HomeMy WebLinkAbout6.4 HousElementUpdate CITY CLERK
File # [~~ I1~ I-I~10
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: November 19, 2002
SUBJECT: Public Hearing: PA 01-040 Housing Element Update
Report Prepared by: deri Ram, Planning Manager ~
ATTACHMENT: 1. Draft Housing Element
2. Summary of Planning Commission and Public Comments
3. Planning Commission Minutes of October 22, 2002
4. Resolution Approving the Draft Housing Element in Concept and
Authorizing Staff to Submit the Draft to the State Department of
Housing and Community Development for Review
RECOMMENDATION: 1. Open public hearing and hear Staff and Consultant presentation.
,-'~~('~3.' Take testimony from the public.
Question Staff and the public.
4. Close public hearing and deliberate.
5. Adopt a Resolution Approving the Draft Housing Element in
Concept and Authorizing Staff to Submit the Draft to the State
Department of Housing and Community Development for Review
FINANCIAL STATEMENT: None at this time.
DESCRIPTION:
Every jurisdiction in the State of California is required to have a General Plan. Within that General Plan
are seven required Elements. One of these Elements is the Housing Element. State law requires that the
Housing Element of the General Plan be updated every five years in accordance with the release of the
Regional Housing Needs Determination from the State of California and the regional planning agency.
There was a several year suspension of the state mandate to update housing elements during the 1990s.
As a result, Dublin's Housing Element was last updated in 1990.
State law requires that the Housing Element include an assessment of current and projected housing
needs; an inventory of land and public facilities for potential housing development and analysis of existing
zoning and land use patterns; analysis of potential government and non-government constraints in creating
housing opportunities for all income levels and current or proposed efforts 'to remove them; and an
inventory of affordable housing units that are at risk of becoming market-rate units and what the city has
done or can do to retain those affordable units. AdditionallY, the city must facilitate public participation
G:\PA#~2001\01-040\CCSRll-19-02.DOC COPIES TO: In-House Distribution
0.4
by all segments of the community in the preparation of the Housing Element, including residents of alt
income levels and types of housing needs.
In August 2001, the Cit~, retained the firm of Parsons Harland Bartholomew & Associates to assist the
City in the preparation of the updated Housing Element.
Public Input:
In December 2001, the City Council appointed 15 people to serve on a Housing Task Force. The purpose
of the Housing Task force is to review and give input on housing-related issues in the City of Dublin. One
issue that the Task Force reviewed was the various needs relating to housing in the community. The Task
Force worked with Staff and Parsons to review the Housing Needs Assessment Report (Appendix A of the
Housing Element). Additionally, the Task Force helped develop new housing programs in the draft
Housing Element as a result of the needs that were identified in the Housing Needs Assessment Report.
The Housing Task Force held four meetings on the Housing Element. Additionally, public workshops
were held on May 10, 2001, May 23, 2001, May 30, 2001 and April 11, 2002. These workshops were
held at different times of the day and evening to encourage maximum participation by the community.
The announcements of the workshops were published in the newspaper and posted in public buildings in
the community.
The Housing Task Force reviewed the draft Housing Element at a public workshop on September 19,
2002. The Task Force had a few final comments on the draft. A short summary of their comments and
Staff's response, are attached as Attachment 2 to this report. In general, Staff made the requested changes
in response to the Task Force's comments.
When the draft Housing Element was completed, Staff notified surrounding jurisdictions, the
development community and interested agencies of the availability of the draft Element for review.
Planning Commission:
The Planning Commission reviewed the Draft Housing Element at a public hearing on October 11, 2002.
At the meeting they had several clarification questions as well as minor changes to the Element. A copy
of their minutes is attached as Attachment 3. A summary of their comments and Staff's response, are
attached as Attachment 2 to this report. In general, Staff made the requested changes in response to the
Planning Commission comments.
The suggested changes of the Housing Task Force and Planning Commission have resulted in a more
comprehensive draft Housing Element that provides more information for City decision-makers.
Analysis:
Housing Elements have certain state-required components, which include:
· 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 five-year schedule of actions that the local government is undertaking
or intends to undertake to implement the policies and achieve the goals and objectives of the
housing element.
The draft Housing Element (Attachment 1) includes these required components. In addition, it evaluates
how successful the City was in achieving the goals that were set forth in the 1990 Housing Element. The
Housing Needs Assessment Report (Appendix A of Attachment 1) contains all the background
information that was used by the Housing Task Force, Parsons and Staff to develop the updated Housing
Element policies and programs. The Report contains census information, data collected from other
sources, and information from regional agencies such as the Association of Bay Area Governments
(ABAG). Unfortunately, when the Report was prepared, much of the data from the Census was not
available. Therefore, many charts reflect Census information from 1990. However, while the Housing
Element is with the State for its mandatory 60-day review period, Staff will work with the consultant to
update data in those areas that are now available. A preliminary review of the recently released 2000
Census data suggests that the findings, conclusions, and recommendations in the draft Housing Element
are still valid. Then, when the draft Housing Element returns for adoption to the City Council in Spring
2003,. the data will be as current as possible.
One important area in the Housing Needs Assessment Report is the Regional Housing Needs
Determination (RHND) (page 37). This allocation of housing units is assigned to the City of Dublin from
the State of California, through the Association of Bay Area Governments (ABAG). According to the
RHND, the City of Dublin has a total housing construction need of 5,436 units from January 1999 -
through June 30, 2006 and an annual need of 725 units. It is important to note that the Housing Element
must demonstrate that the City of Dublin can accommodate (not guarantee) the development of these
housing units within the City.
The Housing Needs Assessment Report continues on pages 40 - 44 to illustrate the vacant land that is
most likely to develop within the January 1999 - June 2006 timeframe. Staff has modified this section
since the Planning Commission review of the draft. The changes made by staff relate to the way the
information on the vacant land is presented. The previous draft presented the information without
showing an acreage and density chart. Staff and the Consultant believe that the additional information
will make the State's review of the Housing Element easier.
1990 Housing Program Achievements:
The Draft Housing Element, beginning on page 3, evaluates all the policies and programs that were
adopted by the City of Dublin in the existing Housing Element (approved in 1990) and their success. The
Housing Task Force also reviewed these policies and programs to determine if they should remain in the
updated Housing Element as a program, if a different program should be implemented, or if the policy or
program is no longer necessary.
For example, IIA, on page 8, contains a policy objective for the City to simplify and coordinate the means
of obtaining project approvals for senior-housing projects and those with below-market-rate units. The
City has made a practice of providing priority processing if affordable units are contained in projects. The
Toll, Area G project is given as an example of how quickly the City processed the project in order to
achieve 105 affordable units.
The following list summarizes some of the major achievements the City of Dublin has made in providing
affordable housing:
· The City approved 59 low- and moderate-income housing units since 1990.
· The Housing Rehabilitation Loan Program funded 48 housing rehabilitation projects since 1994.
· The City approved an innovative Planned Development Zoning District structure that allows for
modification of development standards for housing project.
· The City approved the West BART Specific Plan that includes high-density housing adjacent the
new planned BART station in downtown.
· The City approved 105 moderate for sale units which are currently in the building permit process
· The City annexed more than 2,600 acres of land that will provide additional opportunities to create
affordable housing.
· The City was the first city in Alameda County to adopt the Waste Management Authority's model
ordinance on the recycling of construction waste.
· The City provided training in green building techniques to its planning and building staff.
· The City accumulated (as of March 31, 2002) $6,513,623 in inclusionary housing funds since 1995
to facilitate affordable housing.
· The City anticipates that approximately one million dollars from the City's General Fund revenues
will be available for affordable housing by the end of Fiscal Year 2002-2003.
2002 Goals, Policies and Programs:
The section of the Element entitled "2002 Goals, Policies and Programs identifies what goals, policies and
programs should be adopted by the City to satisfy the needs that were identified in the Housing Needs
Assessment Report (Appendix A to the Housing Element). Six goals were identified as follows:
Goal A: To provide adequate sites to meet the City housing needs
Goal B: To increase the availability of housing affordable to low- and moderate-income households
Goal C: To conserve the existing stock of affordable rental housing
Goal D: To preserve and increase the efficient use of the city's existing housing stock
Goal E: To promote equal housing opportunities for all Dublin residents
Goal F: To provide short-term shelter for individuals and families without affordable permanent
housing
Under each of these Goals, there are implementing policies and then under each implementing policy
there are programs. For example, under Goal A, there are two separate policies and each policy has one
program.
Following the Program, a detailed description is provided outlining how the City of Dublin will
implement the program, the cost for implementation and the time period. The City would then use the
information contained in each program as a guideline for preparation of housing programs and budgeting
for the next five years.
The City's consultant, Parsons, will be present at the City CoUncil meeting and will give a presentation of
the Housing Element, that will include a summary of the new programs in the updated Element.
Consistency with the other General Plan Elements:
State law requires that the General Plan must be internally'consistent. Therefore, within the Housing
Element is an analysis that illustrates how the updated Housing Element is consistent with all other
General Plan Elements. That consistency analysis is located on page 39 of the Housing Element.
Process for Approval:
If the City CoUncil approves the Housing Element in concept, Staff will transmit the Element to State
Housing and CommUnity Development Department for review. The Department has 60 days in which to
review the Element. After the Department has completed its review, it will either provide a written
opinion that the Element substantively complies with state law or provide written findings that revisions
are needed before the Department can make such a finding. Upon receipt of the State's finding of
compliance or comments, Staff will bring the item back to the City CoUncil for approval. After the City
Council approves the Final Housing Element, it will be sent back to the State Housing and Community
Development Department for certification. It is quite common that the Department does not find a
housing element to comply with state law upon first submittal of a draft. Therefore, Staff estimates that
final approval and certification of the Element will occur sometime in the Spring of 2003.
Environmental Review:
Environmental review on the draft Housing Element will begin next year when the comments are received
from the State of California Department of Housing and Community Development. At that time, the
scope of the environmental document will be more fully defined.
CONCLUSION:
The updated Housing Element of the General Plan complies with State requirements and sets forth the
City of Dublin's goals, policies and programs for housing programs for the years -1999 - 2006.
