dwellings to take advantage of natural air ~irculation and evening
breezes.
3 Use ofJandscaping features to moderate interior temperatrres. Such techniques include:
. use of deciduous shade trees and other plants to prote.~t the home;
. use of natural or artificial flowing water; and
. use of trees and hedges as windbreaks.
In addition to natural techniques, a number of modern methods of energy conservation have been
developed or advanced over tht: past several decades. These include:
. use of solar energy to heat water;
. use of solar panels and other devices to generate electricity;
. window glazing to repel summer heat and trap winter warmth;
. weather-stripping and other insulation to reduce heat :~ain and loss;
. use of natural gas for dryers, stovetops, and ranges;
. use of energy-efficient home appliances; and
. use ofJow-flow showerheads and faucet aerators to reduce hot water use.
The city's Mediterranean-likt: climate is typical of the Bay Area, with year-round mild
temperatures that provide an opportunity to use solar energy tecJmiques to generate electricity,
heat water, and provide spact: heating during colder months. Natural space heating can be
substantially increased through the proper location of windows and thermal mass. Use of solar
panels can generate 1,000 watts of electricity on a sunny day. This can constitute more than
enough power for daily residential operations, and a special conve~er attached to the solar panels
can take excess electricity and funnel it back into the PG&E grid.
Green Building Principles
Another way to conserve energy in residential construction and rel1abilitation is to practice green
buildings principles, such as recycling of building materials and construction waste and use of
building materials and techniques that reduce the amount of non-renewable energy inputs.
Dublin has implemented green building principles in two ways:
A-65
CITY OF DUBLIN
HOUSING ELEMENT 1999-2006
· The City was the first city in Alameda County to adopt the Waste Management
Authority's model ofdinance on the recycling of construction waste.
· The City has provided training in green building techniques to its planning and building
staff.
A-66
APPENDIX B: GLOSSARY OF ILI.S. CENSUS
TERMS
The following terms have been defmed by the U.S. Census lor interpretering data found in Census
feportS and tables. These definitions are generally current. For reports based on earlier surveys,
especially those published befOre 1990, the user should consult be printed reports for those years.
As reports and surveys continue to evolve, definitions may also be altered to accommodate these
changes. These definintions can be further examined or the U.S. Census web site at
www.census.gov.
Children. The term "children," as used in tables on living arrangements of children under 18, are aU
persons under 18 years, excluding people who maintain households, families, or subfamilies as a
reference person or spouse.
Own children in a family are sons and daughters, including sterchildren and adopted children, of
the householder. Similarly, "own" children in a subfamily are sons and daughters of the married
couple or parent in the subfamily. (All children shown as membt:rs of related subfamilies are own
children of the person(s) maintaining the subfamily.) For each ty:>e of family unit identified in the
Current Population Survey, the count of "own children under 18 years old" is limited to never-
married children; however, "own children under 25" and "own chi Idren of any age," as the terms are
used here, include all children regardless of marital status. The counts include never-married
children living away from home in college dormitories.
Related children in a family include own children and all other t:hildren under 18 years old in the
household who are related to the householder by birth, marriage, or adoption. The count of related
children in families was formerly restricted to never-married childten. However, beginning with data
for 1968 the Bureau of the Census includes ever-married childten under the category of related
children. This change added approximately 20,000 children to the category of related children in
March 1968.
Ethnic origin. People of Hispanic origin were identified by a question that asked for self-
identification of the persons' origin or descent. Respondents wen: asked to select their origin (and
the origin of other household members) from a "flash card" listing ethnic origins. People of Hispanic
origin, in particular, were those who indicated that their origin w~.s Mexican, Puerto Rican, Cuban,
Central or South American, or some other Hispanic origin. It should be noted that people of Hispanic
origin may be of any race.
People who were Non-Hispanic White origin, were identified by crossing the responses to two self-
identification questions: (1) origin or descent and (2) race. Respcndents were asked to select their
race (and the race of other household members) from a "flash card" listing racial groups. Beginning
with March 1989, the population is divided into five groups on the basis of race: White, Black,
American Indian, Eskimo or Aleut, Asian or Pacific Islander, ard Other races. The last category
includes any other race except the four mentioned. Respondents wt.o selected their race as White and
indicated that their origin was not one of the Hispanic origin subgroups Mexican, Puerto Rican,
Cuban, Central or South American, were called Non-Hispanic White origin.
Family. A family is a group of two people or more (one of whom is the householder) related by
birth, marriage, or adoption and residing together; all such people (including related subfamily
members) are considered as members of one family. Beginning with the 1980 Current Population
Survey, unrelated subfamilies (referred to in the past as secondary families) are no longer included in
the count of families, nor are the members of unrelated subfamilks included in the count of family
CITY OF DUBLIN
APPENDIX B: HOUSING ELEMENT (1999-2006)
members. The number of families is equal to the number of family households; however, the count
of family members differs from the count of family household members because family household
members include any non-relatives living in the household.
Family group. A family group is any two or more people (not necessarily including a householder)
residing together, and related by birth, marriage, or adoption. A household may be composed of one
such group, more than one, or none at all. The count of family groups includes family households,
related subfamilies, and unrelated subfamilies.
Family household. A family household is a household maintained by a householder who is in a
family (as defined above) and includes any unrelated people (unrelated subfamily members and/or
secondary individuals) who may be residing there. The number of family households is equal to the
number of families. The count of family household members differs from the count of family
members, however, in that the family household members include aU people living in the household,
whereas family members include only the householder and his/her relatives. See the definition of
family.
Group quarters. As of 1983, group quarters were defined in the current population survey as
noninstitutional living arrangements for groups not living in conventional housing units or groups
living in housing units containing ten or more unrelated people or nine or more people unrelated to
the person in charge. (Prior to 1983, group quarters included housing units containing five or more
people unrelated to the person in charge.). Examples of people in group quarters include a person
residing in a rooming house, in staff quarters at a hospital, or in a halfway house. Beginning in 1972,
inmates of institutions have not been included in the Current Population Survey.
Household. A household consists of aU the people who occupy a housing unit. A house, an
aparbnent or other group of rooms, or a single room, is regarded as a housing unit when it is
occupied or intended for occupancy as separate living quarters; that is, when the occupants do not
Jive and eat with any other persons in the structure and there is direct access from the outside or
through a common hall.
A household includes the related family members and all the unrelated people, if any, such as
lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a
housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is
also counted as a household. The count of households excludes group quarters. There are two major
categories of households, "family" and "nonfamily." (See definitions of Family household and
Nonfamily household).
Household, family, or subfamily. The term "size of household" includes all the people occupying
a housing unit. "Size of family" includes the family householder and aU other people in the Jiving
quarters who are related to the householder by birth, marriage, or adoption. "Size of related
subfamily" includes the husband and wife or the lone parent and their never-married sons and
daughters under 18 years of age. "Size of unrelated subfamily" includes the reference person and all
other members related to the reference person. If a family has a related subfamily among its
members, the size of the family includes the members of the related subfamily.
Household, nonfamily. A nonfamily household consists of a householder living alone (a one-
person household) or where the householder shares the home exclusively with people to whom
he/she is not related.
Householder.. The householder refers to the person (or one of the people) in whose name the
housing unit is owned or rented (maintained) or, if there is no such person, any adult member,
excluding roomers, boarders, or paid employees. If the house is owned or rented jointly by a
married couple, the householder may be either the husband or the wife. The person designated as the
B-2
CITY OF DUBLIN
APPENDIX B: H )USING ELEMENT (1999-2006)
householder is the "reference person" to whom the relationship of aJJ other household members, if
any, is fecorded.
The number of householders is equal to the number of households. Also, the number of family
householders is equal to the number of families.
Head versus householder. Beginning with the 1980 Curr'~nt Population Survey, the Bureau
of the Census discontinued the use of the terms "head of household" and "head of family."
Instead, the terms "householder" and "family householdt:r"are used. Recent social changes
have resulted in greater- sharing of household responsibililies among the adult members and,
therefore, have made the term "head" increasingly inappropriate in the analysis of household
and family data. SpecificaJJy, beginning in 1980, the Census Bureau discontinued its
longtime practice of always classifying the husband as th~ reference person (head) when he
and his wife are living together.
Mean (Average) income. Mean (average) income is the amOlmt obtained by dividing the total
aggregate income of a group by the number of units in that group. The means for households,
families, and unrelated individuals are based on aJJ households, families, and unrelated individuals,
respectively. The means (averages) for people are based on pfOple 15 years old and over with
mcome.
Median income. Median income is the amount which divides the income distribution. into two
equal groups, half having incomes above the median, half havin~ incomes below the median. The
medians for households, families, and unrelated individuals are based on aJJ households, families,
and unrelated individuals, respectively. The medians for people ar'~ based on people 15 years old and.
over with income.
Single, when used as a marital status category, is the sum ofnevt:r-married, widowed, and divorced
people. "Single," when used in the context of "single-parent family/household," means only one
parent is present in the home. The parent may be never-married, widowed, divorced, or married with
spouse absent.
Married couple. A married couple, as defined for census purposes, is a husband and wife
enumerated as members of tht: same household. The married couple mayor may not have children
living with them. The expression "husband-wife" or "married- couple" before the term "household,"
"family," or "subfamily" indicates that the household, family, or subfamily is maintained by a
husband and wife. The number of married couples equals the count of married-couple families plus
related and unrelated married-couple subfamilies.
Mobility status. The population was classified according to mobility status on the basis of a
comparison between the place of residence of each individual to the time of the March survey and
the place of residence one year earlier. Non-movers are all people who were living in the same house
at the end of the migration period and the beginning of the migration period. Movers are all people
who were. living in a different house at the end of the period rather than at the beginning. Movers are
further classified as to whetht:r they were living in the same or different county, state, region, or
were movers from abroad. Movers are also categorized by whether they moved within or between
central cities, suburbs, and non metropolitan areas of the United SU.tes.
Poverty definition. Following the Office of Management and Budget's (OMB's) Directive 14, the
Census Bureau uses a set of money income thresholds that vary hy family size and composition to
detect who is poor. If a family's total income is less than that family's threshold, then that family,
and every individual in it, is considered poor. The poverty thresholds do not vary geographicaJJy, but
they are updated annuaJJy for inflation with the Consumer Price hldex (CPI-U). The official poverty
defmition counts money income before taxes and excludes capital gains and noncash benefits (such
as public housing, medicaid, and food stamps).
B-3
CITY OF DUBLIN
APPENDIX B: HOUSING ELEMENT (1999-2006)
Poverty statistics are based on a definition developed by MoJJie Orshansky of the Social Security
Administration (SSA)in 19641 and revised in 1969 and 1981 by interagency committees. This
definition was established as the official definition of poverty for statistical use in all Executive
departments by the Bureau of the Budget (BoB) in 1969 (in Circular No. A-46); after BoB became
The Office of Management and Budget, this was reconfirmed in Statistical Policy Directive No. 14.
