HomeMy WebLinkAbout8.1 Attmt 2 Draft 2009-2014 Housing Element
City of Dublin
HOUSING ELEMENT
2009 - 2014
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ATTACHMENT 2
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CITY COUNCIL:
MayorTim Sbranti
Vice Mayor Kasie Hildenbrand
Councilmember Don Biddle
Councilmember Kevin Hart
Councilmember Kate Ann Scholz
PLANNING COMMISSION:
Chair Doreen Wehrenberg
Vice Chair Morgan King
Commissioner Alan Brown
Commissioner Bill Schaub
Commissioner Eric Swalwell
HOUSING COMMITTEE:
Committee Chair Christine Kaehuaea
Committee Vice Chair Ronald De Diemar
Committee Member Kathy Avanzino
Committee Member Mary Rose Parkman
Committee Member Ramoncito Firmeza
Committee Member Dale Garren
Committee Member Rick Runnels
CITY STAFF:
Joni Pattillo, City Manager
Jeri Ram, Community Development
Director
Mary Jo Wilson, Planning Manager
Marnie W2fle, Senior Planner
John Lucero, Housing Specialist
Gaylene Biarkett,Administrative Aide
Taryn Gavagan, Secretary
Veronica Tim,Veronica Tam &
Associates
City of Dublin
2009-2014 Housing Element
Draft
May 2009
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
City of Dublin
Housing Element (2009-2014)
Table of Contents
Introduction .......................................................................................................................................... 1
1. Contents of the Housing Element ....................................................................................... ......1
2. Consistency with General Plan ........................................................................................... ......2
3. Data Sources ...................................................................................................................... ......2
Evalua tion of Accomplishments ...................................................................................................... ...... 3
Goals and Policies .......................................................................................................................... ...... 5
1. Range of Housing Types .................................................................................................... ...... 5
2. Housing Opportunities for Segments of the Population ..................................................... ...... 6
3. Maintain and Enhance Residential Neighborhoods ............................................................ ...... 6
4. Promote Equal Housing Opportunities ............................................................................... ......7
5. Promote Energy Efficiency and Conservation ................................................................... ...... 7
Housing Programs ........................................................................................................................... ...... 8
1. Conservation of the Existing Supply of Housing ............................................................... ...... 8
2. Production of Housing. ....................................................................................................... .... 10
3. Provision of Adequate Housing Sites ................................................................................. .... 15
4. Removal of Governmental Constraints .............................................................................. ....16
5. Promotion of Equal Housing Opportunity ......................................................................... .... 20
6. Green Building Programs ................................................................................................... ....20
7. Quantified Objectives ......................................................................................................... ....22
Public Participation ......................................................................................................................... .... 23
1. Service Provider Interviews ............................................................................................... .... 23
2. Housing Committee ............................................................................................................ ....23
3. Public Hearings .................................................................................................................. .... 24
Appendix A: Public Participation ....................................................... ............................................. .. A-1
1. Interviews with Service Providers ......................................... ............................................. .. A-1
2. Invitees to Housing Committee Meetings ............................. ............................................. .. A-3
Appendix B: Review of Accomplishments ..................................................................................... .. B-1
Appendix C: Technical Background Report ................................................................................... .. C-1
1. Housing Needs Assessment ................................................................................................ .. C-1
A. Population Characteristics and Trends ......................................................................... .. C-2
B. Employment Profile ..................................................................................................... .. C-5
C. Household Characteristics ........................................................................................... .. C-7
D. Special Needs Populations ............................................................................................ C-11
E. Housing Stock Characteristics ..................................................................................... C-17
F. Affordable Housing Inventory ...................................................................................... C-25
G. Estimates of Housing Needs ......................................................................................... C-26
2. Housing Constraints ............................................................................................................ C-28
A. Market Constraints ........................................................................................................ C-28
B. Governmental Constraints ............................................................................................ C-31
C. Public Policy Constraints .............................................................................................. C-53
D. Utility and Public Service Constraints .......................................................................... C-54
E. Environmental Constraints ............................................................................................ C-55
3. Housing Resources .............................................................................................................. C-57
A. Regional Housing Needs Assessment (RHNA) ............................................................ C-57
B. Credits against the RHNA ............................................................................................ C-58
C. Future Development Potential ...................................................................................... C-61
D. Financial Resources ...................................................................................................... C-66
E. Administrative Resources ............................................................................................. C-67
City of Dublin
Housing Element (2009-2014)
List of Tables
Table 1: Summary of Quantified Accomplishments since 1999 ............................................................4
Table 2: Quantified Housing Objectives: 2009-2014 ...........................................................................22
Table C-1: Population Growth ........................................................................................................... C-2
Table C-2: Age Characteristics ......................................................................................................... . C-3
Table C-3: Race/Ethnicity 2000 ......................................................................................................... C-5
Table C-4: Employment Profile ......................................................................................................... C-5
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008 ...................................... C-6
Table C-6: Household Characteristics ............................................................................................... C-7
Table C-7: Household Income Distribution ....................................................................................... C-8
Table C-8: Households by Income Category - 2000 ......................................................................... . C-9
Table C-9: Special Needs Groups .................................................................................................... C-12
Table C-10: Disability Status ........................................................................................................... C-14
Table C-11: Housing Stock Growth ................................................................................................. C-17
Table C-12: Housing Stock Composition: 2008 .............................................................................. C-18
Table C-13: Housing Tenure ........................................................................................................... C-19
Table C-14: Tenure by Household Size ........................................................................................... C-19
Table C-15: Median Home Prices: 2007-2008 ................................................................................ C-21
Table C-16: Home Asking Prices: April 2008 ................................................................................. C-21
Table C-17: Apartment Rental Rates: April 2008 ............................................................................ C-22
Table C-18: Housing Affordability Matrix Alameda County .......................................................... C-24
Table C-19: Inventory of Assisted Rental Housing ......................................................................... C-26
Table C-20: Housing Assistance Needs ........................................................................................... C-27
Table C-21: Disposition of Home Loans - 2006 .............................................................................. C-29
Table C-22: Active and Pending Foreclosures ................................................................................ C-31
Table C-23: Residential Development Standards ............................................................................ C-36
Table C-24: Dublin Parking Requirements for Residential Uses .................................................... C-37
Table C-25: Comparison of Parking Requirements for Residential Uses ........................................ C-38
Table C-26: Residential Uses by District ......................................................................................... C-39
Table C-27: Street Design Criteria ................................................................................................... C-46
Table C-28: Planning Division Fee Schedule .................................................................................. C-47
Table C-29: Development Impact Fees ........................................................................................... C-48
Table C-30: Regional Housing Needs Assessment (2007-2014) ..................................................... C-58
Table C-31: Units Approved and Under Construction Since January 2007 .................................... C-59
Table C-32: Units Approved but Not Yet Constructed .................................................................... C-60
Table C-33: Remaining RHNA ....................................................................................................... C-61
Table C-34: Average Development Densities ................................................................................. C-62
Table C-35: Remaining Sites with Residential Development Potential .......................................... C-63
Table C-36: Summary of Sites Inventory ........................................................................................ C-65
Table C-38: RHNA and Sites Capacity ........................................................................................... C-66
City of Dublin
Housing Element (2009-2014)
List of Figures
Figure C-1: Age Distribution, 1990-2000 .......................................... ............................................... C-3
Figure C-2: Race and Ethnicity, 1990-2000 ........... ........................................................................... C-4
Figure C-3: Average Household Size - 2000 .......... ........................................................................... C-8
Figure C-4: Median Household Income - 2000 ...... ........................................................................... C-9
Figure C-5: Overpayment by Household Income ... ............................ ............................................. C-11
Figure C-6: Year Structure Built ............................ ......................................................................... C-18
City of Dublin
Housing Element (2009-2014)
Introduction
This document constitutes the fourth revision to the City of Dublin Housing Element, pursuant to
State law. This Housing Element covers a planning period from July 1, 2009 through June 30, 2014.
The previous Housing Element was adopted by the Dublin City Council on July 11, 2003 and
originally covered the planning period from July 1, 2001 throug i June 30, 2006. This planning
period was extended by State legislation to June 30, 2009.
1. Contents of the Housing Element
The Housing Element of the General Plan 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 policies contained in this Element are an expression of the
statewide housing goal of "attaining decent housing and a suitable 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, tl:e Element identifies and analyzes
housing needs, and resources and constraints to meeting those needs.
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, lousing allocations, and capital
improvements. State law (Government Code Sections 65580 throug 165589) mandates the contents of
the Housing Element. By law, the Housing Element must contain:
• An assessment of housing needs and an inventory of resources and constraints relevant to
meeting those needs;
• A statement of the community's goals, quantified objectives, and policies relevant to the
maintenance, improvement, and development of housing; and
• A program that sets forth a 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.
Although, by nature of the State mandate, the Housing Element has a strong focus on the affordability
and availability of housing for low and moderate income households, 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 General Plan. For these reasons, the updated Housing Element strives to
balance the desire of residents to maintain the character of existing residential neighborhoods,
manage traffic and congestion, 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 persons with disabilities). This balance will require the City to examine strategies to
accommodate higher density housing, mixed-use projects in comrr ercial zones, infill developments,
and second units without sacrificing other legitimate community goals.
City of Dublin
Housing Element (2009-2014)
2. Consistency with General Plan
The Dublin General Plan consists of the following elements: 1) Land Use; 2) Parks and Open Space;
3) Schools, Public Lands, and Utilities; 4) Circulation and Scenic Highways; 5) Housing; 6)
Conservation; 7) Seismic Safety and Safety; 8) Noise; and 9) Community Design and Sustainability.
The Housing Element complements other General Plan elements and is consistent with the policies
and proposals set forth by the General Plan. For example, residential densities established in the
Land Use Element are incorporated within the Housing Element and form the basis for establishing
the residential capacity within the City. Environmental constraints identified in the Seismic Safety
and Safety Element are recognized in the Housing Element.
3. Data Sources
In preparing the Housing Element, various sources of information are consulted. The 2000 Census
provides the basis for population and household characteristics. Although dated, no better source of
information on demographics is widely accepted. In addition, the 2000 Census must be used in the
Housing Element to ensure consistency with other Regional, State, and Federal housing plans.
However, several sources are used to provide reliable updates of the 2000 Census including the
following:
• Population and housing estimates by the State Department of Finance;
• Labor market statistics by the State Employment Development Department;
• Housing market information (including www.realtor.com, www.dgnews.com,
www.rents.com);
• Special studies and reports on housing issues and market conditions, e.g. Continuum of Care
Strategy for the Homeless and Ten-Year Plan to End Homelessness; and
• Lending patterns for home purchase and home improvement loans from the Home Mortgage
Disclosure Act (HMDA) data.
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City of Dublin
Housing Element (2009-2014)
Evaluation of Accomplishments
In order to craft an effective strategy to address the housing needs of the community, the City must
evaluate the effectiveness and appropriateness of existing Dousing programs and actions.
Government Code Section 65588(a) requires each jurisdiction to review its housing element as
frequently as appropriate to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to the
attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's housing goals and
objectives; and
• The progress of the city, county or city and county in implementation of the housing element.
Table 1 summarizes the City's quantified accomplishments under the 2001-2009 Housing Element.
A program-level review is included as Appendix B.
Overall, the City has been effective in implementing the goals and cbjectives in the previous Housing
Element. Through planned development, and master and specific planning processes, the City was
able to achieve a significant portion of its Regional Housing Noeds Allocation (RHNA) for the
planning period, although below the construction objectives identified in the Housing Element.
Furthermore, the Inclusionary Housing and Commercial Linkage F. -e programs were instrumental in
the creation of affordable housing in Dublin.
In addition, the City provided assistance to 25 households to rehab.litate their homes. The City also
launched a homebuyer assistance program in 2007. Since inception of the program, 18 households
have been assisted.
The City also adopted the Universal Design Ordinance, mandating; the provision of accessibility in
new construction. The City is in the process of adopting a Gree:i Building Ordinance to enhance
energy conservation in new buildings.
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City of Dublin
Housing Element (2009-2014)
Table 1: Summary of Quantified Accomplishments since 1999
Housing Assistance Type Housing
Element Goals RHNA Accomplishments*
Housing Units to be Constructed
Very Low Income (0-50% AMI)
1,582 796
311
Low Income (51-80% AMI) 531 238
Moderate Income (81-120% AMI) 1,784 1,441 380
Upper Income (>120% AMI) 7,663 2,668 6,450
Total 11,029 5,436 7,379
Housing Rehabilitation
Very Low Income (0-50% AMI) 5 --- 19
Low Income (51-80% AMI) 5 --- 6
Total 10 --- 25
Conserve Existing Rentals 57 --- **
Source: City of Dublin, 2008.
Notes:
* New construction units based on building permits finaled.
**The City of Dublin adopted a Condominium Conversion Ordinance in 2005 which contributed to the preservation of
existing rentals. The Ordinance limits the number of conversions annually to 7% of the multi-family rental housing
stock. While it is difficult to enumerate the actual number of existing rentals which were conserved during the planning
period, the City estimates that the adoption of the Condominium Conversion Ordinance in 2005 preserved hundreds of
rental units speculated for conversion to market rate.
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City of Dublin
Housing Element (2009-2014)
Goals and Policies
This section of the Housing Element contains the goals and policies the City of Dublin intends to
implement to meet its quantified objectives and address a number of important housing-related issues.
The following major issue areas are addressed by the goals and policies of this Element:
• Ensure that a broad range of housing types are provided to meet the needs of the existing and
future residents;
• Encourage and facilitate the development of lower and mod,:rate income housing;
• Maintain and enhance the quality of residential neighborhoc ds in Dublin;
• Promote equal opportunity for all residents to reside in housing of their choice; and
• Increase energy efficiency and conservation in residential developments.
1. Range of Housing Types
Continuing to provide a balanced inventory of housing in terms of types (e.g., single-family,
duplexes, apartments, condominiums, and mixed-use), cost, and stele will allow the City to fulfill a
variety of housing needs. In addition, providing regulatory and financial assistance as available will
be essential to support the production of affordable housing.
GOAL A: Expand housing choice and multi-modal transportation opportunities for
existing and future Dublin residents.
Policy A.1: Ensure the provision of a variety of housing types to fulfill regional housing needs.
Policy A.2: Facilitate development of affordable housing t Zrough use of financial and/or
regulatory incentives, where appropriate and subject to funding availability.
Policy A.3: Maintain streamlined procedures for processing new residential development
applications.
Policy AA: Encourage the development of residential units intended for the special groups,
including seniors, large households, persons with disabilities, and the homeless.
Policy A.S: Promote affordable housing opportunities within Niixed-Use areas adjacent to public
transportation and within walking or cycling di,,.tance to places of employment,
commerce, recreation and near services.
Policy A.6: Support existing emergency shelter programs in the Tri-Valley area.
Policy A.7: Encourage greater access to housing for persons wi :h disabilities.
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City of Dublin
Housing Element (2009-2014)
2. Housing Opportunities for Segments of the Population
New construction is a major source of housing for prospective homeowners and renters but generally
requires public sector support for the creation of units affordable to lower income households,
especially extremely low income households. A key element in satisfying the housing needs of all
segments of the community is the provision of adequate sites for housing of all types, sizes, and
prices. The City's General Plan and Zoning Ordinance determine where housing may locate, thereby
affecting the supply of land available for residential development. The following goals and policies
support the expansion of housing opportunities in Dublin.
GOAL B: Expand housing opportunities for all segments of Dublin's population.
Policy B.1: Encourage development of affordable housing by non-profit organizations primarily
engaged in housing construction or management.
Policy B.2: Provide ongoing support to affordable housing developers.
Policy B.3: Negotiate with developers to ensure the provision of housing that is affordable to
extremely low income households.
Policy B.4: Continue to allow second dwelling units on single-family parcels as a means of
expanding rental housing opportunities.
Policy B.5: Continue to support the development of affordable homeownership housing for first-
time homebuyers.
Policy B.6: Continue to pursue redevelopment of the Arroyo Vista site with a combination of
affordable and market rate, rental and ownership units.
3. Maintain and Enhance Residential Neighborhoods
In general, housing over 30 years old may be in need of major rehabilitation, such as a new roof,
repair of termite damage, foundation work, and plumbing, etc. With approximately 27 percent of
Dublin's housing stock built prior to 1980, preventive maintenance is essential to avoid housing
deterioration. Some households, particularly those that have owned their homes for many years and
have relatively low house payments, may be able to afford repairs or monthly payments for
rehabilitation loans; however, others, especially lower income homeowners, may have difficulty
maintaining their homes. Assisting these households will help preserve and improve the City's
existing housing stock.
GOAL C: Use public and private resources to maintain and enhance existing residential
neighborhood characteristics.
Policy C.1: Continue to provide assistance for the rehabilitation of substandard and deteriorating
units.
Policy C.2: Encourage the preservation, rehabilitation or, if necessary, replacement of single-
family units in order to maintain and enhance the established characteristics of City
neighborhoods.
City of Dublin
Housing Element (2009-2014)
4. Promote Equal Housing Opportunities
The City seeks to expand the range of housing opportunities in Dublin, including housing for seniors
on fixed incomes, lower and moderate income residents, persons with disabilities, large families,
female-headed households with children, and the homeless. In ord-,r to make adequate provision for
the housing needs of all segments of the community, the City must also ensure equal and fair housing
opportunities are available to all residents.
GOAL D: Provide housing opportunities for all Dublin residents, regardless of race, color,
ancestry, national origin, religion, age, gender, marital status, familial status,
disability, source of income, sexual orientation, cr any other arbitrary factor.
Policy D.1: Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination.
Policy D.2: Promote housing along with supportive services to meet the special housing needs of
seniors, persons with disabilities, single-parents anc. the homeless.
Policy D.3: Encourage the provision of housing to meet the nee 3s of families of all sizes.
5. Promote Energy Efficiency and Conservation
Energy conservation can be achieved through environmentally sensitive site planning techniques and
implementing building codes that require use of construction materials that maximize energy
efficiency. Conserving energy has the dual benefit of reducing housing costs and improving
environmental quality.
GOAL E: Promote energy efficiency and conservation thrc ughout Dublin.
Policy EA: Promote the use of Green Building techniques in re iidential development.
Policy E.2: Ensure all new residential development complies with energy efficiency performance
standards of the California Building Standards Cod,;.
Policy E.3: Continue to require the recycling of construction waste.
Policy EA: Utilize site planning techniques to allow passive energy efficiencies through solar
access, landscaping, and building orientation.
Policy E.5: Seek opportunities to educate the public about energy conservation.
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City of Dublin
Housing Element (2009-2014)
Housing Programs
The goals and policies outlined in the prior section address Dublin's identified housing needs, and are
implemented through a series of housing programs offered primarily through the Planning and
Housing Divisions of the City's Community Development Department. Dublin residents may also be
eligible for assistance under programs administered by the County of Alameda. Housing programs
define the specific actions the City will undertake to achieve the stated goals and policies. The City's
housing programs for addressing community housing needs are described according to the following
issue areas:
• Housing Conservation
• Production of Housing
• Provision of Adequate Housing Sites
• Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
• Green Building Programs
The housing programs presented on the following pages include existing programs as well as various
revised and new programs that have been added to address the City's unmet housing needs and to
respond to new State laws.
1. Conservation of the Existing Supply of Housing
Conserving and improving the housing stock is an important goal for the City of Dublin.
Approximately 27 percent of housing units in Dublin were constructed prior to 1980 and are therefore
likely to have rehabilitation needs, including new plumbing, roof repairs, foundation work and other
repairs. The City supports neighborhood preservation and improvement through housing
rehabilitation programs and code enforcement. Other housing conservation needs of the City include
existing multi-family rental apartments at-risk of converting to condominiums.
Program 1: Housing Rehabilitation Assistance
Alameda County administers the Community Development Block Grant (CDBG) funds on behalf of
the City. Using CDBG funds, the Alameda County Community Development Agency administers
the Minor and Major Home Improvement Programs for the City. Low-interest loans up to $1,500 are
available to lower income households through the Minor Home Improvement Program. The Major
Home Improvement Program makes available loans up to $60,000 at a three-percent annual interest
rate for qualified lower income households. Since 2003, CDBG funds have facilitated 22 minor home
repairs and 3 paint grants in Dublin.
Financing: CDBG
Implementation
Responsibility: Alameda County Community Development Agency
• Continue to support the Alameda County Community Development
Timeframe and Agency to implement the Minor and Major Home Improvement
Objectives: Programs.
• Facilitate 25 minor home repairs, 10 paint grants, 10 major home
improvements during the planning period.
Relevant Policies: Policy C.1; Policy C.2
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City of Dublin
Housing Element (2009-2014)
Program 2: Housing Choice Voucher Rental Assistance
The Housing Choice Voucher Program extends rental subsidies to extremely low and very low
income households, including families, seniors, and the disabled. The program offers a voucher that
pays the difference between the current fair market rent (FMR) as established by the U.S. Department
of Housing and Urban Development (HUD) and what a tenant cal afford to pay (i.e. 30 percent of
household income). The Housing Authority of the County of Alameda administers the program in
Dublin. Given the continued need for rental assistance, the City supports and encourages the
provision of additional subsidies through the Housing Choice Voucher Program.
Financing: HUD Section 8
Implementation Housing Authority of the County of Alam,;da
Responsibility:
• Continue to support the assistance o 150 very low and/or extremely
Timeframe and low income households each year throughout the planning period.
Objectives: • Continue to refer interested households and homeowners to the Housing
Authority of the County of Alameda.
Relevant Policies: Policy A.1; Policy D.2; Policy D.3
Program 3: Code Enforcement
The Planning and Building Divisions of the Community Develofinent Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality of
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
property owners to seek assistance through available housing rehabilitation programs.
The City will continue to enforce property maintenance standards and abate substandard structures
through Code Enforcement. When code violations are unable to be resolved through voluntary
compliance or through the nuisance abatement procedure, the City refers such cases to the City
Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil
lawsuits to achieve compliance with City codes.
Financing: General fund
Implementation Community Development Department, Phinning & Building Divisions
Responsibility:
• Continue to enforce local ordinances relating to property maintenance
Timeframe and and substandard housing both proacti-v ely and on a complaint basis.
• Conduct approximately 1,700 residential inspections during the
Objectives:
planning period.
• Perform annual review of City ordinances.
Relevant Policies: Policy C.1; Policy C.2
Program 4: Condominium Conversion Ordinance
The City values its rental housing stock as an important means of meeting the housing needs of all
income segments of the community. In 2005, the City Council p,.ssed a Condominium Conversion
Ordinance to preserve the existing rental housing stock. The ordinance establishes an annual
maximum number of rental apartment units that can be converted to seven percent of the total number
of multi-family units in developments of 21 or more rental units. The Ordinance also establishes
tenant notification and relocation assistance requirements, limits rent increases once a notice of intent
City of Dublin
Housing Element (2009-2014)
to convert has been filed, and gives tenants the right to purchase units. New condominium
conversions are also subject to the City's Inclusionary Zoning Regulations. The City will continue to
implement the Condominium Conversion Ordinance to preserve the existing multi-family rental
housing stock in Dublin.
Financing: Permit processing fees
Implementation
Responsibility: Community Development Department, Planning Division
Timeframe and
j Monitor conversion activities annually.
ectives:
Ob
Relevant Policies: Policy A.1; Policy B.5
2. Production of Housing
The City of Dublin implements various programs to encourage a diversity of housing types. Part of
this diversity is addressed through the Regional Housing Needs Allocation (RHNA), which
encourages the construction of housing for all economic segments in the community. Housing
diversity is important to ensure that all households, regardless of age, income level, and household
type, have the opportunity to find housing suited to their need and lifestyle. The following programs
support the provision of additional housing opportunities in Dublin.
Program 5: Mixed Use Development
Locating high density residential uses in compact mixed-use areas where residents have convenient
access to jobs, shopping, services, recreation, and multi-modal transportation options can produce a
number of community benefits. For example, traditionally non-residential areas may be suitable to
provide additional capacity for higher density housing. Many residents within these areas are also
less dependent upon private automobile travel, often resulting in positive environmental effects and
more money for other necessary expenses.
The City will continue to promote high-density residential mixed-use projects in the Downtown
Intensification Area and adjacent to or in close proximity to Bay Area Rapid Transit (BART) Stations
provided that infrastructure can support higher densities. The City will also evaluate older non-
residential properties which may be suitable for redevelopment with mixed-use
residential/commercial projects. The determination of suitable mixed-use opportunities will be based
on the age and condition of non-residential properties, property location with respect to transportation
and services, the economic viability of continued non-residential use, and other relevant factors. The
City will undertake the following actions to promote mixed-use:
• Promote mixed-use opportunity sites;
Use the specific planning process to allow for, and provide regulatory incentives for, mixed-
use development, such as the specific plan that was adopted for the West Dublin BART
Station area;
• 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; and
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City of Dublin
Housing Element (2009-2014)
Provide incentives for affordable housing in mixed-use projects, including fee deferrals,
reduced parking requirements, use of Inclusionary Zoning In-Lieu Fee Fund, assistance in
accessing state and federal subsidies, and density bonuses.
Financing: Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to the
City
Implementation Community Development Department, Planning Division
Rnennneihilite?•
Timeframe and Facilitate the construction of 100 hi€;h-density residential units within
Obiectives: mixed-use developments within the planning period.
Relevant Policies: Policy A.1; Policy A.2; Policy A.5; Polic•? B.2; Policy B.5
Program 6: Affordable Housing Developers
Recognizing that an adequate supply of affordable housing cannot be supplied by the market, the City
will cooperate with developers that specialize in below market rate housing to expand the supply of
units affordable to lower income households, including extremely low income households.
The City will offer assistance in accessing local, state, and federal funding for affordable housing by:
1) applying for such funding on behalf of affordable housing developers when eligible applicants are
limited to public agencies; or 2) providing technical assistance or documentation necessary to support
applications for funding by affordable housing developers upon request.
The City's Housing Specialist can help locate potential sources of matching funds and provide other
technical assistance. Technical assistance will include, but not be limited to the 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. The City can also write letters of support (for projects
that have received permit approvals by the City).
Financing: I Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to the City
Implementation
RPennnc;h;rnr I Community Development Department
• Negotiate specific incentives package f or each project.
• Provide application/technical assistance as needed. Timing of
applications or technical assistance will depend on application deadlines
Timeframe and for funding sources.
Objectives • Provide assistance to affordable housing developers within the planning
period to facilitate the construction of 100 affordable housing units
within the planning period (5 extremely low, 20 very low, 35 low, and
40 moderate income units).
Relevant Policies: I Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 7: Density Bonuses
The City adopted a new Density Bonus Ordinance in March 2007 to comply with recent changes to
State law (SB 1818 enacted 2005 and SB 435 enacted 2006). Only one developer has applied for and
received a density bonus since; adoption of the City's original Density Bonus Ordinance. Density
bonuses are infrequently used in Dublin because the City's High Density Residential land use
designation allows 25 units per acre and up, without a maximum upper density limit.
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City of Dublin
Housing Element (2009-2014)
In addition to density increases, the Density Bonus Ordinance has other provisions that could
facilitate the expansion of housing opportunities. The City will work with developers on a case-by-
case basis to provide regulatory concessions and incentives to assist with the development of
affordable and senior housing. In a relatively small city like Dublin, this is the most effective method
of assisting developers, as each individual project can be analyzed to determine which concessions
and incentives would be the most beneficial to the project's feasibility. Regulatory concessions and
incentives could include, but are not limited to, reductions in the amount of required on-site parking,
fee deferrals, and modified or waived development standards.
Financing: Minor administrative cost to the City
Implementation
Responsibility: Community Development Department; Planning Commission; and City
Council
Timeframe and
Objectives: • Facilitate the construction of 50 affordable units during the planning
period 10 very low, 20 low, and 20 moderate income units).