RECOMMENDATION:
Staff recommends that the City Council:
1. Open public hearing and hear Staff and Consultant presentation.
2. Take testimony from the public.
3. Question Staff, the Consultant and the public.
4. Close public hearing and deliberate.
5. Adopt a Resolution Approving the Draft Housing Element in Concept and Authorizing Staff to
Submit the Draft to the State Department of Housing and CommUnity Development for Review
City of Dublin
2002 Dra~:t Housfng Element
November 2002
ATTACHMENT/
TABLE OF CONTENTS
INTRODUCTION ............................................................................................................ 1
1990 HOUSING PROGRAM ACHIEVEMENTS .............................................................. 2
2002 GOALS, POLICIES, AND PROGRAMS .............................................................. 19
CITY AND COUNTY HOUSING PROGRAMS .............................................................. 34
QUANTIFIED OBJECTIVES ......................................................................................... 35
EFFORTS TO ACHIEVE CITIZEN PARTICIPATION ................................................... 36
CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS .................................... 39
CITY OF DUBLIN
2002 HOUSING ELEMENT
INTRODUCTION
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 thi~ end. In addition, the Element identifies and analyzes
housing needs, and resources and constraints to meeting those needs.
The Dublin Housing Element is based on six strategic goals: 1) to provide adequate sites to meet the
City's housing needs, 2) to increase the availability of housing affordable to low- and moderate-
income households, 3) to conserve the existing stock of affordable rental housing, 4) to preserve and
increase the efficient use of the City's existing housing stock, 5) to promote equal housing
opportunities for all Dublin residents, and 6) to provide short-term shelter for individuals and families
without affordable, permanent housing.
In accordance with state law, the Housing Element is to be consistent and compatible with other
General Plan elements. Additionally, Housing Elements are to provide clear policy and direction for
making decisions pertaining to zoning, subdivision approval, housing allocations, and capital
improvements. State law (Government Code Sections 65580 through 65589) mandates the contents of
the Housing Element. By law, the Housing Element must contain:
An assessment of housing needs and an inventory of 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 five-year schedule of actions that the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the Housing Element.
The housing program must also identify adequate residential sites available for a variety of housing
types for all income levels; assist in developing adequate housing to meet the needs of low- and
moderate-income households; address governmental constraints to housing maintenance,
improvement, and development; conserve and improve the condition of the existing affordable
housing stock; and promote housing opportunities for all persons.
Although, by nature of the state mandate, the Housing Element tends to focus on the affordability and
availability of housing for low- and moderate-income households and families, the Element must also
address the housing needs and related policy issues for the entire community and be consistent with
the adopted policies of the rest of the General Plan. For these reasons, the focus of the updated
Housing Element will be on policies and programs that can balance the desire of residents to maintain
the Character of residential neighborhoods, manage traffic, and minimize visual and other impacts of
new development, while addressing the needs of low- and moderate-income households and special
needs groups (such as seniors and individuals with disabilities).
This balance will require the City to examine strategies to accommodate higher density housing,
mixed-use projects in commercial zones, infill developments, and second units without sacrificing
other legitimate community goals.
CITY OF DUBLIN
2002 HOUSING ELEMENT
1990 HOUSING PROGRAM
ACHIEVEMENTS
An important aspect of the Housing Element is an evaluation of achievements under the policies and
implementation programs included in the previously adopted Housing Element. The evaluation
provides valuable information on the extent to which programs have been successful in achieving
stated objectives and addressing local needs, and to which these programs continue to be relevant in
addressing current and future housing needs in Dublin. The evaluation also provides the basis for
recommended modifications to policies and programs and the establishment of new objectives in the
Housing Element.
The following is a summary of several of the City's achievements under the 1990 Housing Element.
· The City has approved 59 low- and moderate-income housing units since 1990.
· The Housing Rehabilitation Loan Program has funded 48 housing rehabilitation projects since
1994.
· The City has approved an innovative Planned Development Zoning District structure that
allows for modification of development standards for housing project.
· The City has approved the West BART Specific Plan that includes high-density housing
adjacent the new planned BART station in downtown.
· The City has approved 105 moderate for sale units which are currently in the building permit
process
· The City has annexed more than 2,600 acres of land that will provide additional opportunities
to create affordable housing.
· The City was the first city in Alameda County to adopt the Waste Management Authority's
model ordinance on the recycling of construction waste.
· The City has provided training in green building techniques to its planning and building staff.
· The City has accumulated (as of March 31, 2002) $6,513,623 in inclusionary housing funds
since 1995 to facilitate affordable housing.
· The City anticipates that approximately one million dollars from the City's General
Fund revenues will be available for affordable housing by the end of Fiscal Year
2002-2003.
A full analysis and evaluation of the City's 1990 Housing Element Implementation Programs is
included below.
CITY OF DUBLIN
2002 HOUSING ELEMENT
I. STRATEGIES REQUIRING ADOPTION OF NEW REGULATIONS
A. Adopt an ordinance allowing density bonuses in excess of those called for by the state law
(e.g., a 30 percent bonus for 20 percent of the units set aside for lower-income/senior citizen
households). The state legislature recently adopted AB 1863, which amends the density bonus
law (Government Code Section 65915). The bill requires cities to grant a density bonus of at
least 25 percent, and an additional incentive, or financially equivalent incentive (s), to a
developer of a housing development agreeing to construct at least 1) 20 percent of the units for
lower-income households, or 2) 10 percent of the units for very low-income households, or 3)
50 percent of the units for senior citizens.
Policy Provide incentives for affordable units
Objectives:
Quantified 100 units affordable to moderate-income households
Objectives:
Actions to be Adopt ordinance, inform developers of density bonuses, and require
undertaken: developers who are granted a density bonus to enter into an Affordable
Housing Agreement with the City to ensure the continued affordability
of the units
Financing: Minor administrative cost to the City
Implementation Community Development Department, Planning Commission, and City
Responsibility: Council
Time Frame: 1991 (adopt ordinance)
Achievement: In 1991, the City adopted Chapter 8.52 of the Zoning Ordinance,
Density Bonus Regulations. The City allows a 30 percent increase in
the nmnber of dwelling units authorized for a particular parcel of land
beyond the otherwise maximum allowable residential density under the
Zoning Ordinance and the Land Use Element of the General Plan as of
the date of application for a project.
As of March 2002, there have been no applications filed for density
bonuses. Because the City approved most residential projects through
planned development permits, with densities at 22-61 units per acre,
there is little need for developers to apply for density bonuses. There
may be a future need for density bonuses, so the City will maintain its
density bonus ordinance.
B. Adopt an Inclusionary zoning ordinance requiring a minimum percentage (e.g., 10 percent) of
low- and moderate-income housing in a new development with 20 or more units. Such an
ordinance could include:
income-eligibility criteria for defining affordability;
pricing criteria for affordable units;
restrictions on resale and re-rental of affordable units;
· provisions for in-lieu fees;
· other provisions regarding on-site or off-site construction requirements and transfer of
excess affordable housing credits;
' · a time limit within which any in-lieu fees must be spent; and
CITY OF DUBLIN
2002 HOUSING ELEMENT
· incentives such as fee waivers, priority processing, and reduced site design standards.
Any in-lieu fees collected under the program will go into an exclusive fund to be spent
directly on creating new affordable housing opportunities in Dublin (i.e., fees could be paid to
the City in lieu of the direct provision of affordable units). Such in-lieu fees usually are
required to be spent within a limited time frame (e.g., three years) and could be used for
landbank, rent writedowns, etc.
Policy Require the development of lower-income housing
Objectives:
Quantified 190 units (affordable to low- and very low-income households)
Objective:
Actions to be Adopt an Inclusionary Ordinance
Undertaken:
Financing: Minor administrative cost
Implementation Community Development Department, Planning Commission, and
Responsibility: City Council
Time Frame: 1991 (adopt ordinance)
Achievement: The City adopted an Inclusionary Zoning Ordinance in 1991. As of
March 2002, 59 units have been constructed under this ordinance. The
City is currently in the process of revising the Inclusionary Zoning
Ordinance. The City believes that the current ordinance does not
provide enough sufficient incentives for builders to construct
affordable housing units rather than pay in-lieu fees.
On May 21, 2002, the City Council amended the Inclusionary Zoning
Ordinance and increased the inclusionary requirement to 12.5 percent.
The developer would be required to build at least 7.5 percent and 5
percent could be paid in fees. Additionally, the fee structure was
changed to increase the amount of in lieu fee per unit. This change is
hoped to encourage the construction of affordable units.
The City has reserved in-lieu fees for the following purposes:
· funding for a 50-unit senior-housing project.
· hiring a Housing Coordinator/Specialist.
· creating a Commercial-Housing Linkage Task Force.
C. Review development standards to determine whether changes should be made to reduce
development costs. The Joint Venture for Affordable Housing (JVAH) provides technical
assistance standards to encourage the construction of affordable housing. Site planning and
building innovations can cut the costs of housing construction. Changes in site design that
result in higher densities or reduced parking requirements can significantly reduce
construction costs. Caution must be taken to avoid increasing liability.
Policy Modify development standards to encourage the construction of
Objectives: affordable housing
Quantified Contact JVAH to obtain information on design and land use
CITY OF DUBLIN
2002 HOUSING ELEMENT
Objective: techniques to reduce development costs, and review City codes for
unnecessary or costly requirements which contribute to construction
costs
Financing: Minor administrative costs
Implementation Community Development Department, Planning Commission, and
Responsibility: City Council
Time Frame: 1992 (adopt any necessary changes to City regulations)
Achievement: Most development occurs in Planned Developments throughout the
City, which allows for more variety in the design of projects. For this
reason, the City has set up a two-stage Planned Development Process
for developers. The process includes pre-submittal meetings prior to
the official submittal. The two-stage Planned Development Process
allows the developer to first lock in the density and major zoning
regulations as a Stage One approval. The Stage Two approval
examines the finer details of the development. While the City has
used Planned Developments for the past five years, no developer has
approached the City with a request to vary construction requirements
in order to construct affordable housing. However, a recent rental
project that was approved through a Planned Development allowed for
reduced parking standards based on a parking study that indicated that
due to the size of the project, parking could be reduced overall, which
decreased the construction cost and allowed for the first multi-family
project (the Villas at Santa Rim) to be constructed in the newly
annexed part of the City.
The City's reliance on planned developments has provided the
flexibility in the application of development standards envisioned
under this program. For this reason, the City will continue its current
approach to development approval.