The original poverty definition provided a range of income cutoffs or thresholds adjusted by such
factors as family size, sex of the family head, number of children under 18 years old, and farm-
nonfarm residence. At the core of this defmition of poverty was the economy food plan, the least
costly of four nutritionally adequate food plans designed by the Department of Agriculture. It was
determined from the Department of Agriculture's 1955 Household Food Consumption Survey that
families of three or more people spent approximately one-third of their after-tax money income on
food; accordingly, poverty thresholds for families of three or more people were set at three times the
cost of the economy food plan. Different procedures were used to calculate poverty thresholds for
two-person families and people living alone in order to compensate for the felatively larger fixed
expenses of these smaller units. For two-person families, the cost of the economy food plan was
multiplied by a factor of 3.7 (also derived from the 1955 survey). For unrelated individuals (one-
person units), no multiplier was used; poverty thresholds were instead calculated as. a fixed
proportion of the corresponding thresholds for two-person units. Annual updates of these SSA
poverty thresholds were based on price changes of the items in the economy food plan.
As a result of deliberations of a Federal interagency committee in 1969, the following two
modifications to the original SSA definition of poverty were adopted2:
· The SSA thresholds for nonfarm families were retained for the base year 1963, but annual
adjustments in the levels were based on changes in the Consumer Price Index (CPij rather
than on changes in the cost of foods in the economy food plan.
· The farm thresholds were raised from 70 to 85 percent of the corresponding nonfarm levels.
The combined impact of these two modifications resulted in an increase in the tabulated
totals for 1967 of 360,000 poor families and 1.6 million poor people.
In 1981, three additional modifications in the poverty definition recommended by another
interagency committee were adopted for implementation in the March 1982 Current Population
Survey, as we]] as the 1980 census:
· Elimination of separate thresholds for farm families.
· Elimination (by averaging) of separate thresholds for female-householder families and "aU
other" families (earlier termed "male-headed" families).
· Extension of the detailed poverty threshold matrix to make the largest family size category
"nine people or more"
· For further details, see the section, "Changes in the Definition of Poverty," in Current
Population Reports, Series P- 60, No. 133.
'For a detailed discussion of the original SSA poverty thresholds, see Mollie Orshansky, Counting the Poor: Another Look at the Poverty
Profile, Social Security Bulletin, vol. 28, no. I, January 1965, pp. 3-29 (reprinted in Social Security Bulletin, vol. 51, no. 10, October
1988, pp. 25-51); and Who's Who Among the Poor: A Demographic View of Poverty, Social Security Bulletin, vol. 28, no. 7, July 1965,
pp. 3-32.
'Poverty thresholds for 1959-1967 were recalculated on this basis, and revised poverty population figures for those years were tabulated
using the revised thresholds. These revised 1959- 1967 poverty population figures have been published in Census Bureau reports issued
since August 1969 (including the present report). Because of this revision, poverty statistics from documents dated before August 1969 are
not comparable with current poverty statistics.
B-4
CITY OF DUBLIN
APPENDIX B: HOUSING ELEMENT (1999-2006)
The poverty thresholds are increased each year by the same percentage as the annual average
Consumer Price Index (CPl). The poverty thresholds are current y adjusted using the annual average
CPI-U (1982-84 = 100). This base year has been used since 1988. From 1980 through 1987, the
thresholds were adjusted using the CPI-U (1967 = 100). The CPI (1963 = 100) was used to adjust
thresholds prior to 1980.
For further information on how the poverty thresholds were developed and subsequent changes in
them, see Gordon M. Fisher, "The Development and History of the Poverty Thresholds, n Social
Security Bulletin, vo1.55, noA, Winter 1992, pp. 3-14.
Race. The race of individuals was identified by a question that asked for self-identification of the
person's race. Respondents were asked to select their race from a "flashcard" listing racial groups.
The population is divided into five groups on the basis of race: White; Black; American Indian,
Eskimo or Aleut; Asian or Pacific Islander; and Other races, beginning with March 1989. The last
category includes any other face except the four mentioned. In most of the published tables "Other
races" are included in the total population data line but are not shown individually.
Tenure. A housing unit is "owned" if the owner or co-owner lives in the unit, even if it is
mortgaged or not fully paid for. A cooperative or condominium unit is "owned only if the owner or
co-owner lives in it. All other occupied units are classified as "rented," including units rented for
cash rent and those occupied without payment of cash rent.
Units in structure. In the determination of the number of units ill a structure, all housing units, both
occupied and vacant, were counted. The statistics are presented in terms of the number of occupied
housing units in structures of specified size, not in terms ofthe number of residential structures.
Unmarried couple. An unmarried couple is composed of two lnrelated adults of the opposite sex
(one of whom is the householder) who share a housing unit with or without the presence of children
under 15 years old. Unmarried couple households contain only two adults.
8-5
APPENDIX C: 2003 HOUSING
AFFORDABILITY SI.IRVEY
APARTMENTS
Table 1 is a calculation of affordability for recently constructed multi-family projects
using 2003 HUD Income figures.
Table 1
Maximum Monthly Rent and Utilities (3(% of Income)
Household/Unit size Moderate-income Low-income Very low-income
2 persons/l bedroom $1,922 $1,281 $801
unit
4 persons/2 bedroom $2,400 $1,603 $1,001
unit
6 persons/3 bedroom $2,875 $1,860 $1,161
unit
Source: ,City ofD "'liD, March 2003.
Table 2 is a survey of recently constructed multi-family rental projects as of March 2003.
Table 2
Recently Constructed Multi-family Projects
Project name Unit size Rental ra te I Affordability
Waterford Apts. 1 bedroom $1,370-$1,900 I Moderate-income
2 bedroom $1,745-$2,:175 Moderate-income
Archstone Apts. * 1 bedroom $1,130-$I,:WO Low-income
2 bedroom $1,375-$1,600 Low-income
3 bedroom $1,740-$1,:\60 Low-income
Park Sierra Apts. * 1 bedroom $1, I 00-$1,:!00 Low-income
2 bedroom Up to $1,575 Low-income
Source: City ofDtbliD, March 2003.
Although the apartment units at both Archstone and Park Sierra are affordable at market rates to low-
income persons, they are listed in Table 40 in the moderate-incom~ column because they are not deed
restricted.
CITY OF DUBLIN
APPENDIX' C: HOUSING ELEMENT (1999-2006)
DUPLEX HOMES
Sales data from the sixty three-bedroom, single-family attached homes indicate sales
prices from $371,000 to $469,000. Using these two prices to create an average home sale
price of $420,000, assuming a 10% down payment and 6.0% interest rate, the monthly
mortgage payment would be $2,266. With insurance and property taxes, it can be
assumed that the total monthly cost would be slightly under $2,875, the maximum
monthly housing cost affordable to a six person moderate-income family.
C-2
APPENDIX D: 2001 FEE SC:HEDULE
Table 1
Planning Department Approval Process/FeE! Amount 2001
Zoning Clearance (ZC)fTemporary Use Permit (TUP)
Public Hearing: I Not required
Action By: Staff
Fee: :.lat Fee: $25.00
Site Development Review (SDR)
Public Hearing: Not requirt,d (Public Notice required)
Action By: Community Development Director
Appeal Period: Ten days (appealed to Planning Commission)
Fee: $140.00 and D':posit: Minimum $2,000; FCN
required
Variance (V AR)
Public Hearing: Required
Action By: Zoning Administrator
Appeal Period: Ten Days (ap}:ealed to Planning Commission
Fee: Flat Fee: $25.00 (R-l) $72.00 (Other)
Minor Conditional Use Permit Amendments
Public Hearing: Not required
Action By: Community Development Director
Appeal Period: Five days (app~aled to Planning Commission)
Fee: $55
Conditional Use Permit
Public Hearing: Required
Action By: Zoning Administrator/Planning Commission
Appeal Period: Ten days (appt:aled to Planning Commission!
City Council)
Fee: Flat Fee: $:0.00 (R-l) $130.00 (Other)
Tentative ParcelfTract Map (TMAP)
Public Hearing: Required
Action By: Planning Commission
Appeal Period: Fifteen day.; (appealed to City Council)
Fee: Deposit/Finance Control Number Required
CITY OF DUBLIN
APPENDIX D: HOUSING ELEMENT (1999-2006)
Final Map (Subdivision Map)
Public Hearing: Required
Action By: City Council
Appeal Period: None
Fee: Deposit: 3-7% of construction cost
Planned Development Rezoning/Prezoning (PDIRZlPZ)
Public Hearing: Required
Reconnnendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
Genefal Plan Amendment Initiation
Public Hearing: Required
Reconnnendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
General Plan Amendments (GPA)
Public Hearing: Required
Reconnnendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
Ordinances
Public Hearing: Required
Reconnnendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
Soun:e: City of Dublin 2001.
D-2
CITY OF DUBLIN
APPENDIX D: HOU~ ING ELEMENT (1999-2006)
Table 2
Building Department Fees 200 1
Total Valuation Building Permit Fee
Single Family Residence (Type V-Wood Frame) $lOli.22/sq.ft. Living Area
$26.89/sq.ft. Garage
Multiple Family Residence (Type V-Wood Frame) $94.69/sq.ft.
Additions (Type V-Wood Frame) $74.58/sq.ft.
$0-$500 $40
$501-$1,000 $90
$1,001-$2,000 $130
$2,001-$3,000 $170
$3,001-$4,000 $210
$4,001-$5,000 $250
$5,001-$10,000 $250 for the first $5,000 plus $30 for each
additional $1,000 or fraction thereof to and
mcluding $10,000
$10,001-$50,000 $400 for the frrst $50,000 plus $12 for each
additional $1,000 or fraction thereof to and
including $100,000
$100,001-$500,000 $1,800 for the first $100,00 plus $10 for each
additional $1,000 or fraction thereof to and
including $500,000
$500,001 and up $5,800 for the frrst $500,000 plus $5 for each
additional $1,000 or fraction thereof
Source: City ofDublir , 2001.
Note: Building Permit Fees are determined based on the total valuation of the new residential development.
0-3
CITY OF DUBLIN
APPENDIX 0: HOUSING ELEMENT (1999-2006)
Table 3
Water and Sewer Impact Fees
Water System Connection Fee Current Rate
Single Family Residence $5,200
Multi-Family Varies, depending on size of the water meter.
Water Meter Assembly Fee
Single Family Residence $265
Multi-Family Residence Varies, depending on size of the water meter.
Regional Sewer Connection Fee
Single Family Residence $9,900.00
Multi-Family Residence $7,425.00
Local Sewer Connection Fee
Single Family Residence $1,150.00
Multi-Family Residence $862.50
Water and Sewer Impact Fees
Based on a minimum charge plus linear footage of water and sewer mains that are planned for construction
in a subdivision. Charges are also incurred per water line and sewer line appurtenant structures.
SolUCe: City of Dublin, 2001.
Water Impact Fees (typically based on a 5/8" water meter for a single family residence)
Table 4
Parks and Community Services Department Public Facilities Fee
Public Facilities Fee Citywide Eastern Dublin Only Eastern Dublin Total
Single Family $8,777 + $4,224 = $13,001
Residence
Multi-Family Residence $5,486 + $2,640 = $8,126
Public Facilities Fee Citywide Western Dublin Only Western Dublin Total
Single Family $8,777 + $4,000 =$12,777
Residence
Multi-Family Residence $5,486 + $2,500 = $7,986
Source: City of Dublin, 2001.