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 8: Inclusionary Zoning
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing the production of residential
units affordable by households of very low, low, and moderate incomes. Under the Ordinance, all
new residential development projects of 20 units or more designed and intended for permanent
occupancy must construct 12.5 percent of the total number of dwelling units within the development
as affordable units. Of the affordable rental units, 30 percent must be set aside for very low income
households, 20 percent for low income households, and 50 percent for moderate income households;
of the owner occupied affordable units, 40 percent must be set aside for low income households and
60 percent for moderate income households. Upon request, the City Council can allow the applicant
to pay a fee in-lieu of constructing up to 40 percent of the affordable units that the developer would
otherwise be required to construct. In certain instances, the City Council may allow a developer to
construct the affordable units "off-site" and an applicant may dedicate land to the City or City-
designated local non-profit housing developer in lieu of construction of some or all of the required
affordable units. In-lieu fees will be placed into an Inclusionary Zoning In-Lieu Fee Fund.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council.
• Facilitate the construction of 1,000 affordable housing units either
through direct construction or through the Inclusionary Housing In-Lieu
Timeframe and Fund within the planning period. Specific construction targets include
Objectives: 300 very low, 200 low, and 500 moderate income units.
• Review and modify requirements of the Inclusionary Zoning Ordinance
to enhance feasibility as needed.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 9: Commercial Linkage Fee
The City approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-residential
developments, based on the square footage and type of commercial building space and placed into an
Inclusionary Zoning In-Lieu Fee Fund. A total of $344,400 has been collected as of August 2008.
The funds are to be used in accordance with Section 8.68.080 of the Zoning Ordinance, summarized
as follows:
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City of Dublin
Housing Element (2009-2014)
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Manning Commission; and City
Responsibility: Council
• Facilitate the construction of 50 affordable housing units within the
planning period (10 very low, 15 low, and 25 moderate income units).
Timeframe and
• Assist five moderate income households with first-time homebuyer
Objectives: loans.
• Provide funding towards homeownership training and foreclosure
prevention services, rental assistance I,rograms and the Alameda County
Homeless Management Information System.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 10: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all community
residents. As a means of achieving housing diversity, the City will continue to require diversity of
housing type and size as part of its negotiated process through specific plans, planned developments,
and development agreements.
Financing: Minor administrative cost to the City
Implementation Community Development Department; -Tanning Commission; and City
Responsibility: Council
Timeframe and • Require that developers provide a diversity of housing type and size on
Objectives: a case-by-case basis to meet the City's housing needs throughout the
fanning period.
Policy A.1; Policy A.4; Policy A.6; Pol _cy A.7; Policy B.1; Policy B.3;
Relevant Policies: Policy B.4; Policy B.5; Policy D.2; Policy D.3
Program 11: First-Time Homebuyer Programs
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist households with
financing towards the purchase of a home. The FTHLP program provides 30-year deferred loans for
households earning up to 140 percent of the County median income. The FTHLP program may be
used in conjunction with the Alameda County Mortgage Credit Certificates (MCC) program and
assistance from the City's Inclusionary Zoning In-Lieu Fee Fund and other state or federal home
ownership programs.
Financing: MCC; HOME; Affordable Housing In-Lieu Fund; Inclusionary Housing In-
Lieu Fund
Implementation
uecnnncihility Community Development Department
Timeframe and I • Assist 75 income-qualified first time homebuyers during the planning
Objectives period. Strive to provide assistance to approximately 15 above
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City of Dublin
Housing Element (2009-2014)
moderate income, 50 moderate income households and 10 low income
households.
• Distribute FTHLP application packets at the Civic Center, City website,
and locations that provide housing services.
Relevant Policies: Policy B.5; Policy B.6
Program 12: Second Dwelling Units
Second dwelling units can be a source of affordable housing with limited impacts on existing
neighborhoods and public infrastructure. The City will promote the development of second units on
lots with existing single-family homes as well as in new construction.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission
Responsibility:
• Market this program through an informational brochure. The brochure
Timeframe and will be available on the City web site and at the Civic Center, library,
senior center, and other public locations.
Objectives: • Facilitate the construction of 15 second dwelling units within the
planning period.
Relevant Policies: Policy B.4
Program 13: Homeless Assistance
The City will continue to support the Alameda County Homeless Continuum of Care Council
(HCCC) and support agencies and organizations that seek to address the problem of homelessness
throughout the region. Dublin provided funding to the Alameda Countywide HCCC for development
of a Homeless Management Information System (HMIS). The HMIS is intended to collect and report
information about the homeless population and its patterns of service utilization. The City also
provides Community Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist a
domestic violence shelter (Shiloh) and a homeless shelter (Sojourner House), both located in
Livermore.
Financing: CDBG; Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
• Continue to fund emergency shelter programs in the Tri-Valley area to
Timeframe and house residents in need of emergency shelter.
Objectives: • Continue to participate in regional collaborations to address
homelessness.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 14: Tri-Valley Affordable Housing Committee
The City is an active partner with the Tri-Valley Affordable Housing Committee and assists with
organization of the Affordable Housing Fair. The purpose of the Affordable Housing Fair is to
educate residents, developers, non-profit organizations, and decision-makers about affordable housing
sites and resources available in the region. The City will continue to seek grants and partnerships
with housing providers, civic organizations, and neighboring cities to defray costs associated with this
fair.
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City of Dublin
Housing Element (2009-2014)
The City will also continue to support local housing service providers which are coordinated by the
Tri-Valley Affordable Housing Committee.
Financing: I Minor administrative cost to the City
Implementation
Racnnn6h;14xr Convnunity Development Department
Timeframe and • Participate in at least one affordable housing fair annually throughout
Objectives: the planning period.
Relevant Policies: I Policy D.1; Policy D.2; Policy D.3
3. Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requi -es the provision of adequate sites
for all types, size and prices of housing. The City's General Plan and Zoning Ordinance determine
where housing may locate, thereby affecting the supply of land avai I_able for residential development.
Program 15: Residential Sites Inventory
The City will continue to use specific plans, planned development, and zoning to ensure that adequate
sites are available (as defined by state housing element law, Government Code section 65583) to
accommodate the City's Regional Housing Needs Allocation (RHNA) 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 l Tanned development in relation to
the City's remaining unmet RHNA. 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.
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
• Annually evaluate the land availabili.y to meet the remaining RHNA.
Ensure adequate capacity exists to accommodate the remaining RHNA
Timeframe and of 1,760 units (879 very low, 519 low, and 362 moderate income units).
Objectives: • Propose modifications to be implemerted as needed as part of the City's
ongoing planning efforts or at the time development proposals are
submitted to the City.
Relevant Policies: Policy A.1; Policy A.5; Policy B.6
Program 16: Arroyo Vista Site
In the summer of 2006, the Dublin Housing Authority reviewed proposals for the reconstruction of
the Arroyo Vista project. The Housing Authority selected a conceptual development plan and
authorized staff to begin negotiations with a development team of Eden Housing and Citation Homes
to redevelop the existing site with approximately 378 housing unit s, in a combination of affordable
and market rate, rental and ownership units. Staff will continue to work alongside the developers to
navigate the disposition process through the Department of Housin;; and Urban Development (HUD)
and obtain authorization to proceed with the project.
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City of Dublin
Housing Element (2009-2014)
Section 8 Vouchers; Inclusionary Zoning In-Lieu Fee Fund; Grants; and
Financing: private financing
Implementation Community Development Department and Housing Authority
Responsibility:
• Obtain HUD authorization and facilitate the construction of
approximately 378 affordable and market rate housing units.
Timeframe and • Strive to achieve 180 affordable housing units on the site, including 20
Objectives: extremely low, 40 very low, 50 low, and 70 moderate income units.
• Ensure compliance with all applicable relocation, displacement, and
replacement housing requirements.
Relevant Policies: Policy A.1; Policy B.6
Program 17: Dublin Transit Center
In December 2002, a Master Development Plan for the Dublin Transit Center was approved by the
City Council. The Transit Center is located adjacent to the existing Dublin/Pleasanton BART Station.
Up to 1,800 units of high density residential housing is allowed within the Dublin Transit Center area.
The City will continue to implement the Master Development Plan as a means of expanding housing
opportunities for housing needs of all segments of the community.
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Timeframe and • Facilitate the review, approval and/or construction of 900 housing units
Objectives: during the planning period.
Relevant Policies: Policy A.1; Policy A.3; Policy A.5
4. Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove
governmental constraints affecting the maintenance, improvement, and development of housing. The
following programs are designed to mitigate government constraints on residential development and
facilitate development of housing affordable to lower and moderate income households, including
families, seniors, and persons with special needs.
Program 18: Fee Deferment or Amortization
The City will continue to offer deferment or amortization of planning/development fees for senior
housing units and affordable units for lower 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: Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
Timeframe and • Assist 100 units through the deferment or amortization of fees, subject
Objectives: to funding availability (15 extremely low, 25 very low, 35 low, and 25
moderate income units).
Relevant Policies: Policy A.2
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City of Dublin
Housing Element (2009-2014)
Program 19: Universal Design Ordinance
In 2007, the City adopted a Universal Design Ordinance that requires new single-family home
developers to install base universal design features in all single-family developments of 20 or more
homes. The Universal Design Ordinance is substantially the sam,- as the Model Universal Design
Local Ordinance adopted by the California Department of Housing and Community Development.
Financin : Permit processing fees
Implementation Community Development Department
Responsibility:
• Produce a brochure on universal design, resources for design
Timeframe and approaches, and compliance with City requirements in 2009. Brochure
Objectives: and other related information will bc; posted at the City website and
distributed at public counters.
Relevant Policies: Policy A.4; Policy A.7
Program 20: Reasonable Accommodation
Circumstances may arise when it would be reasonable to accommodate requests from persons with
disabilities to relax a setback requirement or another standard of the Zoning Ordinance to ensure that
homes are accessible for the mobility impaired. Whether a particular modification is reasonable
depends on the circumstances, and must be decided on a case-by-case basis. The City will adopt a
formal ministerial process for persons with disabilities to seek relief from the strict or literal
application of development standards to enable them to enjoy their dwellings like other residents in
Dublin.
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel,
club, fraternity or sorority house. A family includes any servants a--id four or fewer boarders. Based
on court decisions, the definition of family should not distinguish between related and unrelated
persons and should not impose limitations on the number of persons that may constitute a family.
Because six or fewer disabled persons could be considered "boards rs" of a licensed community care
facility, the City's current definition of family can be viewed as a r otential constraint on housing for
persons with disabilities. The City will revise its definition to eliminate references to the number of
individuals that can comprise a single housekeeping unit.
Financing: Minor administrative cost to the City
Implementation
T?PQnnnc;h;lity Community Development Department
• Revise Zoning Ordinance to amens, definition of "family" and to
Timeframe and prepare a formal reasonable accommcdation procedure within one year
Objectives: of the adoption of the Housing Element.
Relevant Policies: I Policy A.4; Policy A.7
Program 21: Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-
term residence for homeless individuals or families offering limited supplemental services for the
homeless population year-round, provided no facility is used for more than a month at a time by any
individual or family. An Emergency Shelter may be accessory to a public or civic type use.
17
City of Dublin
Housing Element (2009-2014)
Currently, emergency shelters are conditionally permitted in the C-O, C-N, C-1, C-2, M-P, M-1, and
M-2 zoning districts, and subject to the approval of the Planning Commission.
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within
the M-1 zone district pursuant to SB 2 enacted in 2007. The M-1 zone district covers approximately
180 acres on 67 parcels in Dublin. The parcels are located along transportation routes and are
developed with a mix of light industrial, office, and warehousing uses. Adequate capacity exists
either through redevelopment of older uses or through adaptive reuse of older structures to
accommodate at least one year-round emergency shelter to accommodate the City's estimated
homeless population of 20.
Financing: I Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili : Council
• Revise the Zoning Ordinance within one year of the adoption of the
Timeframe and Housing Element to accommodate Emergency Shelters consistent with
Objectives: SB 2.
Relevant Policies: I Policy A.4; Policy A.6; Policy D.2
Program 22: Transitional Housing
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including transitional housing. California Health and Safety Code (Section 50675.2) defines
"transitional housing" and "transitional housing development" as buildings configured as rental
housing developments, but operated under program requirements that call for the termination of
assistance and recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time, which shall be no less than six months. This definition of
transitional housing does not encompass all transitional housing facilities regulated by the City of
Dublin, particularly those that operate similar to group quarters and charge fees rather than rents.
The Zoning Ordinance will be amended to clarify the existing Conditional Use Permit (CUP)
requirement for transitional housing facilities. Small transitional housing facilities that serve six or
fewer persons will be permitted by right in all residential zoning districts. Large transitional housing
facilities serving seven or more persons that function like group quarters will be conditionally
permitted in the R-1 and R-2 zoning districts. The City will review the Zoning Ordinance to ensure
that the performance standards for transitional housing established in Section 8.20.040(B) of the
Dublin Municipal Code are not more restrictive than the required findings for the approval of large
community care facilities.
Large transitional housing facilities serving seven or more persons and function like a regular multi-
family development will be permitted by-right in the R-M zoning district and those PD zoning
districts where multi-family development is permitted.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
Timeframe and • Revise the Zoning Ordinance to accommodate transitional housing
Objectives: consistent with SB 2 within one year of the adoption of the Housing
Element.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
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City of Dublin
Housing Element (2009-2014)
Program 23: Supportive Housing
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including supportive housing. California Health and Safety Code (Section 50675.2) defines
"supportive housing" as housing with no limit on length of stay, that is occupied by a target
population defined in Health & Safety Code Section 53260 (i.e. low income persons with mental
disabilities, AIDS, substance abuse or chronic health conditions or persons whose disabilities
originated before the person turned 18) and that is linked to onfite or offsite services that assist the
supportive housing resident in retaining the housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in they community. This definition does
not encompass all forms of supportive housing, which can be accommodated in single-family homes,
multi-family units, or group quarters. Currently, the Zoning Ordinance does not address supportive
housing.
To facilitate and encourage the provision of supportive housing in Dublin, the Zoning Ordinance will
be amended to define and identify zones that permit or conditionally permit supportive housing
consistent with SB 2 (enacted in 2007). Small supportive housing facilities serving six or fewer
residents will be permitted by-right in all residential zones. Large supportive housing facilities
serving seven or more persons that function like group quarters will be conditionally permitted in the
R-1 and R-2 zoning districts. The City will review the Zoning Ordinance to ensure that specific
performance standards established for supportive housing are not more restrictive than the required
findings for the approval of large community care facilities.
Large supportive housing facilities serving seven or more persons and function like a regular multi-
family development will be permitted by-right in the R-M zoning district and those PD zoning
districts where multi-family development is permitted.
Financing: I Minor administrative cost to the City
Implementation I Cormnunity Development Department; Planning Commission, and City
Responsibility: Council
• Revise the Zoning Ordinance to accommodate supportive housing
Obj eframeectives: and consistent with AB 2634 within one y.-ar of the adoption of the Housing
Obj Element.
Relevant Policies: I Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
Program 24: Single Room Occupancy (SRO) Units
An SRO unit is a one-room unit intended for occupancy by a single individual. It is distinct from a
studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom, many SROs today have one or
the other. Currently, the Zoning Ordinance does not expressly addn;ss SROs.
The Zoning Ordinance will be amended to facilitate and encourage the provision of SROs consistent
with AB 2634 enacted in 2007. SROs will be conditionally permitted in the C-2 (General
Commercial) zone. Criteria that would be used to review Conditional Use Permit (CUP) applications
for SROs pertain to performance standards. Potential conditions for approval of these facilities may
include hours of operation, parking, security, loading requirements, and management. Conditions
would be similar to those for other similar uses in the same zones. The required findings for approval
of a CUP are stated in Section 8.100.060 of the Zoning Ordinance and are the same findings currently
required for approval of large community care facilities.
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City of Dublin
Housing Element (2009-2014)
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
Timeframe and • Revise the Zoning Ordinance within one year of the adoption of the
Objectives: Housing Element to accommodate Single Room Occupancy units
consistent with AB 2634.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
5. Promotion of Equal Housing Opportunity
To adequately meet the housing needs of all segments of the community, the Housing Plan must
include program(s) that promotes housing opportunities for all persons regardless of race, religion,
sex, family status, marital status, ancestry, national origin, color, age, physical or mental disability,
sexual orientation, source of income, or any other arbitrary factor.
Program 25: Equal Housing Opportunity
The City of Dublin contracts through Alameda County with ECHO Housing to investigate fair
housing complaints and provide fair housing counseling and mediation services. The City's Housing
Coordinator/Specialist is the point-of-contact for fair housing complaints, information requests, and
referrals to ECHO housing.
Financing: CDBG; minor administrative cost to the City
Implementation Community Development Department; ECHO Housing; and Alameda
Responsibility: County Community Development Agency
• Provide referrals to appropriate agencies for services.
• Distribute fair housing information to public locations throughout the
City.
Timeframe and • Post information on the City website.
Objectives: • Distribute information to real estate agents, rental property
owners/managers, and financial institutions in Dublin.
• Participate in Alameda County's Impediments to Fair Housing Study
through the CDBG program.
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
6. Green Building Programs
Green building refers to the use of environmentally preferable practices and materials in the design,
location, construction, operation, and disposal of buildings. It applies to both renovation and
retrofitting of existing buildings and construction of new buildings, whether residential or
commercial, public or private. By continually improving how we locate, design, build, operate, and
retrofit buildings, the City of Dublin can contribute to the improvement of the environment and
quality of life. Advanced energy-saving technologies applied in buildings can result in enormous
reductions in demand for fossil fuels and emissions of greenhouse gases (GHG). Better design and
building practices can also help address environmental challenges such as natural resource depletion;
waste disposal; and air, water, and soil pollution. Green building can also help achieve gains in
human health and prosperity.
20
City of Dublin
Housing Element (2009-2014)
Program 26: Green Building Guidelines
The City Council has established as a high priority to enhance residential green building requirements
to create a mandatory Green Building self-certification program as part of the permitting process.
Financing: Permit processing fees; minor administrative cost to the City
Implementation Community Development Department, Building Division
Responsibility:
• Develop green building guidelines or ordinance within one year of
Timeframe and certification of the Housing Element.
• Create brochures to describe program requirements and methods of
Objectives: compliance within six months of the adoption of the
uidelines/ordinance.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy EA
Program 27: Energy Conservation
The City will promote energy conservation through the following actions:
• Continue to implement the Waste Management Authority' ; 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 cony truction.
• Continue to provide on-site training for 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.
Financing: Permit processing fees; minor administrative cost to the City
Implementation Community Development Department, BL ilding Division
Responsibility:
Timeframe and • Implement applicable Waste Management and Building Code
Objectives: regulations, provide Green Building training to City staff, and distribute
energy conservation information to thc, public.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy EA; Policy E.5
21
City of Dublin
Housing Element (2009-2014)
7. Quantified Objectives
The City of Dublin summarizes the program objectives for the 2009-2014 Housing Element.
Table 2: Quantified Housing Objectives: 2009-2014
Income Category New
Construction Home Repair/
Rehabilitation Rental
Assistance Home Purchase
Assistance
Extremely Low Income 20 0 50 0
Very Low Income 250 20 100 0
Low Income 130 25 0 10
Moderate Income 410 0 0 50
Above Moderate Income 800 0 0 15
FTotal 1,610 45 150 75
22
City of Dublin
Housing Element (2009-2014)
Public Participation
Section 65583 (c)(6)(B) of the Government Code states that "The local government shall make
diligent effort to achieve public participation of all the economic segments of the community in the
development of the housing element and the program shall describ-, this effort." The City of Dublin
undertook an extensive public participation program in the development of the 2009-2014 Housing
Element.
1. Service Provider Interviews
As part of this Housing Element update, the City of Dublin consulted with affordable housing
developers and nonprofit service providers to obtain input on housing needs and suggestions for
housing programs. Twenty agencies and developers that serve lower and moderate income
households, as well as those with special housing needs were contacted. However, only four agencies
responded to the telephone interviews and these are: Satellite Housing; East Bay Habitat for
Humanity; ECHO Eden Council for Hope and Opportunity; and TYi-Valley Haven. Their comments
are summarized below:
Affordable Housing: In general, affordable housing developers need assistance in
identification of sites and funding. Easing development standards can also increase the
feasibility of sites. Foreclosures are a rising issue in the Tri-Valley area.
• Homeless: Supportive housing is needed to transition the r omeless persons from transitional
housing and emergency shelters. Specifically, demand for permanent supportive housing has
increased due to the trend of increasing number of victims of domestic violence.
Appendix A summarizes the agencies consulted, the services they provide, and housing needs
identified.
2. Housing Committee
The seven-member Dublin Housing Committee was established in 2006 and consists of members
from the business community, residential community, and housing and development community.
The Committee provides recommendations on new housing policies and programs, assists in
revisions to the Housing Element, and provides recommendations c n amendments to the Inclusionary
Ordinance and other matters that may be assigned by the City Coun; it or Planning Commission.
As part of the 2009-2014 Housing Element update, a series of meetings were conducted with the
Housing Committee:
• May 13, 2008 - a joint workshop with the Planning Commission to review the requirements
of the Housing Element and to obtain initial input on housing needs and issues
• August 21, 2008 - a workshop to review housing constraints and opportunities
• September 18, 2008 - a workshop to discuss preliminary housing strategies
23
City of Dublin
Housing Element (2009-2014)
April 28, 2009 - a joint workshop with the Planning Commission to review the Draft
Housing Element
These workshops were open to the public. To encourage participation by the public, the City
distributed flyers at community locations and public counters, posted at the City website, and sent out
special invitations to housing developers, advocates, and other housing organizations and
supportive/social service providers. The list of invitees is provided in Appendix A.
During the Housing Committee meetings, various housing related issues were discussed, including
community character, preservation of existing neighborhoods, the housing needs of special needs
populations (such as lower income households, seniors, persons with disabilities, and the homeless).
Key comments received include:
• Neighborhood Preservation: Existing characters of single-family neighborhoods should be
preserved. Higher intensity housing should be located near transportation corridors.
• Housing for Persons with Disabilities: There is a shortage of housing that is accessible to
persons with disabilities. Transitional and supportive housing facilities are needed in the
community.
• Affordable Housing Development: The current market conditions present some difficulty in
meeting the requirements of the Inclusionary Zoning Ordinance. In addition, housing for
special needs groups (such as emergency shelters, transitional housing, and supportive
housing) should be located in areas with easy access to public transportation and social
services.
• Shortage of Affordable Rental Housing: Preservation of existing affordable housing should
be a priority.
The 2009-2014 Housing Element responds to the comments and suggestions received during the
Planning Commission and Housing Committee meetings as well as community workshops. Proposed
locations/zoning for emergency shelters, transitional housing, supportive housing and single-room
occupancy housing were developed in consultation with the Housing Committee and the public
including local service providers. Furthermore, the Housing Element emphasizes compliance with
the newly adopted Universal Design Ordinance and includes a program to adopt a Reasonable
Accommodation procedure.
3. Public Hearings
The City will conduct additional public hearings before the Planning Commission and City Council to
review the Draft Housing Element:
• May 12, 2009 - Planning Commission
• June 2, 2009 - City Council
24
City of Dublin
Housing Element (2009-2014)
Appendix A: Public Participation
1. Interviews with Service Providers
Satellite Housing, Inc.
1521 University Avenue
Berkeley, CA 94703
510.647.0700
Dori Kojima, Director, interviewed on July 14, 2008
Services Provided: Provides affordable, service-enriched hou!;ing that promotes healthy and
dignified living for people with limited options. Resident services include: transportation for
appointments and shopping, Centers for Elders Independence, Over 60 Clinic, Multi-purpose Senior
Services Program all provided through partnerships with other agencies.
Population served: The population served is low income families, seniors and special needs
(disabled and developmentally disabled). All are below 60 percent AMI, with the average income
being 50 percent AMI and include Section 8 recipients.
Housing Needs: Identification of sites is really helpful as well as funding for development. Easing
development standards can be very helpful because in some cases usable sites are discarded because
development standards (setbacks, easements and parking) make it c.ifficult. Satellite Housing has not
worked in Dublin because many organizations are already very acti le in the City.
East Bay Habitat for Humanity
2619 Broadway
Oakland, CA 94612
(510) 251-6304
Janice Jansen, Executive Director, 510-251-6304 x 314
Services Provided: To date Habitat Easy Bay has completed 180 single-family homes in Alameda
County and Contra Costa County. The program provides first time affordable homeownership
opportunities for low and very low income families with children. In addition to working on their
homes through the sweat equity or self-help program, families also attend workshops on budgeting,
credit repairs, conflict resolution and home maintenance, repair and landscaping.
Population Served: Mixed income, but biggest group is below 60 percent. They also have some
moderate income households whose units are built outside the sweat equity program and are sold
through a third party with conventional mortgages.
Housing Needs: Over 100,000 families in the East Bay qualify for housing through Habitat but their
capacity is limited. They are currently in aggressive land acquisition mode and have the ability to
build the housing but they do not have land. Habitat would like tc, work with Dublin and have been
communicating with the City. They need:
• Land that is zoned appropriately
• They will match a city's density but higher density is more feasible. The preferred density is
16-18 units per acre
Appendix A-1
City of Dublin
Housing Element (2009-2014)
• Minimum lot size is about one acre
• Will work with Brownfields
The essentials are the political will of the City, land, usually funded by the City, and a partnership
with the City to purchase the property and provide infrastructure if necessary.
ECHO Eden Council for Hope and Opportunity
770 A Street
Hayward, CA 94541
(510) 581-9380
Marjorie Rocha, Executive Director, interviewed on 7/10/08
Services Provided: ECHO's services reach over 7,000 clients per year with housing information and
assistance. ECHO's primary service component continues to be equal housing access; however, more
recent services have been directed to intervention and prevention of homelessness. Program include:
fair housing services, tenant/landlord counseling, home equity conversion counseling, shared housing
counseling, HUD mortgage default and delinquency program, HUD homeownership program and
rental assistance.
Housing Needs: Dublin receives funding for fair housing via Alameda County. They have a rental
assistance program for those who fall behind or have problems renting. Market-rate housing is very
expensive in Dublin. There are also foreclosure issues in Eastern Alameda County. This quarter
there have been more evictions than in the past. Homes go into receivership and people are evicted.
Many owner-occupied units are foreclosed.
Tri-Valley Haven
3663 Pacific Avenue
Livermore, CA 94550
(925) 449-5845
Vicky Thompson
Services Provided: Provides shelter and counseling for survivors of sexual assault, battered women
and their children in the Tri-Valley area. They operate the County's only 24-hour rape crisis center
and have homeless services and shelters. They have two domestic violence centers with 30 beds for
105 days, housing assistance and long-term support services, legal clinic, employment assistance, and
food pantry.
Population Served: Their programs serve people that cross all income groups. However, when they
lost their husbands' income, the clients are usually very low income. There is a predominance of
minority people being served, especially in proportion to the ethnic make-up of the Tri-Valley area.
In some cases, if a victim is threatened by a partner they can be placed at a shelter that is farther
away.
Housing Needs: People stay for up to 105 days but the average stay is 20-25 days. Many people
cannot adapt to shelter life. After that they are hopefully placed in supportive housing and then go
through services to assist them live independently again. Unmet needs include subsidized housing
and additional shelter space. Funding is also needed for drug and alcohol counseling and psychiatric
counseling and mental health treatment locally.
Appendix A-2
City of Dublin
Housing Element (2009-2014)
2. Invitees to Housing Committee Meetings
Affordable Housing Associates
Alameda Country Behavioral Health Care
Services
Alameda County Housing & Community
Development
Alameda County Surplus Property Authority
Alameda Housing Authority
Allied Housing
AMB Legacy Partners
Ampelon Development Group, LLC
Avalon Bay Communities
Bancor Properties
Bay Area Community Services
Blake Hunt Ventures
Bonita House, Inc.
Braddock & Logan Services, Inc.
Bridge Housing
California Affordable Housing Law Project
California Communities
California Home Source
California Housing Partnership Corporation
Citation Homes Central
Community Economics, Inc
Congregations Organizing for Renewal (COR)
Contra Costa Interfaith Housing
Corporation for Supportive Housing
CRIL
Cypress Equities, LLC
Discovery Homes
DR Horton
Dublin Land Company
Dublin Ranch Holdings, LLC
EAH, Inc.