D. Encourage the use of air rights over parking lots and sites with low-intensity land uses to build
housing. Air rights projects have no land costs, and because land is a major cost of housing
development, air rights projects can be significantly less expensive. However, additional
design and construction costs may reduce some of the cost savings.
Policy Provide affordable housing through reduced land costs
Objectives:
Actions to be Initiate a study to determine the feasibility of using air rights
Undertaken: downtown (as encouraged by the Downtown Specific Plan) and/or
above public parking lots; amend the Zoning Ordinance and rezone the
sites, if necessary, to allow use of air rights for housing
Financing: Minor administrative cost
Implementation Community Development Department
Responsibility:
Time Frame: 1992
Achievement: The concept of air rights typically applies to public lands. There have
been no vroiects in Dublin that could make vractical use of air rights
CITY OF DUBLIN
2002 HOUSING ELEMENT
over public lands for the purpose of increasing the potential to produce
affordable housing. Because the City allows relatively high residential
densities through planned developments, the use of air rights is not
anticipated to be an important contributor to housing development
potential. For this reason, the City will discontinue this program.
E. Encourage higher-density residential development near the proposed Dublin BART station.
Higher densities can improve the affordability of housing because per-unit land costs are
lower and construction can be performed more efficiently.
Policy Improve housing affordability with higher densities near BART
Objectives:
Actions to be Initiate a study to determine the feasibility of increasing densities near
Undertaken: the proposed BART station; rezone surrounding properties, if
appropriate
Financing: Minor administrative cost
Implementation Community Development Department
Responsibility:
Time Frame: 1992 (complete study); 1993 (rezonings)
Achievement: The Transit Center Project is currently in the CEQA process and
includes an affordable hOusing component. The project will be
considered by the City Council in November 2002.Alameda County
Surplus Property Authority, the project applicant, has indicated in a
public meeting that they intend to provide 30 percent affordable
housing units; however, they have recently indicated to City Staffthat
only 15 percent may be possible.
Additionally, BART has indicated that it plans to build another station
in Dublin (the West Dublin BART station). In response to that
announcement, the City prepared the West BART Specific Plan that
includes 490 units of high-density housing in a zone that is presently
developed with industrial uses. An application for a mixed-use project
that includes 304 multi-family units has recently been submitted to the
City and is .under review. The Planning Commission will conduct a
public hearing on the project in late 2002.
F. Adopt an amendment to the Zoning Ordinance allowing emergency shelters in multi-family
zoning districts as a conditional use. To ensure that the regulatory process does not
discourage the development of, conversion to, or use of an emergency shelter for homeless
persons, the Zoning Ordinance should be amended to allow emergency shelters in multi-
family zoning districts with the approval of a Conditional Use Permit.
Policy Allow emergency shelters for the homeless
Objectives:
Actions to be Adopt amendment to Zoning Ordinance
Undertaken:
Financing: Minor administrative costs to the City
2002 HOUSING ELEMENT
Implementation Community Development Department, Planning Commission, and
Responsibility: City Council
Time Frame: 1992 (adopt ordinance)
Achievement: No requests for emergency shelters or transitional housing have been
presented to the City due to the low demand for such housing and the
lack of supportive services in Dublin. Dublin contributes to regional
homeless facilities and supportive service programs that serve the
entire Tri-Valley area.
The City recognizes that state law requires it to designate zones or
areas of the City in which emergency shelters and transitional housing
will be permitted, even if there is not a demand for such uses currently.
The updated Housing Element includes a program to designate zones
in which emergency shelters and transitional housing will be
permitted.
II. STRATEGIES REQUIRING OTHER CITY ACTION FOR
IMPLEMENTATION
A. Provide priority processing for senior-housing projects and development providing l0 percent
or more units affordable for very low-, low-, and moderate-income households. Developers
estimate that every.month required for processing adds at least 1 to 2 percent to the overall
project cost (Local Housing Element Assistance Project, 1989).
Policy Simplify and coordinate the means of obtaining project approvals for
Objectives: senior-housing projects and those with below-market-rate units
Actions to be Review senior-housing projects and developments with units affordable
Undertaken: for very low-, low-, and moderate-income households in advance of
other pending applications; give applicants for these projects the
opportunity to meet informally with City staff to present proposals and
get early feedback before submitting formal applications
Financing: Minor administrative cost
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievement: The City makes a regular practice of informing developers interested in
providing affordable housing that they will receive priority processing.
Recently the City worked with a developer (Toll) on a large
condominium project that will include 105 raoderate-income for-sale
units in a project of t,400 units. This project included a Planned
Development Rezone, Tentative Subdivision Map, Site Development
Review, and a Development Agreement. The entire project was
processed concurrently and took only six months to process.
CITY OF DUBLIN
2002 HOUSING ELEMENT
The City believes that priority permit processing can be a valuable tool
for increasing the feasibility of providing affordable housing and will
continue its current policy of priority processing.
B. Reduce application fees for senior housing projects and developments providing 10 percent or
more units affordable for very low-, low- and moderate-income households. To encourage the
use of fee waivers, a policy should be adopted stating the City's willingness and procedures
for waiving fees. This would provide the City with an opportunity to encourage the inclusion
of affordable housing in new developments.
Policy Use fee waivers to encourage the development of affordable housing
Objectives:
Actions to be Review all planning fees and determine which can be waived
Undertaken:
Financing: Minor administrative cost
Implementation Community Development Department, Planning Commission, and City
Responsibility: Council
Time Frame: 1992 (complete study)
Achievement: The City has not received any requests for fee waivers for affordable
housing projects. The City has a General Plan policy that all new
development pays the cost of infrastructure and services to support the
demand created by that development. The City does not believe that
the waiver of fees is appropriate or feasible, therefore. The General
Plan policy does not affect the City's ability to offer other incentives,
such as priority permit processing, fee deferrals for the affordable units
only, reduction of development standards, and increased densities. The
City can also defer or amortize fees to reduce the up-front cost and
financial impact on affordable housing development. Rather than
waive fees, the City will use these alternative approaches to reduce
development costs.
C. Encourage shared living arrangements. Shared living occurs when people live together for
social contact, mutual support and assistance, and/or to reduce housing expenses. State law
requires that small-shared living facilities (serving six or fewer persons) be permitted in all
single and multi-family districts.
Policy Encourage reduction of housing expenses through shared-living
Objectives: arrangements
Actions to be Work with ECHO and/or the Alameda County Department of Housing
Undertaken: and Community Development to establish a Countywide shared-housing
referral and placement program primarily for low-income residents.
Outreach could be conducted through the senior center, libraries, City
Hall, and the media.
Financing: Minor administrative cost; and CDBG fund
Implementation Community Development Department
Responsibility:
Time Frame: 1992 (implement referral and replacement program)
2002 HOUSING ELEMENT
Achievement: Residential Zones R-1 and R-2 allow for boarding houses (serving six or
fewer persons). No shared-housing referrals have been made as of
March 2002. The City has not specifically encouraged the establishment
of a shared-housing program in Dublin. The City recognizes that
potential value of such a program, however. For this reason, the City
will attempt to interest a nonprofit organization in establishing a shared-
housing program when it releases its annual Request for Proposals to
nonprofit organizations for the use of CDBG funds. Beginning in fiscal
year 2003, the City will ensure that a service provider for shared-living
arrangements receives a copy and is encouraged to apply.
D. Work with the owner of The Springs and the Department of Housing and urban Development
to encourage the parties to negotiate a renewal of the Section 8 program; if necessary, work
with a nonprofit entity to consider the acquisition of the project and maintain the rent
subsidies. Government Code Section 65583 (a) (8) enacted in 1989 requires that the Housing
. Element include an analysis of existing housing developments that are eligible to change to
non-low-income housing uses during the next ten years due to termination of subsidy
contracts, mortgage prepayment, or expiration of use restrictions (refer to Section 6.2 of the
Housing Element).
Policy Preserve low-income housing
Objectives:
Quantified 36 units (very low- and low-income)
Objective:
Actions to be Contact owner of the Springs to discuss options and encourage renewal
Undertaken: of the contract; if the owner opts out of the contract, work with a
nonprofit entity to acquire The Springs Apartments and provide
equivalent rent subsidies.
Financing: Minor administrative cost to the City
Implementation Community Development Department, Planning Commission, and City
Responsibility: Council'
Time Frame: 1990
Achievement: The contract on The Springs expired in June 2002. The City attempted
to broker a sale by the current owner and a nonprofit organization
interested in maintaining the affordability of the rental housing
development. The owner was contacted by a for-profit company and
expressed no interest in selling.
E. Fund existing emergency shelter programs in the Tri-Valley area to house citizens in need of
emergency shelter. Ninety-two people, who were either residents of Dublin or transients,
spent 756 bed nights in Tri-Valley emergency shelters in 1989 (survey by the City of Dublin).
The services cost those shelters and the citizens of Alameda County $24,000. Support of these
shekers by Dublin will be necessary to defray these costs.
Policy Support existing emergency shelter programs in the Tri-Valley area
Objectives:
CITY OF DUBLIN
2002 HOUSING ELEMENT
Actions to be Review all federal and state funding sources (such as the McKinney
Undertaken: Program and the Emergency Shelter Program -- AB 2579) apply for
necessary funding.
Consider providing f'mancial assistance to the existing motel voucher
system administered by the Good Samaritan Committee.
Consider providing funding and/or personnel support to encourage
churches in Dublin to provide winter relief to homeless persons in the
form of food and shelter.
Financing: Federal, state, local and private funds
Implementation Community Development Department, Planning Commission, and City
Responsibility: Council
Time Frame: 1991
Achievement: The City of Dublin has contributed $43,736 in CDBG funds to the Tri
Valley Haven's Homeless Shelter. The City has agreed to provide
funding during a ten-year period commencing with CDBG funds for the
2002- 2003 fiscal year.
III. STRATEGIES REQUIRING ONGOING CITY EFFORT USING EXISTING
PROGRAMS
A. Annex and rezone additional land for residential use. The inventory of land suitable for
residential development (Section 6.1.3) includes two areas within the extended planning area
(East Dublin and West Dublin) which the City is currently considering annexing and pre-
zoning for residential development. These areas are currently zoned for agricultural use and
are designated for residential/open space use in the General Plan. The proposed zoning
densities for these annexation areas have not been determined.