Note: Public Facilities Fees vary according to the size of the units, the location of the development, and whether or not
there is credit for the dedication of land.
.0-4
CITY OF DUBLIN
APPENDIX D: HOllSING ELEMENT (1999-2006)
Table 5
Dublin Unified School District School Impact Fees
Residential Development (per unit) I $3.18/sq.ft.
Property in Eastern Dublin, any property subject to full mitigation, or any property that requires a
legislative act (e.g., a general plan amendment, a specific plan amendment, a zoning change) is subject to
the fees set forth below in lieu of the Citywide fees:
Single Family/Low Density Residential (i.e., single $12,258/unit
family detached units on lots 4,000 sq. ft. or greater
in size)
Medium Density Residential (i.e., single family $6,625
detached units in lots less than 4,000 sq. ft., or
attached units with a gross deu'lity greater than 6
units/acre and less than or equal to 14 units/acre)
Medium High Density Residential (i.e., attached $3,749/unit
units with a gross density greater than 14 units/acre
and less than or equal to 25 units/acre)
High Density Residential (i.e., attached units with a $3,097/unit
gross density greater than 25 units/acre
Soun:e: City ofDut liD, 2001.
Note: Each of the amounts set forth above are subject to change in accordance with either subsequent revisions to the
school facilities nexus study and/or inflationary increases currently tied to pre-determined indices.
Note: School Impact Fees are assessed according to the location of the new reSidential development and its impact on
the school district.
0-5
CITY OF DUBLIN
APPENDIX D: HOUSING ELEMENT (1999-2006)
Table 6
Public Works Department Traffic Impact Fee-
Interchange Fees- Regional Traffic Fees
Single Family and Multi-Family Dwelling Units (Fees below are on a per unit basis):
Specific Plan Category 1 Category 2 Total Category 1 &2
Designation
Low/Medium Density $4,159 $935 $5,094
(0-14 units/acre)
Medium Density $2,911 $655 $3,566
(14.1-25 units/acre)
High Density (25.1 + $2,495 $561 $3,056
units/acre)
Traffic Impact Fees to reimbufse the City of Pleasanton fOf freeway interchanges
Specific Plan Designation Fee Per Unit
Low/Medium Density (0-6 units/acre) $253.50
Medium Density (6.1-14 units/acre) $253.50
MediumlHigh Density (14.1-25 units/acre) $177.45
High Density (25.1 + units/acre) $152.10
Tfi-Valley Transportation Development Fee is as follows:
Type of Residential Development Fee Per Unit
Attached Residential Units $1,162
Single Family Detached Residential Units $1,660
Soun:e: City of Dublin, 2ooJ.
Basic Traffic Impact Fee (There fees may be reduced to give credit for the dedication of land and/or street
improvements provided by developers.)
D-6
CITY OF DUBLIN
APPENDIX D: HOUSING ELEMENT (1999-2006)
Table 7
Planning Department Fees
Noise Mitigation-Fee for Eastern Dublin Project only:
Single Family Residential/Medium Density $4,74/DU
Medium High Density Residential $3.32/DU
High Density Residential $2.85/DU
Inclusionary Zoning In-Lieu Fee
Single Family Residential Detached Unit I $2.00/sq.ft.
Attached Unit $1.50/sq.ft.
Source: City of Dublill 2001.
Table 8
Fire Department Fees
Fire Impact Fee
Single Family I $657 per unit
Multi-Family $411
Processing Fees
Site Plan Review I $120-$240
Building Plan Review $240-$400
Sprinkler Plan Review N/A
Source: City of Dub Ii., 2001.
Note: The Fire Permit Fee is an estimate based on the cost of basic service, including but not limited to office reviews
and field inspections. The actual amount charged is based on actual time spent.
D-7
CITY OF DUBLIN
APPENDIX. D: HOUS I NG ELEMENT (1999-2006)
Table 9
Alameda County Flood Control & Water Conservation District (Zone 7)
Drainage Fees and Water Connection Fees
Drainage Fee Current Rate
Single Family Residence $700/unit
Multiple Family Residence $470/unit
Other Improvements (per sq. ft. of impervious $0.147/sq.ft.
surface of building site)
Dougherty Valley Service Area
Water Connection Fee Meter Size Fee Factor Current Rate
Basic Charge 518" 1.0 $7,475
%" 1.5 $11,213
1" 2.5 $18,688
General Service Area
Basic Charge 5/8 " 1.0 $9,250
%" 1.5 $13.875
I" 2.5 $23,125
Source: City of Dublin 2001.
Note: Drainage fees for a new multiple family residential development can be based on either drainage fees for a
multiple family residence or drainage fees for other improvements.
Water connection fees are determined by the size of the meter installed.
0-8
APPENDIX E: INITIAL STIJDY I
NEGATIVE DECLARATION FOR
THE HOUSING ELEMENT
GENERAL PLAN AMENDMENT
TABLE OF CONTENTS
Initial Study
Environmental Checklist......,......................... .................. ....... ...... ......... ....... ........ .,. ............... 1
Determination.... ..... ........ ................ ........ ...... ........... ..... .......... ............. .......... ................ .........3
Evaluation of Environmental Impacts..................................... ................................................4
Mandatory Findings of Significance ....................................... ..............................................27
Negative Declaration
Comment Letters Received
Response to Comments
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
ENVIRONMENTAL CHECKLIST
1. Project Title: City of Dublin Housing Element General Plan Amendment
PA 01-040
2. Lead Agency Name and Address: City of Dublin
100 Civic Plaza
Dublin, CA 94568
3. Contact Person and Phone Number: Jeri Ram, AICP, Plannina Manager (925) 833-6610
4. Project Location: Citywide
5. Project Sponsor's Name and Address: City of Dublin
100 Civic Plaza
Dublin, CA 94568
6. General Plan Designation: Citywide -Residential, Corrmercial, and Mixed-Use land use
desianations
7. Zonina: Citywide -Residential and Planned Development Zoning Districts
8, Description of the Project: The 2001 Housing Element U~tdate is a comprehensive statement by
the City of Dublin of its current and future housing needs and proposed
actions to facilitate the provision of housing to meet those needs at all
income levels. The purpose of the Housing Element is to identify
current and projected housing needs and set forth goals, policies, and
programs that address those needs. The Housing Element has been
prepared to meet the requirements of State law and local housing
objectives.
The General Plan is based 011 a period of 20 years. The updated
Housing Element utilizes the Association of Bay Area Governments
(ABAG) Regional Housing Needs Determination (RHND), for a 7.5-year
period from 1999-2006, to determine the City's futUre housing
construction need. Based on the total RHND of 5,436 housing units,
the annual housing unit increasl~ per year would be 725 units.
The Housing Element contains goals, objectives, and programs for
special needs groups, fair housing, improving the existing housing
stock, and providing housing subsidies for owners and renters. These
activities are exempt from thE! California Environmental Quality Act
(CEQA) or not considered a project requiring CEQA review.
Exemptions include:
. Financial assistance for the development and construction of
residential housing for persons and families of low or
moderate income, a) defined in Section 50093 of the
California Health and Safety Code.
. Development projec':s that include the construction,
conversion, or use 0:: residential housing consisting of not
more than 100 units in an urbanized area, provided that it is
either:
. affordable to lower-income households, as defined in
Section 65589.5 of the California Health and Safety
E-1
9. Surrounding land Uses and Setting:
10. Other public agencies whose
approval Is required (e.g., permits,
financing approval, or participation
agreement):
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Code, and the developer provides sufficient legal
commitments to the appropriate local agency to
ensure that the housing units will continue to be
available to lower income households for a period of
at least 15 years; or
· affordable to low- and moderate-income households
at monthly housing costs detennined pursuant to
paragraph (2) of subdivision (h) of Section 65589.5 of
the Government Code.
The policies contained in the Housing Element do not require the
City or others to construct housing, but do include a requirement
that new residential developments include a specified percentage
ofvery Iow-, Iow- and/or moderate-income housing. The Housing
Element determines whether the City can accommodate its
regional housing allocation assigned by ABAG under the RHND.
The City has concluded that it can accommodate its regional
allocation under the distribution and density of residential land
uses contained in the current 1985 (updated to November 5,2002)
General Plan Land Use Element.
The City of Dublin is located approximately 350 miles north of Los
Angeles and 35 miles east of San Francisco. It is situated at the
crossroads of highways 580 and 680 in the Livermore-Amador Valley.
The City is generaHy bounded by the City of San Ramon to the north,
Castro Valley to the west, the City of Pleasanton to the south, and the
City of Livermore to the east.
This is an amendment to the General Plan that is Citywide in
application.
None
E-2
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below (X) would be potentially affected by this project, involving at least one
impact that is a .Potentially Significant Impact," as indicated by the checklist on the following pages.
Aesthetics Hazards & Hazardous Public Services
Materials
Agricultural Resources HydrologylWater Quality Recreation
Air Quality Land Use/Planning T ransportationlT rafflc
Biological Resources Mineral Resources Utilities/Service Systems
Cultural Resources Noise Mandatory Findings of
Significance
Geology/Soils Population/Housing
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environme nt, and a NEGATIVE X
DECLARATION will be fe ared.
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because revisions in the project have been made by or agreed to by the project
ro nent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT EIR is uired.
I find that the proposed project MAY have a .potentially significant impacf or .potentiall y significant unless
mitigated" impact on the environment, but at least one effect (1) has been adequately clnalyzed in an earlier
document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment because all
potentially significant effects (a) have been analyzed in an earlier EIR or NEGATIVE m:CLARA TION pursuant to
applicable standards, and (b) have been avoided or mitigated pursuant to that earlier E IR or NEGATIVE
DECLARATION. including revisions or mitigation measures that are imposed upon the proposed project, nothing
further is uired.
\M>b g~~<^--
S~ture
\H I Sf; ~ A ~ (.()..""....
Printed Name
VV\~ \ /Al0 ~
Dat?
E-3
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by
the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does not
apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact"
answer should be explained where it is based on project-specific factors as well as general standards (e.g.,
the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with mitigation, or
less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect may be significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
SignifICant Impact" The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis,"
may be cross-referenced).
5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (d). In this
case, a brief discussion should identify the following:
(a) Earlier Analysis Used. Identify and state where they are available for review.
(b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis.
(c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
6) LeiKI agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside
document should, where appropriate, include a reference to the page or pages where the statement is
substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies
should normally address the questions from this checklist that are relevant to a project's environmental
effects in whatever format is selected.
E-4
CITY OF DUBLIN
A P P EN D IX E: t- 0 US I N GEL E MEN T (1 9 9 9 - 2 0 0 6 )
9) The analysis of each issue should identify: (a) the significance criteria or threshold used to evaluate each
question; and (b) the mitigation measure identified, if any, to reduce the impact to less than significance.