East Bay Asian Local Development
Corporation (EBALDC)
East Bay Association of Realtors
East Bay Community Foundation
East Bay Habitat for Humanity
East Bay Housing Organizations
ECHO
Eden Housing, Inc.
Enea Properties, LLC
Enterprise Community Investments, Inc.
Envirocom Communications Strategy
EveryOne Home
Goldfarb & Lipman LLP
Green Building in Alameda County
Greenbriar Land Company
Habitat for Humanity
HCEB
Housing Consortium of the East Bay
Housing Rights Inc.
James Jackson Harman Management
Kier & Wright Civil Engineers & Surveyors
Klein Financial Corporation
Land is Development, LLC
Lawrence Livermore National Laboratory
Lennar
Local Initiatives Support Corporation (LISC),
Bay Area
Low Income Investment Fund
Mayfield Gentry Realty Advisors, Inc.
McKay & Somps
Mercy Hous ng
Merritt Community Capital Corporation
Mid-Peninsula Housing Coalition
Northern Ca _ifornia Community Loan Fund
Northern Ca ifornia Loan Fund
NPH
Pinn Brothers
Pulte Homes
Rental Hous ng Owners Association
Resources fcr Community Development
Satellite Housing, Inc.
Senior Support Services
Signature Properties
Standard Pacific Homes
Sun Valley Land Development
The DeSilva Group
The Hanover Company
The John Stewart Company
Toll Brother
Triad Panne -s, Inc.
Tri-City Homeless Coalition
Tri-Valley H aven
Tri-Valley H ousing Opportunity Center
Tri-Valley Interfaith Poverty Forum
Windstar Communities
Xenergy
Appendix A-3
City of Dublin
Housing Element (2009-2014)
Appendix 6: Review of Accomplishments
The following table provides a summary of programs and associated objectives as adopted in the previous Housing Element. A program-level
review is presented, and continued appropriateness and effectiveness of these existing programs are assessed.
Table 13-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
Goal A: Provide Adequate Sites to Meet the City Housing Needs
Program A.1.1: Continue to use specific plans, Annual evaluation of land availability, The C ty monitored its progress toward meeting the unmet regional housing
planned development permit processes, and zoning whether new specific plans or planned allocation by income level on an annual basis. The following developments
to ensure that adequate sites exist to accommodate developments are needed, or whether are examples of modifications made to the General Plan Land Use Element
the City's ABAG regional housing allocation for all modifications to existing zoning or plans are and Zoning Ordinance since 2001 to provide adequate sites to meet
income groups. advisable to maintain an adequate supply of Dublin's housing needs :
Annually compare the remaining supply of land by land. • Wicklow Square: The Land Use Element of the General Plan was
zoning, specific plan, or planned development Proposed modifications to be implemented as amended in 2003 to change the land use designation on the property
category in relation to the City's remaining unmet needed as part of the City's ongoing planning from Retail/Office to High Density Residential. The project includes
regional allocation. Should a potential shortage of efforts or at the time development proposals up to 53 multi-family senior apartment units and one manager's unit
sites be identified, use the specific plan and planned are submitted to the City. with ground floor parking, a Senior Center, and related site
development process to provide adequate sites for irlprovements. Occupancy of the project is limited to qualified very-
future residential developments. lcw income households with a minimum age requirement.
On average, development will occur at the mid-range • Tralee Village: The Land Use Element of the General Plan was
density or above in all land use designations. The amended in May 2004 to change the land use designation on the 10.61
City will consider exceptions to the mid-range acre property from Retail Office to Mixed Use near the existing
density guideline if there is a physical or Dublin/Pleasanton BART station. The project includes 233 residential
environmental constraint to a property or a u;iits of high density residential development and up to 34,950 sq. ft of
regulatory agreement that precludes achievement of re tail/office use, to allow a combination of retail, office, and restaurant
the midpoint density. and along with the high-density residential uses. Of the 233 units, 29
are reserved for moderate and lower income households, including 14
u sits for moderate income households, six for low income households,
and nine units for very low income households.
• The Willows: The Land Use Element of the General Plan was amended
iri May 2004 to change the land use designation on the 4.62 acre
p -operty from Retail Commercial to Mixed Use. The project includes
5 5 residential townhouse-style condominium units. Of the 56 units, six
are affordable including one very low income unit, one low income
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City of Dublin
Housing Element (2009-2014)
Table B-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
second dwelling units as affordable 1 bedroom/1 bath rentals in
p;rpetuity. 12 units will be restricted for very low income households,
six units for low income households and 12 units for moderate income
households.
Program B.2.1: Continue to allow density bonuses Projects to be awarded density bonuses based The City adopted a new density bonus ordinance in March 2007 to comply
in excess of the bonus required by the state law for on determination of the percentage of very with State law (Chapter 8.52).
very low-, low-income, or senior housing low-, low-income, senior, or special-needs
housing.
1: Implement the City's Inclusionary
3
Program B City Council adopted a revised Inclusionary The City is continuing to implement the Inclusionary Zoning ordinance
.
.
zoning ordinance. Strive to disperse affordable Ordinance in May 2002. adopted in May 2002. Eleven different residential developments approved
throughout a new development. The ordinance Inclusionary requirement to be imposed for or under review are subject to the Inclusionary Ordinance:
allows homebuilders several options for compliance, each new development project greater than • Pine Groves and Cedar Groves: 322 senior apartment units, including
including constructing all the affordable units, 20 units. 2)2 affordable units. Of the affordable units, 131 are moderate
constructing a portion of the affordable units and
paying an in-lieu fee for the remaining portion, or
In-lieu fees to be collected as a condition of
income, 97 are low income, and 64 are very low income units. This
project received a low-interest loan of $2,248,248 from the
donating land of equivalent value for affordable development approval. hnclusionary Zoning fund.
housing. • T he Groves: 304 apartment units, including 243 affordable units. Of
the affordable units, 90 are moderate income, 90 are low income, and
63 are very low income units.
• Silvera Ranch: 254 unit subdivision, including 19 affordable units. Of
the affordable units, nine are moderate income, four are low income,
and six are very low income units. 55-year resale restrictions.
• F.oxbury: 108 unit subdivision with 8 affordable town homes. Of the
affordable units, four are moderate income, two are low income, and
two are very low income units. 55 year resale restrictions.
• Camellia Place: 112 affordable rental units. Of these, 45 are low
income, 63 are very low income, and four are extremely low income
special needs units. 55 year affordability restrictions.
• The Villages at Dublin Ranch: 1,395 ownership condominium projec:,
i lcluding 105 moderate income units (The Terraces) with 30 ycEr
r,-sale restrictions.
• Elan at Dublin Station: 257 unit ownership condominium project,
i icluding 26 moderate income units. 55 year resale restrictions. -
Appendix B-4
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au.t03ut nnol tidaA .too op!su Jas sj!un t igl!m paptnoid oq Ipm Slim
pagoelop Xl!w133 alSuts ZZ •sluau prd13 puu sj!un puooos `shun pogot'iap
xlr.we3 alSuls st' paptno.td aq Il!m sj!un olgvpto33t' oq1 •sl!un alqup o'Ijin
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•su0113ulsoi alt'sa.t .read
SS •situn awoout olutapow a.tu tl puu `awoout mol On xis `awoout
Mol tian ant' Oulu `s3iun o14upzoge oql 3O 'alt's .too sj!un olquP.to33e 6Z
Sutpnl3ut `33afo.td asn paxtw e ut shun Aj!w1q3!3jnw ££Z :3S13II!A OOFJL •
•suo[loulsa.t
alesa.t moo gg •splogasnoq awoout o1wopow o3 lua.t .too sj!un
olg13pioiju O£ Sutpnlout `situn luluat SO£ :uotluiS utlgnQ it' u0l13nd
suo[3oulsat alusat iuoA gg 'shun awoout 31wopow am
.tno3 puu `31.1.10311t M01 st 3110 `3w0311t MOO AJOA st ouo `shun algepto33e
aql jp -slim alqup.zo3jt' 9 Sutpnlout `sowoqunnol gg :smolp.M aq.L •
uoi;rnlnn:j a:urijaull jL u1Ed30ad
LOOZ Gauls it;uawyslldwoaaf/ wB-160M ;o /Vewwng :?-8 elgel
F
(KOZ-600Z) luaw9I3 6u!snoH
u!Igna do A}!a
City of Dublin
Housing Element (2009-2014)
Table 13-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
surrounding the new BART station in the Tri-Valley Authority, the City, and private developers. Council. The Transit Center is adjacent to the existing Dublin/Pleasanton
area. The station is located east of I-680 on the
existing BART right-of--way in the I-580 median. The City anticipated that 1,500 housing units BART' Station. Up to 1,800 units of high density residential housing i;
allowed within the Dublin Transit Center. Currently, four high density
The East Dublin/Pleasanton Station plan area is would be constructed by June 30, 2006. A reside itial projects have been approved and three have completed
anticipated to have 1,000 BART parking spaces in minimum of 112 units will be affordable to construction. Three additional high density residential projects are currently
one garage, offices, and apartments. Environmental low- and very low-income households. in planning review. The Camellia Place development provides 112 ver7
review orthe project is underway. low and low income apartment units.
Program B.6.1: Continue to provide priority Ongoing implementation, 2001 - 2006. The City has a procedure in place to expedite all residential projects.
processing for senior-housing projects and other Specifically, expedited processing was provided for The Groves at Dublin
residential developments providing 10 percent or Ranch, a development with 930 units, 535 of these affordable to very low,
more of the housing units as affordable for very low- low and moderate income households. The Building Division also
, low-, and moderate-income households. Projects expedited the processing of Camellia Place, a 112-unit rental development
meeting these criteria will be reviewed ahead of for low- and very low income households at the Dublin Transit Center.
other projects regardless of when completed
applications are submitted.
Program B.7.1: Evaluate the feasibility of Contact organizations and agencies that A Housing Needs Survey was conducted in June 2005. Information
establishing a shared-living program in Dublin. The operate shared housing programs and collected by random sample indicates residents do not display any interest
City will. contact nonprofit organizations and public determine feasibility by March 2003. nor would use a shared-housing program.
agencies that operate shared-housing programs in the If feasible, release Request for Proposals by
Bay Area to obtain information on their programs July 2003.
and approaches to shared housing.
If the City determines that a shared housing program If available, select nonprofit or public agency
is feasible, it will issue a Request for Proposals to and execute contract by September 2003.
organizations and agencies to apply for CDBG Establish shared-housing program beginning
funding to establish a program in Dublin. January 2004.
Once the City selects a qualified nonprofit or agency, Provide annual CDBG funding beginning
the City will execute an agreement for operating a July 2003 and thereafter.
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.
Appendix B-6
L-8 xipueddy
•sleso oz u?snoq ao3 pail u aq ueo
3I Moq pug Aoulod s,XI!D oq;;noqu uou;gttuojui
pa;l!wgns atam sa;!s oilgttd-?was
uo3 logluoo 3o-lu[oda se
uaglirtl Su[ptnold
uo Sutsno o luawdo ana a l .tO3 sIesodoid ou Pouod SwuugId ag; Suun
q.3 l P q 4 lsilgioodS/.uolgu?puoo3 SuisnOH aql a;euSrsaQ
•pauS?sse se satlnp uaq;o suuo3.u3d pug `Suisnoq 31ggpuo33e Suusno a g uo33a loru;suoo o; tatumo ijuadoid
q l9 P
aptnoid o; s.uadolanap OUISnoq lgoid .to3 pug ;goad-uou gltM s)laoM a q;tM $ui;eaoggl[oo ut lsaaaluI ug angg few lggl
.soall!wwoo Sutsnoq snougn o; uosigll 33g;s sap!noad `.sweaSoad ;ugio gale ?iallgn-uas 3M III an!;og saadolanap Suisnoq
00uoucdo aQ Ajiununuo Pug Sutsnog aI9gPao33e s,Sj! aq1 saol!uow
?[ Ig ; lan alggpao33e of Allunuue uou;euuojui uouum puaS
pug saalstu?mpg `s;uawaldwt `sdolanap ;s?lmoodS SuisnOH OU •;silmoodS
SutsnOH a paalq pug uotitsod;st[eioadS SulsnOH g paleaao A41D aql IOOZ uI :Ilim XIuD oql `,,ollgnd-twas„ pa;guSisap
salts uo Swsnoq Sutumuod jo Am[od aql alowoad o,l,
•polguS?sop puel ollgnd-twas jo swog lau S•Z :Apodoad uogo •t7
(;oafoad goea ao3 pa;etloSau aq o;) sluawaa[nbaa
•paleuStsop pug[ ollgnd-?was jo smog ;au Z :Xlaadoad 3IgoiD •£ ,Sao;e[nSaa q;[m san?;uaou[ lg?oueug aa?p
pa;gtuSisap pug[ ogqnd-iwas 3o saaoe lau Z : iltadoad uopao f Z
•
•asn ogqnd-!mas g
pa;guSisap gllm uou;ounfuoo uu Sulsnoq spaau [gioads aaq;o
puel ogqnd-?uuas 3o smog ssoaS 6•I :;saM gout-d uIIgnd •I ao `.IO[uas `-MOI `-MOI Xuan3O XlaaTlua pasudwoo
aag spa fold gons 3i ,oulgndtt uos,, paleuStsap
:salts
sa;?s
ou ?waS o uoiWaIsaP ag; aO3 Panoaddu uaag aneg dgW asn pug -I
ld we ut Sulsnoq ao3 molle o; ouozoi;uauudolanap
lgum3D aql o; sluawpuamu uuld og!oodS utlgnQ wolsug pug ugld luaauaD
pauugld ao luawpuawg ueld og!oads e anoaddd
aql 3o luotupuoulu pug Xo?lod sal;!liouA ollgnd-!tuuoS oql jo uol;dope aouiS
•sat;MOu-4 ollgnd-tuuaS pug soijipou j ollgnd
aql `Sutsnoq algepao g ao3 «ollgnd- was„ pa;euSlsap
-!tuaS/ogqnd palPuS?sap spugl uo Al?unwwoo aq; 3o luatuSas otwouooa sa;?s 3o asn aq3 a;ouuotd oZ sa;ls uiag; uo Suisnoq
po uasaapurt ue •;o spaau oq; ;aaw o; Sutsnoq .uo Suisnoq olqupao33g aptnoad O; suoiln;!lsu[ ollgnd-!tugs Aq sluo33a :poddns
jo ;uawdolanap aql JO3 SUOISInoad gsilge;so o; popuoulg wom uuld
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Il[M Aj!o aq; `
og:toadS utlgnQ tualsug pug Mid [gaauoD utlgnQ oql bOOZ aagweoaQ ul 30 luadolanap aq; ao3 21J.putt3 ollgnd gIIM •sasn
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3O MaInaa a opnlout duw asn pug[ ue[d IgaauaD aq; of s;uawpuawu `.zotuos se gons) Su[snoq spaau [gtoads ao splogasnoq
aol slsanbai ;gql saa?nbw pug pounoD fulo oql Xq pa;dopu sem Xotlod auuoom mol JO/pue -MOI X.uan o; olgepaojje
sat;q!og_l oggnd-uwoS e bOOZ Xiunaga3 ul •sasn puul ollgnd-twos/ollgnd £OOZ aagwooa(l gutsnoq aosuods of aalsop ;gql `suou;gztueSao
wow a;P,powwoooe of oouuuipao ao Xotlod u 3o ;uowdolanap aq; iluoud Aq Suipum ao3 uoiluuuojui uaupM do[anaQ a3wm ?A4!untuwoo pug snotstlaa se gons `suotln;?;su[
g5tq u se popnloui sanI;oafgp pug sleoD liounoo 43!3 £OOZ/ZOOZ oqZ 9002 - IOOZ - uoj;:)g Su?oSup ollgnd-iwas ;.toddns of anus;uoo : I•S•g weaBoad
•a;us
qaM s,fltD oq; uo uouleuuojui weaSoad apinO.ud •
uoi r.ninnH atuea;auul jL ute too td
6002 e*ulg t;;uawyslldtuo**V tueJ6oAd ;o tieuiutng :6-9 e14e1
4,LOZ-6006 Iu9w9l1 ] 6uisnoH
uilgn[J }o fi4i0
City of Dublin
Housing Element (2009-2014)
Table 13-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
• Provide pre-planning/application counseling to
review concepts for housing on semi-public
sites and discuss approaches to providing
affordable housing.
Program B.9.1: Designate the Housing Housing Coordinator/ Specialist to provide The City created a Housing Specialist position 2001. The Housing
Specialist continues to maintain and update information on housing
Coordinator/Specialist as the responsible individual ongoing technical assistance as needed for assisu nce programs and facilitates the construction of affordable housing.
for maintaining and updating information on housing funding requests. The City of Dublin webpage continues to provide information on those
assistance programs (local, state, federal, and developers accepting applications for affordable units, both ownership and
private), and local policies and regulatory incentives rental;;. The web page is updated routinely by the Housing Specialist to
designed to facilitate the construction of affordable provicle up-to-date information on various housing opportunities in the
housing. Housing program information will be regior. Included in the web page are the Inclusionary Ordinance and the
posted on the City's web site and updated as funding Inclusionary Ordinance Laypersons Guidelines to assist developers. The
becomes available, new programs are established, or Housing Specialist also continues to provide technical assistance to
program requirements change. developers by providing demographic and background data and reviewing
The Housing Coordinator/Specialist will also assist applications for funding assistance.
developers in applying for funding sources by City Staff provided assistance to Wicklow Square in preparing applications
providing demographic or other background data
for both HUD and TCAC, The Groves at Dublin Ranch in preparing
necessary to complete funding requests, review and
applications for CDLAC for bond allocation, and Camellia Place 11
comment on funding applications, provide letters of preparing application for 4% tax credits as well as California Tax Credit
support as appropriate, and recommend City Council Allocation Committee (TCAC) review.
actions in support of funding requests
Program B.10.1: Promote energy conservation Ongoing implementation, 2001 - 2006. The City requires all developments to submit a Waste Management Plan t:)
through the following actions: meet the City's Construction and Debris Ordinance to divert at least 50% of
'
/2 time on
waste to landfills. One building inspector began working
• Continue to implement the Waste Managements recycling of construction waste as required by the City of Dublin MunicipE.l
Authority's model ordinance on recycling of Code. Inspections of demolition and construction sites are included in the
construction waste. inspector's continuing responsibilities.
• Continue to implement state building standards In addition, the City Council adopted Green Building Guidelines in June
(Title 24 of the California Code of Regulations) 2005 for use in Civic Buildings to promote energy efficiency. All City
regarding energy efficiency in residential projects with an estimated cost of construction over $3 million are required
construction. to meet the Silver rating under the LEED rating system; City projects less
• Continue to provide on-site training for its City than 0 million are required to incorporate as many green practices as
appropriate to the project. The City continues to implement the Guidelines
Building and Planning Staff on Green building on a r roject specific basis.
techniques.
• Continue to review proposed developments for
Appendix B-8
6-8 x!pueddy
-alts qom s, tD aq; uo n01112ttu03ut ;sod .
•sSutpltng ot[gnd taq;o puu 'ltutgtl `.ta;uao
otnto oq;;u not;utu.to3ut tuu.t2otd a;nqu;siG .
•tuu.tiioid aq; .to3 3igt2tta aq Motu
ogIA s;uatlo atuoout-a;utapotu pue -mol Sutntas
suot;uztueRto f4tuntutuoo puu `stadolanap u3n,
`suot;n;t;sut 2ulpu31 `snug a;u;sa Iua.t Iuool o;
;stlutoodS/io;uutp.tooD 8utsnoH aq; Aq popoau su
pa;nqu;stp put, pa;updn aq o; a.zngootq u aiudatd
:SAUM 2ultA01103
oq; ut mi2o.td .taAngatuoq atut;-;s.tg aq; a;otuoid
llPA A4tD aqs •s;ol Jalletus uO sat;tsuap .tagstq
put, sptupuu;s;aa.t;s put, SupfiRd paonpat su gons
`ssaooid;uatudolanap pauuuld aq; ggnotq; sane;uoout
2utptnotd,iq splogasnoq atuoout-olimpotu
o; 31qupto33u s;tttn dtgsioumo a;u.t-;wltutu ialletus
aptnoid o; siadolanap 32ujno3ug •satuoq umol pule
•slusodo.tc ;oafotd uo stuntututopuoo se gons suotido 2utsnoq dtgsiautAo
•.ta;uaD,A4tutt;.toddO 2utsnoH 3[guPio33N UfaIIuA-. ag; q2noig;
u.L ;stlmoodS /aoluutptooD 2utsnoL[ s,fttD aql a[guP.to33e3o notptu;suoo aq; a;otuo.td o; (sueId
algultune osIu atu s[uua;utu mut2otd altsgann s,,,4t aq; Puu la;uao otnto put, siadolanap 2utsnoq uaan?aq sSut;aatu o3f toads Pue;uatudo[anaP PauuuId) ssaoo.td 1?utuuu[d
a tuoiI ;a?oud uot;uot.lddu d'IH.L3 ag; utu;go ueo sPloqosnog Pa;sata;uI
g; Matnaa uoi;uo[lddu .to uot;»otlddu-3'd ag; asn o; anut;uoD •saomos ifut un3 IutaPo
P 3
'96I`LM 2utlu;o; suuol oouu;stssu;uatuXed uMOp paniaoa.z splogasnoq 11011uuu03ut .ro a;u;s io pttn3 gutsnOH fJuuOtsnloul s,utlgna tuo.t3
81 `LOOZ .tagtuaoaQ 3o sd -90OZ .z3go;o0 ut (d-IH Ld) tuuaSOtd uuo-l tuuaSo.zd 3o uot;nqu;stp put, but;updn Iunuttd aouu;stssu 13Angatuoq 3tut3-;s.tg aq; ql!m tuu 2oid
jz)AngotuOH atut,l,;s"A u pogounul AItD aqZ 'utlgnQ ut satuoq asugotnd stq; autgtuoo puu tuut2o.td DDW SjunoD upatuult,
o; si3Xngatuoq atut;-;sig .to3 sat;tunuoddo aptnotd o; sanupwo A;tD oq,L 900Z - IOOZ `uot;e;uatualdun SutoSu0 aq; ut a;udtotjtud o; anut;uo3 : I' 1 i'S utu-12oM
•sta;uao tunuttuoo
put, sauutgtl otlgnd;e `a;ts g3tA s,,14tD aq;
uo `.ta;unoo ot[gnd s,,14t3 aq; ;u paptno.td aq o;
uot3uttuO3ut otlgnd g2noiq; (•o;3 `sa;uga.t )?4t[t;n
`;tpa.to x11)) sant;uaout lutoueug puu 1101410n13su03
MOW UO uOt;etU.I03u1 O; ssaooe ap[AO.td
•s;soo
not;onpo.td Sutsnoq Outsuatout,C puuogtui?ts
;noq;tm s;soo Biow auttia3tl oonpaa puu
Xmwog3a B.taua asuatout uuo;uq; Sutdeospuul
3o asn put, `sanbtugoa; u2tsop alts `ssaoou .tulos
uoi;rnlen:j ataea;aiul'L wcjNoad
I OOZ souig s,;uawyslldwooov weaBoJd ;o tiewwng : ? -8 elgel
(?60Z-600Z) lu9w9l3 6u!snOH
ullQna to A4!0
City of Dublin
Housing Element (2009-2014)
Table B-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
• Schedule a meeting between housing developers
and the Housing Coordinator/Specialist as part of
pre-application or application review to inform
developers of homebuyer assistance programs
and options.
Program B.12.1: Defer or amortize application fees Ongoing implementation, 2001 - 2006. No rec uests for fee amortization were received during the planning period.
for senior-housing units and affordable units for very
low-, low-, and moderate-income households on a
case-by-case basis.
-
Program B.13.1: Continue to require a mix of Ongoing, 1999 - 2006. The C ty has aggressively pursued housing stock diversification to provide a
housing types and sizes as part of its negotiated wider range of housing types, and sizes during the planning period. The
process through specific plans, planned proportion of single family detached units dropped from 59 percent of
developments, and development agreements as a Dublin's housing stock in 2000 to 51 percent in 2008, whereas the
means of achieving a wider range of housing types, proportion of multifamily units increased from 28 percent in 2000 to 41
sizes, and potential affordability to low- and percent in 2008. Specific project examples include:
moderate-income households, including affordable • Fallon Village: Includes a variety of residential densities including low,
by design units and units for large families.
medium, medium-high and mixed-use for a total of 3,108 units.
• Dablin Ranch Area F West and East (Sorrento): Includes a variety of
housing types within ten distinct neighborhoods for a total of 1,111
rr edium density residential units. Each neighborhood within the
Sorrento project has between four and nine varying floor plans and
writs range in size from 1,320 square feet up to 2,981 square feet.
• Schaefer Ranch: Includes 302 units in four distinct neighborhoods.
Housing types and sizes include one-story and two-story single family
detached units with 20 differing floor plans. Units range from 2,692
square feet up to 6,853 square feet.
• A allis Annexation: This project would also include a variety of
housing types and residential densities including low, medium and
rr edium high. The project has been approved for 937 housing units and
is currently under review. Staff anticipates a variety of floor plans and
u rit sizes.
• Vargas: This project is currently under review by City Staff and could
p •ovide a variety of detached units ranging in size from 1,400 square
feet to 1,600 square feet.
Appendix B-10
6 6-9 xipueddy
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alts qam s,?ilt? agZ
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of satI!wt,3 lo j 1[ a t,w of £OOZ Ain f oouuu[ .to 1!u fl mau
3 f p 11 P .io3 polsonbaa se aouuls[sst, It,[out,.tg apino.td II. [M amgoo.tg aq L •ootiou It,nuuu we Puu aingoo1g
t, pano.tddu A4!o aq j •isoo moI lu shun lluws 3o luowdolanap aql olowotd of tagt,ata 41 AIlt,nuuu luuotluuuojui ut, gSnogl wu.tsotd stgl lo)l uW -shun
put, )fools Sutsnoq Sutlstxo jo asn luatog3a aSinnoow of sonutluoo A[tD oqs aingtilstp pule £OOZ ounf Aq atngootq aredaid puooas 3o luawdolanap aql alowo.td :I'I'Q wt,.tSotd
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utouuug
alaldwoo amoas uuo .tadolanap oql [thin lunooou
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aql Sutluotpop fillunlouiluoo Sq Iusodoid s,aadolanap
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.to aluls .to3 Sutfliddt, `spun3 Sutsnopl Anuotsnloul
Sutptnotd Aq uotlultltqugat/uotltstnbou aql ut lstssd
•sist,q loofo.td shun alquptoBv
oouuutpto ogl3o uotldopu auuts pantasa.zd uaaq anuq shun Iuluat u uo poumuolop oq of luowdo[anap Sutsnoq su shun Iulua.t aql Sututulutuut io satllado.td
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let
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oql ut )fools Sutsnoq olqup.to33u oql ioltuow of sonutluoo Apo oqZ loo fold It,luat paztptsgns3o salt,pdn lt,nuud 3o lst[ oql alt,pdn Sjjvnuud :I •I.3 wt,iSoid
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•sasnoqumol
pule shun,(ltwu3 alsuts pogoulop jo xtw u aq [Itm gotgm shun Sutllomp
86Z, of do aptnotd of Iutluolod oql suq loafo.td aqZ 33u1S 44!D Aq
matnat npun Alluanno st loafoid oqZ :faIIleA ultwusleD/gouu21.ta11OW
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City of Dublin
Housing Element (2009-2014)
Appendix C: Technical Background Report
1. Housing Needs Assessment
The Housing Needs Assessment begins with a brief history of Dublin, which is intended to provide
community context and a foundation for the analysis of demographic and housing stock characteristics as
well as various constraints to the provision of housing during the 2009-2014 Housing Element Cycle. The
needs assessment identifies special housing needs among certain population groups, evaluates housing
conditions, and provides other important information to support the goals, policies, and programs of the
Housing Element to meet the needs ol'current and future Dublin residents.