Policy Increase total number of units produced in Dublin by providing
Objectives: additional sites for residential use
Quantified 350 units (affordable to low-, moderate-, and above-moderate-income,
Objective: households
Actions Environmental Impact Reports (EIRs) and General Plan Amendment
Undertaken: Studies currently being prepared for both areas
Actions Annexation of areas into City and adoption of General Plan
Needed: Amendments, rezoning, specific plans ands site development reviews
Financing: No cost to the City
Implementation Dublin Planning Commission and City Council
Responsibility:
Time Frame: 1992 (Annexation may be completed)
1993 (specific plans and site development reviews may be completed)
Achievement: The City annexed 1,538 acres in 1994. The lands included 55 acresof
land designated as high-, medium-high-, or medium-density-residential
allowing for more than 3,709 dwelling units that were available for
housing. Additionally, in July 2002, the Local Agency Formation
.lO
2002 HOUSING ELEMENT
Commission approved an am~exation for 1,100 additional acres. These
newly annexed lands will provide for a mix of housing units and will fall
within the new Inclusionary Housing Ordinance requirements. The
annexations provide more than sufficient land for the City to
accommodate its ABAG-assigned regional housing allocation for the
1999 - 2006 period.
The City has recently approved an application that will include 105 units
of moderate for-sale housing. Additionally, rental units were constructed
(which were in short supply during the time of our last housing element
revision and monies were put into the City's Inclusionary Housing Fund.
B. Treat one-bedroom and studio units as equivalent to 75 percent of a housing unit when
computing allowable density, provided that the maximum number of units permitted on a site
shall not be increased by more than 25 percent.
Policy Avoid unintentional incentives to build large units; increase profitability
Objectives: of small lower-cost units; and provide additional incentives to encourage
low- and moderate-income housing
Quantified 100 units (affordable to moderate-income households)
Objective:
Actions to be Flexible definition included in General Plan
Undertaken:
Action Needed: Continue to inform developers that this policy is available
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievement: During time this policy objective was approved, few rental-housing units
were constructed in the City. The City believed a density incentive
could stimulate developers to construct rental housing. Market
conditions were more ora factor than were City incentives, however.
Since the early 1990s, when the current policy was adopted, more than
700 units of rental housing have been constructed, at a variety of unit
sizes. Additionally, the City recently approved a project that includes
1,400 condominiums that comprise a variety of unit sizes. One hundred
five of the units are small for-sale units that will be sold and maintained
as moderate-income units.
The City believes that high densities permitted through planned
developments makes the current policy of treating studio and one-
bedroom units as equivalent to 75 percent of a housing unit as
unnecessary.
C. Encourage residential development in the Downtown Intensification Area.
2002 HOUSING ELEMENT
Policy Increase units produced in Dublin; increase sites appropriate for
Objectives: affordable housing and accessible to downtown
Quantified 200 units (affordable to moderate-income households)
Objective:
Actions to be On July 21, 1987, the City Council adopted the Downtown Specific
Undertaken: Plan that allows for residential uses (i.e., with use permit) in most of the
downtown area.
Action Needed: Contact residential developers to encourage joint-venture projects with
commercial developers; and grant additional incentives such as reduced
site design standards, priority processing and fee reductions
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: 1991 (adopt additional incentives) and 1992 (contact developers)
Achievement: The adoption of the Downtown Specific Plan did not have the intended
outcome of creating housing in the Downtown Intensification Area--
although there were provisions for it. As a result, the City Council
adopted three specific plans for the downtown area in 2000, replacing
the original Downtown Specific Plan. These plans have generated new
interest in housing in the downtown area. These plans increase the
amount of developable housing units to $91 in the Specific Plan Areas.
For example, the City now has an application for 292 residential units
in the area of the new West BART Specific Plan. It is likely that these
units will be under construction in 2003.
D. Support semi-public institutions in efforts to add affordable housing to their sites. Because
public funding for the development of affordable housing is extremely limited, the City will
support efforts by semi-public institutions to provide housing. The Valley Christian Center,
for example, is considering construction of senior housing on a portion of its property at the
west end of Dublin Boulevard. To facilitate the center or any housing on an appropriate site,
the definition of the General Plan's "semi-public" designation makes provision for residential
uses.
Policy Encourage development of affordable housing by private organization
Objectives: primarily engaged in housing construction or management
Quantified 90 units (affordable to low- and moderate-income households)
Objective:
Actions to be Inclusion of a "semi-public use" definition in the General Plan that
Undertaken: allows housing
Action Needed: Contact owners of semi-public property to inform them of this policy;
and grant additional incentives such as reduced site design standards,
priority processing and fee reductions
Financing: Minor administrative cost to the City
Implementation Community Development Department.
Responsibility:
Time Frame: 1991 (adopt incentives) and 1992 (contact owners)
Achievement: The Valley Christian Center School and Church applied for a Master
I2
2002 HOUSING ELEMENT
Plan that included a residential component. Therefore, the City is
currently evaluating an amendment to the General Plan to implement this
policy. The project is currently being evaluated for compliance with
CEQA and will be submitted to the Planning Commission by December
2002.
E. Require a percentage of units in large multi-family projects (i.e., projects with more than 10
units) be rented for a specified period of time. The difficulties of first-time home buying make
rental units the only affordable housing for many moderate-income households that do not
have the assets to'make a down.payment on a home. Other households may choose to rent for
other reasons.
Policy Ensure availability of rental units in Dublin
Objectives:
Quantified Require that a minimum of 10 percent of the units in large multi-family
Objective: projects be maintained as rental units for a period of five years
Financing: No cost to the City
Implementation Community Development Department, Planning Commission, and City
Responsibility: Council
Time Frame: Ongoing implementation
Achievement: When this policy was adopted, there were few rental units available in
Dublin. Since the adoption of the Element more than 1,000 rental units
have been built in a variety of sizes and 600 more are under construction.
Additionally, zoning in the newly annexed areas guarantees the future
construction of even more rental units. For these reasons, the City does
not believe this program is necessary.
F. Encourage the development of second units in existing single-family homes. Given
decreasing household size and the increasing cost of housing, the addition of second units to
or converted from single-family homes may be a way to use this housing resource to provide
needed new housing at minimal financial and environmental costs. However, during the past
five years, there have been only five requests for second units (all five requests were
approved).
Policy Encourage efficient use of existing hoUsing stock; promote development
Objectives: of small units at low cost
Quantified 50 units (affordable to low- and moderate-income households)
Objective:
Actions to be Adoption of second units ordinance
Undertaken:
Action to be Consider reviewing the requirements for approval of second units;
Undertaken: publicize and promote the program and consider implementing a
program to give City recognition to good design for second units
Financing: Minor administrative cost to the City
Implementation Community Development Department and Planning Commission
Responsibility:
13
2002 HOUSING ELEMENT
Time Frame: 1991 (review requirements) and 1992 (implement program)
Achievement: In 1991, the City adopted Chapter 8.40 of the Zoning Ordinance,
"Accessory Structures and Uses Regulations." This chapter allows for
the development of secondary units in existing single-family homes.
The City also developed a handout informing residents of the second
residential unit ordinance. This handout is currently being revised to be
more reader-friendly.
The City has received little interest by property owners in constructing
second units and will continue to market this housing option in the hope
of increasing property-owner awareness of the benefits of this option.
G. Cooperate with nonprofit housing provider to develop units affordable to very low- and low-
income households. Private nonprofit housing organizations often have advantages in
securing funds for development of housing, as well as in reducing housing cost to the
consumer. In the Tri-Valley area, Eden Housing has been active in developing affordable
housing and has worked with the cities of Livermore, Hayward, Union City, Pleasanton, as
well as Alameda County. Other nonprofit developers (e.g., BRIDGE and Volunteers of
America) have also been active in the area and may be interested in working in Dublin.
Policy Promote the development of affordable housing in Dublin
Objectives:
Action to be Contact Eden Housing and other nonprofit housing providers to make
Undertaken: them aware of development opportunities in Dublin; and annex and
rezone land to provide development sites in East Dublin for this program
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: 1991 (contact providers) and 1993 (provide sites)
Achievement: The City recently hired a Housing Coordinator/Specialist. Among the
duties of this position will be to develop housing programs. Projects
currently underway by the Housing Specialist include a senior housing
project (50 units), and first time buyers programs. Proposals for the
senior housing project are currently under evaluation by City Staff. The
Housing Specialist is involved in all residential projects from the ground
up, ensuring that affordable housing will be included in each project in
the City.
H. Encourage the development of additional unks on Housing Authority land in Dublin. The
Arroyo Vista site includes approximately 6 acres of undeveloped land on two parcels suitable
for additional development. One parcel (approximately 4 acres) is being considered for a
senior-housing project or a low-income project for families. The other parcel contains
approximately 2 acres.
Policy Promote the development of units affordable to very low-income
Objectives: households.
Quantified 95 units (affordable to very-low-income households)
14
2002 HOUSING ELEMENT
Objective:
Action to be The Dublin Housing Authority has retained a consultant to study the
Undertaken: feasibility of the two projects
Action to be Provide priority processing and reduce application fees; change
Undertaken: development standards; if appropriate
Financing: Housing Authority fund and minor administrative cost to the City
Implementation Housing Authority and Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievements: The City worked with the Housing Authority and Shea Homes to
combine the Housing Authority's 2-acre parcel with Shea's multi-family
project, Park Sierra. This project is providing 57 below-market-rate units
(below 50 percent of the median rate). This project is partially funded by
tax credits, bond financing and is guaranteed to hold the units affordable
for at least 55 years.
I. Monitor availability of rental housing. If deemed necessary, consider enactment of the
condominium conversion ordinance. The City has approved only one condominium
conversion project. The developer did not follow through with implementation of the project.
Policy Assist in maintaining rental stock as housing affordable to moderate-
Objectives: income Dublin households
Actions to be After an application for a condominium conversion is received by the
Undertaken: City, evaluate the City-wide rental vacancy rate; pass a condominium
conversion ordinance, if necessary
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievements: A condominium conversion ordinance was never adopted because the
City does not believe that there is a current need for such an ordinance.