E-5
C I T Y- 0 F DUB L I N
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
1. AESTHETICS, Would the project:
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings?
d) Create a new source of substantial light or
glare that would adversely affect day or
nighttime views in the area?
x
x
x
x
Discussion: A substantial adverse effect to visual resources would result in the introduction of physical
features that are not characteristic of the surrounding development, substantially change the natural
landscape, or obstruct an identified public scenic vista.
The City of Dublin General Plan (adopted 1985, updated to November 5, 2002) discusses the visual
resources of the City in the Parks and Open Space Element (pages 32-37), the Circulation and Scenic
Highways Element (page 54), and the Conservation Element (page 67). Acquisition of existing open space
areas has been accomplished through planned developments and subdivision approvals. Since the existing
City is mosUy built out, there will be no additional major areas set aside for open space within the primary
planning area. In the Western and Eastern Extended Planning Areas, substantial areas of open space will
be designated for open space. In addition, the City's Park and Recreation Master Plan contains information
on open space acquisition and maintenance.
The development of 4,526 residential units over the next several years to meet the City's RHND will be
accomplished in compliance with the following guiding and implementing policies of the City:
Guiding Policy - Require open space management and maintenance programs for open space
areas established through subdivisions and Planned Development districts. Programs should
include standards to ensure control of potential hazards, appropriate setbacks, and management of
the open space so that it produces a positive and pleasing visual image.
Implementing Policies - (1) Require that land designated and offered as open space in conjunction
with development approval be pennanenUy restricted to open space use by recorded map or deed;
(2) require revegetation of cut and fill slopes; (3) require the use of native trees, shrubs, and
grasses with low-maintenance costs in revegetation of cut and fill slopes; (4) require that roads that
must pass through open space areas shall be designed to minimize grading to the maximum extent
possible, so as not to damage the ecological and/or aesthetic value and characteristics of the open
space area; (5) prohibit development within desiQnated open space areas except that designed to
E.o
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Less than
Significant
With
Mitigation
Incorporatec
enhance public safety and the environmental setting; (6) promote inclusion of hiking, bicycling,
and/or equestrian trails within designated open space areas; (7) in the Eastern Extended Planning
Area, due to difficult terrain, some damage to ecological and al~sthetic values may result from
construction of streets and emergency access roads in the Extended Planning Area. These roads
shall be designed to incorporate feasible measures that minimizl~ adverse effects on visual and
biological resources.
Potentially
Significant
Impact
Less Than
Significant
Impact
No Impact
The Draft EIR (1984) for the Dublin General Plan identifies the loss of open space as a significant impact on
a visual/aesthetic resource that defines the City of Dublin. Mitigation mea:;ures include policies to prohibit
development on prominent ridgelines and to retain woodlands and limit mas:, grading.
Visual resources were also analyzed in the Eastern Dublin General Plan Amendment and Specific Plan
Draft EIR (1992) and mitigation measures were developed (pages 3.8-1- 3./1-9).
The construction of new dwelling units will not result in substantial light or glare, as they would be scattered
throughout the City, will not be desi!Jned with excessive lighting, and will be subject to City standards and
design regulations and Unifonn Building Code Standards.
2. AGRICULTURE RESOURCES. In detennining whether impacts to agric1Jltural resources are significant
environmental effects, lead agencies may refer to the California Agricultural I_and Evaluation and Site
Assessment Model (1997) prepared by the California Department of Conservation as an optional model to
use in assessing impacts on agriculture and fannland.
Would the project:
a) Convert Prime Fannland, Unique X
FannJand, or Fannland of Statewide
Importance (Fannland), as shown on the
maps prepared pursuant to the Fannland
Mapping and Monitoring Program of the
California Resources Agency to non-
agricultural use?
b) Conflict with existing zoning for agricultural X
use, or a Williamson Act contract?
c) Involve other changes in the existing X
environment that, due to their location or
nature, could result in conversion of
Fannland, to non-agricultural use?
Discussion: The General Plan discusses agricultural resources in the Parks and Open Space Element
(page 34) and the Conservation Element (page 67). According to the Conservation Element, the ridge lands
of the western hills are characterized by grazing land and good quality woodland and forest habitats with
high natural resource values.
The Eastern Extended Planning Area does not include prime agriculturall:lnd or fannlands of Statewide
importance. At best, the forage produced in the planning area is of some local importance. Throughout the
E-7
CITY OF DUBLIN
APPENDIX Eo; HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
less than
Significant
With
Mitigation
Incorporated
northern, central, and eastern portions of the Eastern Extended Planning Area, much of the land is under
Williamson Act contracts that prohibit development for a minimum of ten years while providing tax
advantages to landowners. In recent years, a number of landowners have not renewed their contracts,
which means that substantial area will be available for development in less than 10 years.
The development of 4,526 residential units over the next several years to meet the City's RHND will be
accomplished in compliance with the following guiding and implementing policies of the City:
Potentially
Significant
Impact
less Than
Significant
Impact
No Impact
Guiding Policy - Prevent premature urbanization of agricultural lands. (See Open Space policies,
Sec. 7.7)
Implementing Policy - Approval of urban development shall require findings that the land is suitable
for the proposed use and will have adequate urban services; and that conversion of urban use will
not have significant adverse effects on adjoining lands remaining under Williamson Act contract.
The Draft EIR (1984) for the Dublin General Plan identifies discontinuation of viable agricultural operations
in most of the planning area as an unavoidable adverse impact of urban development as proposed by the
Plan. In the short term, urban expansion would create incentives to plan for conversion to urban use; create
potential complains about odor, conflicts in road use, and vandalism; and disrupt the lifestyle of owners who
live on agricultural properties. The Plan Policies Report includes measures intended to prevent premature
urbanization of agricultural lands. In the long term, however, no mitigation is available for the loss of
agricultural and grazing land envisioned by the Plan.
3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations. Would
the project
a) Conflict with or obstruct implementation of X
the applicable air quality plan?
b) Violate any air quality standard or X
contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable net X
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions that
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial X
pollutant concentrations?
e) Create objectionable odors affecting a X
substantial number of people?
E-8
CITY OF DUBLIN
A P PEN D I X E, H 0 U SIN ,; E L E MEN T (1 999 - 2 0 06)
Issues and Supporting Information
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Discussion: Potential impacts of development in the City of Dublin to air quality were analyzed in the
Conservation Element of the General Plan, the General Plan Draft Environmental Impact Report (page 6),
and the Eastern Dublin General Plan Amendment and SpecifIC Plan Draft EIR
According the General Plan Draft EIR, the air quality impacts of the project vlould result almost exclusively
from increased automobile travel. The federal government and the Statl~ of California set air quality
standards. The Bay Area Air Quality Management District (BAAQMD) regulates air pollution from stationary
sources, the California Air Resources Board (CARB) sets motor vehicle E!rnissions standards, and the
Metropolitan Transportation Commission is the principal agency involved in development and improvement
of transportation. Given this established network of agencies working to maintain and improve air quality,
the City of Dublin does not have a major role in air quality regulation. The s~lnificance of the Plan's impact
on air quality stems from the effect of designated land uses on activities tha: generate air pollutants, most
notably automobile travel.
The impacts to air quality resulting from the development of 4,526 residential units to meet the City's RHND
are less than those analyzed in the General Plan and subsequent Amendments. They are therefore
considered less than significant when compared with the existing Genenl Plan. There are no new
significant impacts.
Because the Housing Element addresses residential land uses only, no addi~onal commercial or industrial
activities that could emit air pollutants will result, directly or indirectly, from the adoption of the Housing
Element.
4. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifICations, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U. S. Fish and Wildlife Service?
b) Have a substantially adverse effect on any
riparian habitat or other sensitive natuml
community identified in local or regional
plans, policies and regulations, or by the
California Department of Fish and Game or
U. S. Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh, vemal
pool, coastal, etc.) through direct removal,
filling, hvdroloaical interruption, or other
x
x
x
E-9
CITY OF DUBLIN
A P PEN D I X E: H 0 U SIN GEL E ME NT (1 9 9 9 - 2 006 )
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
archaeological, and paleontological resources as new housing will only be constructed on previously
disturbed sites and will not disturb any historically significant structures.
The Eastem Dublin General Plan Amendment and Specific Plan Draft EIR (1992), analyzed impacts to
cultural resources and appropriate mitigation measures, pages 3.9-1- 3.9-9. Any residential development in
the Eastem Planning Area will have to comply with these mitigations.
Residential development anticipated to meet housing needs identified in the Housing Element is not
expected to result in new significant impacts.
6. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the risk X
of loss, injury or death involving:
(I) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the X
State Geologist for the area or based on
other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
(ii) Strong seismic ground shaking? X
(iii) Seismic-related ground failure, X
including liquefaction?
(iv) Landslides? X
b) Result in substantial soil erosion or the loss X
of topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a X
result of the project, and potentially result in
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-a-B ofthe Uniform Building Code X
(1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or X
altemative wastewater disposal systems
where sewers are not available for the
disposal of wastewater?
E-12
CITY OF DUBLIN
A P PEN 0 I X E, H 0 U SIN -3 E L E MEN T (1 9 99- 2 0 0 6 )
Issues and Supporting Information
Potentially
Significant
Impact
Less Than
Significant
Impact
No Impact
Less than
Significant
With
Mitigation
Incorporated
Discussion: Dublin's General Plan Seismic Safety Element (pages 69-71l assesses the risk of ground
shaking, rupture, and failure due to earthquakes. The element discusses landslide, subsidence, and
liquefaction hazards. Few potential building sites within the City of Dublin or the extended planning area are
without geologic impact or hazard. The General Plan addresses Erosion and Salutation Control in the
Conservation Element (pages 65-66).
The development of 4,526 residential units over the next several years to meet the City's RHND will be
accomplished in compliance with the following guiding and implementing policies of the City: (briefly
summarized):
Guiding Policy - Geologic hazards shall be mitigated or development shall be located away from
geologic hazards in order to preserve life, protect property, and reasonably limit the financial risks to the
City of Dublin and other public agencies that would result from darr age to poorly located public
facilities.
Implementing Policies
. Structural and grading requirement - Design all structures to the standards delineated in the
Uniform Building Code and Dublin grading ordinance;
. Required geotechnical analyses - Prepare a preliminary geologic hazards report for all
subdivisions, and other facilities that could create a geologic hazard, with regard to each of the
hazards described in the Seismic Safety and Safety Element.
. Existing structures - Post-earthquake or damage reconstruction cf existing structures shall be
permitted only if mitigating factors are incorporated.
. Data Review and collection - A procedure to review all required reports and data shall be
established with the Alameda County geologist or a consulting e'lgineering geologist shall be
retained as reviewer.
. Earthquake response plan - Adopt a multi-hazard response plan and prepare a route plan for
evacuation of Dublin in the (lvent of a major seismic event. Alameda adopted an Earthquake
Response Directive incorporated in the County Emergency Operatiors Plan (updated March 1980).
The directive applies fully to the unincorporated are and to eight contract cities.