Brief History of Dublin
Dublin has long been known as the "crossroads" of the Bay Area.' The City now sits at the crossroads of
two major highways: Interstate 580 and Interstate-680. However, the :significance of the "crossroads"
dates back almost two hundred years when Dublin was the junction of txo important stage routes - one
from the Bay Area to Stockton and the other from Martinez to San Jose. The Alamilla Spring, located in
the Dublin area, provided a place for travelers to change horses and freshen up before continuing their
journey.
Development of the Dublin area began in approximately 1822. Jose Maria Amador had been paid in land
for his years of service as a Mexican soldier and as administrator of Missi :)n San Jose. He received a land
grant of 16,517 acres in the Amador- Livermore Valley and built several adobe homes and many small
buildings used as shops. In 1852 Michael Murray and Jeremiah Fallon c? me to the area from Ireland and
purchased 1,000 acres from Jose Amador. Shortly thereafter, the area began to grow; Alameda County
was created from parts of Contra Costa and Santa Clara counties in 1853. Both Murray and Fallon served
on the Alameda County Board of Supervisors. Townships were establiEhed the next year and Murray's
name was chosen for the Dublin area.
By 1877 the first schoolhouse in the Amador-Livermore Valley, along w th a church, two hotels, Green's
Store, a wagon and blacksmith shop, and a shoemaker's shop were co -istructed in Dublin. Mail was
delivered to the Dougherty Station Hotel; thus, the area became known as Dougherty's Station. Dougherty
Station grew slowly during the first half of the 20`" Century with the first housing tracts built in the Dublin
area in 1960, transforming the formerly rural community into a suburb. Dublin grew steadily from the
early 1960s as both a residential and retail center and incorporated in 1982.
Much of the historical information is derived from Virginia Bennett's book, "Dublin Reflections and Bits of Valley History"
(1991). Copies of this book and other historical information can be found at the Dubin Library.
Appendix C-1
City of Dublin
Housing Element (2009-2014)
A. Population Characteristics and Trends
The following section describes and analyzes the various population characteristics and trends in Dublin
that affect housing needs.
Population Growth
Dublin's population increased 29 percent between 1990 and 2000 (Table C-1) and expanded another 57
percent between 2000 and 2008 to 46,934 persons. Dublin's population growth rate has outpaced the
County's growth rate since 1990 and the increase since 2000 as a percentage of population was much
larger than the proportional increase observed in nearby jurisdictions such as Livermore, Pleasanton, and
San Ramon.
The Association of Bay Area Governments (ABAG) projects continued population growth in Dublin and
surrounding communities through 2020. Most of the projected population growth in Alameda County is
expected to occur through annexation and development of city spheres of influence and areas around
unincorporated communities such as Castro Valley.
Table C-7: Population Growth
Po ulation % Change
Jurisdiction 1990 2000 2008 2020 1990-
2000 2000-
2008 2008-
2020
Castro Valley 48,619 57,292 N/A 62,400 18% N/A N/A
Dublin 23,229 29,973 46,934 62,700 29% 57% 33%
Livermore 56,741 73,345 83,604 100,900 29% 14% 21%
Pleasanton 50,553 63,654 69,388 81,200 16% 9% 17%
San Ramon 35,303 44,722 59,002 70,900 27% 32% 20%
Alameda County 1,279,182 1,443,741 1,543,000 1,700,700 13% 7% 10%
Source: Census, 1990 & 2000; California Department of Finance, 2008;
Association of Bay Area Governments - Projections, 2007.
Note: California Department of Finance data not available for the unincorporated community of Castro Valley.
Age Composition
A population's age characteristics are also an important factor in evaluating housing and community
development needs and determining the direction of future housing development. Typically, distinct
lifestyles, family types and sizes, incomes, and housing preferences accompany different age groups. As
people move through each stage of life, housing needs and preferences change. For example, young
householders without children usually have different housing preferences than middle-age householders
with children or senior householders living alone.
Dublin's population is, as measured by the median age of its residents, slightly younger than in
neighboring communities and the County as a whole. In 2000, Dublin's median age was 34.3 years, while
the County's median age was 34.5. The proportion of Dublin residents younger than 18 (21 percent) and
over 65 (5 percent) shifted minimally since 1990 and was the lowest among its neighbors in 2000,
suggesting that a relatively higher proportion of Dublin's population is of workforce age (Table C-2).
Appendix C-2
City of Dublin
Housing Element (2009-2014)
Table C-2: Age Characteristics
Under 1 8 years Over 65 yearn, Median Age
Jurisdiction 1990 2000 1990 20110 2000
Castro Valley 22% 24% 15% 15% 39.4
Dublin 23% 21% 3% 5% 34.3
Livermore 27% 28% 7% 8% 35.0
Pleasanton 26% 28% 5% 8% 36.9
San Ramon 27% 26% 4% 6% 36.5
Alameda County 24% 25% 11% 10% 34.5
Source: Census, 1990 & 2000.
The most apparent shift in age distribution from 1990 to 2000 was amon; working age residents (Figure
C-1). While the proportion of 18 to 24 year olds and 25 to 44 year olds dropped (nine percentage points
and two percentage points, respectively), the proportion of 45 to 64 year olds increased by five percentage
points. Dublin's shift in age distribution may be the result of younger re ;idents choosing to live in other
communities or it may be an indication that home and rental prices arc outpacing the affordable price
range for the 18 to 44 year old demographic.
Figure C-1: Age Distribution, 1990-2000
50%
45%
40%
35%
30%
25%
20%
15%
10%
5%
-
0%
under5
5 to 17
18 to 24
25 to 44
4:i to 64
65 and up
¦ 1990 7% 5% 12% 46% 16% 3%
Fd 2000 6% 21% 3% 44% 21% 5%
Source: Census, 1990 & 2000.
Appendix C-3
City of Dublin
Housing Element (2009-2014)
Race and Ethnicity
Household characteristics, income levels, and cultural backgrounds tend to vary by race and ethnicity,
often affecting housing needs and preferences. Studies have suggested that different racial and ethnic
groups also differ in their attitudes toward and/or tolerance for "housing problems" as defined by the
federal Department of Housing and Urban Development (HUD), including overcrowding and housing cost
burden.2 According to these studies, perceptions regarding housing density and overcrowding tend to vary
between racial and ethnic groups. Especially within cultures that prefer to live with extended family
members, household size and overcrowding also tend to increase. In general, Hispanic and Asian
households exhibit a greater propensity than the White households for living in extended families.
As of 2000, approximately 62 percent of Dublin residents were White/Caucasian, 14 percent
Hispanic/Latino, 10 percent Black/African-American, 10 percent Asian/Pacific Islander, and four percent
were identified as belonging to two or more or other races (Figure C-2). Notable shifts in the racial and
ethnic composition of the City between 1990 and 2000 include the four-percent increase in the proportion
of Hispanic/Latino and Asian/Pacific Islander residents and the overall drop in the proportion of White
residents. The 2000 Census allowed respondents to classify themselves as belonging to "Two or More"
races for the first time. This change in methodology may explain most of the increase among residents
who classified themselves as belonging to "Other" races.
Figure C-2: Race and Ethnicity, 1990-2000
av-ro
70%
60%
50%
40%
30%
20%
10%
0%
White/
Caucasian
Hispanic/
Latino
Black/African
American
Asian/Pacific
Islander
Other
¦ 1990 72% 10% 11% 6% 1%
02000 62% 14% 100/0 100/0 4%
Source: Census, 1990 & 2000.
2 Studies include the following: "The Determinants of Household Overcrowding and the Role of Immigration in Southern
California" by S.Y. Choi (1993); "The Changing Problem of Overcrowding" by D. Myers, William Baer, and S.Y. Choi
(1996); and "Immigration Cohorts and Residential Overcrowding in Southern California" by D. Myers and S.W. Lee (1996).
Appendix C-4
City of Dublin
Housing Element (2009-2014)
Dublin's population is more diverse when compared to nearby jurisdictions, but not as diverse as Alameda
County overall (Table C-3). Approximately 38 percent of Dublin's population was non-white in 2000,
compared to 35 percent of Castro Valley residents, 25 percent of Liv?:rmore residents, 24 percent of
Pleasanton residents, 28 percent of San Ramon residents, and 60 percent of Alameda County residents.
Table C-3: Race/Ethnicity 2000
Jurisdiction White/
Caucasian Hispanic/
Latino Black/
African
American Asian/
Pacific
Islander
Other
Castro Valley 65% 12% 5% 14% 4%
Dublin 62% 14% 10% 10% 4%
Livermore 74% 14% 1% 6% 4%
Pleasanton 76% 8% 1% 12% 3%
San Ramon 72% 7% 2% 15% 4%
Alameda County 41% 19% 15% 21% 5%
Source: Census, 2000.
B. Employment Profile
An assessment of community needs must consider the occupational profile of City residents. Incomes
associated with different jobs and the number of workers in a household determines the type and size of
housing a household can afford. In some cases, the types of jobs held by residents can affect housing
needs and demand (such as in communities with military installations, college campuses, and seasonal
agriculture).
Occupation and Labor Participation
The Census provides information about employment, specifically the number of City residents by
occupation, who are employed by businesses either outside or within their community. As of 2000,
Managerial/Professional and Sales/Office occupations were the two largest occupational categories for
City residents (Table C-4). These categories accounted for 76 percent of occupations held by Dublin
residents. Similarly, these occupations comprised 68 percent of jobs held )y Alameda County residents.
Table C-4: Employment Profile
Occupations of Residents Du blin Alameda County
Management/Professional 6,759 47% 293,312 42%
Sales/ Office 4,156 29% 182,205 26%
Service 1,521 11% 82,773 12%
Construction/Maintenance/Extraction/Repair 1,044 7% 51,816 8%
Transportation/Production/Material Moving 988 7% 81,662 12%
Farming/Forestry/Fishing 8 <1% 1,065 <1%
Total 14,476 1C0% 692,833 100%
Source: Census, 2000.
Appendix C-5
City of Dublin
Housing Element (2009-2014)
Employment growth typically leads to strong housing demand, while the reverse is true when employment
contracts. The City adopted a Commercial Linkage Fee in 2005. The Commercial Linkage Fee is
collected and deposited into the Inclusionary Zoning In-lieu Fee fund for the funding of affordable
housing programs. A total of $344,401 had been collected through December 2007. The City will
continue to implement its Commercial Linkage Fee program as a means of generating revenue to increase
the supply of affordable housing in Dublin.
Income by Occupation
Management occupations were the highest paid occupations in the Alameda region in the first quarter of
2007, while food preparation, service-related, and sales occupations were among the lowest paid
occupations (Table C-5). In 2000, a larger proportion of Dublin residents were employed in occupations
with higher yearly average salaries when compared to employed residents of the County. This pattern
explains the City's higher median income compared to the County (see Figure C-4 later).
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008
Occupations Average Salary
Management $114,436
Legal $103,183
Healthcare Practitioners and Technical $87,985
Computer and Mathematical $85,935
Architecture and Engineering $83,555
Life, Physical and Social Science $74,900
Business and Financial Operations $72,468
Construction and Extraction $56,251
Arts, Design, Entertainment, Sports and Media $56,155
Education, Training and Library $55,560
Protective Services $53,417
All Occupations $52,438
Community and Social Service $52,258
Installation, Maintenance and Repair $52,098
Sales $42,312
Office and Administrative Support $39,238
Transportation and Material Moving $37,280
Production $36,206
Healthcare Support $32,708
Personal Care and Service $29,819
Buildings and Grounds Cleaning and Maintenance $29,696
Farming, Fishing and Forestry $25,194
Food Preparation and Serving Related $21,478
Source: State Employment Development Department, 2008.
Appendix C-6
City of Dublin
Housing Element (2009-2014)
C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit. This definition includes single
persons living alone, families related through marriage or blood, and unrelated individuals living together.
Persons living in retirement or convalescent homes, dormitories, or other group living situations are not
considered households. Information on household characteristics is important to understand the growth
and changing needs of a community.
Household Type
According to the Census, 9,325 households lived in Dublin in 2000. Of these households, 21 percent were
single-person households, and households headed by seniors (65+) compr sed 8 percent (Table C-6) of the
total households. Dublin's household characteristics were in many ways similar to characteristics of
households living in nearby jurisdictions in 2000. One notable exception is senior-headed households,
which represented a lower proportion of City households than observed th -oughout the County.
Table C-6: Household Characteristics
Jurisdiction Single-
Person
Households Senior-
Headed
Households Families
with
Children Single-
Parent
Households Large
Households
Castro Valley 23% 23% 35% 9% 9%
Dublin 21% 8% 37% 8% 12%
Livermore 19% 13% 42% 9% 10%
Pleasanton 19% 13% 42% 7% 12%
San Ramon 21% 9% 39% 6% 9%
Alameda County 26% 17% 36% 11% 13%
Source: Census, 2000.
Different household types generally have different housing needs. Seniors or young adults typically
comprise the majority of the single-person households and tend :o reside in apartment units,
condominiums, or smaller single-family homes. Families often prefer tingle-family homes. Dublin's
housing stock provides a range of unit types to meet the needs of its residents. Roughly, 59 percent of the
City's housing stock is comprised of detached single-family units, while approximately 28 percent of the
units consist of multi-family units such as apartments and condominiums.
Household Size
Household size identifies sources of population growth and household cvercrowding. A city's average
household size will increase over time if there is a trend towards larger families. In communities where
the population is aging, the average household size may decline. Dublin's average household size in 2000
(2.65) was lower than the County average household size (2.71) and neighboring cities of Livermore
(2.80) and Pleasanton (2.72), but higher than nearby Castro Valley (2.58) and San Ramon (2.63) (Figure
C-3). The California Department of Finance reported that Dublin's av,-rage household size increased
Appendix C-7
City of Dublin
Housing Element (2009-2014)
slightly since the 2000 Census, with an average of 2.69 persons per household as of January 1, 2008.
ABAG projects that the 2008 household size will hold relatively constant through 2020.3
Figure C-3: Average Household Size - 2000
2.85
2.80
2.80
2.75 2.72
2.71
2.70
2.65
2.65 2.63
2.60 2.58
2.55
2.50
2.45
Castro Valley Dublin Livermore Pleasanton San Ramon Alameda
County
Source: Census, 2000.
Household Income
Household income is an important consideration
when evaluating housing and community
development needs because lower income typically
constrains a household's ability to secure adequate
housing or services. While housing choices, such as
tenure (owning versus renting) and location of
residences, are very much income-dependent,
household size and type often affect the proportion
of income that can be spent on housing.
According to the 2000 Census, three percent of
Dublin households had incomes lower than $15,000
in 1999, while five percent of households earned
incomes between $15,000 and $24,999 (Table C-7).
Approximately 17 percent of City households
Table C-7: Household Income Distribution
Household Income Dublin County
Less than $15,000 3% 12%
$15,000 - $24,999 5% 9%
$25,000 - $34,999 6% 9%
$35,000 - $49,999 11% 14%
$50,000 - $74,999 23% 20%
$75,000 - $99,999 19% 13%
$100,000 - $149,999 22% 14%
$150,000 or more 11% 9%
Total 100% 100%
Source: Census, 2000.
3 Association of Bay Area Governments - Projections, 2007.
Appendix C-8
City of Dublin
Housing Element (2009-2014)
earned incomes between $25,000 and $49,999, while roughly 42 percem: had incomes between $50,000
and $99,999. More than 33 percent of Dublin households earned $10),000 or more. Proportionally,
Dublin households earned higher incomes when compared to households countywide. The Census
estimated that the median household income in Dublin was $77,283 in 1999, while the median income for
the County was an estimated $55,946 (Figure C-4).
Figure C-4: Median Household Income - 2000
$120,000
$100,000 (-® $ X8,000
$90,000 ?
$80,000 i -- $77,283 $78,000
$61,500
$60,000
$40,000
$20,000
Castro Dublin Livermore Pleasanton Sar Ramon Alameda
Valley County
Source: Census, 2000.
The State and Federal government classify household income into sev,,ral groupings based upon the
relationship to the County Area Median Income (AMI), adjusted for household size. In 2000,
approximately 81 percent of Dublin households earned moderate or abol,e moderate incomes, while 19
percent of households earned lower incomes (Table C-8).4
Table C-8: Households by Income Category - 2000
Income Category (% of County AMI) Households Percent
Extremely Low (30% or less) 321 4%
Very Low (31 to 50%) 588 6%
Low (51 to 80%) 820 9%
Moderate or Above (over 80%) 7,550 81%
Total 9,279 100%
Source: Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS), 2000.
4 Data was obtained from the Comprehensive Housing Affordability Strategy (CHA 3) prepared for HUD by the Census
Bureau using 2000 Census data.
Appendix C-9
City of Dublin
Housing Element (2009-2014)
Overcrowding
An overcrowded housing unit is defined as a unit occupied by more than one person per room.5
Overcrowding can result when there are not enough adequately sized units within a community, when
high housing costs relative to income force too many individuals to share a housing unit than it can
adequately accommodate, and/or when families reside in smaller units than they need to devote income to
other necessities, such as food and health care. Overcrowding also tends to accelerate deterioration of
housing. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are
important City goals to enhance quality of life for residents and aesthetic quality of neighborhoods.
Whereas 12 percent of County households experienced overcrowded living conditions in 2000,
overcrowding only affected five percent of Dublin households. The incidence of overcrowding was
highest among renter-households with nine percent affected compared to three percent of owner-
households. This pattern often suggests an inadequate supply of larger rental units. While 65 percent of
occupied housing units in the City had more than three bedrooms (the minimum size considered large
enough to avoid most overcrowding issues for large households), only 16 percent of these units were
occupied by renters.
Although a portion of overcrowding problems is likely attributable to a lack of larger housing units
available for rent, the incidence of overcrowding is also influenced by another housing problem,
overpayment, as families faced with paying a high proportion of income on housing costs tend to take on
additional roommates share the cost burden or to reside in smaller units to save on costs.
Overpayment
State and federal standards for housing overpayment (cost burden) are based on an income-to-housing cost
ratio of 30 percent and above. Households paying more than 30 percent of their income on housing have
limited remaining income for other necessities. Above moderate income households generally are capable
of paying a larger proportion of income for housing; therefore, estimates of housing overpayment
generally focus on lower and moderate income households. In 2000, 35 percent of all Dublin households
overpaid for housing and overpayment affected owners and renters in roughly equal proportions (33
percent versus 36 percent, respectively). However, the majority of the overpayment was concentrated
among households at the lower income ranges (below $50,000). Overpayment affected a larger proportion
of households earning less than $50,000 than other households, regardless of tenure. For households
earning between $50,000 and $75,000, overpayment affected a larger percentage of homeowners than
renters, which indicates that rental housing in Dublin was more affordable to moderate income households
than the ownership housing stock (Figure C-5).
5 Based on the Census Bureau's definition of "room," which excludes bathrooms, porches, balconies, foyers, halls, or half-
rooms. See 2000 Census Long Form, question #37.
Appendix C-10
City of Dublin
Housing Element (2009-2014)
Figure C-5: Overpayment by Household Income
90%
80%
70% -
60%
50%
40%
30%
20%
10%
`
`
j
%
0 <$20,000 $20,000 to
$34,999 $35,000 to
$49,999 $50,00
$74,9
WRenter 81% 84% 75% 279
WOwner 80% 65% 66% 549
Source: Census, 2000.
D. Special Needs Populations
Certain segments of the population may have more difficulty in fmding decent, affordable housing due to
their special needs. Special circumstances may be related to one's employment and income, family
characteristics, disability, and household characteristics, among other factors. Consequently, some Dublin
residents may experience a higher prevalence of housing overpayment, overcrowding, or other housing
problems than other community members.
"Special needs" groups include the following: senior households, single-parent households, large
households, persons with disabilities, agricultural workers, military personnel, and homeless (Table C-9).
This section provides a detailed discussion of the housing needs facing Bach particular group as well as
programs and services available to address their housing needs.
Appendix C-11
City of Dublin
Housing Element (2009-2014)
Table C-9: Special Needs Groups
Dublin Alameda County
Special Needs Group
Senior-Headed Households (Age 65+) 795 9% 90,904 17%
Single-Parent Households 768 8% 58,192 11%
Large Households 931 10% 67,052 13%
Persons with Disabilities (Age 5+) 2,926 13% 248,558 19%
Homeless 103 <1% 5,129 <1%
Agricultural Workers 8 <1% 1,065 <1%
Military Personnel 77 <1% 1,361 <1%
Source: Census, 2000; and Alameda Countywide Homeless Continuum of Care Council, 2006.
Notes: Data derived from Census 2000 reported as percent of households or population in 2000.
Senior-Headed Households
The population over 65 years of age is considered senior and has four main concerns: limited and often
fixed income; poor health and associated high health care costs; mobility limitation and transit
dependency; and high housing costs. In 2000, seniors comprised nine percent of Dublin residents and
three percent of Dublin households were headed by seniors. Of the senior-headed households, the
majority (77 percent) owned their homes, while the remainder (23 percent) rented. Approximately 35
percent of the senior-headed households overpaid for housing. Specifically, 23 percent of senior
homeowners overpaid, while 76 percent of senior renters overpaid.
Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are
faced with various disabilities. Roughly, 38 percent of Dublin's senior population was listed as having
one or more disabilities in 2000 by the Census. Among these disabilities, the most common were physical
and other disabilities that limited their ability to go outside the home.
The City expedited project review and provided funding assistance to a 322-unit senior apartment project
known as Pine Groves/Cedar Groves in 2006. The project is restricted to seniors aged 55 years and over
and includes 292 below market rent units. The City also assisted the development of Wicklow Square, a
54-unit senior complex completed in 2005. All units at this development are affordable to seniors over 62
years of age at very low and extremely low incomes. The City provided a low-interest loan and a 99-year
ground lease for $1 per year on the City-owned property for the development of Wicklow Square.
A significant and recent accomplishment of the City is the adoption of the Universal Design Ordinance in
2007, which requires developers to meet certain Universal Design standards in residential developments.
Single-Parent Households
Single-parent households require special consideration and assistance because of their greater need for day
care, health care, and other facilities. Female-headed households with children in particular tend to have
lower incomes, thus limiting housing availability for this group.
Approximately eight percent of Dublin households were headed by single parents in 2000; the large
majority of which were headed by females (66 percent). According to the 2000 Census, eight percent of
single-parent households in Dublin had incomes below the poverty level; more than 72 percent of these
households were headed by women. While the City has no specific program targeted to assist single-
Appendix C-12
City of Dublin
Housing Element (2009-2014)
parent households, the City's efforts in expanding affordable housing o :)portunities will help meet the
needs of single-parent households.
Large Households
Large households (with five or more members) are identified as a group A ith special housing needs based
on the limited availability of adequately sized, affordable housing units. Large households with lower
incomes frequently occupy smaller and more affordable dwelling units to offset potential cost burden,
which in turn can accelerate unit deterioration.
Approximately 10 percent of Dublin households could be classified as large households in 2000. About a
quarter (24 percent) of these households rented the units they occupied. Although the housing needs of
large households can usually be met through larger units, availability of rdequately sized and affordable
rental units may be limited. For example, approximately 65 percent of oc.-upied housing units in the City
had more than three bedrooms (adequate size for larger households) in 2000; however, only a small
portion of these units (16 percent) were occupied by renters.
Through the City's Inclusionary Zoning and Commercial Linkage Fee programs, the City is able to
provide affordable housing opportunities to lower and moderate income households. Such efforts help
reduce overcrowding and overpayment among lower and moderate income households, and help reduce
the number of large households formed by families or individuals sharing housing arrangements.
Persons with Disabilities
Disability is a physical or mental condition that substantially limits on.- or more major life activities.
Physical disabilities can hinder access to housing units of conventional dfsign, as well as limit the ability
to earn incomes sufficient to avoid housing cost burden. The Census defines six types of disabilities:
sensory, physical, mental, self-care, go-outside-home, and employment. Sensory and physical disabilities
are considered "long-lasting conditions." Mental, self-care, go-outside-hone, and employment disabilities
are conditions lasting six months or more that makes it difficult to perform certain activities. A more
detailed description of each disability is provided below:
• Sensory: Refers to blindness, deafness, or severe vision or hearing impairment.
• Physical: Refers to a condition that substantially limits one or mere basic physical activities, such
as walking, climbing stairs, reaching, lifting, or carrying.
• Mental: Refers to a mental condition lasting more than six months that impairs learning,
remembering, or concentrating.
• Self-care: Refers to a condition that restricts ability to dress, bathe, or get around inside the
home.
• Go-outside-home: Refers to a condition that restricts ability to go outside the home alone to shop
or visit a doctor's office.
• Employment: Refers to a condition that restricts ability to work ?I a job or business.
The Census estimates that 13 percent of Dublin residents over five years of age had a disability in 2000.
The Census tallied the number of disabilities by type for residents with one or more disabilities; a person
may have more than one disability. Among the disabilities tallied, eight percent were sensory disabilities,
21 percent were physical disabilities, 13 percent were mental disabilities, six percent were self-care
disabilities, 21 percent were disabilities that limited the ability to go outside the home, and 31 percent
were employment disabilities (Table C-10).
Appendix C-13
City of Dublin
Housing Element (2009-2014)
Table C-70: Disability Status
D isabilities Tallied
Disability by Age and Type 5 to 15
ears 16 to 64
ears 65 years
and over Total
5+ ears o
Total (/o)
Sensory disability 9 262 115 386 8%
Physical disability 29 560 387 976 21%
Mental disability 146 337 128 611 13%
Self-care disability 29 186 79 294 6%
Go-outside-home disability' -- 795 228 1,023 21%
Employment disabilityZ -- 1,486 -- 1,486 31%
Overall 213 3,626 937 4,776 100%
Source: Census, 2000.
Notes:
1. Tallied only for persons 16 years and over.
2. Tallied only for persons 16 years to 64 years.
Four factors - affordability, design, location and discrimination - can limit the supply of housing available
to households of persons with disabilities. The most obvious housing need for persons with disabilities is
housing that is or can be adapted to their needs. Most single-family homes are inaccessible to people with
mobility and sensory limitations. Housing may not be adaptable to widened doorways and hallways,
access ramps, larger bathrooms, lowered countertops and other features necessary for accessibility. The
cost of retrofitting a home often makes homeownership cost-prohibitive, even for individuals or families
who could otherwise afford a home. Furthermore, some providers of basic homebuying services do not
have offices or materials that are accessible to people with mobility, visual or hearing impairments.
Services for persons with disabilities are typically provided by both public and private agencies. State and
Federal legislation regulate the accessibility and adaptability of new or rehabilitated multi-family
apartment complexes to ensure accommodation for individuals with limited physical mobility. In 2007,
the City adopted a Universal Design Ordinance that requires new single-family home developers to install
base Universal Design features in all single-family developments of 20 or more homes. The City will
continue to enforce the provisions of this ordinance.
Homeless
The Alameda Countywide Homeless Continuum of Care Council (HCCC) relies on a "community-
defined" definition of homeless; one that includes the HUD-defined chronic homeless population as a
subset of the County's overall homeless population. Community-defined homelessness includes people
staying in emergency shelters or transitional housing, living on the street or in a car, and people who will
lose their housing within a month and have nowhere to go.
Assessing a region's homeless population is difficult because of the transient nature of the population. As
many as 16,000 people are estimated to be homeless during the course of a year in Alameda County, and
more than 5,000 are homeless on any given night. The Alameda Countywide HCCC updated a 2004
survey of the County's homeless population on January 28, 2005.6 The survey found 5,129 people were
Alameda Countywide Homeless Continuum of Care Council, "Alameda Countywide Homeless and Special Needs Housing
Plan", April 2006.
Appendix C-14
City of Dublin
Housing Element (2009-2014)
homeless (3,010 homeless individuals, and 2,119 homeless adults and children in 684 families). Segments
of the total homeless population included:
• 1,506 adults meeting HUD's definition of chronic homelessness
• 719 homeless adults with serious mental illness
• 93 homeless adults living with HIV/AIDS
• 1,746 homeless adults with chronic substance abuse
• 355 homeless youth
Nearly half of the County's homeless population at the point of the survey was in Oakland, while 20
percent were in South and East County, 13 percent in Berkeley, and 17 percent in other Mid- and North
County locations. South and East County includes the cities of Dublin, Fremont, Livermore, Pleasanton,
Newark, and Union City. Generally, the homeless population in Oakland and Berkeley includes more
single adults and people with disabilities, while South, East, Mid-, and North County have higher
proportions of homeless families with children.