There is little likelihood that existing rental housing property owners will
convert their properties to condominiums due to the strong demand for
rental housing in Dublin and the development of condominiums to satisfy
the demand for this type of housing.
There are currently 1,400 condominiums being built in the City. The
City will assess the need for a condominium conversion ordinance each
time it updates the Housing Element if a need arises.
J. Require evidence of developer effort to receive public financial assistance for the purpose of
including below-market-rate units in proposed projects; and assist developers in obtaining
information on available programs. The range of available state and federal programs
designed to increase housing affordability varies from year to year. To ensure that developers
are participating in appropriate programs when possible, the City will require evidence that
developers of multi-family housing have investigated program availability and are using
]5
2002 HOUSING ELEMENT
available assistance whenever possible. To reduce the burden on developers created by this
requirement, the City will prepare a packet of information on available programs, including a
list of agency contact persons responsible for program implementation. This information will
be given to developers as early as possible in the project approval process. This requirement
will apply only to developers of projects that contain 75 or more multi-family units.
Policy Promote the use of available funds and funding mechanisms in private-
Objectives: sector housing development
Actions to be Collect and prepare information for developers; develop review process
Undertaken: for implementation
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: 1992 (information development ongoing implementation)
Achievements: The City funded a new Housing Coordinator/Specialist position and
filled this position in October 2001. The Housing Coordinator/
Specialist has been compiling information on funding programs to
provide to developers. She has also been encouraging developers
interested in developing in the City to provide affordable housing and
has been informing the developers on the availability of financial
assistance. Prior to the establishment of the Housing
Coordinator/Specialist position, other City staff worked with Shea
Homes and the Dublin Housing Authority to help craft a deal to provide
affordable rental housing at Park Sierra Apartments.
K. Promote equal housing opportunity for all Dublin residents and others seeking housing in
Dublin. Operation Sentinel, a fair-housing program of the Urban Coalition established in
1971, provides fair housing services, landlord-tenant counseling, and rental mediation. It also
seeks to educate both the real estate industry and community citizens, as well as investigate
and/or refer housing complaints. In the Tri-Valley, the Eden Council for Hope and
Opportunity (ECHO) provides services to victims of housing discriminations. Services are
provided to Dublin residents through the organization's Livermore office.
Policy Support services and programs that fight housing discrimination; direct
Objectives: persons towards agencies that provide assistance to victims of
discrimination
Actions to be Continue using a portion of the City's CDBG funding to support ECHO
Undertaken:
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: 1992 (information development, ongoing implementation)
Achievements: The City provides money to ECHO housing for the following services:
· Housing discrimination information and education.
· Mediation
· HUD required impediments to Fair Housing
16
CITY OF DUBLIN
2002 HOUSING ELEMENT
Brochures regarding equal housing opportunity are located at the City,
the Senior Center, and the City Library.
The City of Dublin, as well as other non-entitlement cities in Alameda
County, contracts with ECHO Housing to investigate fair-housing
complaints. If someone contacts the City regarding a fair-housing
complaint, they are referred to the City of Dublin Housing
Coordinator/Specialist who refers them to ECHO Housing. The City of
Dublin Housing Coordinator/Specialist has forwarded one fair-housing
complaint to ECHO Housing.
L. Promote energy conservation. In reviewing and approving site plans, the City can assure that
new developments will have energy-efficient design,
Policy Promote energy efficiency in new projects
Objectives:
Actions to be Prior to project approval, require developers to demonstrate that solar
Undertaken: orientation and access have been considered in site design
Financing: No cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievements: The City of Dublin is the first city in Alameda County to adopt the
Waste Management Authority's model ordinance on the recycling of
construction waste. Additionally, the City has provided on-site training
for its building inspectors and planners on Green Building techniques.
The City Planners review the design of subdivisions and the siting of
buildings to see if solar energy has been considered.
M. Support Alameda County's minor home repair and housing rehabilitation programs. A
portion of the City's CDBG funds are currently being used to support two housing
rehabilitation programs administered by the Alameda County Department of Housing and
Community Development.
Policy Provide subsidies for housing rehabilitation
ObjectiVes:
Quantified 25 units
Objectives
Actions to be in 1989, a total of $3,559 from a total budget of $12,100 was expended
Undertaken: in Dublin from the Minor Home Repair Program and $38,180 was
.expended from the Housing Rehabilitation program
Actions to be Continue to use CDBG funds to support the rehabilitation programs at
Undertaken levels similar to the past
Financing: City CDBG funds
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
17
CITY OF DUBLIN
2002 HOUSING ELEMENT
Achievements: Over the last two years, three housing rehabilitations have taken place,
one of which was for a very-low-income resident; the other two were for
low-income residents. The level of housing rehabilitation activity is
consistent with the low level of rehabilitation in the City. The
overwhelming majOrity of housing units in Dublin are less than 30 years
old.
N. Participate in the Alameda County Mortgage Credit Certification (MCC) Program. Through
the use of an MCC, eligible first-time homebuyers increase their eligibility to qualify for a
mortgage loan and reduce their effective mortgage interest rate approximately two percentage
points. MCC recipients may take 15 percent of their annual mortgage interest payments as a
dollar-for-dollar tax credit against federal income tax withholdings, increasing income
available to pay the mortgage. Under the program, the City currently has two reservations
issued worth $230,900 and seven MCCs remaining worth $769,100.
Policy Increase the eligibility of first-time home buyers to qualify for mortgage
Objectives: loans
Actions to be On January 23, 1989, the City indicated its interest in participating in the
Undertaken: MCC Program
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Time Frame: Ongoing implementation
Achievements: The City supports and contributes $800 per year to Alameda County for
the administration of the MCC Program. Over 80 households have
purchased homes in Dublin through the MCC Program. Currently, home
prices are so expensive that the MCC Program does not provide
sufficient financial assistance to help most income-eligible households to
qualify for homeownership, and purchase price limits make it difficult
for participants in the program to find homes in Dublin. The City is
considering combining the MCC Program with a first-time homebuyer
program to provide more financial assistance.
18
CITY OF DUBLIN
2002 HOUSING ELEMENT
2002 GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs are adopted as part of the 2002 Dublin Housing Element.
The hierarchy of goals, policies, and programs are described below.
GOAL A: Describes the overall purpose to address an important issue of
concern.
Policy 1: Describes a general statement of intent to address a goal.
Program A. 1.1: Describes a specific course of action to implement a policy.
Programs are numbered as follows: The initial letter indicates the goal to which a program is
associated, the first number the policy under which a program appears, and the second number the
order in which the program appears (more than one program may be adopted to implement a policy).
Goal A: To Provide adequate sites to meet the City Housing Needs
Policy 1: To ensure that adequate sites exist to accommodate future housing
needs.
Program A. l.1 The City will continue to use specific plans, planned development permit
processes, and zoning to ensure that adequate sites exist (as defined by state
housing element law, Government Code section 65583) to accommodate the
City's ABAG regional housing allocation for all income groups. Each year, as
part of the City's annual evaluation of its implementation of the General Plan, the
City will compare the remaining supply of land by zoning, specific plan, or
planned development category in relation to the City's remaining unmet regional
allocation. Should the City identify a potential shortage of sites with appropriate
densities, it will use the specific plan and planned development process to provide
for adequate sites for future residential developments.
Financing: Minor administrative cost to the City.
Implementation Community Development Department.
Responsibility:
Time Frame: Annual evaluation of land availability, whether new
specific plans or planned developments are needed, or
whether modifications to existing zoning or plans are
advisable to maintain an adequate supply of land.
Proposed modifications to be implemented as needed as
part of the City's ongoing planning efforts or at the time
development proposals are submitted to the City.
]9
CItY Of DUBLIN
2002 HOUSING ELEMENT
Policy 2: Increase units produced in Dublin; increase sites appropriate for
affordable housing and accessible to downtown
Program A.2.1 Promote high-density residential mixed-use projects in the development in the
Downtown Intensification Area.
· Identify older non-residential properties suitable for recycling for mixed-use,
and market these sites to developers. The 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.
· Use the specific planning process to allow for, and provide regulatory
incentives for, mixed-use development, such as the specific plan that was
adopted for the West Dublin BART Station area (see Program E, Goal 2).
· Use the Planned Development process to allow flexible development
standards such as alternatives for parking building height, floor-area ratio, lot-
coverage limits, and residential density, to promote mixed-use developments.
· Provide incentives for affordable housing in mixed-use projects, including fee
deferrals, redUced parking requirements, priority permit processing, use of
Inclusionary Housing Fund, and assistance in accessing state and federal
subsidies, and density bonuses.
Financing: Minor administrative cost to the City.
Funding for subsidies identified, state and federal
assistance as listed in Program A, Goal 2.
Implementation Community Development Department
Responsibility:
Time Frame: Provide incentives for affordable housing - to be
negotiated for each project.
Implement Downtown Core and West Dublin BART
Specific Plans - ongoing.
Goal B: To Increase the availability of housing affordable to Iow- AND
moderate-income households
Policy 1: Promote development of affordable housing in Dublin
Program B.1.1 Cooperate with nonprofit housing providers to develop units affordable to very-
low- and low-income households. Private nonprofit housing organizations often
have advantages in securing funds for the development of housing, as well as in
reducing housing cost to the consumer. The City will market housing
2O
CITY OF DUBLIN
2002 HOUSING ELEMENT
opportunities and assist developers with the construction of affordable housing
through the following actions:
· The City will enter into a ground lease for the former library site to a
developer at a minimal cost and possibly use gap financing to facilitate the
construction of a low-income senior-housing development.
· The City will provide f'mancial assistance from the Inclusionary Housing
Fund for the construction of affordable housing consistent with the policies in
the City's Inclusionary Housing Ordinance.
· The City will offer density bonuses for developments that include at least 10
percent very-low-income units or 20 percent low-income units or 50 percent
senior units.
· The City will on a case-by-case basis as indicated in the City's Inclusionary
Zoning Ordinance defer processing and impact fees for affordable units.
· The City will negotiate akernative development standards through its planned
development process, such as alternative parking standards, street
improvement standards, maximum density, and lot coverage and height limits.
· The City will offer assistance in accessing local, state, and federal funding for
affordable housing by applying for such funding when feasible on behalf of
the affordable-housing developer or by providing technical assistance or
documentation necessary to support an application for funding.
Financing: Gap financing and other minor administrative costs to
the City.