According to the General Plan Draft EIR (1984), the mitigation measures, v.hich form the implementation
policies section of the Seismic Safety and Safety Element, establish regulati,)n for siting of structures and
required geotechnical studies. They are intended to prevent creation of hazards through human action as
well as to reduce exposure to natural hazards.
Residential development anticipated to meet housing needs identified in the Housing Element is not
expected to result in new significant impacts.
7. HAZARDS AND HAZARDOUS MATERIALS. Would the project
a) Create a significant hazard to the public or
the environment through the routine transport,
use, or disposal of hazardous materials?
x
E-13
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
b) Create a significant hazard to the public or
the environment through reasonably X
foreseeable upset and accident conditions
involving the likely release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials, X
substances, or waste within one-quarter mile
of an exiting or proposed school?
d) Be located on a site which is included on a
list of hazardous materials sites compiled X
pursuant to Government Code Section
65962.5 and, as a result would it create a
significant hazard to the public or the
environment?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport or X
public use airport, would the project result in a
safety hazard for people residing or working
in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety X
hazard for people residing or working in the
project area?
g) Impair implementation of, or physically
interfere with an adopted emergency X
response plan or emergency evacuation
plan?
h) Expose people or structures to a significant
risk of loss, injury, or death involving wildland X
fires, including where wildlands are adjacent
to urbanized areas or where residences are
intermixed with wildlands?
Discussion: Hazards and hazardous materials are discussed in the Seismic Safety and Safety Element of
the General Plan (pages 71-74). The development of 4,526 residential units over the next several years to
meet the City's RHND will be accomplished in compliance with the following guiding and implementing
policies of the City:
Hazardous Materials
Guidina Policv - Maintain and enhance ability to reaulate use, transoort, and storaae of hazardous
E-14
CITY OF DUBLIN
APPENDIX E: HOUSIN 3 ELEMENT (1999-2006)
Issues and Supporting Information
Less than
Significant
With
Mitigation
Incorporated
materials and to quickly identify substances and take appropriate action during emergencies.
Potentially
Significant
Impact
Less Than
Significant
Impact
No Impact
Implementing Policies - (1) Consider formation of a hazardous materials team consisting of
specially trained personnel from all Tri-Valley public safety agencie:;; (2) Implement the Alameda
County Hazardous Waste Management Plan, when it is approved by the State; (3) Adopt an
ordinance to regulate handling, transport, and storage of hazardous materials and hazardous
waste.
Emergency Preparedness
Guiding Policy - Develop an emergency preparedness plan in coordinate with other public
agencies.
Fire Hazard and Fire Protection
Dougherty Regional Fire Authority (DRF A) serves as the fire department for the City of Dublin and
as such provides all fire prevention, fire protection, and First Responder Emergency Medical
Services within the City. Steep, inaccessible slopes and brush clllate a high fire hazard in the
western hills.
Guiding Policy - Require special precautions against fire as a condition of development approval in
the western hills outside the primary planning area.
Implementing Policies - (1) Provide a fire protection buffer zone around the perimeter of residential
development situated adjacent to undeveloped open space land; (enact a high hazard ordinance
specifying sprinklers for all habitable structures beyond five-minute response time from a station;
(3) continue to enforce the City's Fire Safe Roof and Spark Arrestor ordinances.
Guiding Policies - Extended Planning Area - (1) Prepare and implmnent a plan for facilities and
personnel at one or more fire stations east of T assajara Road, as a condition of development
approval in the Eastern Extended Planning Area; (2) For developm~nt in the vicinity of Schaefer
Ranch Road, fire sprinklers and other measures shall be provided in proposed structures as
conditions of approval, in lieu of fire station improvements.
8. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or
waste discharge requirements?
b) Substantially degrade groundwater
supplies or interfere substantially with
groundwater recharge such that there would
be a net deficit in aquifer volume or a
lowering of the local groundwater table level
(e.g., the production rate of pre-existing
nearby wells would drop to a level which
would not support existing land uses or
planned uses for which permits have bElen
granted)?
c) Substantially alter the existing drainage
x
x
E-15
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
pattern of the site or area, including through X
the alteration of the course of a stream or
river, in a manner that would result in
substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including through X
the alteration of the course of a stream or
river, or substantially increase the rate or
surface runoff in a manner that would result in
flooding on- or off site?
e) Create or contribute runoff that would
exceed the capacity of existing or planned X
stonnwater drainage systems or provide
substantial additional sources of polluted
runoff?
f) Otherwise substantially degrade water X
quality?
g) Place housing within a 100-year
floodplain, as mapped on a federal Flood X
Hazard Boundary or Flood Insurance Rate
Map or other flood hazard delineation map?
h) Place within a 1 OO-year flood hazard area
structures that would impede or redirect flood X
flows?
i) Expose people or structures to a significant X
risk of loss, injury or death involving flooding,
including flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow? X
Discussion: Potential impacts to water quality and hydrology were thoroughly analyzed in the
Conservation Element regarding Stream Corridors and Riparian Vegetation (page 64) and Erosion and
Siltation Control (page 65), as well as in the Seismic Safety and Safety Element regarding Flooding (page
73).
Residential development that may occur to meet future housing needs identified in the Housing Element will
be required to comply with General Plan policies for flood control, run-off, and protection of watercourses
and riparian habitats.
Erosion and Siltation Control
According to the Draft General Plan EIR (1984), due to the limited amount of vacant land in the City,
develooment in the orimary plannina area consistent with the orooosed Plan would not sianificantlv affect
E-16
CITY OF DUBLIN
A P P END IX E: H 0 U SIN G ELEMENT (1 9 9 9 - 2 0 0 6 )
Issues and Supporting Information
Potentially
Significant
Impact
Less Than
Significant
Impact
No Impact
Less than
Significant
With
Mitigation
Incorporated
surface or groundwater quality if mitigation measures regarding erosion and siltation control are
implemented. The location where stream bank erosion is most likely to bflcome a problem is along the
banks of Alamo Creek, east of the Dougherty hills.
Several mitigation measures are included in the Plan Policies report, Sec. ~'.2. These include enactment
and enforcement of ordinances requiring control of erosion and sedimentation, as well as on-site runoff
control. The development of 4,526 residential units over the next several yea-s to meet the City's RHND will
be accomplished in compliance with the following guiding and implementing policies of the City::
Guiding Policies - Primary Planning Area and Eastern Extended Plallning Area
. Maintain natural hydrologic systems.
. Regulate grading and development on steep slopes.
Implementing Policies - Primary Planning Area and Eastem Extended Planning Area - (1) Enact
and enforce erosion and sedimentation ordinance establishing performance standards in relation to
maintenance of water quality and protection of stream course; (2) enact ordinance requiring on-site
runoff control; (3) review development proposals to ensure site design that minimizes soil erosion
and volume and velocity of surface runoff; (4) restrict development on slopes of over 30 percent;
(5) development projects shall comply with the requirements of the Urban Runoff Program.
Guiding and implementing policies for the Westem Extended Planning Area are discussed on pages 65-66
of the General Plan.
Flooding
Most of the areas in the 100-year flood plain have been built upon. Any now construction in flood prone
areas is required to construct the floor above the floodplain level, per the rEKluirements of the City Public
Works Department. As indicated above, development of sufficient residential units over the next five years
to meet the City's RHND will be in compliance with guiding and implementing policies. Those regarding
flooding are, as follows:
Guiding Policy- Regulate dovelopment in hill areas to minimize runoff by preserving woodlands
and riparian vegetation. Retain creek channels with ample right-of.way for maintenance and for
maximum anticipated flow.
Implementing Policies - (1) Require dedication of broad stream corridors as a condition of
subdivision or other development ~pproval; (2) Protect riparian vegetation and prohibit removal of
woodlands wherever possible. Replant vegetation according to the standards in the Eastern
Dublin Specific Plan or other applicable standards (see also GP Policy 3.1.A); (3) Require drainage
studies of entire small watersheds and assurance that appropriatE~ mitigation measures will be
completed as needed prior to approval of development in the extendE!d planning area; (4) Continue
to participate in the Federal Emergency Management Agency's (FEMA) flood insurance program; (5) Prepare an annual update of flood prone areas and related is,ues and Dresent to the City
E-17
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Less than
Significant
With
Mitigation
Incorporated
Council for their infonnation and appropriate action, if any.
Potentially
Significant
Impact
Less Than
Significant
Impact
No Impact
9. LAND USE AND PLANNING. Would the project:
a) Physically divide an established
community?
b) Conflict with an applicable land use plan,
policy or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural communities
conservation plan?
x
x
x
Discussion: The Dublin General Plan includes the four square miles of the incorporated city and a small
adjoining area to the west (primary planning area), and 33 square miles are extending to the east, west and
southwest extended planning area}. According to the Draft General Plan Environmental Impact Report
(EIR) (1984), only 167 acres of undeveloped land were available for residential development in Dublin at
that time resulting in few significant changes in the city's environment anticipated from housing and
population increases.
The Plan anticipates development of vacant land in the primary planning area at medium and medium-high
residential densities, intensification of land uses in downtown Dublin, conversion of school sites to
residential use, creation of a transportation corridor on the Southern Pacific Railroad right-of-way and other
improvements to the circulation system. In the extended planning area, residential development at single-
family densities and commerciallindustrial development on land currently in an agricultural preserve is
anticipated. A 60 percent gain in population (3,500 housing units, 8,400 residents) was provided for by the
Plan in the primary planning area.
In the Eastern Extended Planning Area, 13,930 new housing units were projected over 30-40 years, adding
32,500 people.
The City of Dublin General Plan Draft EIR (1984) identified the impacts of buildout of the City's planning
area as envisioned by the draft General Plan. Mitigation measures are incorporated into the project as
policies of the General Plan. The development of 4,526 residential units over the next several years to meet
the City's RHND will be accomplished in compliance with the following guiding and implementing policies of
the City:
Guiding Policies - (1) Encourage housing of varied types, sizes and prices to meet current and
future needs of all Dublin residents; (2) avoid economic segregation by city sector; (3) avoid abrupt
transitions between single-family development and higher density development on adjoining sites;
(4) encoura<Je the development of a balanced mixed use community in the Eastern Extended
E-18
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
Planning area, that is well integrated with both natural and urban sYlitems, and provides a safe,
comfortable and attractive environment for living and working; (5) any development in the Western
Extended Planning Area shall be integrated with the natural setting. Require clustering of
development in areas with fewer constraints;
Implementing Policies are described in the land Use Element of the General Plan, pages 18-31.
Environmental Impacts of development in the Eastern Extended Planning ArE!a, and appropriate mitigation
measures, are analyzed and discussed in the Environmental Impact Report for the Eastern Dublin General
Plan Amendment and Specific Plan, City of Dublin, California, August 28, 19~12. The Land Use section is on
pages 3.1-1- 3.1-32.
No new significant impacts from this Project are anticipated. There are no habitat conservation plans or
natural communities conservation plans in the residential or commercial zones where
dwelling units might be constructed.
There are no habitat conservation plans or natural communities conservation plans in the residential or
commercial zones where dwelling units might be constructed.
10. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known X
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a ' X
locally-important mineral resource recovery
site delineated on a local general plan,
specific plan, or other land use plan?
Discussion: The planning area cont)ins no fisheries or mineral extraction areas, and therefore these
resources are not discussed in the General Plan.
11. NOISE. Would the project result in:
a) Exposure of persons to or generation of X
noise levels in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
b) Exposure of persons to or generation of X
excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in X
ambient noise levels in the project vicinity
above levels existing without the project?
E-19
CITY OF DUBLIN
APPENDIX E: HOUSING.ELEMENT (1999-2006)
Issues and Supporting Information
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
d) A substantially temporary or periodic
increase in ambient noise levels in the project
vicinity above levels existing without the
project?
e) For a project located within an airport land
use plan, or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working in the project area
to excessive noise levels?
1) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
x
x
x
Discussion: According the General Plan Noise Element (pages n-81), traffic noise and potential light rail
noise are the only major noise sources in Dublin's planning area. The focus of the Noise Element.
therefore, is the effect of traffic and transit noise on locating categories of land use and developing projects
within those categories. The planning area contains no railroads, airports. heliports. or industrial plants.
Since these noise sources are not a factor in Dublin's planning, they are not addressed. The Land Use
Compatibility Table provides the basis for decisions on location of land uses in relation to noise sources.
and for detennining noise mitigation needs.
Noise impacts are defined by the 1983 and 2005 Noise Exposure Contours Maps in the Noise Element.
The addition of 2.700 persons residing in areas subject to at least marginally unacceptable noise
environment by 2005 is not significantly affected by the plans proposals, but is the result of development
decisions outside the planning area that increase freeway volumes.
The City's Guiding Policy is to mitigate traffic noise to levels indicated by Table 9.1: Land Use Compatibility
for Community Noise Environments. where feasible. This is accomplished adhering to the following
Policies:
Implementing Policies:
(B) Request Caltrans to provide noise walls at least seven feet high along both sides of 1-680
between Amador Valley Boulevard and the Alcosta interchange when additional freeway lanes are
constructed.
(C) Encourage homeowners west of San Ramon Road who are affected by 1-580 noise to
construct noise barriers on their properties where these would be effective and require such
barriers for new development This policy also applies to sites adjoining the west side of San
Ramon Road at higher elevations.
(0) Support unified action by residential owners on the east side of San Ramon Road and along
Village Parkway to install. repair. or extend noise barriers.
(E) Design Dougherty Road improvements and adioining residential development for compliance
E-2Q
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Potentially
Significant
Impact
less than
Significant
With
Mitigation
Incorporated
less Than
Significant
Impact
No Impact
with noise standards.
(F) Noise impacts related to all new development shall be analyzed by a certified acoustic
consultant.
(G) Request demonstration of ability to mitigate noise prior to approval of light rail or bus service in
the Southern Pacific Right-of-Way Transportation Corridor.
(H) Review all multi-family development proposals within the projectE!d 60 CNEl contour for
compliance with noise standards (45 CNEl in any habitable room) a:; required by State law.
Because the General Plan designates almost all residential sites subject to 6C or greater CNEl for
multifamily development, this standard will be effective in Dublin. Project designers may use one or more of
four available categories of mitigation measures; site planning, architectural layout (bedrooms away from
noise source, for example), noise barriers, or construction modifications.
Residential development anticipated to meet housing needs identified in the I- ousing Element is not
expected to result in new significant impacts.
12. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
x
x
x
Discussion: Impacts to population and housing are thoroughly discussed in the Housing Element of the
General Plan (Volume II). The project is based, in part, on projections of the Association of Bay Area
Governments in its 1999 Housing Needs Determination, that 5,436 new resid':lntial units would be needed
in the City in the 1999 to 2006 planning period. The Housing Element update proposes various housing
programs to assist in providing housing for Iow- and moderate-income house~olds. Therefore, the project
will not result in displacement of existing residents, but will facilitate adequate housing for the City residents.
Additional policies in the Housing Element seek to preserve and improve substandard housing to ensure
that low-income residents are not displace
13. PUBLIC SERVICES. Would the project result in substantial adverse phYl;ical impacts associated with
the provision of new or physically altered government facilities, need for new or physically altered
government facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other performance obj8l:tives for any of the public
services:
E-21
CITY OF DUBLIN
APPENDIX E : HOUSING ELEMENT (1 999 - 2 0 0 6 )
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
a) Fire protection? X
b) Police protection? X
c) Schools? X
d) Parks? X
e) Other public facilities? X
Discussion: The Schools, Public Lands, and Utilities Element of the General Plan (pages 38-42)
establishes the policies for public and private actions to ensure adequate municipal services and facilities to
accommodate development.
The development of 4,526 residential units to meet the City's RHND will be accomplished in compliance
with the following General Plan Guiding Policies of the City regarding schools (pages 38-39):
Guiding Policies - (1) Cooperate with the Dublin Unified School District to ensure preservation of
surplus sites compatible with surround land uses and Housing Element objectives; (2) cooperate
with the Dublin Unified School District to ensure provision of school facilities in the Extended
Planning Area; (3) provide new elementary, middle, and high schools as needed to serve the future
population of the extended planning area; (4) schools located within the city should be operated by
the Dublin Unified School District.
Implementing policies regarding schools are indicated in the General Plan, pages 38-39. The Draft General
Plan EIR (1984) discusses impacts to schools, pages 11-12; the Eastern Dublin General Plan Amendment
and Specific Plan Draft ErR (1992) further analyzes impacts to schools, pages 3.4-7-3.4-14. No new
significant impacts from this Project are anticipated.
Fire protection is discussed in the Seismic Safety and Safety Element of the General Plan (page 72). The
Alameda County Fire Department serves as the fire department for the City of Dublin and as such provides
all fire prevention, fire protection, and First Responder Emergency Medical Services within the City. Dublin
San Ramon Services District (DSRSD) supplies water to the City of Dublin. Guiding and implementing
polices are discussed in the Hazards section of this document.
The Community Services and Facilities section of the Eastern Dublin General Plan Amendment and specific
Plan Draft EIR (pages 3.4-1-3.4-28) analyzes police, fire protection, schools, park and recreation facilities,
solid waste management gas, electric and telephone services, postal services, and libraries. Residential
development anticipated to meet housing needs identified in the Housing Element is not expected to exceed
existing or planned capacities of services and facilities, resulting in new significant impacts.
14. RECREATION. Would the project:
a) Would the project increase the use of X
existing neighborhood or regional parks or
other recreational facilities such that
substantial physical deterioration of the facility
would occur or be accelerated?
E-22
CITY OF DUBLIN
A P PEN D I X E, H 0 U SIN '3 E L E MEN T (1 999 - 2 0 06)
Issues and Supporting Information
Potentially
Significant
Impact
less than
Significant
With
Mitigation
Incorporated
less Than
Significant
Impact
No Impact
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities that might
have an adverse physical effect on the
environment?
x
Discussion:
Potential impacts to recreation were analyzed in the Parks and Open Space Element of the Dublin General
Plan (pages 32-26) and the Eastern Dublin General Plan Amendment and Specific Plan Draft EIR (pages
3.4-14-3.4-20).
Dublin has three major outdoor recreational sites: the Dublin Sports Grounds (23 acres), Shannon Park and
Community Center (10 acres), and Dublin Swim Center (3 acres). Additionally, there are five neighborhood
parks totaling 21.75 acres (Dolan, Mape, Kolb, Stagecoach, and Alamo Creek) and 90 acres of
undeveloped open space (Dougherty Hills). The need for recreation facilities will increase as population
grows and new development occurs.
The City conducted a Parks and Recmation Master Plan study that encompasses both the primary and
extended planning areas. This plan updates and quantifies the City's need for recreation facilities.
The development of 4,526 residential units to meet the City's RHND will be accomplished in compliance
with the following General Plan Guiding Policies on pages 35-36 of the Plan. The impacts to existing and
planned recreational facilities resulting from this development are less than those analyzed in the General
Plan, and subsequent Amendments. They are therefore considered less than significant when compared
with the existing General Plan. There are no new significant impacts.
The policies contained in the General Plan represent a variety of measures that will assist in reducing
potential impacts to parks and recreational facilities within the City in the futum. Such policies will reduce
potentially significant adverse impacts to a level of insignificance.
15. TRANSPORTATIONITRAFFIC. Would the project:
a) Cause an increase in the traffic that is
substantial in relation to the existing traffIC
load and capacity of the street system (i.e.,
result in a substantial increase in either the
number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively,
a level of service standard established by the
county congestion management agen<:y for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or
a change in location that results in substantial
safety risks?
x
x
x
E-23
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
X
d) Substantially increase hazards to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies or programs
supporting alternative transportation (e.g.,
bus turnouts, bicycle racks)?
X
X
X
Discussion:
Potential impacts to transportation and circulation were analyzed in the Circulation and Scenic Highways
Element of the General Plan, pages 43-61. The City of Dublin Circulation Plan was designed to comply
with applicable regional transportation policies, specifically the Tri-Valley Transportation Plan/Action Plan for
Routes of Regional Significance. The Circulation Element identified policies and criteria for streets not
included in the Tri-Valley Action Plan.
The development of 4,526 residential units to meet the City's RHND will be accomplished in compliance
with the following General Plan Guiding Policies of the City:
Guiding Policies for roadway standards - (1) Design non-residential streets to (a) accommodate
forecasted average daily traffic demand on segments between intersections, (b) minimize
congested conditions during peak hours of operation at intersections and serve a balance of
vehicles, bicycles, pedestrians and transit; (2) design residential collector streets, residential
streets and cul-de-sacs to serve a balance of vehicular, bicycle and pedestrian traffic and to
prevent misuse of residential areas by through vehicular traffic.
Implementing policies for arterials, collector streets, industrial roads, residential streets, and cul-de-sacs are
described on pages 44-48. Additional design criteria are discussed on pages 48-49.
Additional Guiding and Implementing Policies for roadways in the Eastern and Western Extended Planning
Areas are described on pages 50-51.
According the General Plan Draft EIR (1984), build-out under the Plan policies will result in unacceptable
levels of service at two Dublin intersection, and increased traffic volumes throughout the city. No mitigation
is available at the affected intersections, as unacceptable levels of service are anticipated even after
feasible improvements are completed. Neither impact nor mitigation is within the independent discretion of
the City of Dublin, and the success of mitigation efforts is predictable only within a broad range.
Traffic and transportation impacts of the Eastern Dublin General Plan Amendment and Specific Plan were
evaluated at a 2010 Mure scenario within the Tri-Valley Study area in the Draft EIR for that Project (1992),
pages 3.3-1-3.3-29. The impacts of full buildout of all proposed development in the Tri-Valley area,
including the Eastern Dublin General Plan Amendment and SpecifIC Plan were also evaluated in the same
section of that document.
E-24
CITY OF DUBLIN
APPENDIX E: HOUSINO ELEMENT (1999-2006)
Issues and Supporting Information Potentially Less than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
Incorporated
None of the residential development anticipated to meet housing needs (RHND) identified in the Housing
Element will result in new significant impacts not already addressed in these ellvironmental impact reports.