Dublin Police does not have a mechanism for determining the number of homeless persons in Dublin.
However, based on informal interviews with patrol personnel and arrest statistics, the Police estimates that
the "home grown" homeless population to be no more than 12. The Cite does have temporary transient
homeless persons due to the location of Santa Rita Jail and its location at the end of the BART line. About
five to six individuals have been observed near the BART Station in the morning; they ride the rails for
shelter during the day.
Emergency, transitional, and permanent supportive housing is available in Alameda County for people
who are homeless, living with HIV/AIDS, and/or mentally ill. Unlike affordable housing in general,
housing that is dedicated to one of these populations typically connects with services. The service
connection may range from a service coordinator, who can make referrals to services off-site, up to more
intensive on-site services. The following provides an overview of Countywide housing resources
available to serve the County's homeless population:
• Emergency Shelters: An emergency shelter provides overnight shelter and fulfills a client's basic
needs (i.e. food, clothing, and medical care) either on site or through off-site services. The
permitted length of stay can vary from one day at a time to three months. Approximately 747
emergency shelter beds for single individuals and 73 emergency shelter units for families that can
accommodate 485 people in families are available throughout the County.
• Transitional Housing: This type of facility provides housing for up to two years. Residents of
transitional housing are usually connected to supportive services &-signed to assist the homeless in
achieving greater economic independence and a permanent, stable living situation. The
countywide inventory of transitional housing includes 543 beds for single individuals and 326
units for families that can accommodate 1,077 people in families.
Supportive Housing: Permanent supportive housing is service-enriched and linked with on-
going supportive services (on-site or off-site) allowing formerly homeless clients to live at the
facility on an indefinite basis. Support services can encompass a wide range of activities, such as
case management, service coordination (assessing needs and coordinating services), health and
mental health care, substance abuse treatment, employment counseling and training, and money
management. Services are usually tailored to the needs of the loused individuals, and may be
delivered on-site or through linkages to community-based agencies. An estimated 1,369
Appendix C-15
City of Dublin
Housing Element (2009-2014)
permanent supportive housing beds or units for single individuals plus 650 beds for individuals in
Board and Care homes and 10 beds in a residential care facility are located throughout the County.
The permanent supportive housing inventory for families includes 358 permanent housing units
that can accommodate 1,022 people in families.
Homelessness is a regional issue that requires the coordination among regional agencies. "EveryOne
Home" is Alameda County's road map for ending homelessness. It represents an opportunity to
participate in a model of long-term solutions and innovative countywide strategies. Emphasizing a
coordinated, efficient regional response to a regional problem will make the best use of the county's
resources while building capacity to attract funding from federal, state and philanthropic sources.
EveryOne Home envisions the creation of a housing-and-services system that partners with consumers,
families and advocates; provides appropriate services in a timely fashion to all in need; and ensures that
individuals and families are safely, supportively and permanently housed. The City adopted EveryOne
Home in August 2008.
The City will continue to support the Alameda County HCCC and agencies and organizations that address
the problem of homelessness throughout the region. Dublin provided funding to the Alameda Countywide
HCCC for development of a Homeless Management Information System (HMIS). The HMIS is intended
to collect and report information about the homeless population and its patterns of service utilization. The
City also provides Community Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist
a domestic violence shelter (Shiloh) and a homeless shelter (Sojourner House), both located in Livermore.
The City will continue to analyze and address impediments to the provision of housing for the homeless
and near homeless by facilitating and encouraging the development of affordable housing and facilities for
the homeless, including emergency shelters, transitional housing, single room occupancy units, and
permanent supportive housing. The Zoning Ordinance will be amended to address recent changes to State
law regarding these housing options (SB 2 enacted in 2007).
Agricultural Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned through
permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or
support activities on a generally year-round basis. When workload increases during harvest periods, the
labor force is supplemented by seasonal labor, often supplied by a labor contractor. For some crops, farms
may employ migrant workers, defined as those whose travel distance to work prevents them from
returning to their primary residence every evening. Determining the true size of the agricultural labor
force is problematic. For instance, government agencies that track farm labor do not consistently define
farm-workers (e.g. field laborers versus workers in processing plants), length of employment (e.g.
permanent or seasonal), or place of work (e.g. the location of the business or field). Further limiting the
ability to ascertain the number of agricultural workers within Dublin is the limited data available on the
City due to its relatively small size. Therefore, the 2000 Census is the sole source of information that can
be referenced. According to the 2000 Census, only eight Dublin residents and less than one percent of
Alameda County residents were employed in farming, forestry, or fishing occupations.
Dublin is an urbanized community with no undeveloped parcels zoned for agricultural use. Because a
negligible portion of community residents are employed in farming, fishing, and forestry occupations and
there is little potential for this occupational category to expand within Dublin, no housing programs or
policies are needed to address the needs of farm-workers.
Appendix C-16
City of Dublin
Housing Element (2009-2014)
Military Personnel
The Camp Parks Reserve Forces Training Area is located in Dublin. Camp Parks supports some 20,000
northern California Army Reserve and California National Guard Soldier:, from an estimated 250 reserve
component units. Many of these units train at Camp Parks for two weeks each summer. Because most of
the military personnel that use Camp Parks are reservists, few live in Dublin. Recently, the military
constructed 114 homes on the base for military personnel. As of 2000, only 77 Dublin residents (0.3
percent) served in the Armed Forces full-time. Therefore, no housing prc grams or policies are needed to
address the needs of military personnel.
E. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, age and condition, tenure, vacancy rates,
costs, and affordability are important in determining the housing needs for the community. This section
details Dublin's housing stock characteristics in an attempt to identify how well the current housing stock
meets the needs of current and future residents of the City.
Housing Unit Growth and Type
Dublin has experienced relatively strong housing growth since 1990. The City's housing stock grew from
6,992 units in 1990 to an estimated 16,029 units as of January 2008, or aF proximately 113 percent (Table
C-11). The rate of housing growth in Dublin since 1990 outpaced growth observed in nearby communities
and was substantially higher than countywide growth.
Table C-11: Housing Stock Growth
Jurisdiction # of Units in
1990 # of Units in
2000 # of Units in
2008 % Increase
1990-2000 % Increase
2000-08
Castro Valley 19,682 22,003 N/A 12% N/A
Dublin 6,992 9,872 16,029 41% 62%
Livermore 21,489 26,610 29,955 24% 13%
Pleasanton 19,356 23,968 25,822 24% 8%
San Ramon 13,531 17,552 23,559 30% 34%
Alameda County 504,109 540,183 570,619 7% 5%
Source: Census 1990 & 2000; and California Department of Finance, 2008.
Note: California Department of Finance data not available for the unincorporated community of Castro Valley.
Dublin maintains a diverse housing stock. In 2008, single-family homes comprised 59 percent of the
housing stock, while multi-family units comprised 41 percent, and less than one percent of the housing
stock consisted of mobile homes (Table C-12). Compared to the Count, Dublin's housing stock has a
larger proportion of multi-family structures with five or more units.
Appendix C-17
City of Dublin
Housing Element (2009-2014)
Table C-12: Housing Stock Composition: 2008
Du blin County
Housing Type # of Units % of Total # of Units % of Total
Single-Family Detached 8,138 51% 303,613 53%
Single-Family Attached 1,304 8% 39,742 7%
Multifamily 2-4 Units 462 3% 62,584 11%
Multifamily 5+ Units 6,097 38% 157,025 27%
Mobile Homes/Other 28 <1% 7,655 1%
Total Units 16,029 100% 570,619 100%
Source: California Department of Finance, 2008.
Housing Age and Condition
Housing that is 30 years or older is assumed to require some rehabilitation. Electrical capacity, kitchen
features, and roofs usually need updating if no prior replacement work has occurred. Dublin's housing
stock is younger than the County's overall; 27 percent of the City's housing stock was constructed prior to
1980, while 74 percent of the County's housing stock will be more than 30 years old within the planning
period of this Housing Element (Figure C-6 ).
Figure C-6: Year Structure Built
45%
40%
35%
30%
25%
20%
15%
10%
5%
0%
Pre 1939 1940 to
1959 1960 to
1969 1970 to
1979 1980 to
1989 1990 to
3/2000 3/2000 to
1/2008
¦Dublin 1% 2% 18% 6% 15% 20% 38%
® Alameda County 18.7% 24.4% 15.9% 15.3% 11.2% 9.2% 5.3%
Source: Census, 2000; and California Department of Finance, 2008.
Therefore, approximately one in four Dublin housing units will be of sufficient age to be susceptible to
deterioration, and may require maintenance or rehabilitation within the Housing Element planning period.
However, the actual proportion of Dublin housing units in need of rehabilitation or replacement is likely
much lower as high property values in Dublin, even for older homes, creates a market incentive for most
property owners to diligently maintain their dwelling units. For these reasons, the City estimates that less
than three percent of the housing stock (<447 units) is need of rehabilitation and less than one percent is in
need of replacement (<149 units). Even this estimate may be high as substandard housing, paint, or pest
Appendix C-18
City of Dublin
Housing Element (2009-2014)
control issues led to only eight code enforcement inspections of thy; 1,703 residential inspections
conducted since 2003.
The Alameda County Community Development Agency administers a Minor and Major Home
Improvement Program for the City oi'Dublin. The Low-interest loans up to $1,500 are available to lower
income households through the Minor Home Improvement Program. The Major Home Improvement
Program makes available loans up to $60,000 at a three percent annual percentage rate for qualified lower
income households. Since 2003, on behalf of the City, Alameda County administered Community
Development Block Grant (CDBG) funds and provided 22 minor horn,- repairs and 3 paint grants in
Dublin. The City will continue to support the Alameda County Community Development Agency to
implement the Minor and Major Home Improvement Program.
Housing Tenure
The tenure distribution of a community's housing stock
(owner-occupied versus renter-occupied) influences several
aspects of the local housing market. Residential stability is
influenced by tenure, with ownership housing evidencing a
much lower turnover rate than rental housing. Housing
overpayment, while faced by many households, is far more
prevalent among renters. Tenure preferences are primarily
related to household income, composition, and age of the
householder. In 2000, 65 percent of Dublin residents owned
the units they occupied, while 35 percent rented (Table C-
13). This rate of homeownership is the lowest among
neighboring communities, but 10 percentage points higher
than the countywide rate.
Table C-13: Housing Tenure
Jurisdiction % Owner-
Occupied % Renter-
Occupied
Castro Vall;y 70% 30%
Dublin 65% 35%
Livermore 72% 28%
Pleasanton 73% 27%
San Ramon 71% 29%
Alameda County 55% 45%
Source: Census, 2000.
On average, owner-households were larger than renter-households in 2000 (Table C-14). Among those
who owned their homes in 2000, 50 percent were households with more than three persons, compared to
35 percent for the renter-households.
Table C-14: Tenure by Household Size
Households Owner-
Occupied Renter-
Occupied
1 person 17% 30%
2 person 33% 36%
3 person 20% 16%
4 person 19% 11%
5+ person 11% 8%
Average household size 2.80 2.37
Source: Census, 2000.
The City values its rental housing stock as an important means of meeting the housing needs of all income
segments of the community. In 2005, the City Council passed a Condorr_inium Conversion Ordinance to
preserve the existing rental housing stock. The Ordinance establishes an annual maximum number of
rental apartment units that can be converted to seven percent of the total number of multi-family units in
developments of 21 or more rental units. The Ordinance also establishes t: pant notification and relocation
Appendix C-19
City of Dublin
Housing Element (2009-2014)
assistance requirements, limits rent increases once a notice of intent to convert has been filed, and gives
tenants the right to purchase units. New condominium conversions are also subject to the City's
Inclusionary Zoning Regulations. The City will continue to implement its Condominium Conversion
Ordinance to preserve the existing multi-family rental housing stock in Dublin.
Housing Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for
residents, and provide an incentive for unit upkeep and repair. Specifically, vacancy rates of
approximately two percent for ownership housing and five to six percent for rental housing are generally
considered optimal by housing professionals to balance demand and supply for housing.
According to the Census, the overall vacancy rate in Dublin was 5.5 percent in 2000. Specifically, the
vacancy rate for ownership housing was 0.7 percent in 2000, while the rental vacancy rate was 8.1 percent.
Among the vacant units, 54 percent were multi-family units, while 46 percent consisted of single-family
dwelling. Furthermore, 53 percent of the vacant units were available for-sale and only seven percent were
available for-rent, indicating the majority of the multi-family vacant units were condominium/townhome
units. Remaining vacant units were either rented or sold, but were temporarily vacant and held for
seasonal, recreational or occasional use. The low for-sale vacancy rate in 2000 reflected the tight housing
market in the Bay Area. However, recent changes in the housing market has most likely resulted in higher
vacancy rates for ownership units but tightened the rental market.
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs
are relatively high in comparison to household income, there will be a correspondingly higher prevalence
of housing overpayment and overcrowding. This section summarizes the cost and affordability of the
housing stock to Dublin residents.
Homeownership Market
The California Association of Realtors publishes quarterly median home prices (including single-family
homes and condominiums) for areas throughout California. Dublin, along with all nearby communities
and the County of Alameda, experienced a drop in the median home sales prices between January 2007
and January 2008. The median home sales price in Dublin was $483,000 in January 2008, down 19.2
percent from January 2007 (Table C-15). When compared to nearby jurisdictions, Dublin's January 2008
median home price was among the lowest of nearby jurisdictions.
Asking prices for single-family homes and condominiums in Dublin were also collected from the Multiple
Listing Service (MLS) database in an effort to understand Dublin's recent real estate market. The MLS
listed 148 single-family detached homes and 75 attached homes for sale in April 2008 (Table C-16). The
median asking price for a unit was $628,995, with a range of $255,000 to $2,138,000. Detached units
were priced higher ($727,000 median) than attached units ($475,000 median). Although asking price is
generally more than actual selling price, the asking price of homes listed on the MLS real estate database
in April 2008 ($628,995) was significantly higher than the median sale price of homes in January 2008
($483,000) as reported by the California Association of Realtors. This observed discrepancy suggests that
it could take several months to sell many of the listed homes and other homes will either be taken off the
market or ultimately offered at reduced prices.
Appendix C-20
City of Dublin
Housing Element (2009-2014)
In October 2008, the housing market seemed to have recovered slightly, showing in fact, a small increase
in median sales price. This median price of $510,000 though, was still significantly below the asking
prices observed in April 2008.
Table C-15: Median Home Sales Prices: 2007-2008
Jurisdiction January
2007 January
2008 October % Change
2008 2007-2008 % Change
Jan-Oct
2008
Castro Valley $610,000 $562,500 $475,000 -7.8% -15.6%
Dublin $597,500 $483,000 $510,000 -19.2% 5.6%
Livermore $615,000 $473,000 $390,000 -23.1% -17.5%
Pleasanton $714,500 $665,000 $690,000 -6.9% 3.8%
San Ramon $760,000 $753,500 $710,500 -0.9% -5.7%
Alameda County $575,000 $500,000 $370,000 -13.0% -26.0%
Source: California Association of Realtors, hqp://w\vw.car. ore/index.php?id=Mzgy IM=, accessed on March 28
and November 15, 2008.
Table C-16: Home Asking Prices: April 2008
Unit Type Number
for Sale Asking Price Range Median
Asking Price
Detached Homes 148 $349,900 to $2,138,000 $727,000
2-Bedroom 1 $590,000 $590,000
3-Bedroom 40 $349,900 to $929,000 $599,000
4-Bedroom 70 $475,000 to $1,380,000 $699,999
5+ Bedroom 37 $789,000 to $2,138,000 $1,158,000
Attached Homes 75 $255,000 to $774,975 $475,000
1-Bedroom 10 $255,000 to $389,000 $299,950
2-Bedroom 27 $285,000 to $569,9`0 $439,900
3+-Bedroom 38 $395,000 to $774,975 $537,500
All Listings 223 $255,000 to $2,138,000 $628,995
Source: MLS Listings, April, 2008.
Rental Market
The website www.rent.com reported rental price information for 10 apart nent complexes within the City
of Dublin (Table C-17). In April 2008, only one development offered studio apartments that rented from
$1,315 to $1,525. One-bedroom units within the 10 developments rente3 for $1,205 to $1,940. Larger
units were more expensive; two-bedroom units were offered at rents rangiig from $1,515 to $2,350, while
three-bedroom units ranged from $1,980 to $ 2,765 per month.
Appendix C-21
City of Dublin
Housing Element (2009-2014)
Table C-17: Apartment Rental Rates: April 2008
Apartment Complex Rental Price Range
Avalon Dublin
One-Bedroom $1,205 to $1,385
Two-Bedroom $1,550 to $1650
Three-Bedroom $1,980
Ironhorse Trail
One-Bedroom $1,263 to $1,338
Two-Bedroom $1,692 to $1,778
Three-Bedroom $2,480 to $2,630
Dublin Ranch Senior Community
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,515 to $1,620
The Groves at Dublin Ranch
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,695 to $1,795
Three-Bedroom $1,995
Avalon Dublin Station
Studio $1,315 to $1,525
One-Bedroom $1,530 to $1,850
Two-Bedroom $2,030 to $2,350
Three-Bedroom $2,475 to $2,765
Park Sierra
One-Bedroom $1,325 to $1,805
Two-Bedroom $1,695 to $2,055
Emerald Park
One-Bedroom $1,385 to $1,765
Two-Bedroom $1,870 to $2,250
Three-Bedroom $2,360 to $2,475
Cotton Wood Apartments
One-Bedroom $1,410 to $1,520
Two-Bedroom $1,585 to $1,800
Waterford Place
One-Bedroom $1,445 to $1,940
Two-Bedroom $1,935 to $2,320
Archstone Emerald Park
One-Bedroom $1,530 to $1,750
Two-Bedroom $1,800 to $2,110
Three-Bedroom $2,370 to $2,485
Source: www.rent.com, accessed on April 2, 2008.
Note: This table does not reflect a comprehensive listing of apartment
communities in Dublin.
Appendix C-22
City of Dublin
Housing Element (2009-2014)
Housing Affordability by Household Income
Housing affordability can be inferred by comparing the cost of renting or .)wning a home in the City with
the maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
The federal Department of Housing and Urban Development (HUD) con3ucts annual household income
surveys nationwide to determine a household's eligibility for federal hot-sing assistance. Based on this
survey, the California Department of Housing and Community Development (HCD) developed income
limits that can be used to determine the maximum price that could be ;affordable to households in the
upper range of their respective income category. Households in the lower end of each category can afford
less by comparison than those at the upper end. The maximum affordable home and rental prices for
residents of Alameda County are shown in Table C-18. The market-affordability of Dublin's housing
stock for each income group is discussed below.
Extremely Low and Very Low Income Households
Extremely low income households earn 30 percent or less of the Area Median Income (AMI). Generally,
the maximum affordable rental payment ranges from $384 per month fora one-person household to $567
per month for a family of five (Table C-18). The maximum affordable home purchase price for extremely
low income households ranges from $52,779 for a one-person household to $76,444 for a five-person
household.
Very low-income households are classified as those earning 50 percent or ess of the AMI. The maximum
affordable rental payment ranges from $685 per month for a one-person household to $1,032 per month
for a family of five (Table C-18). The maximum affordable home purchase price for very low income
households ranges from $96,561 for a one-person household to $143,993 for a five person household.
Based on the rental data presented in Table C-17, extremely low and very low income households of all
sizes would be unlikely to secure adequately sized and affordable rental h :)using in Dublin. According to
the MLS real estate database, no houses of adequate size were listed For sale at prices affordable to
extremely low and very low in April 2:008 (Table C-16).
Low Income Households
Low income households earn 51 to 80 percent of the County AMI. The maximum home price a low
income household can afford ranges from $140,343 for a one-person ho.isehold to $211,542 for a five-
person family. Affordable rental rages for low-income households would range from $836 for a one-
person household to $1,265 for a five--person household.
Based upon a review of homes listed for sale in April 2008, low-income touseholds would have a similar
problem as extremely low and very low income households in purchasing an adequately sized home at an
affordable price (Table C-16). Low income households have a better cl ance in securing an adequately
sized and affordable rental housing unit (Table C-17). However, the limited number of apartment
complexes offering three-bedroom units in Dublin at prices affordable to larger low income households is
indicative of the potential difficulty these households face.
Moderate Income Households
Moderate income households earn up to 120 percent of the County AMI. The maximum affordable home
price for moderate income households ranges from $268,040 for a one-person household to $408,561 for a
family of five. A moderate income household can afford rental rates of $1,589 to $2,427 per month
depending on household size.
Appendix C-23
City of Dublin
Housing Element (2009-2014)
Based on these maximum affordable home prices and the real estate data presented in Table C-17,
moderate income households could afford many of the attached homes and a limited number of detached
homes listed for sale in April 2008. Also, moderate income households could afford a wide range of
rental units advertised in Dublin in April 2008.
Table C-18: Housing Affordability Matrix Alameda County
Income Levels Utilities, Taxes & Insurance Maximum
Affordable Price
Income Group Annual
Income Affordable
Payment Home
Owner
Renter Taxes
& Ins. Home
Owner
Renter
Extremely Low (0-30% AMI)
One Person $18,100 $452 $71 $68 $90 $52,779 $384
Small Family $23,250 $581 $108 $101 $116 $64,823 $480
Large Family $27,900 $697 $137 $130 $140 $76,444 $567
Very Low (31-50% AMI)
One Person $30,150 $753 $71 $68 $151 $96,561 $685
Small Family $38,750 $969 $108 $101 $194 $121,114 $868
Large Family $46,500 $1,162 $137 $130 $232 $143,993 $1,032
Low (51-80% AMI)
One Person $46,350 $904 $71 $68 $211 $140,343 $836
Small Family $59,600 $1,162 $108 $101 $271 $177,405 $1,061
Large Family $71,550 $1,395 $137 $130 $325 $211,542 $1,265
Moderate (81-120% AMI)
One Person $72,300 $1,657 $71 $68 $387 $268,040 $1,589
Small Family $93,000 $2,131 $108 $101 $497 $341,587 $2,030
Large Family $111,600 $2,557 $137 $130 $597 $408,561 $2,427
Assumptions: 2008 HCD income limits; Health and Safety code definitions of affordable housing costs (between 30 and
35% of household income depending on tenure and income level); HUD utility allowances; 20% of monthly affordable cost
for taxes and insurance; 10% down payment; and 6.2% interest rate for a 30-year fixed-rate mortgage loan. Taxes and
insurance apply to owner costs only; renters do not usually pay taxes or insurance. Small Family = 3 person household.
Large Family = 5 person household.
Sources:
1. State Department of Housing and Community Development 2008 Income Limits
2. Housing Authority of the County of Alameda, Utility Allowances - 11/1/07.
3. Veronica Tam and Associates
This Housing Element includes a variety of programs designed to improve the adequacy and affordability
of housing in Dublin and to assist renters and homeowners who cannot afford housing (see Housing
Programs).
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist lower and moderate
income households with financing towards the purchase of a home. The FTHLP program provides 30-
year deferred loans for households earning up to 140 percent of the County median income. Staff held
two orientations, one for realtors and one for the lending community, outlining the program. A housing
consultant was also hired to assist in the development of the loan documents and guidelines for the
program. These efforts helped make the City's first full year of implementation a success as the City
funded 18 loans totaling $557,196 in Fiscal Year 2007-2008. The City will continue to fund and
Appendix C-24
City of Dublin
Housing Element (2009-2014)
implement the FTHLP. The City will also continue to support the Tri-Val ley Housing Opportunity Center
(TVHOC) or other similar programs, which provide information on affordable housing in the Tri-Valley
area.
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing th,: production of residential units
affordable by households of very low, low, and moderate income. Under the Ordinance, all new
residential development projects of 20 units or more designed and intended for permanent occupancy must
construct 12.5 percent of the total number of dwelling units within the development as affordable units.
Of the affordable rental units, 30 percent must be set aside for very low income households, 20 percent for
low income households, and 50 percent for moderate income households; of the owner occupied
affordable units, 40 percent must be set aside for low income households and 60 percent for moderate
income households. Upon request, the City Council can allow the applicant to pay a fee in lieu of
constructing up to 40 percent of the affordable units that the developer would otherwise be required to
construct. In certain instances, the City Council may allow a developer o construct the affordable units
"off-site" and an applicant may dedicate land to the City or city-designated local non-profit housing
developer in lieu of construction of some or all of the required affordable units. A total of $7,040,363.58
has been loaned to three affordable housing projects, the Groves at Dublin Ranch, Wicklow Square and
Arroyo Vista. To date Inclusionary Zoning In-Lieu Fee funds have produ3ed 680 units with an additional
378 units currently in planning review. The City will continue to enforce the provisions of its Inclusionary
Zoning Ordinance to further Housing Element goals and policies related o meeting the housing needs of
all income segments of the community.
F. Affordable Housing Invento
Nine assisted rental housing developments in Dublin provide 1,091 affordable rental units (Table C-19).
The inventory of assisted units includes a review of all multi-family r,-ntal units under federal, state,
and/or local programs, including HUI) programs, state and local bond programs, redevelopment programs,
and local in-lieu fees (inclusionary, density bonus, or direct assistance programs).
All of these projects are recent developments with the exception of Arroyo Vista which is planned for
redevelopment. Deed restrictions ensure the long-term affordability of below market rate units. No
project is at risk of converting to market rate within the planning period (July 1, 2009 to June 30, 2014)
due to expiration of deed restrictions or subsidy contracts.
The City is currently working with the Alameda County Housing Authority to redevelop the 150-unit
Arroyo Vista project. This older public housing project is being redeveloped into a mixed-income project
and will provide a total of 378 housing units of which 196 will be afford?Lble housing units, resulting in a
net increase of 46 new affordable units. The City and the Housing Authority will ensure that all State and
federal relocation and displacement requirements are met.
Appendix C-25
City of Dublin
Housing Element (2009-2014)
Table C-19: Inventory of Assisted Rental Housing
Project Name Total
Units Assisted
Units
Type
Funding Source Earliest
Date of
Conversion # Units
At
Risk
Arroyo Vista
150
150 Senior/
Disabled/ Housing
Authority
2055
0
Public Public Housing
i Tax Credits
Park Sierra 283 57 Sen
or Bonds 2055 0
Tax Credits
Pine Groves/Cedar Groves 322 292 Senior Bonds 2062 0
City Loan
Senior/ Tax Credits
Wicklow Square 54 53 Disabled
City Loan 2059 0
Iron Horse Trails 177 2 Senior/
Disabled Private 2032 0
S
i
/ HCD MHP
Grant
Camellia Place 112 111 en
or
Disabled/ Tax Credits 2062 0
Family CaIHFA Bonds
HOME
Tax Credits
Oak Groves 304 243 Family Bonds 2061 0
City Loan
Avalon at Dublin Station 305 30 Family Private 2062 0
Total 2,011 1,091 0
Source: Alameda-Contra Costa Tri-Valley Affordable Housing Directory, 2007; California Housing Partnership Coalition,
2008; City of Dublin, 2008.
G. Estimates of Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides
detailed information on housing needs by income level for different types of households in Dublin.
Detailed CHAS data based on the 2000 Census is displayed in Table C-20. Based on CHAS, housing
problems in Dublin include:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burden, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of problems vary according to household income, type, and tenure. Some highlights include:
• In general, renter-households had a higher level of housing problems (41 percent) compared to
owner-households (33 percent).
Appendix C-26
City of Dublin
Housing Element (2009-2014)
• Elderly renters had the highest level of housing problems regardlc ss of income level (76 percent).
All extremely low and low income elderly renters experienced a housing problem, including
overpayment (cost burden).
• A larger proportion of very low income households had a housnng problem (81 percent) than
extremely low (77 percent) and low income (78 percent) households.
• Of the 321 extremely low income Dublin households identified in 2000, approximately 76 percent
incurred a housing cost burden exceeding 30 percent of monthly income and 71 percent incurred a
housing cost burden exceeding 50 percent of monthly income.