Funding sources for affordable housing subsidies to
include: Dublin Inclusionary Housing Fund, HOME
Program, CDBG Program, California Housing Finance
Agency, Federal Home Loan Bank Board Affordable
Housing Program, HUD Section 202 and 811 programs
(housing for seniors and special needs), Alameda
County Mortgage Revenue Bond Program, Low-Income
Housing Tax Credits, FHA multi-family mortgage
insurance programs, and California Multi-family
Housing Program.
Determination of funding sources for individual projects
will depend on funding application cycle, funding
availability, eligible applicant and uses of funds, and
funding terms.
21
CITY OF DUBLIN
2002 HOUSING ELEMENT
Implementation Community Development Department.
Responsibility:
Time Frame: 2002 - 2006.
Specific package of incentives to be negotiated for each
project.
Policy 2: Provide incentives for affordable units
Program B.2.1 Continue to allow density bonuses in excess of the bonus required by the state law
(a 30 percent density bonus if at least 20 percent of the housing units will be
affordable to very low- and low-income households with special needs) in
addition to a minimum density bonus of 25 percent pursuant to state law
(Government Code 65915) for very low-, low-income, or senior housing.
Financing: Minor administrative cost to the City.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: 2001-2006.
Projects to be awarded density bonuses based on
determination of the percentage of very low-, low-
income, senior, or special-needs housing.
Policy 3: Require the development of lower-income housing
Program B.3.1 Implement the City's Inclusionary zoning ordinance, which requires that at least
12.5 percent of new housing units be affordable to very low-, low-, and moderate-
income households. The breakdown of units is required to be 50 percent
moderate-income, 20 percent low-income, and 30 percent very low-income. The
City will also ensure that affordable units are integrated into new development
and dispersed (not concentrated in one or few areas); although, if a project comes
in that the City wants that is concentrated, the flexibility should be available.
The revised ordinance will allow homebuilders several options for compliance:
· Construct at least 12.5 percent of the housing units as affordable to very low-,
low-, or moderate-income households.
· Construct at least 7.5 percent of the housing units as affordable to very low-,
low-, or moderate-income households and pay a fee of $72,176 for each
affordable housing unit not constructed (equal to the remaining 5 percent of the
affordable housing requirement).
· Donate land to the City or a non-profit affordable-housing developer.
Donated land must have the equivalent Value of the in-lieu fee to be paid for
the affordable housing units not constructed, including land and infrastructure
costs.
22
CITY OF DUBLIN
2002 HOUSING ELEMENT
In-lieu fees collected under the program will be deposited into a fund to be used
exclusively for housing programs, constructing, purchasing sites, providing
infrastructure, paying fees, subsidizing rents, and offsetting other costs of
providing very Iow-, low-, and moderate-income housing in Dublin. The City
requires that inclusionary housing units remain affordable for 55 years.
Financing: Minor administrative cost to the City.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: City Council to adopt by revised Inclusionary Ordinance
by May 2002.
Inclusionary requirement to be imposed for each new
development project.
In-lieu fees to be collected as a condition of
development approval.
Policy 4: The City will conduct a Housing and Commercial Nexus Study to
determine the feasibility of establishing a commercial linkage fee to
be deposited in the City's Inclusionary Housing Fund.
Program B.4.1 The City has formed a task force to direct the preparation of a nexus study that is
required to establish a commercial linkage fee. A commercial linkage fee is a
charge imposed on non-residential developments, typically based on the square
footage and type of commercial building space. The fee may only be charged if
the City can establish a direct relationship ("nexus") between commercial
development and the need for additional housing. This nexus is typically related
to employment created by commercial development.
The commercial linkage fee will only be charged if legally supportable by the
nexus study. The commercial linkage fee shall be calculated by using a formula
determined by the results of the study and adopted via ordinance approved by the
City Council. If charged, the commercial linkage fee will be deposited into the
City's Inclusionary Housing Fund.
Financing: Minor administrative cost to the City.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: Complete nexus study by January 2003.
If study determines that commercial linkage fee is
legally supportable and feasible, adopt an implementing
ordinance by June 2003.
If adopted, apply commercial linkage fee to each new
23
CITY OF DUBLIN
2002 HOUSING ELEMENT
non-residential development beginning 30 days after
adoption of implementing ordinance (approximately
February 2004 and thereafter).
Policy 5: Improve housing affordability with higher densities near BART
Program B.5.1 Prepare a plan for the Dublin Transit Center that provides for higher-density
residential development in a mixed-use specific plan surrounding the new BART
station in the Tri-Valley area. The station is located east of 1-680 on the existing
BART right-of-way in the 1-580 median. The East Dublin/Pleasanton Station plan
area is anticipated to have 1,000 BART parking spaces in one garage, offices, and
apartments. Environmental review of the project is underway.
Financing: Minor administrative cost to the City.
Implementation Community Development Department.
Responsibility:
TimeFrame: Prepare a plan for the Dublin Transit Center and
accompanying financing plan for infrastructure and
services by December 2002.
Implementation of specific development projects to be
based on a schedule developed by the Alameda County
Surplus Property Authority, the City, and private
developers.
The City anticipated that 1,500 housing units would be
constructed by June 30, 2006. A minimum of 112 units
will be affordable to low- and very low-income
households.
.Policy 6: Simplify and coordinate the means of obtaining project approvals for
senior projects and those with below-market-rate units
Program B.6.1 Continue to provide priority processing for senior-housing projects and other
residential developments providing 10 percent or more of the housing units as
affordable for very low-, low-, and moderate-income households. Projects
meeting these criteria will be reviewed ahead of other projects regardless of when
completed applications are submitted.
Financing: Minor administrative cost to the City.
Implementation Community Development Department.
Responsibility:
Time Frame: Ongoing implementation, 2001 -2006.
24
CITY OF DUBLIN
2002 HOUSING ELEMENT
Policy 7: Encourage reduction of housing expenses through shared-living
arrangements
Program B.7.1 Evaluate the feasibility of establishing a shared-living program.in Dublin through
a nonprofit organization that operates shared-housing programs. Shared living
occurs when people live together for social contact, mutual support and
assistance, and /or to reduce housing expenses. State law requires that small
shared-living facilities (serving six or fewer persons) be permitted in all single-
and multi-family districts.
The City will contact nonprofit organizations and public agencies that operate
shared-housing programs in the Bay Area to obtain information on their programs
and approaches to shared housing. Based on the characteristics of the target
population groups for shared housing, and consultation with local agencies
serving those groups, the City will determine whether a shared housing program
would be feasible. If the City determines that a shared housing program is
feasible, it will issue a Request for Proposals to organizations and agencies to
apply for CDBG funding to establish a program in Dublin. Once the City selects
a qualified nonprofit or agency, the City will execute an agreement for operating a
shared-housing program. The City will promote the program, if established, in
the following manner:
· Provide program literature developed by the operating entity at Dublin Civic
Center, the library, senior center, and other public places.
·Designate the City's Housing Coordinator/Specialist as a point-of-contact and
referral for the shared-housing program.
· Provide program information on the City's web site.
Financing: Minor administrative cost to the City, CDBG funds
Implementation Community Development Department, City Council.
Responsibility:
Time Frame: Contact organizations and agencies that operate shared
housing programs and determine feasibility by March
2003. If feasible, release Request for Proposals by July
2003. If available, select nonprofit or public agency and
execute contract by September 2003.
Establish shared-housing program beginning January
2004.
Provide annual CDBG funding beginning July 2003 and
thereafter. The amount of annual funding will be based
on other requests and priorities for funding.
CITY OF DUBLIN
2002 HOUSING ELEMENT
Policy 8: Encourage development of affordable housing by private
organizations primarily engaged in housing construction or
management
Program B.8.1 Continue to support semi-public institutions in efforts to add affordable housing to
their sites. With public funding for the development of affordable housing
extremely limited, the City will support efforts by semi-public institutions to
provide housing. To promote the use of skes designated "semi-public" for
affordable housing, the City will:
· Approve a specific plan amendment or planned development rezone to
allow for housing in conjunction with semi-public uses on sites
designated "semi-public" if such projects include at least 10 percent very
low-income, 20 percent low-income, or 50 percent senior housing.
· Offer financial incentives with regulatory requirements (to be negotiated
for each project) as described in Programs A and B, Goal 2.
To promote the policy of permitting housing on sites designated "semi-
public," the City will:
· Send written information annually to affordable housing developers active
in the Tri-Valley area that may have an interest in collaborating with a
property owner to construct affordable housing.
· Designate the Housing Coordinator/Specialist as a point-of-contact for
providing further information about the City's policy and how it can be
applied for housing proposals.
· Provide pre-planning/application counseling to review concepts for
housing on semi-public sites and discuss approaches to providing
affordable housing.
Financing: Minor administrative cost to the City.
Implementation Community Development Department.
Responsibility:
Time Frame: Ongoing action -- 2001 - 2006.
Develop written information for mailing by
December 2002.
Policy O: Promote the use of available funds and funding mechanisms in
private-sector housing development
Program B.9.1 The City will designate the Housing Coordinator/Specialist as the responsible
individual for maintaining and updating information on housing assistance
programs (local, state, federal, and private), and local policies and regulatory
incentives designed to facilitate the construction of affordable housing. Housing
program information will be posted on the City's web site and updated as funding
26
CITY OF DUBLIN
2002 HOUSING ELEMENT
becomes available, new programs are established, or program requirements
change. The Housing Coordinator/Specialist will also assist developers in
applying for funding sources by providing demographic or other background data
necessary to complete funding requests, review and comment on funding
applications, provide letters of support as appropriate, and recommend City
Council actions in support of funding requests.
Financing: Minor administrative cost to the City. CDBG funds and
Inclusionary Housing Funds to pay for some
administrative and informational costs.
Implementation Community Development Department
Responsibility:
Time Frame: Housing Coordinator/Specialist position established in
2002 and continuing thereafter.
Housing Coordinator/Specialist to provide technical
assistance as needed for funding requests.
Policy 10: Promote energy efficiency in new projects
Program B.10.I The City will promote energy conservation through the following actions:
· Continue to implement the Waste Managements Authority's model ordinance
on recycling of construction waste.
· Continue to implement state building standards (Title 24 of the California
Code of Regulations) regarding energy efficiency in residential construction.