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment X
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in construction of new X
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which could cause significant
environmental effects?
c) Have sufficient water supplies available to X
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
d) Result in a determination by the X
wastewater treatment provider which services
or may serve the project determined that it
has adequate capacity to serve the project's
projected demand in addition to the provider's
existing commitments?
e) Be served by a landfill with sufficient X
permitted capacity to accommodate thH
project's solid waste disposal needs?
n Comply with federal, state, and local X
statues and regulations related to solid
waste?
Discussion: Impacts on utilities and service systems are discussed in the ScI100ls, Public Lands, and
Utilities Element of the General Plan, pages 38--42. Plan policies are intendecl to assure that new
development does not exceed the capacity of the City to provide adequate municipal services and does not
overly burden the capacity of the existing infrastructure and service levels.
The development of 4,526 residential units to meet the City's RHND will be ac'~mplished in compliance
with the following General Plan Guidin!} Policies of the City:
Guiding Policy (sewage treatment and disposal) - Expand sewage tmatment and disposal capacity
to avoid constraining development consistent with the Dublin Genera! Plan.
Implementing Policy (sewage treatment and disposal) - Prior to project approval, developers shall
demonstrate that adequate capacity will exist in sewage treatment and disposal facilities for their
projects prior to the issuance of building permits.
E-25
CITY OF DUBLIN
APPENDIX E: HOUSING ELEMENT (1999-2006)
Issues and Supporting Information
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Guiding Policy (water supply) - Base General Plan proposals on the assumption that water
supplies will be sufficient and that local wells coul~ be used to supplement imported water if
necessary.
Implementing Policy (water supply) - consider obtaining water serve from the East Bay Municipal
Utility District and other sources.
Guiding Policy (solid waste) - Ensure that adequate solid waste disposal capacity is available to
avoid constraining development consistent with Dublin General Plan.
Implementing policies regarding solid waste are discussed in the Schools, Public Lands, and Utilities
element of the General Plan, page 40.
According the Draft General Plan EIR (1984), sewage treatment and disposal and water supply are the two
utilities issues of greatest concern in the planning area. Additional wastewater disposal capacity is
necessary before many of the Valley's proposed projects are completed. However, given the extent of
planned development outside of Dublin's planning are, the project itself does not have a significant impact
on the sewage disposal capacity. Additional development envisioned by the draft plan may tax the capacity
of the water supply system. The appropriate mitigation is financial participation in expansion of both
systems.
In the context the level of development anticipated in the General Plan, residential development anticipated
to meet housing needs identified in the Housing Element are not expected to cause population levels to
exceed the capacity of utilities and service systems.
E-26
CITY OF DUBLI'N
APPENDIX E: HOUSING ELEMENT (1999-2006)
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to X
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or
animal, or eliminate important examples of
the major periods of California history or
prehistory?
b) Does the project have impacts that are X
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of the past
projects, the effects of other current projects,
and the effects of probable future projects)?
c) Does the project have environmental X
effects that will cause substantial adverse
effects on human beings, either directly or
indirectly?
List of Mitigation Measures:
No mitigation is required as all impacts are less than significant.
Mitigation Monitoring:
No mitigation-monitoring program is necessary as no mitigation is required.
Resources Citied*:
1. City of Dublin General Plan. (Adopted February 11, 1985 updated to November 5. 2002).
2. City of Dublin Technical SupplementlDraft Environmental Impact Report. (February 1984).
3. City of Dublin Eastem Dublin Specific Plan (June 6, 1998)
4. City of Dublin Zoning Ordinance (Adopted October 1999).
5. Personal Communication with the City of Dublin.
* All documents cited can be reviewed at the City of Dublin Community Development Department,
100 Civic Plaza, Dublin, CA 94568.
E-27
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568
Website: http://www.cLdublin.ca.us
Project Title: PA # 01-040 City of Dublin Housing Element General Plan Amendment
Project Description: The 2001 Housing Element Update is a comprehensive statement by the City of Dublin of
its current and future housing needs and proposed actions to facilitate the provision of
housing to meet those needs at all income levels. The purpose of the Housing Element is
to identify current and projected housing needs and set forth goals, policies, and programs
that address those needs. The City of Dublin Housing Element has been prepared to meet
the requirements of State law and local housing objectives.
Project Location: Citywide.
Project Proponent: Jeri Ram, Planning Manager, for the City of Dublin Community Development Department.
Address: 100 Civic Plaza, Dublin CA 94588.
Determination: I hereby find that the above project WILL NOT have a significant effect on the environment.
r~.\-. ~S C<---
& J ri Ram, AI~P, Planning Manager
5/,103
Date
Copies of the Initial Study documenting the reasons to support the above finding are available at the City of Dublin, 100
Civic Plaza, Dublin, CA 94568, or by calling (925) 833-6610.
Notice of Intent posted:
Notice of Intent mailed:
Notice of Intent published:
PubrlC comment period:
Considered by:
On:
Notice of Determination filed:
Council Resolution No.:
April 25,2003
April 25, 2003
April 29, 2003
May 1, 2003 - June 1, 2003
Dublin City Council
June 3, 2003
June 4, 2003
114-03
Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650
Finance 833-6640 . Public WorkslEngineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670
Planning/Code Enforcement 833-6610. Building Inspection 833-6620' Fire Prevention Bureau 833-6606
a
nstan H. Hickox
Secretary for
Environmental
Protection
California Regional Water Quality Control Board
San Francisco Bay Region
Intemet Address: http://www.swrcb.cagov
1515 Clay Street, Suite 1400, Oakland, California 94612
Phone (510) 622-2300' FAX (510) 622-2460
Gray Davis
Governor
May 15,2003
File Nos.1538.09, 2198.09
Ms. Jeri Ram
Planning Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RECEIVED
MAY 1 9 2003
DUBUN PLANNING
Subject: Comments on City's Housing Element Genernl Plan Amendment PA 01-
040.
SCH No. 2003042172
Dear Ms. Ram:
Below please find our comments on the Negative Declaration for the above-referenced
General Plan Amendment (GPA). Thank you for the opportuni1Y to comment on it.
The GP A covers the annual construction of an average cf 725 housing units within the
City of Dublin, for a total of 4,526 housing units over the next several years. Impacts from
this include impacts to creeks and beneficial uses of creeks and other waters of the State, and
the potential construction- and post-construction discharges of urban runoff pollutants. This
should include, for example, the discharge of sediment from erosion during construction, the
discharge of oil, grease, heavy metals, and nutrients during post-construction, and the post-
construction modification of runoff regimes that can cause erosion in creeks downstream of
project sites. In addition, it should include the potential impact:; of housing construction on
beneficial uses of waters of the State including as habitat for wildlife, including threatened
and endangered species, active and passive recreation, and othe~ uses.
The proposed amendment, as discussed in the Negative Declaration, does not
adequately address impacts to t;reeks and wetlands, including tc their use as wildlife and
special status species habitat, and does not adequately address post-construction project
impacts to water quality, including hydromodification impacts. These issues are further
discussed below.
Post-Construction Urban Runoff Impacts
The proposed housing projects will discharge urban rull)ff pollutants, once they are
built, and may also have detrimental hydromodification impact:;, in which the construction of
impervious surfaces and storm drain systems that are hard-plumbed to creeks increases the
The energy challenge facing California is real. Every.Califomian needs to take immediate action to reduce energy consumption. For a list of
simple ways you can reduce demand and cut your energy costs, see our Web-s te at hnp:f1www.swrcb.cagov.
Ms. Jeri Ram
-2-
May 15, 2003
frequency and duration of erosive flows in those creeks, leading to impacts to creek beneficial
uses.
The Negative Declaration focuses on construction-stage and flooding (i.e., peak flow)
impacts. It states that impacts to water quality were analyzed in the General Plan
Conservation Element regarding Stream Corridors and Riparian Vegetation. However, the
summary of this element (Neg Dec pp.11-12) does not appear to address post-construction
urban runoff impacts, does not do so at a level of specificity seen in the housing elements for
other Alameda County cities, and does not appear to reflect existing regulatory requirements
regarding urban runoff impacts. In. addition, the City's General Plan states only that
"[d]evelopment projects shall comply with the requirements of the Urban Runoff Program"
(p.59). Based on our review of past projects since at least 1997, this requirement is one that
the City has not effectively implemented. Revision ofthe Housing Element provides a key
opportunity to add additional detail to ensure better future implementation.
In. our meeting with City staff of April 24, 2003, City staff committed to us that the
City is substantially improving how it addresses urban runoff impacts in its new and
redevelopment projects. We believe one aspect of the City's improvement is to ensure that
the needed mitigation measures are included in the appropriate local documents, including the
Housing Element. These measures are not yet present. At a minimum, the housing element
must include general mitigation measures or policies for post-construction urban runoff, and
these measures should reflect the Board's requirements of the City under the City's recently
reissued municipal stormwater permit, NPDES Permit No. CAS002983l. These include site
design measures to minimize impervious surface, source control measures to prevent and
minimize the discharge of pollutants to waters, and treatment controls to remove pollutants
from stormwater runoff prior to discharge to creeks. We recommend that you review section
C.3 of the reissued permit (enclosed) and use that as a guide for including appropriate
measures in the housing element.
Further, we note that in past projects, the City has required the implementation of
ineffective treatment controls without requiring appropriate source controls or site design
measures to reduce impervious surface. Both NPDES permit compliance and an effective
approach to controlling urban runoff impacts require the implementation of treatment controls
that are effective, and which are part of a combination of alI three categories of measures. The
housing element mitigation should clearly include this discussion and required mitigation
measures.
Also, please note that Provision C.3 includes a discussion of hydro modification
impacts and potential mitigation measures, and we would recommend that you use this as a
guide in crafting mitigation measures for potential hydromodification impacts from housing
element projects. One simple solution at this point, given that the Hydrograph Modification
The energy challenge facing California is real. Every Califomian needs to lake immediate action to reduce energy consumption. For a list
of simple ways you can reduce demand and cut your energy costs, see our Web-site at bttp://www.swrcb.ca.gov.
Ms. Jeri Ram
-3-
May 15, 2003
Management Plan (HMP) required by the permit has not been fLIlly prepared, would be to
require preparation of hydrology studies for projects that addre~s the direct and cumulative
changes in erosive flows as th(: result of housing element proje<:ts. This might be similar to
the City of Oakland's requirement under its creek protection ordinance. It might also be
combined with what appears to be an existing City requirement to analyze changes in flood
flows. The main difference between the two is that the flood flows analyzed are typically the
very large, infrequent storms (e.g., 10-,50-, or 100-year storms), rather than the I - to 10-year
storms that are generally believed to be erosive.
Creek Protection
We support the Housing Element's inclusion of policies supporting creek buffer
widths and the preservation and planting of native riparian veg(:tation in City creeks.