• Projected housing needs for extremely low income households through the end of the planning
period include a need for additional Housing Choice Vouchers and new or substantially
rehabilitated rental housing of adequate size and at affordable rates to avoid or alleviate the
problems of overcrowding and cost burden.
Table C-20: Housing Assistance Needs
Renters Owners Total
Household by Type, Income
Elderly Small Large Total Elderly
Elderly Total Households
& Housing Problem Families Families Renters Owners
Extremely Low Income 12 48 12 137 , 72 184 321
0-30% MFI
% with any housing 100% 92% 100% 83% 72% 73% 77%
problem
% with cost burden >30% 100% 83% 100% 80% 72% 73% 76%
% with cost burden >50% 100% 83% 67% 77% 61% 67% 71%
Very Low Income 77 199 29 374 92 214 588
31-50% MFI
% with any housing 95% 80% 48% 82% 63% 80% 81%
problem
% with cost burden >30% 95% 73% 35% 77% 63% 80% 78%
% with cost burden >50% 82% 35% 35% 51% 33% 56% 53%
Low Income 39 188 49 425 109 395 820
51-80% MFI
% with any housing 100% 81% 100% 91% 31% 64% 78%
problem
% with cost burden >30% 100% 77% 71% 86% 31% 61% 74%
% with cost burden >50% 26% 16% 0% 32% 18% 31% 32%
Total Households 136 1,494 219 3,252 708 6,027 9,279
% with any housing 76% 37% 61% 41% 26% 33% 36%
problem
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2000.
Notes: Data presented in this table are based on special tabulations from sample Censu; data. The number of households in
each category usually deviates slightly from the 100 percent count due to the need to extrapolate sample data out to total
households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on
precise numbers.
Appendix C-27
City of Dublin
Housing Element (2009-2014)
2. Housing Constraints
Although the City of Dublin strives to ensure the provision of adequate and affordable housing to meet the
needs of the community, many factors can constrain the development, maintenance, and improvement of
housing. These include market mechanisms, government regulations, and physical as well as
environmental constraints. This section addresses these potential constraints that affect the supply and
cost of housing in Dublin.
A. Market Constraints
Several local and regional constraints hinder the ability to accommodate Dublin's demand for affordable
housing. The high cost of land, rising development costs, and neighborhood opposition can make it
expensive for developers to build affordable housing. These constraints may result in housing that is not
affordable to lower and moderate income households, or may render some potential residential projects
economically infeasible for developers.
Land and Construction Costs
High development costs in the region stifle potential affordable housing developments. Construction costs
for residential units have increased rapidly over the last decade, to the point where a typical new two-
bedroom apartment costs over $300,000 to develop, including land and entitlements costs.' Furthermore,
neighborhood resistance to projects can draw out the entitlement process and drive up costs. The
difficulty of developing awkward infill sites can also add to the cost of housing.
Reduction in amenities and the quality of building materials (above a minimum acceptability for health,
safety, and adequate performance) could lower costs and associated sales prices or rents. In addition,
prefabricated factory-built housing may provide for lower priced housing by reducing construction and
labor costs. Another factor related to construction costs is the number of units built at one time. As the
number of units increases, overall costs generally decrease due to economies of scale.
The price of raw land and any necessary improvements is a key component of the total cost of housing.
The diminishing supply of land available for residential construction combined with a fairly steady
demand for housing has served to keep the cost of land high. High and rapidly increasing land costs have
resulted in home builders developing increasingly expensive homes in order to capture profits. Although
land cost data was not available for the City of Dublin, an undeveloped 5,000- to 6,000-square-foot
residential lot in neighboring San Ramon was estimated to cost $300,000 or more in 2004.8
Construction costs are the largest component of total costs for a single-family detached unit, accounting
for 30 to 40 percent of the finished sale price. According to RS Means Residential Square Foot Costs
(2008), construction costs for an average two-story single-family home (2,000 square feet of living area),
and built of stucco on wood frame total $108.50 per square foot in the Dublin area. For multi-family
attached units, construction costs are slightly lower as developers can usually benefit from economies of
scale with discounts for materials and diffusion of equipment mobilization costs.
A density bonus up to 35 percent over the otherwise maximum allowable residential density under the
applicable zoning district is available to developers who provide affordable housing as part of their
7 City of Oakland, Community and Economic Development Agency, March 16, 2005:
8 http://findarticles.com/p/articles/mign4176/is 20040201/ai_n14567901, accessed on March 17, 2008.
Appendix C-28
City of Dublin
Housing Element (2009-2014)
projects. Developers of affordable housing are also entitled to at least one concession or incentive as
established in the Zoning Ordinance. Density bonuses, together with they incentives and/or concessions,
result in a lower average cost of land per dwelling unit, thereby making the provision of affordable
housing more feasible. The City regularly updates its Density Bonus Ordi lance to reflect changes in State
law.
Home Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the Home
Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the
disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan
applications for home purchases, improvements and refinancing, whether financed at market rate or with
federal government assistance. Locally assisted mortgages (such as first-time homebuyer programs) are
not subject to HMDA reporting.
Table C-21 summarizes the disposition of loan applications submitted to financial institutions for home
purchase, refinance, and home improvement within City of Dublin.9 I:icluded is information on loan
applications that were approved and originated10, approved but not acc,-pted by the applicant, denied,
withdrawn by the applicant, or closed for incomplete information.
Table C-21: Disposition of Home Loans - 2006
Home Purc hase R
fi Home
Disposition Government-Backed Conventional nances
e Improvement
Approved, Originated 0 0% 1,093 59% 1,402 54% 153 51%
Approved, Not Accepted 0 0% 243 13% 280 11% 36 12%
Denied 1 100% 306 17% 522 20% 84 28%
Withdrawn 0 0% 181 10% 292 11% 22 7%
Incomplete 0 0% 28 2% 101 4% 4 1%
Total 1 100% 1,851 100% 2,597 100% 299 100%
Source: Home Mortgage Disclosure fact (HMDA) data, 2007.
Home Purchase Loans
In 2006, a total of 1,851 households applied for conventional loans to purchase homes in Dublin. The
overall loan approval rate was 72 percent and 17 percent of applications "ere denied. In the Metropolitan
Area (Alameda and Contra Costa Counties), the approval rate was 66 )ercent and denial rate was 23
percent.
Only one application submitted for the purchase of the home in Dublin through a government-backed loan
(e.g. FHA, VA) and was denied. To be eligible for such loans, residents crust meet the established income
standards and the price of the home is capped according to the specific finding program regulations. In
2006, the market was still relatively tight and prices were high. Mo it lower and moderate income
households would have had difficulty meeting both income and home pricy; restrictions.
9 HMDA data does not provide information based on political boundaries, but by census tract. The data for the City of Dublin
was compiled by aggregating data for census tracts that generally approximate Dublin city limits.
10 An originated loan is one that is approved by the financial institution and accepted by .he loan applicant.
Appendix C-29
City of Dublin
Housing Element (2009-2014)
The City provides opportunities for first-time homebuyers to purchase homes in Dublin. The City
launched a First Time Homebuyer Loan Program (FTHLP) in October 2006. Since January 2007, 24
households received down payment assistance loans totaling $831,750.00.
Refinance Loans
Relatively low interest rates and the availability of interest-only, adjustable-rate, and balloon-payment
mortgages resulted in 2,597 applications filed by Dublin residents for home refinancing in 2006. Slightly
less than two-thirds (65 percent) of these applications were approved, while another 20 percent were
denied. Within the Metropolitan Area, 57 percent of the refinancing applications were approved and 29
percent were denied. Close to 129,000 households applied for refinancing in the Metropolitan Area in
2006.
Home Improvement Loans
A larger proportion of Dublin applicants were denied for home improvement loans than any other type of
loan. Although 28 percent of applicants were denied, 63 percent of applications for home improvement
loans were approved by lending institutions in 2006. The large proportion of home improvement loan
denials may be explained by the nature of these loans. These loans are usually second loans and therefore,
many households may have already carried a high debt-to-income ratio to qualify for additional financing.
In comparison though, residents in the Metropolitan Area had more difficulty in accessing home
improvement financing; 36 percent of the loan applications were denied and 53 percent were approved.
Foreclosures
With low interest rates, "creative" financing (e.g., zero down, interest only, adjustable loans), and
predatory lending practices (e.g. aggressive marketing, hidden fees, negative amortization), many
households nationwide purchased homes that were beyond their financial means between 2000 and 2006.
Under the false assumption that refinancing to lower interest rates would always be an option and home
prices would continue to rise, many households were unprepared for the hikes in interest rates, expiration
of short-term fixed rates, and decline in sales prices (shrinking the equity available) that set off in 2006.
Suddenly faced with significantly inflated mortgage payments, and mortgage loans that are larger than the
worth of the homes, many had to resort to foreclosing their homes.
In Alameda County, 2,573 homeowners filed Notices of Default (NODS) and 1,026 homes were
foreclosed upon in the fourth quarter of 2007.11 DataQuick reports that approximately 46 percent of
homeowners who go into default are able to work out financial arrangements to either keep their houses or
sell them and pay off their debts. 12 With the implosion of the mortgage lending market, many households
have difficulty obtaining new mortgage loans or refinancing, even for above moderate income households.
According to data provided by the Bay East Association of Realtors (BEAR), 191 properties in Dublin
were in active foreclosures while 94 properties were in pending foreclosures in November 2008 (Table C-
22). Based on the average listing prices of active foreclosures, households of moderate and above
moderate income households are also impacted for the current mortgage crisis.
http://sfbay.redfin.com/blogJ2008/01/alameda county foreclosures during 2007 and december sales.html, accessed April
8, 2008.
12 http://ww",.sacbee.com/103/story/455762.htm], accessed April 8, 2008.
Appendix C-30
City of Dublin
Housing Element (2009-2014)
Table C-22: Active and Pending Foreclosures
Active Detached Attached
Special Information Count '% Active Average 'LP' Count % Active Average 'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell PSS
56
52.34%
$805,762.82
43
51.19%
$470,610.42
PSS 35 32.71% $692,937.11 25 29.76% $344,513.44
REO 16 14.95% $553,056.25 16 19.05% $350,943.75
Total 107 $731,069.32 84 $410,287.90
Pending Detached Attached
Special Information Count % Pend Average 'LP' Count % Pend Average 'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell PSS
22
42.31%
$672,158.55
13
30.95%
$437,048.15
PSS 23 44.23% $789,380.43 18 42.86% $394,550.00
REO 7 13.46% $528,283.71 11 26.19% $345,436.36
Total 52 $704,638.92 42 $394,841.10
Source: Bay East Association of Realtors, November 2008.
Construction Financing
Prior to the recession of the early 1990s, and significant changes in lending; practices following the savings
and loan scandal of the late 1980s, developers could receive loans for 10) percent or more of a project's
estimated future value. Now, construction and permanent loans are rarely available for over 75 percent of
the future project value for multifamily developments. This means that developers must usually supply at
least 25 percent of the project value.
The financing of a residential project. particularly affordable housing is quite complex. No firm threshold
determines an acceptable `return' on investment, nor the maximum oluity contribution at which an
otherwise feasible project becomes infeasible. Upfront cash commitment may not be problematic for
some developers as long as the project can generate an acceptable net cash flow to meet the acceptable
returns. Although financing costs impact project feasibility, these prob ems are generally equal across
jurisdictions and thus are not a unique constraint to housing production in Dublin.
B. Governmental Constraints
City ordinances, policies, and other regulations can impact the price and availability of housing in Dublin.
Land use controls, site improvement requirements, building codes, fees, and other local programs to
improve the overall quality of housing may serve as constraints to housing development. The following
public policies can affect overall hou,;ing availability, adequacy, and affordability.
Land Use Controls
The Dublin General Plan, Eastern Dublin Specific Plan, Downtown Core Specific Plan, Village Parkway
Specific Plan, and West Dublin BART Specific Plan establish land use designations for three areas of the
City:
• Primary Planning Area;
Appendix C-31
City of Dublin
Housing Element (2009-2014)
• Eastern Extended Planning Area; and
• Western Extended Planning Area.
Primary Planning Area
The Primary Planning Area includes the area within the 1982 City boundaries. The General Plan,
Downtown Core Specific Plan, Village Parkway Specific Plan, and West Dublin BART Specific Plan
establish the following land use controls within the Primary Planning Area:
General Plan:
• Low-Density Single-Family (0.5 to 3.8 units per gross residential acre): Detached dwelling units.
• Single-Family (0.9 to 6.0 units per gross residential acre): Detached and zero lot line (no side
yard) units and attached or detached second units.
• Medium Density (6.1 to 14.0 units per gross residential acre): Detached, zero-lot line, duplex,
townhouse, and garden apartment development.
• Medium-High Density (14.1 to 25.0 units per gross residential acre): Attached dwelling units,
including duplexes, triplexes, quadriplexes, townhouses, flats and garden apartments.
• Medium-High Density and Retail/Office (14.1 to 25.0 units per gross residential acre with
FAR's of 0.25 to 0.60): Attached dwelling units, including duplexes, triplexes, quadriplexes,
townhouses, flats and garden apartments; shopping centers, stores, restaurants, business and
professional offices, motels, service stations and sale of automotive parts.
• Public/Semi-Public Facilities (FAR up to 0.50): Development of housing permitted when
developed by a non-profit entity and serves to meet affordable housing needs or the housing needs
of an underserved economic segment of the community.
Downtown Core Specific Plan:
• High Density (25.0+ units per acre): High density residential dwellings with a density range in
excess of 25 units per acre.
• Mixed Use: Medium or High Density residential land uses with at least one non-residential land
use type such as office or retail. Office or retail uses may include shopping centers, stores,
restaurants, business and professional offices, and entertainment facilities. Allowable FAR is 0.50
to 1.00 and the employee density target is 200 to 450 square feet per employee. The floor area
ratio is for the combined commercial and residential uses.
Village Parkway Specific Plan:
• Residential Uses: Includes multi-family residences and caretaker units.
West Dublin BART Specific Plan:
Residential: Medium and High density residential dwellings with a High Density range of 30-58
units per acre.
Appendix C-32
City of Dublin
Housing Element (2009-2014)
• Mixed Use: Residential and at least one non-residential land use type such as office or retail.
Office or retail uses may include shopping centers, stores, restaurants, business and professional
offices, and entertainment facilities. For development in the Tra isit Village area adjacent to the
BART Station, a FAR exceeding 1.00 and up to 1.20 for hotel .ise is acceptable because of its
proximity to regional transportation facilities.
• Public/Semi-Public (FAR 0.50): Development of housing permitted when developed by a non-
profit entity and serves to meet affordable housing needs or the housing needs of an underserved
economic segment of the conununity.
Eastern Extended Planning Area
The Eastern Extended Planning Area is located east of Dublin's older urbanized area and consists of 4,285
acres, of which 2,359 acres is designated for residential uses. Residential designations for the Single-
Family, Medium-Density, Medium High-Density, Medium-High Density and Retail/Office, and
Public/Semi-Public Facilities categories in the Primary Planning Area are applicable in the Eastern
Extended Planning Area. The following additional residential designaticns have been developed for the
Eastern Extended Planning Area:
• Rural Residential/Agriculture (1 unit per 100 gross residential :acres): Accommodates large lot
low density residential uses in association with agricultural activities and other open space uses,
such as range and watershed management.
• High Density (25.1 units and above per gross residential acre): Attached dwelling units including
condominiums, townhouses, apartments, and flats.
• Mixed Use (FAR - 0.30 to 1.00): Combination of medium to medium high density residential
housing and at least one non-residential use, such as office or retail. Office or retail uses could
include uses such as stores, restaurants business and professional offices, and entertainment
facilities. The floor area ratio is for the combined commercial and residential uses.
Western Extended Planning Area
Located along the north side of I-580, west of the City's older urbanized area, the Western Extended
Planning Area covers approximately 3,255 acres. The Single-Family designation of the Primary Planning
Area and the Rural Residential/Agriculture designation of the Easteni Extended Planning Area are
applicable in the Western Extended Planning Area. An additional residential designation unique to this
planning area is the Estate designation. The Estate designation is intended for typical ranchettes and estate
homes at 0.01 to 0.8 units per gross acre.
An Urban Limit Line was adopted by initiative on November 7, 2000 for the Western Extended Planning
Area. The Urban Limit Line is located along the City limit line as of the initiative's effective date.
Pursuant to the initiative, lands west of the Urban Limit Li ie are designated as Rural
Residential/Agriculture on the General Plan Land Use Map and are within the City's Sphere of Influence.
The Initiative is effective for thirty (30) years and the Line's location may be changed only with voter
approval during the effective period, and only following review and approval of a General Plan
Amendment by the City Council. Any request to change the Urban Limit Line must be accompanied by a
request to amend the land use designation to an urban designation. The U -ban Limit Line is established to
discourage urban sprawl. The City has adequate capacity within the Urban Limit Line to meet its housing
needs and therefore, this Line does not present an actual constraint to housing development.
Appendix C-33
City of Dublin
Housing Element (2009-2014)
Livermore Airport Protection Area (APA)
The Livermore Airport is owned and operated by the City of Livermore. The Airport is a General
Aviation Airport which serves private, business, and corporate tenants and customers. The airport is
located three miles northwest of the City of Livermore adjacent to the Las Positas Golf Course and the
Water Reclamation Plant and is situated on 643 acres.
Parts of eastern Dublin fall within the Livermore Airport Protection Area and projects proposed within this
area are subject to review by the Alameda County Airport Land Use Commission for consistency with the
Alameda County Airport Land Use Compatibility Plan. The Airport Land Use Commission has 60 days
for the review. However, the City Council has the authority to override the Commission's review with a
four-fifth vote.
Currently, the Dublin General Plan allows some low and medium density residential uses within the
Livermore APA if, at the time of prezoning, the residential designations are consistent with the APA. If,
at the time of prezoning, the residential designations are inconsistent with the APA, the residential
designations would convert to Future Study Area with an underlying Rural Residential/Agriculture
designation. The APA is not a constraint on housing development in Dublin as the General Plan
designation of lands within the current City Limits is consistent with the Alameda County Airport Land
Use Compatibility Plan.
Conclusion
The City's residential land use designations facilitate and encourage the provision of a wide range of
housing types including single-family dwellings, mobile homes, townhomes, condominiums, second
dwelling units, and multi-family units at various densities. Therefore, Dublin's land use regulations are
not a constraint to residential development.
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the
Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and general
welfare of residents as well as implement the policies of the General Plan. The following zoning districts
allow residential uses:
• Agricultural (A): The A zoning district is intended, in part, to preserve and protect agricultural
lands that are being used for the commercial production of agricultural commodities consistent
with the General Plan and applicable Specific Plans and appropriate standards of public health,
safety, welfare, and aesthetics. Agricultural housing, mobile homes and single-family homes on
large rural lots are permitted in the A district.
Single-Family Residential (R-1): The R-1 district is intended to provide for and protect
neighborhoods comprised of detached, single-family homes and residential use types compatible
with a quiet, family-living environment. The district is consistent with the Low-Density Single-
Family Residential, Single Family-Residential, and Medium Density Residential designations of
the General Plan depending on the lot square footage per dwelling unit of an area. The lot square
footage per dwelling unit of an area in the R-1 district is expressed as a suffix to the R-1 Zoning
Map symbol (e.g., R-1-5,000, R-1-10,000, etc.).
• Two-Family Residential (R-2): The R-2 district is intended to provide for two-family dwellings
that have characteristics similar to single-family neighborhoods, duplexes, and residential use
types compatible with a quiet living environment. The R-2 district is consistent with the Medium
Appendix C-34
City of Dublin
Housing Element (2009-2014)
Density Residential, and Medium-High Density Residential designations of the General Plan
depending on the lot square footage per dwelling unit of an ar,;a. The lot square footage per
dwelling unit of an area in the R-2 district is expressed as a suffix to the R-2 Zoning Map symbol.
Multi-Family Residential (R-M): The R-M district is intenced to provide for and protect
neighborhoods comprised of single family residences, two family residences, and multi-family
residences that are clustered to provide generous open space areas for common use, and that are
generally close to transit, shopping, and public facilities. The R-M district is consistent with the
Medium Density Residential, Medium-High Density Residential, and High-Density Residential
designations of the General Plan depending on the lot square footage per dwelling unit of an area.
The lot square footage per dwelling unit of an area in the R-M d strict is expressed as a suffix to
the R-M Zoning Map symbol.
Dublin's Zoning Ordinance establishes residential development standards for each zone to ensure quality
of development in the community (Table C-23). Characteristic standards applicable to residential
development in the City include standards for lot area, lot width and frontage, lot coverage, setbacks,
height limits, and parking. Developers of certain affordable and senior housing may request a variety of
incentives, including concessions, modifications, or waivers of otherwise applicable development
standards set forth in Chapter 8.36 of the Zoning Ordinance. Reduced setbacks, concentration of
affordable units, and reduced bedroom sizes were granted to facilitate the development of 596 affordable
housing units at the Oak Groves and Pine Groves/Cedar Groves projec s within The Groves at Dublin
Ranch (formerly known as Fairway Ranch).
Appendix C-35
City of Dublin
Housing Element (2009-2014)
Table C-23: Residential Development Standards
Standard A R-1 R-2 R-M
Lot Area
Interior Lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft.
Corner Lot 100 acres 5,000 sq. ft. 9,000 sq. ft. 6,000 sq. ft.
4,000 sq. ft. and 4,000 sq. ft. and 750 sq. ft. and larger
Min. Lot Size NA larger as consistent larger as consistent as consistent w/
w/ General Plan w/ General Plan General Plan
Lot Width and Frontage
Interior Lot 300 ft. 50 ft. 80 ft. 50 ft.
Corner Lot 300 ft. 60 ft. 90 ft. 60 ft.
Lot Depth NA 100 ft. 100 ft. 100 ft.
1 dwelling unit per full
Residential Use 1 dwelling unit 1 dwelling unit 750 sq. ft. and larger
(Max. Per Lot) 1 Second Unit 1 Second Unit 2
dwelling units as consistent w/
General Plan
Setbacks
20 ft. average 20 ft. average
Front 50 ft. 18 ft. minimum to 20 ft.
18 ft. minimum
garage 2
Side 30 ft. (3) 10 ft. 10 ft. (4)
Street Side 50 ft. 10 ft. 10 ft. 10 ft.
Rear 50 ft. 20 ft. 20 ft. 30 ft.
Other
Distance between 100 ft. 10 ft. 20 ft. 20 ft.
Residences
Max. Lot Coverage NA 40% 1 story, 40% 1 story, 40% 1 story,
35 /0 2 stories 35% 2 stories 35% 2 stories
Common Useable NA NA NA 30% of net site area
Outdoor S ace
Height Limits (1) (1) (1) (5)
Source: City of Dublin Zoning Ordinance, 2008.
Notes:
1. West of Dougherty Road, 25 ft. and 2 stories may be increased to 35 ft. and 2 stories pursuant to a Site Development
Review approval by the Zoning Administrator. East of Dougherty Road, 35 ft. and 2 stories.
2. Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 sq. ft. in
size.
3. Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 ft. plus one foot for each full 10 ft. by which lot
width exceeds minimum lot width up to a maximum of 10 ft.
4. Buildings with four or more residences in the R-M zoning district must have a 15-ft. Side Yard on one side.
5. 35 ft. if four or fewer dwelling units; 45 ft. if five or more dwelling units; 75 ft. if five or more dwelling units and lot
coverage does not exceed 35 percent.
The City's height limits are set with respect to neighborhood character and allowable densities. Building
height limits in the R-M zone have not constrained residential development. Specifically, residential
development around the existing Dublin/Pleasanton BART Station allows for up to five stories of
residential uses over parking, recognizing the advantages of compact transit-oriented development in
providing affordable housing opportunities.
Appendix C-36
City of Dublin
Housing Element (2009-2014)
Parking requirements for different types of residential uses in Dublin are summarized in Table C-24.
Dublin's parking requirements for a prototypical 100-unit multi-family residential development are
comparable to requirements of nearby cities (Table C-25). The City's requirement is lower than what
would be required for the same development in San Ramon and Pleasanton and slightly higher than the
requirement in Livermore. Additionally, the City has approved reduced parking standards through the
Planned Development Zoning process for multi-family residential and mixed use developments adjacent
to the existing Dublin/Pleasanton BART Station and the future West Dubl: n/Pleasanton BART Station.
Table C-24: Dublin Parking Requirements for Residential Uses
Residential Use Types Number of Parking Spf.ces Required
Apartments
Studio
1 Bedroom 1 covered or garaged space per dwelling plus 1 parking space for unreserved
uest parking
and
2+ Bedrooms .
g
Condominiums
Studio
arkin
uest
lli
it
lus
d
d
1
d
1 Bedroom g.
p
ng un
p
g
space per
we
covere
or garage
2+ Bedrooms 2 covered or garaged spaces per dwelling pb is guest parking.
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.
Single-Family/Duplex
Lots < 4,000 sq. ft. 2 in enclosed garage per dwelling* plus one on-street parking space per
dwelling unit within 150 feet of that dwelling unit.
Lots > 4,000 sq. ft. 2 in enclosed garage per dwelling.*
Other Parking Requirements
Senior Citizen Housing 1 covered or garaged space per dwelling plus one guest parking space for
every three dwelling units.
Second Unit 1 parking space per unit. The space may be compact, uncovered, and in
tandem with the required parking of the principal dwelling unit.
Agricultural Housing
Community Care Facility, Small
lli
2
d
Mobile Home ng
per
we
Mixed Use Residential
Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings
Source: City of Dublin, Zoning Ordinance, 2008.
Notes: *Except if two, full-size, unenclosed parking spaces are provided elsewhere on i lot for the purposes of converting a
residential garage to living space.
Appendix C-37
City of Dublin
Housing Element (2009-2014)
Table C-25: Comparison of Parking Requirements for Residential Uses
Unit Type Dublin San Ramon Livermore Pleasanton
Single-Family 2.0/unit 2.0-4.0/unit 2.0/unit 2.0/unit
Multi-Family
Studio unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unitz
1-Bedroom unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unite
2-Bedroom unit 1.0/unit 2.0/unit 1.75/unit 1.5 - 2.0/unite
3-Bedroom unit 1.0/unit 2.0/unit 1.75/unit 2.0/unit
4-Bedroom+ unit 1.0/unit 3.0/unit 1.75/unit 2.0/unit
Guest Spaces Varies' 25% None 14%
Prototypical Multi-
Family Project 200 spaces 230 spaces 175 spaces 212 spaces
Sources: City of Dublin Municipal Code, 2008; City of San Ramon Municipal Code, 2008; City of
Livermore Municipal Code, 2008; and City of Pleasanton Municipal Code, 2008.
Notes:
1. Requirement ranges from 33% for senior projects to 50% for condominium projects and 100% for
apartments.
2. Requirement for first 4 units; 1.5 spaces per unit required for each unit thereafter.
Although the provision of off-street parking can increase the cost of housing, Dublin's standards are
reasonable as requirements for multi-family developments are less than requirements for single-family
detached dwellings and comparable to or lower than parking requirements of nearby jurisdictions. Guest
space requirements for multi-family developments are also reasonable because these types of
developments do not have private driveways for each unit to accommodate parking for guests as is
required for new single-family homes on lots larger than 4,000 square feet. Nevertheless, because the
increased cost of off-street parking can impact the financing of housing affordability, reduced parking and
other incentives, concessions, or waivers and modifications of development standards are available for
affordable projects that are eligible for a density bonus pursuant to Chapter 8.52 of the Zoning Ordinance.
Reduced parking standards were approved for the Wicklow Square and The Groves at Dublin Ranch
(formerly known as Fairway Ranch) affordable housing developments (Oak Groves and Pine
Groves/Cedar Groves). Reduced parking standards are also available for transit-oriented development
projects that are proposed adjacent to BART stations in the City.
Provision for a Variety of Housing
State Housing Element law specifies that jurisdictions identify adequate sites to be made available through
appropriate zoning and development standards to encourage the development of various types of housing
for all economic segments of the population. This includes single-family housing, multi-family housing,
mobile homes, agricultural housing, emergency shelters, and transitional housing, among others. Table C-
26 summarizes the various housing types permitted and conditionally permitted under the Zoning
Ordinance.