· Continue to provide on-sito training for its City Building and Planning Staff
on Green building techniques.
· Continue to review proposed developments for solar access, site design
techniques, and use of landscaping that can increase energy efficiency and
reduce lifetime energy costs without significantly increasing housing
production costs.
· Provide access to information on energy conservation and financial incentives
(tax credit, utility rebates, etc.) through public information to be provided at
the City's public counter, on the City's web site, at public libraries and
community centers.
Financing: . Permit fees -- minor administrative cost to the City.
Implementation Community Development Department, Building
Responsibility: Division.
Time Frame: Ongoing implementation, 2001 -2006
27
CITY OF DUBLIN
2002 HOUSING ELEMENT
Policy 11: Provide opportunities for first-time homebuyers to purchase homes
in Dublin.
Program B.11.1 Continue to participate in the Alameda County MCC program and combine this
program with the first-time homebuyer assistance from Dublin's Inclusionary
Housing Fund or state or federal funding sources. The City will continue to use
the planning process (planned development and specific plans) to promote the
construction of affordable ownership housing options such as condominiums and
town homes. The City will encourage developers to provide smaller market-rate
ownership units affordable to moderate-income households by providing
incentives through the planned development process, such as reduced parking and
street standards and higher densities on smaller lots. See programs B.2.1 and
B.2.2 for a list of incentives the City will offer.
An example of this process is the City's work with a developer of a large
condominium project that will include 105 moderate-income for-sale units in a
project of 1,400 units. The City will promote the first-time homebuyer program
in the following ways:
· Prepare a brochure to be updated and distributed as needed by the
Housing Coordinator/Specialist to local real estate firms, lending
institutions, area developers, and community organizations serving low-
and moderate-income clients who may be eligible for the program.
Distribute program information at the civic center, library, and other
public buildings.
· Post information on the City's web site.
· Schedule a meeting between housing developers and the Housing
COordinator/Specialist as part of pre-application or application review to
inform developers of homebuyer assistance programs and options.
Financing: Permit fees -- minor administrative cost to the City,
Mortgage Credit Certificate Program, HOME Program,
Dublin Inclusionary Housing Fund, California Housing
Finance Agency homebuyer assistance programs, and
CalHome Program.
Implementation Community Development Department.
Responsibility:
Time Frame: Ongoing implementation, 2001 - 2006.
Annual updating and distribution of program
information.
Pre-application or application review meetings between
housing 'developers and the City's Housing
Coordinator/Specialist on project proposals.
28
CITY OF DUBLIN
2002 HOUSING ELEMENT
Policy12: Continue to make available fee deferrals to encourage the
development of affordable housing
Program B.12.1 Defer or amortize application fees for senior-housing units and affordable units
for very low-, low-,~ and moderate-income households to reduce the initial cost
impact on an affordable housing project. The City will determine on a case-by-
case basis the financial need of the project and the most appropriate type of
assistance based on the City's Inclusionary Zoning Ordinance.
Financing: Minor administrative cost.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: Ongoing implementation, 2001 - 2006.
Policy 13: Encourage a mix housing types as a means of achieving a wider
range of housing types, sizes, and potential affordability to Iow- and
moderate-income households, including large families.
Program B.13.1 The City will continue to require a mix of housing types and sizes as part of its
negotiated process through specific plans, planned developments, and
development agreements.
Financing: Minor administrative cost.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: Ongoing, 1999 - 2006.
Goal C: To conserve the existing stock of affordable rental housing
Policy 1: Preserve Iow-income housing.
Program C.I.I Each year the City will update its list of subsidized rental properties that may be
potential acquisition and/or rehabilitation targets. The City will determine which
properties are immediately at-risk (during the subsequent two-year period) of
converting to market-rate rental housing and will contact those owners regarding
their interest in selling properties or maintaining the rental units as affordable
units.
The City will assist in the acquisition/rehabilitation by providing Inclusionary
Housing Funds, applying for state or federal funding on behalf of the entity, or
assisting the entity in accessing state, federal, or private funding for
acquisition/rehabilitation. The City will support the developer's proposal by
contractually dedicating the necessary funds to an escrow or some other holding
account until the developer can secure complete financing. In cases where the
City has dedicated funding for an acquisition-rehabilitation project and the
developer cannot secure complete or adequate financing, the funding shall be
shifted back into the Inclusionary Housing Fund.
CITY OF DUBLIN
2002 HOUSING ELEMENT
Financing: Minor administrative cost to the City, Inclusionary
Housing Fund, HOME Program, CDBG Program.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: Annual updates of subsidized rental project list.
Annual release of RFQs and RFPs for interested entities
and project proposals.
Assistance for conserving assisted rental housing
development to be determined on a project basis.
Goal D: To Preserve and increase the efficient use of the city's existing
housing stock
Policy1: Encourage efficient use of existing housing stock; promote
development of small units at Iow cost
Program D.I.I Promote thc development of second units in existing single-family homes. The
City will market this program though an informational brochure. The brochure
will also be available at:
· The civic center, library, senior center, and other public locations.
· The City's web site.
To encourage homeowners to create second units with affordable rents for very
low- and low-income households, the City will provide financial assistance
through its Inclusionary Housing Fund to construct second units in exchange for
deed restrictions, limiting rents, and rent increases for 30 years.
Financing: Minor administrative cost to the City, Inclusionary
Housing Fund for financial assistance.
Implementation Community Development Department m~d Planning
Responsibility: Commission.
Time Frame: Prepare brochure by June 2003 and distribute annually
thereafter.
Provide financial assistance as requested for qualifying
rent-restricted second units.
Program D.1.2 Evaluate the general feasibility of developing additional housing units in an
affordable or mixed-income development on the Arroyo Vista site. The purpose
of the study would be determine options for increasing housing densities and the
total number of housing units to make more efficient use of the site. The study
should consider the existing Arroyo Vista development as well as the more
recently developed Park-Sierra multi-family project.
$o
CITY OF DUBLIN
2002 HOUSING ELEMENT
Financing: Minor administrative cost to conduct the study and
consider alternatives.
Implementation Community Development Department and Planning
Responsibility: Commission.
Time Frame: Complete general feasibility study and report to the City
Council by June 2005. Determine the next appropriate
steps thereafter based on the study results.
Policy: 2: Provide subsidies for housing rehabilitation
Program D.2.1 The City will continue to contribute a portion of its CDBG funds to Alameda
County's two housing rehabilitations programs in proportion to the estimated
annual need for rehabilitation assistance.
Financing: City CDBG funds.
Implementation Community Development Department.
Responsibility:
Time Frame: Annually, 2002-2006
Goal E: To promote equal housing opportunities for all Dublin residents
Policy l: Support services and programs that fight housing discrimination;
direct persons towards agencies that provide assistance to victims
of discrimination
Program E.I.1 Promote equal-housing opportunity for all Dublin residents and others seeking
housing in Dublin. The City of Dublin contracts through Alameda County with
ECHO Housing to investigate fair-housing complaints and provide mediation
services. The City's Housing Coordinator/Specialist is the point-of-contact for
fair-housing complaints, information requests, and referrals to ECHO housing.
The City will also distribute fair-housing information each year to public locations
throughout the City; post information on the City's web site; and distribute
information to real estate agents, rental property owners, and financial institutions
in Dublin. The City also participates in Alameda County's Impediments to Fair
Housing Study through the CDBG program.
Financing: Minor administrative cost to the City, CDBG Program.
Implementation Community Development Department, Planning
Responsibility: Commission, City Council.
Time Frame: Annual contract for fair housing services, allocation of
CDBG funds, and information distribution, 2002-2006.
31
CITY OF DUBLIN
2002 HOUSING ELEMENT
Policy 2: Encourage greater access to housing for persons with disabilities.
Program E.2.1 The City will evaluate the feasibility of a universal design ordinance that provides
for greater adaptability and accessibility of housing for persons with disabilities.
The City's Housing Task Force will provide advice to the City on potential
approaches to universal design and recommendations on an implementing
ordinance.
If a universal design ordinance is determined to be feasible, the City will prepare
an ordinance and produce a brochure on universal design, resources for design
approaches, and compliance with City requirements. The City will distribute the
brochure to residential developers active in the Tri-Valley area and to community
organizations and agencies serving individuals with disabilities. The City will
also distribute the brochure to public locations throughout the City and post
information on universal design requirements and resources on the City's web
site.
Financing: The City would need special expertise to prepare such
an analysis. This would require the assistance of a
consultant and would be a special budgeted item for the
City.
Implementation Community Development Department, Housing Task
Responsibility: Force, Planning Commission, City Council.
Time Frame: Complete feasibility study by July 2004.
If determined to be feasible, adopt universal design
ordinance by December 2004.
Prepare brochure by March 2005 and distribute annually
thereafter.
Goal F: To provide short-term shelter for individuals and families without
affordable permanent housing
Policy 1 Allow emergency shelters and transitional housing for homeless
Program F.I.1 Adopt an amendment to the Zoning Ordinance allowing emergency shelters in
commercial and industrial zoning districts and transitional housing in medium-
and high-density residential zoning districts. Emergency shelters and transitional
housing will be permitted as conditional uses under the City's existing
conditional-use permit process. Conditional-use permit standards will include the
following requirements:
· Emergency shelters and transitional housing should be built with high access
and low visibility.
· Emergency shelters and transitional housing should be located with access to
transportation, supportive services, and commercial services to meet daily
living needs.
32
CITY OF DUBLIN
2002 HOUSING ELEMENT
Such uses should be designed so that they can be easily secured.
· Such uses will be permitted in association with religious establishments.
· The design and location of the emergency shelters or transitional housing
should reflect the needs of clients being served (single adults versus women
with children, for example.)
Financing: Minor administrative cost to the City.
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: Adopt zoning amendment by June 2003.
Policy 2: Support existing emergency shelter programs in the Tri-Valley area.
Program F.2.1 Continue to fund existing emergency shelter programs in the Tri-Valley area to
house citizens in need of emergency shelter.
Financing: CDBG
Implementation Community Development Department, Planning
Responsibility: Commission, and City Council.
Time Frame: The City of Dublin has contributed $43,736 in CDBG
funds to the Tri Valley Haven's Homeless Shelter.
The City has agreed to provide funding during a ten-
year period commencing with CDBG funds for the
2002- 2003 fiscal year.