However, the Housing Element's discussion of protection of cr;~eks appears to be inadequate,
given recent resource agency comments on projects within the City. Specifically, agencies
including the U.S. Fish and Wildlife Service (USFWS) noted that the City's buffer
requirements on recent Tassajara Creek projects were not proteGtive of the California Red-
Legged Frog, and that the City's reliance on a past environmental impact report to find that
requirements were adequate was insufficient, given new knowledge that had been obtained
about the frog. This suggests that additional detail is necessary in order to better insure that at
least one of the Housing Element's Guiding Policies, "[p]rotect riparian vegetation as a
protective buffer for stream quality and for its value as a habitat and aesthetic resource,"
should be made more specific. For example, it might reference compliance with USFWS and
State Department ofFish and Game recommendations on particular species, studies of creek
setbacks using historical and other data to ensure they are adequately protective of creeks, and
similar information, to ensure that the City is able to reduce the expected impacts of future
projects. Such requirements might be incorporated into a hydrc.logy report prepared to
address flooding and hydromodification impacts.
We note that the levels of detail that we have suggested herein do not appear to be
unusual for Housing Element policies, as much more detailed policies have been implemented
in other areas, such as TransportationlTraffic. In this area, the Eousing Element includes very
specific requirements regarding time of use, level of traffic for which to design, and balancing
uses within the transportation system.
Summary
In conclusion, thank you for the opportunity to review the above-referenced Negative
Declaration. The document does not yet include policies or other measures adequate to ensure
that impacts to water quality and beneficial uses of waters resulting from post-construction
urban runoff pollutants, including hydromodification, and habitat use of creeks, would be
The energy challenge facing California is rellL Every Californian needs to take immediate action to reduce energy consumption. FOT a list
of simple ways you can reduce demand and cut your energy costs, see our Web-;ite at http://www.swrcb.ca.gov.
Ms. J eri Ram
-4-
May 15,2003
appropriately mitigated. The document should be revised as suggested above, and to
appropriately reflect City staffs discussions with us regarding ongoing improvements to the
City's implementation of water quality measures in new and redevelopment projects.
If you have any questions or further comments, please contact me via email to
khI@rb2.swrcb.ca.gov, or at (510) 622-2380.
Sincerely,
,.
-
...
~
J
"
Keith H. Lichten, P .E.
Water Resource Ctrl. Engr.
Enclosures:
Alameda NPDES Municipal Stormwater Permit
Pact Sheet: "Municipal Storm Water Permit Revisions: Impacts to Cities and New
Development Projects."
Cc (w/out enc1):
Dale Bowyer, RWQCB
Brian Wines, RWQCB
State Clearinghouse
P.O. Box 3044
Sacramento, CA 95812-3044
The energy challenge facing California is real. Every Californian needs to take inunediate action to reduce energy consumption. For a list
of simple ways you can reduce demand and cut your energy costs, see our Web-site at hUp:/Jwww.swrcb.ca.gov.
;)-
stan H. Hickox
ncy Secretary
'ornia Environmental
'rotection Agency
Edwin F. Lowry. Director
700 Heinz Avenue, Suite 200
Berkeley, California 94710-2721
Department of Toxic Substances Control
Gray Davis
Governor
May 19, 2003
RECEIVED
MAY 2 0 2003
Ms. Jeri Ram
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, California 94568
DUBLIN PLANNING
Dear Ms. Ram:
Thank you for the opportunity to comment on the Initial Study/Negative Declaration
(SCH # 2003042172) for the City of Dublin Housing Element General Plan Amendment.
As you may be aware, the California Department of Toxic Substances Control (DTSC)
oversees the cleanup of sites where hazardous substances have been released
pursuant to the California Health and Safety Code, Division 20, Chapter 6.8. As a
Responsible Agency, DTSC is submitting comments to ensure that the environmental
documentation prepared for this project adequately addre~.ses any required remediation
activities related to a hazardous substances release.
The Initial Study/Negative Declaration should discuss the measures that will be
implemented to prevenUuture residents and workers from being exposed to existing
hazardous substances releases during future projects under the Housing Element. 'If
buildings on residential, commercial, or industrial land neej to be removed for
construction purposes or redeveloped for other purposes, historical assessments of the
properties should be conducted to determine if chemicals were ever used or released.
Depending on the results of the assessment, soil and/or groundwater sampling may be
necessary. Similarily, the Initial Study/Negative Declaration notes that the conversion of
agricultural land to residential use will occur. For these projects, a historical survey
should also be conducted to determine whether pesticides were applied. If so, soil and
groundwater samples should be collected in order to determine th~ level and extent of
pesticide contamination. Remediation activities may be required depending on the
results of soil and/or groundwater sampling.
DTSC can assist lead agencies in overseeing characterization and cleanup activities
through our Voluntary Cleanup Program. A fact sheet describing this program is
enclosed. We are aware that projects are typically on a compressed schedule, and in an
effort to use the available review time efficiently, we request that DTSC be included in
The energy challenge facing California is real: Every Californian needs to take immec'iate action to reduce energy consumption.
For a list of simple ways you can reduce demand and cut your energy costs, sl'e our Web-site at www.dtsc.ca.gov.
@ Printed on Recycled Paper
Ms. Jeri Ram
May 19, 2003
Page 2
future meetings where issues relevant to our statutory authority are discussed.
Please contact Homayune Atiqee of my staff at (510) 540-3838 if you have any
questions or would like to schedule a meeting. Thank you in advance for your
cooperation in this matter.
Sincerely,
~2J~
Barbara J. Cook, P.E., Chief
Northern California - Coastal Cleanup Operations Branch
Enclosures
cc: without enclosures
Governor's Office of Planning and Research
State Clearinghouse
P.O. Box 3044
Sacramento, California 95812-3044
Guenther Moskat
CEQA Tracking Center
Department of Toxic Substances Control
P.O. Box 806
Sacramento, California 95812-0806
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568
Website: http://www.cLdublin.ca.us
May 27, 2003
Mr. Keith Lichten, P .E.
San Francisco Bay Regional Water Quality Control Board
1515 Clay Street, Suite 1400
Oakland, CA 94612
Dear Mr. Lichten,
Thank you for your comments on the Negative Declaration for the City of Dublin's
Housing Element General Plan Amendment.
Your letter stated concerns about the effects of post-constJUction runoff from housing
construction in the City over the next several years and how such development could
impact creeks and other waters of the State. You cited additional concerns about impacts
to creek habitats and wildlife and suggested that tht: Housing Element Initial
Study/Negative DecIaration be revised to address these issue!;.
Please note that the Draft Housing Element does not propose any land use changes to
property in the City of Dublin. All of the existing land use designations will remain
unchanged and the proposed residential densities unaffected. As each residential
development project identified as an opportunity in the Housing Element is proposed, it
will be examined for its compliance with the Dublin General Plan policies and mitigation
measures regarding land use, transportation, noise, and environmental resources
management/conservation, among others. For example, policies in Sections 7.1 and 7.2
of the General Plan specifically address stream corridor protection as well as erosion and
siltation control. More detailed policies for Eastern Dublin are also contained in the
Eastern Dublin Specific Plan.
The General Plan policies are implemented through City programs and ordinances, which
each development project must adhere to. Finally, once~he specific details of each
development project are known, the project is subject to site-specific environmental
review to ensure that any adverse impacts are appropriately identified, avoided, and/or
mitigated. Additionally, Conditions of Approval for each of the development projects are
adopted to ensure compliance.
The City of Dublin Housing Element General Plan Amendment is consistent with the
other elements of the General Plan as well as other City policies, regulations, and
procedures intended to protect water quality, riparian habitat, and the natural environment
as a whole, including but not limited to the City's municipal stormwater permit, NPDES
Permit No. CAS0029831 and the City's adopted Eastern Dublin Comprehensive Stream
Restoration Program.
Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650
Finance 83.1-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670
Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606
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As discussed the meeting of April 24th, the City of Dublin Public Works Department has
updated the standard conditions of approval for development projects to require that
specific water quality design features be included. Water quality impacts from
development are examined on a project by project basis, and several upcoming
development projects in Dublin have incorporated bio-filtration design features intended
to reduce impacts, including the proposed IKEA retail store, the proposed Bank of
America building on Dublin Boulevard, Fairway Ranch residential project, City of
Dublin Senior Center community facility, and the proposed office and residential mixed-
use project at the current Cor-o- Van site. Projects such as Greenbriar Phase III and
Dublin Ranch West (Wallis) that directly abut a valuable riparian corridor like Tassajara
Creek wiIJ not only adhere to established creek protection setbacks, policies, and
ordinances, but wiIJ also be evaluated from a geologic and geomorphic perspective to
minimize adverse impacts.
As you can see, the City of Dublin is committed to substantially improving how it
addresses the water quality impacts of new and redevelopment projects, and we will
continue to work to this end.
Thank you for your comments on these important issues and for allowing the City the
opportunity to reaffirm our commitment to improving the water quality and creek habitats
in Dublin. We look forward to continue working with the Regional Board to accomplish
these goals.
Sincerely,
~. S~, & LL~ Dt/">-
~-yf
Jeri Ram, AICP
Planning Manager
cc: Rich Ambrose, City Manager
Elizabeth Silver, City Attorney
Michael Stella, Associate Civil Engineer, Public Works Department
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568
Website: http://www.cLdublin.ca.us
May 27,2003
Ms. Barbara J. Cook, P .E.
Department of Toxic Substances Control
700 Heinz Avenue, Suite 200
Berkeley, CA 94710
Deaf Ms. Cook,
Thank you for your comments on the Negative Declaration for the City of Dublin's Housing Element
General Plan Amendment.
Your letter stated concerns about possible exposure to hazardous substances resulting from housing
construction in the City over the next several years and suggested that the Housing Element Initial
Study/Negative Declaration be revised to address this issue.
Please note that the Draft Housing Element does not propose any land use changes to property in the City
of Dublin. AlJ of the existing land use designations wiIJ remain unchanged and the proposed residential
densities unaffected. As each residential development project identified as an opportunity in the Housing
Element is proposed, it wiIJ be examined for its compliance with tlJe Dublin General Plan policies and
mitigation measures regarding land use, transportation, and environmental resources management/safety,
among others.
The City of Dublin Housing Element General Plan Amendment is consistent with the other elements of
the General Plan as well as other City policies, regulations, and proc,~dures intended to prevent exposure
to hazardous substances and materials. The General Plan policies are implemented through City
programs and ordinances, which each development project must adhere to. Finally, once the specific
details of each development project are known, the project is subject t:> site-specific environmental review
to ensure that any adverse impact:; relating to hazardous materials are appropriately identified, avoided,
and/or mitigated. AdditionalJy, Conditions of Approval for each development project are adopted to
ensure compliance.
Thank you for your comments and for allowing us the opportunity to clarify our commitment to this
Issue.
if
Sincerely,
IJvllj." PJ~~~
Jeri Ram, AICP
Planning Manager
cc: Rich Ambrose, City Manager
Elizabeth Silver, City Attorney
G:\/' A#\2oo 1\0 I -040\DTSC response letter.doc
Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650
Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Communily Services 833-6645 . Police 833-6670
Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606
Printed on Recycled Paper