Appendix C-38
City of Dublin
Housing Element (2009-2014)
Table C-26: Residential Uses by District
Uses A R-1 R-2 RM C-O C-N C-1 C-2 M-P M-1 M-2-
Single-family
Residence P P P P
Agricultural Housing C/ZA -- -- -- -- -- -- -- -- -- --
Second Unit -- P -- -- -- -- -- -- -- -- --
Mobile Home P P P -- -- -- -- -- -- -- --
Mobile Home Parks -- C/PC C/PC -- -- -- -- -- -- -- --
Multifamily
Dwellings
-- _
- P P
--
--
--
--
-
Community Care
Facility, Small P P P P
Community Care
Facility, Large C/PC C/PC C/PC -- -- C/PC C/PC C/PC C/PC
Transitional Housing -- -- C/PC C/PC -- -- -- -- -- -- --
Emergency Shelters -- O - C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Mixed Use* -- C
/PC -- -- -- -- C/PC -- -- -- --
Source: City of Dublin Zoning Ordinance, 2008.
Notes: P - Permitted Use; C/ZA - Conditional Use Permit/Zoning Administrator; C, PC Conditional Use Permit Planning
Commission; --Not Permitted;
*"Residential Use Secondary to Commercial Use" is defined as a residence located above the ground floor commercial uses and is
referred to herein as "Mixed Use."
Single-Family Residence
The term "Single-Family Residence" is defined in the Zoning Ordinance ?.s a building designed for and/or
occupied exclusively by one family. The definition also includes factory-built housing, modular housing,
manufactured housing, mobile homes, and the rental of bedrooms within a single-family dwelling to no
more than four borders. The term "family" is defined as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel, club,
fraternity or sorority house. A family includes any servants and four or fewer boarders. Single-family
residences are permitted in all residential zoning districts. Combined, the definitions of "single-family
dwelling" and "family" may conflict with the requirements of the State Employee Housing Act and
Lanterman Developmental Disabilities Services Act (described below). T ris potential constraint is further
described in later sections.
Agricultural Housing
Agricultural housing is defined as dwellings and/or living quarters for J arm. laborers, or other types of
dwellings determined to be substantially similar to the above by the Director of Community Development.
Agricultural Housing shall not be in addition to a Caretaker Residence or ?i Farm Mobile Home. Although
only eight Dublin residents were employed in agricultural industry at the time of the 2000 Census,
Agricultural Housing is permitted in the A district with approval of a Conditional Use Permit (CUP) by
the Zoning Administrator. Conditions would be similar to those for other similar uses in the same zones
and would not serve to constrain the development of such facilities. The Zoning Administrator must make
the following findings established in Section 8.100.060 of the Zoning Crdinance prior to approval of a
CUP for agricultural housing:
• The proposed use and related structures is compatible with oth,,r land uses, transportation and
service facilities in the vicinity.
Appendix C-39
City of Dublin
Housing Element (2009-2014)
• It will 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.
• It will not be injurious to property or improvements in the neighborhood.
• There are adequate provisions for public access, water, sanitation, and public utilities and services
to ensure that the proposed use and related structures would not be detrimental to the public
health, safety, and welfare.
• The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
• It will not be contrary to the specific intent clauses, development regulations, or performance
standards established for the zoning district in which it is located.
• It is consistent with the Dublin General Plan and with any applicable Specific Plans.
However, pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code),
employee housing for agricultural workers consisting of no more than 3 5 beds in a group quarters or 12
units or spaces designed for use by a single family or household is perritted by right in an agricultural
land use designation. Therefore, for properties that permit agricultural uses by right, a local jurisdiction
may not treat employee housing that meets the above criteria any differently than an agricultural use.
Furthermore, any employee housing providing accommodations for six or fewer employees shall be
deemed a single-family structure with a residential land use designation, according to the Employee
Housing Act. Employee housing for six or fewer persons is permitted where a single-family residence is
permitted. No conditional or special use permit or variance is required.
The City requires a CUP for all agricultural uses. Similarly, employee housing on agriculturally
designated land requires the approval of a CUP. However, combined the definitions of a "single-family
residence" and a "family" may potentially prevent six unrelated boarders to occupy a single-family
residence as employee housing. The City will amend the Zoning Ordinance to address the provisions for
agricultural housing, and to reconcile any potential conflicts between the "single-family residence" and
"family" definitions and State law.
Second Units
A Second Unit is a residential unit with separate kitchen, sleeping, and bathroom facilities that is a part of,
an extension to, or detached from, a detached single-family residence, and is subordinate to the principal
residence. Second units may be an alternative source of affordable housing for lower income households
and seniors.
California law requires local jurisdictions to adopt ordinances that establish the conditions under which
second dwelling units are permitted (Government Code, Section 65852.2). A jurisdiction cannot adopt an
ordinance that precludes the development of second units unless findings are made acknowledging that
allowing second units may limit the housing opportunities of the region and result in adverse impacts on
public health, safety, and welfare. An amendment to the State's second unit law in September 2002
requires local governments to use a ministerial, rather than discretionary process for approving second
units (i.e. second units otherwise compliant with local zoning stancards can be approved without
conditions or a public hearing).
Appendix C-40
City of Dublin
Housing Element (2009-2014)
The City adopted a Second Unit Ordinance in 2003 to allow second dwelling units in the R-1 zoning
district with a ministerial permit. The Community Development Department will issue a building permit
for a second unit if all building permit submittal requirements are met, a1d if it conforms to the specific
standards contained in Section 8.80.040 of the Zoning Ordinance, including but not limited to:
• The lot is occupied by a legal existing, detached single-family unit.
• The total floor area is not less than 275 square feet or more than 1,000 square feet. In no case
shall a second unit exceed 35 percent of the total floor area of the existing single-family residence.
• The second unit shall conform to the development standards of the R-1 district.
• One off-street parking space is required but may be uncovered and in tandem with the parking of
the principal unit.
• The principal residence and the second unit combined shall not cover more than 60 percent of the
lot.
These development standards are typical and consistent with State law. Since adoption of the Ordinance
in 2003, one second dwelling unit building permit has been issued and a second application is undergoing
building plan check.
Multi-Family Housing
Multi-Family housing includes duplexes, apartments, condominiums, or townhomes. As of January 2008,
multi-family housing units constituted approximately 41 percent of Dublin's housing stock. The Zoning
Ordinance provides for multi-family developments by-right in the R-2 anc. R-M zoning districts. The R-2
zoning district is consistent with the Medium Density and Medium-High Density Residential land use
designations of the General Plan which allow for 6.1 - 25.0 dwelling units per acre. The R-M zoning
district is consistent with the Medium, Medium-High and High Density Residential land use designations
of the General Plan which allow for 6.1 - 25.0+ dwelling units per acre. The General Plan does not place
an upper limit on High Density Residential land uses.
Mobile Homes and Mobile Home Parks
Mobile homes offer an affordable housing option to many lower and moderate income households. The
City permits mobile homes constructed after September 15, 1971 and issued an insignia of approval by the
California Department of Housing and Community Development (HCD ) and permanently located on a
permanent foundation system by right in the A, R-1, and R-2 districts. Mobile Home Parks require
approval of a CUP by the Planning Commission within the R-1 and R-2 zoning districts. Conditions
would be similar to those for other similar uses in the same zones and would not serve to constrain the
development of such facilities. The required findings for approval of a CUP are stated in Section 8.100.060
of the Zoning Ordinance and are the same as described above for agricultural housing.
Community Care Facilities
Community care facilities are defined as residential facilities that provide 24-hour care for individuals,
including the elderly, persons in an alcoholism or drug abuse recovery or treatment facility, persons in a
facility for mentally disordered, handicapped persons or dependent and n: glected children, persons in an
intermediate care facility/developmentally disabled-habilitative, intermediate care facility/
developmentally disabled-nursing, and congregate living health facilities. A community care facility may
be located in any type of residence.
Consistent with the State Lanterman Developmental Disabilities Services Act, small community care
facilities serving six or fewer persons are permitted within all residential zones. Large community care
facilities serving seven or more persons require approval of a Conditional Use Permit (CUP) by the
Planning Commission within the R-1, R-2, R-M, C-1, C-2, M-P, and M-1 zoning districts. Potential
Appendix C41
City of Dublin
Housing Element (2009-2014)
conditions for approval may include hours of operation, security, loading requirements, and management.
Conditions would be similar to those for other similar uses in the same: zones and would not serve to
constrain the development of such facilities. The required findings for approval of a CUP are stated in
Section 8.100.060 of the Zoning Ordinance and are the same as described above for agricultural housing.
As of October 2008, a number of community care facilities are operating in the City of Dublin:"
• Four adult residential facilities with a total capacity of 22 beds;
• Three group homes for children with a total capacity of 18 beds; and
• Fourteen residential care facilities for the elderly with a total capacity of 96 beds.
However, the City's definition of a "single-family residence" is a buildi:ig designed for and/or occupied
exclusively by one family. The term "family" limits the number of boarders to no more than four.
Together, these definitions may result in a potential conflict with the Lanterman Developmental
Disabilities Services Act. The City's Zoning Ordinance will be amended to resolve any potential
conflicts.
Transitional Housing
Transitional Housing units or facilities provide a residence for homeless individuals or families for an
extended period of time, usually six months or longer, which also offers other social services and
counseling to assist residents in achieving self-sufficiency. Transitional Housing may be accessory to a
public or civic type use. No known transitional housing units are currently located within the City.
The City amended the Zoning Ordinance in 2004 to facilitate and encourage the provision of transitional
housing by conditionally permitting the use in the R-2 and R-M zoning districts. The Conditional Use
Permit is subject to the approval of the Planning Commission and specific criteria established in Section
8.20.040(B) of the Dublin Municipal Code. The criteria are as follows:
• The transitional housing has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the transitional housing will not res-.ilt in negative impacts on other
uses.
• The generation of external lighting and noise is kept to a minimuri for the location.
• The transitional housing is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The transitional housing is designed to provide adequate security measures to protect users and the
surrounding neighborhood.
• The transitional housing design and location reflects the needs of :he clients being served.
• The transitional housing provides transportation of individuals to and from proposed facilities.
• The transitional housing is in compliance with County and State health and safety requirements
for food, medical and other supportive services provided on-site.
• The transitional housing operation and management is in and maintains in good standing all
County and/or State licenses, if required by these agencies for he owner(s), operator(s), and/or
staff of the proposed facility.
• The transitional housing is developed in accordance with the Development Regulations in Chapter
8.36 for the Zoning District and all applicable regulations and standards of the City of Dublin
Zoning Ordinance.
13 State Department of Social Services, Licensing Division. littp://www.ccld.ca. og v/does/ccld search/ccld search.aspx.
Appendix C-42
City of Dublin
Housing Element (2009-2014)
California Health and Safety Code (Section 50675.2) defines "transitional housing" and "transitional
housing development" as buildings configured as rental housing dev,;lopments, but operated under
program requirements that call for the termination of assistance and recirculation of the assisted unit to
another eligible program recipient at some predetermined future point in time, which shall be no less than
six months.
This definition of transitional housing does not encompass all transitional housing facilities regulated by
the City of Dublin, particularly those that operate similar to group quarters and charge fees rather than
rents. The Zoning Ordinance will be amended to clarify the existing CUP requirement for transitional
housing facilities. Small transitional housing facilities that serve six or fewer persons will be permitted by
right in all residential zoning districts. Large transitional housing facilitie 3 serving seven or more persons
that function like group quarters will be conditionally permitted in the R-1 and R-2 zoning districts. The
City will review the Zoning Ordinance to ensure that the performance standards for transitional housing
established in Section 8.20.040(B) of the Dublin Municipal Code are not more restrictive than the required
findings for the approval of large community care facilities. The required findings for approval of the
CUP are stated in Section 8.100.060 of the Zoning Ordinance and will be the same as described above for
agricultural housing. Large transitional housing facilities serving seven or more persons and function like
a regular multi-family development will be permitted by-right in the R-M zoning district and those PD
zoning districts where multi-family development is permitted.
Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-term
residence for homeless individuals or families offering limited supplemental services for the homeless
population year-round, provided no facility is used for more than a month at a time by any individual or
family. An Emergency Shelter may be accessory to a public or civic type use. Emergency Shelters are
conditionally permitted in the C-O, C-N, C-1, C-2, M-P, M-1, and M-2 zoning districts, and subject to the
approval of the Planning Commission. Applicable development and performance standards are set forth in
Section 8.28.070(B) and are as follows:
• The emergency shelter has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the emergency shelter will not result in negative impacts on other uses.
• The generation of external lighting and noise is kept to a minimum for the location.
• The emergency shelter is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The emergency shelter is designed to provide adequate security measures to protect users and the
surrounding neighborhood.
• The emergency shelter design and location reflects the needs of the clients being served.
• The emergency shelter provides transportation of individuals to an3 from proposed facilities.
• The emergency shelter is in compliance with County and State health and safety requirements for
food, medical and other supportive services provided on-site.
• The emergency shelter operation and management is in and maintains in good standing all County
and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or staff of the
proposed facility.
• The emergency shelter is developed in accordance with the Development Regulations in Chapter
8.36 for the Zoning District and all applicable regulations and , tandards of the City of Dublin
Zoning Ordinance.
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within the
M-1 zoning district pursuant to SB 2 enacted in 2007. The M-1 zoning district covers approximately 180
Appendix C43
City of Dublin
Housing Element (2009-2014)
acres on 67 parcels in Dublin and therefore adequate capacity exists to accommodate unsheltered
homeless persons and at least one year-round emergency shelter.
The Zoning Ordinance will also be revised to replace the development and performance standards in
Section 8.28.070(B) with the criteria allowed by SB 2. These include:
• The maximum number of beds/persons permitted to be served nightly;
• Off-street parking based on demonstrated need, but not to exceed parking requirements for other
residential or commercial uses in the same zone;
• The size/location of exterior and interior onsite waiting and client intake areas;
• The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are not required to
be more than 300 feet apart;
• The length of stay;
• Lighting; and
• Security during hours that the emergency shelter is in operation.
Mixed Use
Residential uses located above the ground floor of a commercial use are conditionally permitted in the R-1
and C-1 zoning districts and require approval of a Conditional Use Permit (CUP) by the Planning
Commission. The City approved a mixed-use project in 2004 including 150,000 square feet of office
space and 308 multi-family apartment units within the West Dublin BART Specific Plan Area. Under the
City's Inclusionary Zoning Regulations, the project is required to provide up to 39 affordable units. The
City also approved the 233-unit multi-family Tralee Village mixed-use development in 2004, which
includes two mixed use buildings with 33,500 square feet of ground floor commercial uses and 130
residential units above; the project will provide 29 affordable units, of which nine units will be affordable
to very low income households, six units will be for low-income households, and 14 units will be for
moderate-income households. In 2005 the City approved a mixed use project at the Dublin Transit Center
adjacent to the existing Dublin/Pleasanton BART Station which includes approximately 15,000 square feet
of ground floor retail uses with 304 apartments above; 10 percent of the units are set aside for moderate
income households. In 2006, the City approved a second mixed use project at the Dublin Transit Center
which includes approximately 15,000 square feet of ground floor retail uses with 300 for sale
condominiums above. A third project at the Dublin Transit Center is currently in Planning review and
includes up to 25,000 square feet of ground floor retail and 405 apartments; 10 percent of the units will be
set aside for moderate income households.
Single Room Occupancy Units (SROs)
SRO units are one-room units intended for occupancy by a single individual. It is distinct from a studio or
efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although
SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. Currently,
the Zoning Ordinance does not expressly address SROs. The Zoning Ordinance will be amended to
facilitate and encourage the provision of SROs consistent with SB 2 enacted in 2007.
SROs will be conditionally permitted in the C-2 district. Criteria that would be used to review CUP
applications for SROs pertain to performance standards and will not be specific to the proposed use.
Potential conditions for approval of these facilities may include hours of operation, security, loading
requirements, and management. Conditions would be similar to those for other similar uses in the same zones
and would not serve to constrain the development of such facilities. The required findings for approval of a
CUP are stated in Section 8.100.060 of the Zoning Ordinance and will be the same as described above for
agricultural housing.
Appendix C-44
City of Dublin
Housing Element (2009-2014)
Supportive Housing
California Health and Safety Code (Section 50675.2) defines "supportive housing" as housing with no
limit on length of stay, that is occupied by the low-income adults with disabilities, and that is linked to
onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his
or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Currently, the Zoning Ordinance does not address supportive housing. To facilitate and encourage the
provision of supportive housing in Dublin, the Zoning Ordinance will be amended to define and identify
zones that permit or conditionally permit supportive housing consistent with SB 2 enacted in 2007. Small
supportive housing facilities serving six or fewer residents will be permitted by-right in all residential
zones. Large supportive housing facilities serving seven or more persons that function like group quarters
will be conditionally permitted in the R-1 and R-2 zoning districts. The City will review the Zoning
Ordinance to ensure that specific performance standards established for supportive housing are not more
restrictive than the required findings for the approval of large community care facilities. The required
findings for approval of a Conditional Use Permit (CUP) are stated in Section 8.100.060 of the Zoning
Ordinance and will be the same as described above for agricultural housing. Large supportive housing
facilities serving seven or more persons and function like a regular multi-family development will be
permitted by-right in the R-M zoning district and those PD zoning districts where multi-family
development is permitted.
Site Improvements, Exactions, and Development Fees
Site Improvements
For large subdivisions, the City requires the construction of reasonable on- and off-site improvements
pursuant to the Subdivision Map Act. The minimum improvements requir.-d of the developer include:
• Grading and improvement oi' public and private streets including surfacing, curbs, gutters, cross
gutters, sidewalks, ornamental street lighting, street name sign;; and necessary barricades and
safety devices;
• Storm drainage and flood control facilities within and outside of when necessary the subdivision
sufficient to carry storm runoff both tributary to and originating w thin the subdivision;
• Debris basins and erosion and siltation control measures to control erosion and siltation;
• A sewage system that meets public sewer system standards;
• A water distribution system providing an adequate supply of pctable water to each lot and fire
hydrant within the subdivision;
• Fire hydrants and connections shall be of the type and at locations specified by the fire marshal;
and
• Public utility distribution facilities including gas, electric, telephone and cable television necessary
to serve each lot in the subdivision.
The City also requires dedication of land intended for public use. Dedicated streets, easements, rights-of-
way, etc., must be designed, developed, and improved according to City of Dublin Public Works
standards. Street design criteria are summarized in Table C-27.
Appendix C-45
City of Dublin
Housing Element (2009-2014)
Table C-27: Street Design Criteria
Design Criteria Right of
Way Curb to
Curb Minimum
Curve
Radius Service and
Landscape
Easement
Arterials
4-lane 104' 80' 1,200' 10'/side
6-lane 128' 104' 1,200' 10'/side
8-lane 152' 128' 1,200' 10'/side
Collectors
Class I 92' 76' 1,100' 10'/side
Class II 68' 52' 450' 10'/side
Residential 56' 40' 450' 5'/side
Residential 46' 36' 200' 5'/side
Cul-de-Sacs 46' 36' 200[ 5'/side
Source: City of Dublin, 2008.
Residential development projects with more than 20 residential units must comply with the City's Public Art
Program pursuant to Chapter 8.58 of the Zoning Ordinance. Under the Program, developers are required to
acquire and install a public art project on or in the vicinity of the development site, or make a monetary
contribution in-lieu. The value of the public art project or in-lieu monetary contribution shall equal or exceed
0.5 percent of the development project's building valuation (excluding land). The purpose of the City's Public
Art Program is, in part, to promote the public interest and general welfare through the acquisition and
installation of public art works. Participation in the program by residential projects with more than 20 units is
not an undue constraint on housing development in the City because: 1) the requirement applies to single-
family homes, townhomes, condominiums, and apartments alike; and 2) housing projects that set-aside 100
percent of units for lower income households are exempt from the public art requirement.
The City often requires dedication of bicycle paths for the use and safety of residents of large residential
subdivisions. Schools, fire stations, libraries, or other public facilities may also be required. Park
dedication or fee in-lieu of dedication required according to the standard of five acres per one thousand
persons, consistent with the Quimby Act. This ratio amounts to 740.5 square feet per single-family unit,
675.2 square feet per multi-family unit, and 370.3 square feet per mobile home unit proposed. Specific
standards for design and improvements of subdivisions must be in accordance with the applicable sections
of the Zoning Ordinance, the General Plan, the Subdivision Ordinance, any specific plans adopted by the
City, and requirements established by the City Engineer. Improvement and dedication requirements are
important to maintaining the quality of life in Dublin and to ensuring public health and safety. These
standards are typical in the region.
Development Fees and Exactions
In addition to improvements and dedication of public land, land developers are subject to a variety of fees and
exactions to cover the cost of processing permits and providing necessary services and facilities. In general,
these fees can be a constraint on housing development and compromise project feasibility because the
additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are
necessary to maintain adequate planning services and other public services and facilities in the City. The City's
Planning Division fee schedule is summarized in Table C-28 and current development impact fees are
provided in Table C-29. Reduced, waived, or reimbursed fees are possible incentives that can be requested
under the City's Density Bonus Ordinance. For example, the City waived future commercial linkage fees
Appendix C-46
City of Dublin
Housing Element (2009-2014)
on commercially-zoned property within Dublin Ranch in exchange for providing additional affordable
units within the Oak Groves and Pine Groves/Cedar Groves.
Table C-28: Planning Division Fee Schedule
Services Performed Fee Typical
Deposit*
Residential CUP $1,939 N/A
Time Extension Request (PC) $646 N/A
Time Extension Request (Admin) $129 N/A
Zoning Clearance $50 N/A
Residential Variance $1,939 N/A
Site Development Review $14C + T&M Varies
Planned Development T&M $10,000
Tentative Subdivision Map T&M $10,000
Tentative Parcel Map T&M $10,000
CEQA Initial Study and Negative Declaration T&M $25,000+
CEQA Initial Study and Mitigated Negative Declaration T&M $25,000+
CEQA Initial Study and Environmental Impact Report T&M $50,000+
CEQA Categorical/Statutory Exemption $259 N/A
General Plan Amendment T&M $10,000
Specific Plan Amendment T&M $10,000
Rezone T&M $10,000
Condominium Conversion T&M $15,000
Source: City of Dublin, 2008.
Note: *Deposits are based on the City Planner's estimate of hours necessary to complete review of the
project. Additional deposits may be required at a later date. Any remaining funds are refunded after the
completion of the project.
Appendix C-47
City of Dublin
Housing Element (2009-2014)
Table C-29: Development Impact Fees
Fee Type Amount Fee Type Amount
Water System Connection Fee Freeway Interchange Reimbursement Traffic
Impact Fees
Single Family $6,579/du Low/Medium Density10 $318.44/du
Multi-Family Varies' Medium/High Density" $222.91/du
Water Meter Assembly Fee High Density 12 $191.06/du
Single Family $340/du Tri-Valley Transportation Development Fee
Multi-Family Varies' Attached Units $1,295/du
Regional Sewer Connection Fee Detached Units $2,036/du
Single Family $13,000/du Downtown Traffic Impact Fee
Multi-Family $9,750/du z Low/Medium Density10 $1,842
Local Sewer Connection Fee Medium/High Density" $1,290
Single Family $1,475/du High Density 12 $1,104
Multi-Family $1,107/due Noise Mitigation Fee (East Dublin Only)
Public Facilities Fee Single-Family/
Medium Density $4.74/du
Single Family $16,814/du3 Medium High Density $3.32/du
Multi-Family $10,509/duo High Density $2.85/du
School Impact Fees Eastern Dublin Traffic Impact Fees9
Citywide $7.50/sf Low/Medium Density10 $5,904 to $9,654/du
Low Density5 $12,693/du Medium/High Density" $4,133 to $6,759/du
Medium Density6 $6,860/du High Density 12 $3,542 to $5,793/du
Medium High Density ? $3,881/du Drainage Fee
High Density8 $3,206/du All Units $0.731/sf13
Fire Impact Fee
Single Family $870/du
Multi-Family $544/du
Source: City of Dublin, January 1, 2008.
Notes:
'Varies, depending on size of the water meter.
2Varies from condos and apartments.
3$23,763 in Eastern Dublin.
4$14,851 in Eastern Dublin.
5Single family detached units on lots >4,000sf.
6Single family detached units on lots <4,000sf.
Attached units at 14-25 units per acre.
BAttached units at >25 units per acre.
9Varies by category and location inside or outside of
Transit Center Area.
10<14 units per acre.
1114 to 25 units per acre.
12>25 units per acre.
13 Per square-foot of impervious surface.
Appendix C-48
City of Dublin
Housing Element (2009-2014)
Development Permit Procedures
Development review and permit procedures are necessary steps to ensure that residential construction
proceeds in an orderly manner. The following discussion outlines the lev A of review required for various
permits and timelines associated with those reviews. The timelines provided are estimates; actual
processing time may vary due to the volume of applications and the size and complexity of the projects.
Single-Family
All new single family dwellings are subject to Site Development Review approval by either the Director
of Community Development or the Planning Commission. The Building and Safety Division of the
Community Development Department also reviews building permit applications for conformity to adopted
building codes. Approval of a building permit for a single-family dwelling is ministerial and processing
time is highly dependent on the quality of the initial submittal.
Multi-Family Housing
All multi-family housing projects are subject to Site Development Review by the Planning Commission.
If the multi-family housing is proposed as a condominium, the approval process also includes a
subdivision map. The tentative subdivision map and Site Development Review are processed
concurrently. The application procedure is established in Chapter 8.104 of the Zoning Ordinance. The
purpose of the review is to:
A. To preserve the architectural character and scale of neighborhoodE and the community.
B. To ensure that development is well designed in relation to surrounding properties, including that
the design, character, height, fagade length, roof forms, colors, mz terials, roof mounted equipment
and architectural details of a proposed structure or remodeled structure are compatible with the
design, character, height, fa5:ade length, roof form, colors, mate •ials and architectural details of
structures in the vicinity.
C. To ensure that projects enhance their sites and are harmonious with high standards of
improvements in the surrounding area.
D. To enhance the residential and business property values within the City.
E. To ensure compliance with development regulations and the requirements of zoning districts,
including but not limited to, setbacks, height, parking, landscapi ig, public art, fences, accessory
structures and signage.
F. To ensure that each project is designed to comply with the intent and purpose of the zoning district
in which it is located and with the General Plan and applicable Specific Plan.
G. To promote the health, safety and general welfare.
H. To ensure that projects provide adequate circulation for automo piles as well as pedestrians and
bicyclists to create a pedestrian friendly environment.
The following findings must be made prior to the approval of a Site Development Review application:
A. The proposal is consistent with the purposes of this Chapter, with the General Plan and with any
applicable Specific Plans and design guidelines.
Appendix C-49
City of Dublin
Housing Element (2009-2014)
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot
in which the project is proposed.
D. The subject site is physically suitable for the type and intensity of the approved development.
E. Impacts to existing slopes and topographic features are addressed.
F. Architectural considerations including the character, scale and quality of the design, site layout,
the architectural relationship with the site and other buildings, screening of unsightly uses,
lighting, building materials and colors and similar elements result in a project that is harmonious
with its surroundings and compatible with other development in the vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public.
H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and
automobiles.
More than 4,083 multi-family units at 12 developments have been subject to the Site Development Review
requirement and approved by the Planning Commission and no applications for multi-family units have
been denied since 2003. As the Site Development Review is required for residential and non-residential
uses alike and the findings are the same for all uses subject to the requirement, the Site Development
Review process is not a constraint on the provision of multi-family housing in Dublin.
Processing Timeframes
Processing time frames for single-family and multi-family subdivisions vary depending on a number of
factors, including size, location, environmental constraints, and developer responsiveness. Processing
times for smaller subdivisions and not located in a Specific Plan Area are naturally quicker than
processing times for larger subdivisions where the developer is requesting deviations from standards
established in the applicable Specific Plan. Much of the newer residential development (single-family and
multi-family) has occurred in the Eastern Dublin Specific Plan Area wh ch requires adoption of Planned
Development Zoning Districts prior to processing subdivision maps and related entitlements. Projects
located in areas with sensitive natural resources can take more time to process than infill projects on
disturbed land. The developer's responsiveness to public agency comments during entitlement review is
another factor that can affect the processing time for residential subdivisions. Based on the City's
significant housing growth in the last eight years (62 percent increase), processing procedures and time are
not constraints to housing development in the City.
Building Codes and Enforcement
The City of Dublin currently uses the following Codes: 2006 Edition of the International Building Code
(2007 CA Building Code); 2006 Edition of the International Fire Code (2007 CA Fire Code); 2006 Edition
of the Uniform Mechanical Code (2007 CA Mechanical Code); 2006 Edition of the Uniform Plumbing
Code (2007 CA Plumbing Code); 2005 Edition of the National Electrical Code (2007 CA Electrical
Code); and 1997 Uniform Housing Code.
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality of
Appendix C-50
City of Dublin
Housing Element (2009-2014)
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
property owners to seek assistance through available housing rehabilitation programs. Although current
building codes may be a barrier to the rehabilitation of older properties that are required to be brought up
to current code standards, the intent of the codes is to provide structurally sound, safe, and energy-efficient
housing.
The City of Dublin actively pursues reported code violations in the City For the five-year period from
January 2003 to December 2007, Code Enforcement officials conducted 1,703 residential inspections. Of
these cases, eight involved building-related violations. When code violaions are unable to be resolved
through voluntary compliance or through the nuisance abatement procedure, the City refers such cases to
the City Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil
lawsuits to achieve compliance with City codes. During the 2003 to 200-/ period, no residential building-
related cases were referred to the City Attorney's office. The City will continue to enforce property
maintenance standards and abate substandard structures through Code Enforcement.
Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing
Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in
their zoning laws and other land use regulations when such accommodations may be necessary to afford
disabled persons an equal opportunity to use and enjoy a dwelling. The City assessed its zoning
ordinance, permitting procedures, development standards, and building codes to identify potential
constraints for housing for persons with disabilities. The City's policies and regulations regarding housing
for persons with disabilities are described below.
Zoning and Land Use
Under State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small community
care facilities for six or fewer persons must be treated as regular residential uses and be permitted by right
in all residential districts; Dublin is compliant with the Lanterman Act. Large community care facilities
for more than six persons are conditionally permitted within the R-1, R-1, R-M, C-1, C-2, M-P, and M-1
zoning districts. Potential conditions for approval may include hours of operation, security, loading
requirements, and management. Conditions would be similar to those for other similar uses in the same zones
and would not serve to unduly constrain the development of residential care facilities for more than six
persons. The City has not adopted a spacing requirement for community care: facilities.
The Land Use Element and Zoning Ordinance provide for the development of multi-family housing in the
R-2 and R-M zoning districts. Regular multi-family housing for persons with special needs, such as
apartments for seniors and the disabled are considered regular residential uses permitted by right in these
zones. The Zoning Ordinance has a provision to allow exceptions to development standards for accessory
structures (Section 8.40.020.F.2.a). Similarly, the Development Regulations section of the Zoning
Ordinance has provisions that allow for encroachments into required setbc`.cks (Section 8.36.050.B.2 & 3).
These exceptions/encroachments are allowed citywide and could accommodate a wide range of needs for
persons with disabilities.
However, circumstances may arise when it would be reasonable to accommodate requests from persons
with disabilities to waive a setback requirement or another standard of the Zoning Ordinance to ensure that
homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends
on the circumstances, and must be decided on a case-by-case basis. The City will adopt a formal
ministerial process for persons with disabilities to seek relief from the strict or literal application of
development standards to enable them to enjoy their dwellings like other residents in Dublin.
Appendix C-51
City of Dublin
Housing Element (2009-2014)
Building Codes
The City enforces Title 24 of the California Code of Regulations that regulates the access and adaptability
of buildings to accommodate persons with disabilities. In 2007, the City adopted a Universal Design
Ordinance that requires new single-family home developers to install base Universal Design features in all
single-family developments of 20 or more homes. The Universal Design Ordinance is substantially the
same as the Model Universal Design Local Ordinance adopted by the California Department of Housing
and Community Development. The City will continue to enforce the provisions of this ordinance.
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family
buildings without elevators consisting of three or more rental units or four or more condominium units be
subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site
impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served by an
accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route.
Rooms and spaces located on the primary entry level and subject to this chapter may include but
are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces is required.
No unique Building Code restrictions are in place that would constrain the development of housing for
persons with disabilities. Compliance with provisions of the City's Municipal Code, California Code of
Regulations, California Building Standards Code, and federal Americans with Disabilities Act (ADA) is
assessed and enforced by the Building and Safety Division of the Community Development Department as
a part of the building permit submittal.
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a "family" by the
definition specified in the Zoning Ordinance. Specifically, a restrictive definition of "family" that limits
the number of and differentiates between related and unrelated individuals living together may
impermissibly limit the development and siting of group homes for persons with disabilities but not for
housing families that are similarly sized or situated. 14
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and living as
a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or
sorority house. A family includes any servants and four or fewer boarders. Because six or fewer disabled
could be considered "boarders" of a licensed community care facility, the City's current definition of
family can be a constraint on housing for persons with disabilities. The City will revise its definition
eliminate references to the number of individuals that can comprise a single housekeeping unit.
14 California court cases (City of Santa Barbara v. Adamson, 1980 and City of Chula Vista v. Pagard, 1981, etc.) have ruled an
ordinance as invalid if it defines a "family" as (a) an individual; (b) two or more persons related by blood, marriage, or
adoption; or (c) a group of not more than a specific number of unrelated persons as a single housekeeping unit. These cases
have explained that defining a family in a manner that distinguishes between blood-related and non-blood related individuals
does not serve any legitimate or useful objective or purpose recognized under the zoning and land use planning powers of a
municipality, and therefore violates rights of privacy under the California Constitution.
Appendix C-52
City of Dublin
Housing Element (2009-2014)
Conclusion
The City will update the Zoning Ordinance to redefine "family" and provide a formal process for
providing reasonable accommodation to persons with disabilities. Wi:h these revisions, no policy or
regulation of the City of Dublin serves to constrain housing for persons with disabilities.
C. Public Policy Constraints
State and Federal requirements may act as a barrier to the development ar rehabilitation of housing, and
affordable housing in particular. These include State prevailing wage requirements, Article 34 of the State
Constitution and environmental review requirements.
State Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) expanded the kinds of projects that require the
payment of prevailing wages. Labor Code Section 1720, which applies prevailing wage rates to public
works of over $1,000, now defines public works to mean construction, alteration, installation, demolition,
or repair work done under contract and paid for in whole or in part oui of public funds. For example,
public transfer of an asset for less than fair market value, such as a land write-down, would now be
construed to be paid for, in part, out of public funds and trigger prevailing wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable
housing projects, prevailing wage requirements could effectively reduce the number of affordable units
that can be achieved with public subsidies. The following types of projects are exempt from the prevailing
wage requirement:
Residential projects financed through issuance of bonds that receive an allocation through the
State; or
Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Article 34 of the California Constitution
Article 34 of the State Constitution requires a majority vote of the electorate to approve the development,
construction, or acquisition by a public body of any "low rent housing project" within that jurisdiction. In
other words, for any projects to be built and/or operated by a public agency where at least 50 percent of
the occupants are low income and rents are restricted to affordable levels, the jurisdiction must seek voter
approval known as "Article 34 authority" to authorize that number of unite;.
Dublin has not sought voter approval to grant "Article 34 authority." In the past, Article 34 may have
prevented certain projects from being built. In practice, most public agencies have learned how to
structure projects to avoid triggering; Article 34, such as limiting public assistance to 49 percent of the
units in the project. Furthermore, the State legislature has enacted Sections 37001, 37001.3, and 37001.5
of the Health and Safety Code to clarify ambiguities relating to the scope of the applicability of Article 34.
Although Dublin does not have Article 34 authority, the City does not view this as a significant constraint
to the development of affordable housing since the City does not typically function as a developer.
Appendix C-53
City of Dublin
Housing Element (2009-2014)
Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects (e.g.,
subdivision maps, development review permits, etc.). Costs resulting from the environmental review
process are also added to the cost of housing and are passed on to the consumer to the extent that the
market can bear. These costs include fees charged by local government and private consultants needed to
complete the environmental analysis, and from delays caused by the mandated public review periods.
However, the presence of these regulations helps preserve the environment and ensure environmental
safety to Dublin residents.
D. Utilitv and Public Service Constraints
The provision of utilities such as water and sewer as well as public services including police, fire, and
schools is costly to local governments and special districts providing municipal services. New
development must pay for much of these costs thereby increasing the overall cost of housing. This section
provides an overview of potential utility and public service constraints in Dublin.
Water Supply and Distribution
Dublin's water is distributed by Dublin San Ramon Services District (DSRSD), which purchases water
from Zone 7 of the Alameda County Flood Control and Water Conservation District, which, in turn,
imports it from three sources: State water project, local runoff from the Arroyo Del Valle watershed
(stored in Lake Del Valle) and from natural recharge of the groundwater basin.
A recent United States District Court decision mandated a 35 percent reduction in pumping from the
Sacramento Delta to protect the endangered Delta Smelt. As a result, it is anticipated that demand for
water will exceed supplies by 2014. Alternative measures to conserve existing and secure additional water
supply will be necessary.
Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to
proposed development that includes housing affordable to lower-income households. The legislation also
prohibits water providers from denying or conditioning the approval of development that includes housing
affordable to lower income households, unless specific written findings are made. The City will provide a
copy of the adopted 2009-2014 Housing Element to DSRSD within 30 days of adoption. The City will
also continue to coordinate with the DSRSD to ensure affordable housing developments receive priority
water service provision.
Sewage Collection and Treatment
As of 2005, DSRSD had completed a sewage treatment plan expansion to treat 17.0 mgd, with a planned
future expansion to 20.8 mgd as treatment for buildout flows. Disposal of treated wastewater is provided
by the Livermore-Amador Valley Water Management Agency (LAVWMA) export pipeline expansion
project completed in 2005. The project improved a 16-mile export pipeline that discharges treated sewage
to the East Bay Dischargers Authority and on to the Bay.
Senate Bill 1087 described above also mandates priority sewage collection and treatment service to
housing developments providing units affordable to lower income households. The City will continue to
coordinate with DSRSD to ensure priority service provision to affordable housing developments.
Appendix C-54
City of Dublin
Housing Element (2009-2014)
Fire Protection
The Alameda County Fire Department (ACFD) serves as the fire department for the City of Dublin and
provides all fire prevention, fire protection and First Responder Emergency Medical Services within the
City. The ACFD has identified the need to modernize its fleet anc make staffing adjustments to
adequately serve future development while maintaining current service levels to existing development.
Schools
The Dublin Unified School District (DUSD) serves approximately 5,500 students at five elementary
schools, two middle schools, a comprehensive high school, and a small continuation high school. Large
subdivisions in the Extended Planning Areas are required to dedicate school sites according to the State's
Board of Education guidelines and acceptable to the Dublin Unified School District. Other impacts to the
public school system are offset through the payment of school district fees at the time of building permit
issuance pursuant to SB 50 enacted in 1998.
E. Environmental Constraints
A community's environmental setting affects the feasibility and cost of developing housing.
Environmental issues range from the conservation of biological resources to the suitability of land for
development due to potential exposure to seismic, flooding, wildfire and other hazards. This section
summarizes these potential constraints in Dublin. (Refer to the Conservation Element, Seismic Safety and
Safety Element, and the Schools, Public Lands, and Utilities Element of the General Plan for more
detailed analyses and mitigating policies that address environmental issu: s or hazards within the Dublin
planning area.)
Biological Resources
The Primary Planning Area is in the Livermore drainage unit of the Alameda Creek watershed. Of the
many streams in this drainage area, one flows through the City -- Alamo Creek. The creek runs along the
eastern side of Dublin near Dougherty Road. A major portion of the creek is channelized, and remaining
sections have mostly been improved as a result of subdivision developments. The Extended Planning
Area lies within other watersheds. Several significant streams traverse the Extended Planning Area -
Hollis Canyon and Martin Canyon Creeks in the western hills and Tassz jara and Cottonwood Creeks in
eastern Dublin. Extensive areas of riparian vegetation are located along; stream courses in the Western
Extended Planning Area. This riparian woodland has importance to wildlife in the area. Considerable
damage to riparian areas has resulted from intensive animal grazing. New development is required to
provide open stream corridors of adequate width to protect riparian vegetation. Where construction
requires creekbank alteration, revegetation with native riparian vegetation is required. Special
consideration is given to the protection or enhancement of riparian woodland areas of the Western
Extended Planning Area biological resources due to the unique habitat value of these biological resources.
Oak woodland is another sensitive habitat community located in Dublin. Most of the oak woodland that
can be found in Dublin is concentrated in the Western Extended Planning Area. In addition to California
live oaks, other species such as bay, laurel and California buckeye are a vital part of this plant community.
The City emphasizes preservation of oak woodland in the Western Extended Planning Area. Development
should be clustered in grassland areas wherever possible to protect existing trees. However, as part of
comprehensive planning for development in this area, some oak woodland may need to be removed.
Removal of oaks is allowed only after all feasible site planning efforts hav?,- been made to preserve trees.
Appendix C-55
City of Dublin
Housing Element (2009-2014)
Heritage Tree Preservation
Heritage trees, defined as any oak, bay, cypress, maple, redwood, buckeye, and sycamore tree having a
trunk or main stem of 24 inches or more in diameter or any other tree required to be preserved as part of a
discretionary entitlement, are protected by City ordinance. Removal of heritage trees requires a permit
upon finding that the tree presents a public safety risk, removal is necessary for reasonable development of
property, does not increase erosion or stream water flow potential, or would not otherwise affect
neighborhood aesthetics.
Seismic Hazards
The Calaveras Fault is the major active fault in the planning area with rupture potential and runs parallel to
and just west of San Ramon Road. The Pleasanton Fault, located near the west edge of Camp Parks, is
difficult to locate precisely. The State has established Alquist-Priolo Special Studies Zones along both
faults, requiring detailed studies of rupture hazards prior to construction. Few potential building sites
within the City of Dublin or the extended planning area are without geologic impact or hazard. The
hazard may be actual, such as an active landslide or proximity to an active fault, or potential, such as a
proposed cut that might activate a landslide. Mitigation of hazards may increase construction cost, but will
reduce long-term costs to both property owners and the City.
Fire Hazards
Steep, inaccessible slopes and brush create a high fire hazard in the western hills. New development
projects that are located outside a fire station service area and/or interface with open space are required to
incorporate certain fire protection measures. For example, sprinklers are required for all habitable
structures beyond five minutes response time from a station. A fire protection buffer zone may also be
required around the perimeter of residential development situated adjacent to undeveloped open space
land. Furthermore, the City enforces its Fire Safe Roof and Spark Arrestor ordinances for development
proposed near high fire hazard areas. These measures may increase the cost of new housing in vulnerable
areas; however, the added protection is necessary to ensure public health, safety, and welfare.
Appendix C-56
City of Dublin
Housing Element (2009-2014)
3. Housing Resources
This section evaluates the resources available in Dublin for the development and preservation of housing.
A. Regional Housing Needs Assessment (RHNA)
State law (California Government Code Section 65584) provides for cou-icils 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
(ABAG) 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 allocation plan in 2007. This "Regional
Housing Needs Assessment" (RHNA) covers the period from January 1, 2007 through June 30, 2014.
Existing need is evaluated based on overpayment (30 percent or more of income), overcrowding by lower
income households, and the need to raise vacancy rates in the jurisdiction to a level at which the market
would operate freely. The housing assessment also includes an impaction correction to reduce the further
concentration of lower income households in jurisdictions that already have more than the regional
average of such households.
ABAG's methodology is based on the regional growth estimates developed by the State Department of
Housing and Community Development (HCD). These are "planning goals" and are not meant to match,
and often exceed, anticipated housing production. The planning goals developed by HCD are provided to
ABAG in the form of regional housing goals, divided into income categories. ABAG is responsible for
allocating the RHNA goals to cities and counties in the Bay Area.
The RHNA is a minimum needs number - jurisdictions are free to plan for, and accommodate, a larger
number of dwelling units than the allocation. The jurisdiction must, however, identify adequate sites at
appropriate zoning and development standards to accommodate its RHNA. While the jurisdiction must
also show how it will facilitate and encourage the development of these units, it is not obligated to build
any of the units itself or finance their construction.
According to the RHNA, the City of Dublin has a total housing construction need of 3,330 units. Table C-
30 shows Dublin's 2007-2014 planning period allocation. The City must accommodate these units either
through production of units or provision of adequate sites that can accommodate these units. Specifically,
for facilitating the development of lower income units, the State has established a default density of 30
units per acre.
Appendix C-57
City of Dublin
Housing Element (2009-2014)
Table C-30: Regional Housing Needs Assessment (2007-2014)
Income Level Dwelling Units % of Total
Extremely LowNery Low-Income 1,092 32.8%
Low-Income 661 19.8%
Moderate-Income 653 19.6%
Above-Moderate-Income 924 27.7%
Total 3,330 100.0%
Source: ABAG Regional Housing Needs Assessment
Note 1: AB 2634 amending the Housing Element law requires local jurisdictions project its future housing needs for
extremely low income households (0-30 percent AMI). Specifically, State law provides two methodologies for estimating
the extremely low income needs - either by splitting the very low income category evenly between extremely low (0-30
percent AMI) and very low (31-50 percent AMI) incomes; or to apportion the very low income category based on Census
data. According to Table C-20, the City of Dublin had 909 very low households (321 extremely low and 588 very low
income households) in 2000. Based on this proportion, the 1,092 very low income RHNA units can be split into 35.3 percent
(386) extremely low and 64.7 percent very low (523) very low income units.
B. Credits against the RHNA
As the RHNA is for the planning period of January 1, 2007 through June 30, 2014, housing units
constructed, permitted, or approved as of January 1, 2007 can be credited toward the RHNA.
Units Finaled
Since January 1, 2007, 1,544 units have been fmaled in the City. These include projects totaling 442
affordable units for very low, low, and moderate income households (see Table C-31). All affordable
units are deed-restricted for long-term affordability pursuant to development agreements and affordable
housing agreements.
Units Approved but Not Yet Constructed
In addition, the City has 3,886 units that have received planning approval from the Planning Commission
and/or City Council. A total of 204 affordable units will be provided as a result of the City's inclusionary
zoning requirements (see Table C-32).
Appendix C-58
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Housing Element (2009-2014)
Remaining RHNA
Based on units produced or approved, the City has already met a substantial portion of its RHNA
obligations. Specifically, the City has met its requirement for the above moderate income RHNA, with a
remaining RHNA of 1,760 lower and moderate income units (see Table C-33).
Table C-33: Remaining RHNA
Extremely/
Very Low Low Moderate Above
Moderate Total
RHNA 1,092 661 653 924 3,330
Units Finaled 169 110 163 1,102 1,544
Units Approved,
not Constructed 44 32 128 3,682 3,886
Remaining
RHNA 879 519 362 0 1,760
C. Future Development Potential
Residential Development Potential
Vacant and underutilized properties in the City can accommodate a maximum of 5,275 units based on
maximum permitted densities. However, based on average densities (and mid-point densities in the
Eastern Dublin Specific Plan), the more realistic estimate of development potential is 4,044 units.
Based on past projects (see Table C-34), average density achieved in Medium High Density Residential
sites is 23 units per acre. For High Density Residential properties, tra-isit-oriented development projects
yielded an average density of 75 units per acre and other high-density projects yielded an average density
of 52 units per acre. Location, site characteristics, discussions with property owners/developers, and
underlying land use plans are used to determine a conservative estimate on the potential density for each
property.
Most of the properties identified with potential for near-term development (within the next five years) are
either completely vacant or improved with marginal structures or uses. Some properties have
demonstrated development interests: 1) property owners or developers ire in discussions with the City; 2)
conceptual development proposals have been developed; or 3) owners/developers are processing
applications for development. However, due to the current market conditions, many development
projects are on hold or have slowed down.
Appendix C-61
City of Dublin
Housing Element (2009-2014)
Table C-34: Average Development Densities
Project Land Use Net
Acres Units Density
units/acre
Willows Medium High 2.94 56 19
Tralee Village: Townhomes Medium High 5.89 103 17
Tralee Village: Mixed Use Medium High 4.72 130 28
Dublin Ranch Villages: Cottages Medium High 8.98 200 22
Dublin Ranch Villages: Courtyards Medium High 11.60 281 24
JPI/Jefferson (Hacicnda/Central) Medium High 16.17 368 23
Archstone Hacienda Medium High 11.95 324 27
Archstone Iron Horse Medium High 7.39 177 24
Average Density 23
Camellia Place High 2.00 112 56
Avalon @ Dublin Station High 3.57 305 85
Elan @ Dublin Station High 3.13 257 82
Average Density - TOD 75
The Groves @ Dublin Ranch High 19.68 930 47
Dublin Ranch Villages: Villas High 10.00 289 29
Dublin Ranch Villages: Terraces High 10.10 626 62
Waterford High 5.60 390 70
Average Density 52
Appendix C-62
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City of Dublin
Housing Element (2009-2014)
Adequacy of Sites Inventory
In aligning sites capacity/density with affordability, the City recognizes that affordable housing for
lower and moderate income households is most feasible in the City on properties designated for
Medium-High and High Density Residential uses.
As previously stated, projects in Medium-High Density Residential category achieved an average
density of 23 units per acre, compared to the maximum allowable density of 25 units per acre. Based
on the feasibility demonstrated by past projects, affordable housin€; for lower income households can
be achieved in the Medium-High Density Residential category. Affordable housing projects in this
density include:
• Anderson: 23 very low, 16 low, and 39 moderate income rental units
• Willows: 1 very low, 1 low, and 4 moderate income for-sale units
• Tralee Village: 9 very low, 6 low, and 14 moderate income for-sale units
• Wicklow Square: 53 very low income rental units
• Park Sierra: 57 very low income rental units
For a conservative assumption, sites in the Medium-High Density Residential category are used to
fulfill the City's remaining RHNA for low and moderate income units. Overall, 971 units can be
accommodated on sites designated for Medium-High Density Residential uses.
For the City remaining RHNA for very low income units, sites in the High Density Residential
category is used. As no maximum density is established for the High Density Residential
designation, average densities based on past projects are used in estimating capacity. Average
development densities achieved in this designation ranged between 52 and 75 units per acre, above
the State default density of 30 units per acre for lower income housing. Overall, 993 units can be
accommodated on sites designated for High Density Residential usf s.
The City's remaining residential sites can potentially accommodate up to 4,044 units, including sites
for 993 very low income units, 971 low and moderate income units, and 2,080 above moderate
income units (see Table C-36). Combined with the units approved and under construction (see Table
C-31) and approved but not yet under construction (see Table C-32), the City can accommodate the
remaining RHNA for all income levels.
Table C-36: Summary of Sites Inventory
General Plan Potential
Densi
Acres Maximum
Units Potential
Units
Income/Affordability Level
Low Density 3.0 180.2 1081 541 Above Moderate Income
Medium Density 10.0 146.3 2,049 1,463 Above Moderate Income
Mixed Use 11.9 6.4 96 76 Above Moderate Income
Medium-High 23.0 42.2 1,056 S71 Low and Moderate Income
High 52.0 3.2 166 166 Very Low Income
High (TOD) 75.0 11.02 827 i 27 Very Low Income
Total 389.32 5,275 4,(44
Appendix C-65
City of Dublin
Housing Element (2009-2014)
Table C-37: RHNA and Sites Capacity
e Extremely/
Very Low Low Moderate Above
Moderate Total
RHNA 1,092 661 653 924 3,330
Units Finaled 169 110 163 1,102 1,544
Units Approved,
not Constructed 44 32 128 3,682 3,886
Remaining RHNA 879 519 362 0 1,760
Sites Capacity 993 971 2,080 4,044
Surplus/(Shortfall) +114 +90 +5,940 +6,144
Infrastructure Capacity
According to the Dublin San Ramon Services District Water Master Plan (September 2000), the
Dublin San Ramon Services District (DSRSD) currently serves 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 include build out of the existing service areas
plus the Western Dublin and Dougherty Valley planning areas. Build out is estimated at 82,400
residents and 26,200 dwelling units. There are 16,029 existing units as of January 2008,
approximately 10,000 units below the buildout capacity for water services. While the City has a
RHNA of 3,330 units, more than 1,500 units have already been constructed and accounted for under
the existing housing stock. Therefore, projected water services capacity is adequate to accommodate
the City's remaining RHNA.
The Dublin San Ramon Service District also provides wastewater collection 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 area is smaller than the water service area (wastewater
service to the northern portion of San Ramon and to the Dougherty Valley is provided by the Central
Contra Costa Sanitary District). The DSRSD wastewater collection 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 Collection System Master Plan Update (February 2000)
states that there are eight improvement projects recommend providing the required capacity in the
District's wastewater collection system. All necessary capital improvements were completed by 2003
to serve future growth.
D. Financial Resources
Inclusionary Zoning In-Lieu Fee
As a small city, the City of Dublin has very limited access to financial resources for affordable
housing. The significant resource for the City is the Inclusionary Zoning In-Lieu Fee. The City
adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development contributes to
the attainment of the City's housing goals by increasing the production of residential units affordable
by households of very low, low, and moderate incomes. Upon request, the City Council can allow the
applicant to pay a fee in-lieu of constructing up to 40 percent of the affordable units that the
developer would otherwise be required to construct. In-lieu fees are placed into an Inclusionary
Zoning In-Lieu Fee Fund. The In-Lieu Fee is primarily used to support the construction of affordable
housing units.
Appendix C-66
City of Dublin
Housing Element (2009-2014)
The City also approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-
residential developments, based on the square footage and type of commercial building space and
placed into an Inclusionary Zoning In-Lieu Fee Fund.
A total of $344,400 has been collected as of August 2008. The fur ds are to be used for the following
activities:
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention servia,-s;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
Community Development Block Grant (CDBG)
CDBG is the largest federal liousing-related program for affordable housing. It is a "pass-through"
program that allows local governments to use federal funds to alleviate poverty and blight. Cities with
populations of over 50,000 receive CDBG funds directly from HUD, while smaller cities usually use
county-administered CDBG fiords. HUD makes allocations based m a formula that takes population,
poverty, and housing distress into account. CDBG funds are used for a variety of housing efforts
including activities aimed at reducing costs for private development (helping fund site acquisition,
improvement, and other soft costs); housing acquisition and rehabilitation through short and long-
term loans, grants or loan guarantees; direct payment of rent or mortgage and housing counseling
services; and fair housing activities. CDBG funds are best used in combination with other subsidy
sources or to provide pre-development funding to initiate housing development.
As a small city, the City of Dublin does not qualify to receive ?DBG funds directly from HUD.
However, it participates in the County of Alameda CDBG program. The County offers the Home
Improvement Program for Dublin residents using CDBG funds.
E. Administrative Resources
The Bay Area is fortunate to have a large number of successful non-profit and for-profit housing
developers who have produced thousands of high-quality, well-m,.naged affordable housing projects
for lower and moderate income households. Collectively, t iey have produced multi-family
developments, single-family developments, rental and owner ship opportunities, sweat-equity
developments, mixed income projects, mixed use developments, and housing that is specifically
designed to meet the needs of seniors, disabled persons, farm workers, female-headed households,
people with substance abuse problems, and/or homeless persons.
Active affordable housing developers in the region include Resources for Community Development,
Satellite Housing, East Bay Habitat for Humanity, Eden Housing, East Bay Housing Organizations,
ECHO Housing, and BRIDGE Housing Corporation, among others
The City of Dublin achieves affordable housing primarily through is Inclusionary Zoning Ordinance.
It is also currently working with the Housing Authority of the County of Alameda and Eden Housing
to pursue the redevelopment of the Arroyo Vista site for 378 affordable and market-rate housing
units.
Appendix C-67