33
CITY OF DUBLIN
2002 HOUSING ELEMENT
CITY AND COUNTY HOUSING
PROGRAMS
City Housing Programs
Density Bonus Ordinances
The density bonus ordinance provides for greater densities in exchange for the development of
affordable housing.
County Housing Programs Available to Meet Special Needs
Community Development Block Grant Funds (CDBG) and Home Investment
Partnership Act Programs
The CDBG program is available to meet any of the three national objectives. These are:
1) benefit low- and moderate-income persons, 2) aid in the prevention of slum and blight, and 3)
urgent need. These funds are available to Dublin for the development of programs that are consistent
with these objectives. Dublin utilizes CDBG funds to assist with rehabilitation, remove architectural
barriers to handicapped persons, and provide needed amenities and various social service programs for
seniors and other persons in need. These funds must benefit households or individuals that have an
income of 80 percent or below the median in the Alameda/Contra Costa County area. The City of
Dublin also contracts with Alameda County for the provision of a comprehensive rehabilitation
program that includes rental rehabilitation of multi-family structures and single-family homes and
minor rehabilitation for households or occupants whose income is at or below 80 percent of'the area
median. According to Alameda County records, 48 households have utilized the rehabilitation
program from 1994 to 2002.
HOME Program
The HOME program is available to the City of Dublin to create programs that would provide new
construction, rehabilitation, and tenant-based rental subsidies to qualified households with incomes at
or below 80 percent of the area median. The City would need to apply for funding from the County of
Alameda with a defined program. The selection process would be through the County's
recommendation and review of the Technical Advisory Committee.
Rental Rehabilitation
Rental Rehabilitation is available through CDBG funds by agreement with the County of Alameda.
This program is described above in the section on CDBG. To date, four property owners have
participated in this program and received funds for tenant accessibility to their rental properties.
34
CITY OF DUBLIN
2002 HOUSING ELEMENT
QUANTIFIED OBJECTIVES
Table 1 summarizes the City's quantified objectives for the period of January 1, 1999 to June 30,
2006. These objectives represent a reasonable expectation of the maximum number of new housing
units that will be developed and conserved and the households that will be assisted over the next five
years based on the policies and programs outlined in the previous section.
QUANTIFIED OBJECTIVES FOR HOUSING (January 1, 1999- June 30, 2006)
Above
Very Low- Low- Moderate- Moderate-
Income Income Income Income Total
Accommodate
796 531 1,441 2,668 5,436
RHND Allocation
New Construction
50 0 0 2,291 2,341
(1999-2001)
New Construction
930 625 1,630 4,328 7,513
(2002-2006)
Housing I
Rehabilitation
Conserve Existing
Rentals
35
CITY OF DUBLIN
2002 HOUSING ELEMENT
EFFORTS TO ACHIEVE CITIZEN
PARTICIPATION
State law requires cities and counties to make a diligent effort to achieve participation by all segments
of the community in preparing a Housing Element. Section 65583[c] [6] of the California Government
Code specifically requires that:
· The local government shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the Housing Element, and the
program shall describe this effort.
The diligent effort required by state law means that local jurisdictions must do more than issue the
customary public notices and conduct standard public hearings prior to adopting a Housing Element.
State law requires cities and counties to take active steps to inform, involve, and solicit input from the
public, particularly low-income and minority households that might otherwise not participate in the
process. Active involvement of all segments of the community can include one or more of the
following:
· outreach to community organizations serving low-income, special needs, and underserved
populations;
· special workshops, meetings, or study sessions that include participation by these groups;
· establishment of an advisory committee with representatives of various housing interests; and
· public information materials translated into languages other than English if a significant
percentage of the population is not English proficient.
To meet the requirements of state law, the City of Dublin has completed the public outreach and
community involvement activities described below:
Public Meetings and Hearings
The City formed a Housing Task Force to work on the various housing issues that come before the
City. One of their prime functions was to provide input to City staff and the consultant on the
preparation of the Housing Element. The Task Force is comprised of affordable-housing providers,
the business community, representatives of special interest groups (such as persons with disabilities),
and interested citizens. The Task Force has held four meetings on the Housing Element. The
meetings occurred on February 13, 2002; March 14, 2002; April 11, 2002; and July 2002.
Additionally, the City conducted a series of workshops and study sessions over the past two years on
the Housing Element. The meetings occurred on May 10, 2001; May 23, 2001; May 30, 2001; and
April 11, 2002
Two public hearings were conducted on the draft Housing Element prior to its submittal to the
California Department of Housing and Communi~ Development (HCD~ for review -- a Planning
Commission heanng ohmic,till ~ !~ Ii~l~kg&: ~ 't ,~i ~
36
CITY OF DUBLIN
2002 HOUSING ELEMENT
A Public hearing on the revised Housing Element were conducted after receipt and consideration of
HCD's comments and prior to City Council adoption of the updated Housing Element. The City
Councd pubhc heanng was conducted on ~It~lI~/~ ~I~ ~I/ll!l~ 2002.
37
CITY OF DUBLIN
2002 HOUSING ELEMENT
Public Notice and Outreach
The City prepared notification using a variety of media and techniques to inform the public and
interested organizations of the update process and to solicit participation by all segments of the
community. The following is a list of community outreach groups that were notified
$8
CITY OF DUBLIN
2002 HOUSING ELEMENT
CONSISTENCY WITH OTHER GENERAL
PLAN ELEMENTS
State law requires that the Housing Element contain a statement of "the means by which consistency
will be achieved with other general plan elements and community goals" (California Government
Code, Section 65583[c] [6] [B]. There are two aspects of this analysis: 1) an identification of other
General Plan Goals, policies, and programs that could affect implementation of the Housing Element
or that could be affected by the implementation of the Housing Element and 2) an identification of
actions to ensure consistency between the Housing Element and affected parts of other General Plan
elements. The 1985 adopted (1999 updated) General Plan contains several elements with policies
related to housing. Policies and the means for achieving consistency are summarized in Table 2.
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
LAND USE AND The City will identify vacant land where
CIRCULATION 2.1.1 adequate services are available and provide
Housing Availability: incentives to developers to ensure the
2. LAND USE Guiding Policy A construction of a variety of sizes of housing to
ELEMENT: Encourage housing of varied types, meet the City's current and future housing
sizes, and prices to meet current needs. The sites are anticipated to be located
and future needs of all Dublin in areas of the City currently zoned for
2.1 Residential
residents residential use or which permit residences as a
Land Use conditional use.
Housing Availability: Areas for new medium- to medium-high-
Implementing Policy B density residential development will be
Designate sites available for designated where site capability and access
residential development in the are suitable to adequate services and will be
primary planning area for compatible with existing residential
medium- to medium-high-density development in surrounding areas.
where site capability and access
are suitable and where the higher
density wouM be compatible with
existing residential development
nearby.
New residential development will incorporate
2.1.2 a variety of sizes and designs to blend with
Neighborhood Diversity: existing architecture and neighborhood
Guiding Policy A character and provide housing for a variety of
Avoid economic segregation by income levels to meet Housing Element
city sector, objectives. The objectives will be met
primarily through specific plans and planned
developments.
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Neighborhood Diversity: Medium- to medium-high residential densities
Implementing Policy B will continue to be located in all sectors of the
Allocate medium and medium-high primary planning area through specific plan
residential densities to and planned development processes.
development sites in all sectors of
the primary planning area.
Require some of the units approved
east of the Dougherty Hills to be
single-family detached
Neighborhood Diversity: New residential developments will contain a
Implementing Policy C variety of densities and types according to
Require a mixture of dwelling specific plans and planned developments
types in large projects, approved by the City.
The City will use the locations of access
2.1.3 Residential Compatibility: points, landscaping, transitions in densities,
and buffering requirements to create
Guiding Policy A
transitions between single-family
AvoM abrupt transitions between development and higher-density residential
single-family development and developments. This approach will also result
higher density development on in mixed housing types throughout the City.
adjoining sites.
2.1.4 Eastern Extended Planning The City has adopted specific plans for the
Area: Eastern Extended Planning Area that provide
Guiding Policy A for a mix of housing types and densities based
Encourage the development of a on natural conditions and features, availability
balanced mixed-use community in of infrastructure, transportation systems, and
the Eastern Extended Planning other factors. Throughout the Planning Area,
Area that is well-integrated with the City has provided for design review and
both natural and urban systems preservation of open-space features where
and provides a safe, comfortable, possible to blend the natural and human
and attractive environment for environments.
living and working.
4O
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Eastern ExtendedPlanningArea: The City adopts and annually updates a
Implementing PolicyC capital-improvement plan to provide the
Approval of residential timing of public expenditures on infrastructure
development in the Eastern needed to serve new development. The City
Extended Planning Area will has also adopted a development-impact fee
require determination that: structure and review requirements that ensure
essential facilities and services are, or will be,
Utilities and public safety services in place prior to occupancy of new residences.
will be provided at urban The City coordinates its development
standards without financial burden decisions with other agencies that provide
to Dublin residents and businesses
water and sewer services within the City.
outside the Eastern Extended
Planning Area.
Proposed site grading and means In addition, the policies adopted in the
of access will not disfigure the General Plan and implementing specific plans
ridgelands, for the Eastern Extended Planning Area
ensure that fiscal, public safety, grading, find
Timing of development will not agricultural preservation goals are achieved
result in premature termination of while providing for the City's future housing
viable agricultural operations on needs. This balancing of competing
adjoining lands, objectives is accomplished through the
The fiscal impact of new selective location of higher-density residential
residential development in the development in areas that can support such
Eastern Extended Planning Area densities environmentally.
supports itself and does not draw
upon and dilute the fiscal base of
the remainder of the City.
The proposed project is consistent
with all applicable General Plan
and Specific Plan policies.
Western Extended Planning Area: A voters' initiative "Measure M" that was
Guiding Policy D approved in November 2000 has changed the
Any development in the IVestern land use designation in this area to Rural
Extended Planning Area shall be Residential/Agriculture. This land use
integrated with the natural setting, designation allows only 1 trait per 100 gross
Require clustering of development residential acres. Housing opportunities are to
in areas with fewer constraints, be directed away from the western hills.
Western Extended Planning Area: Any change to the new Urban Limit Line
Implementing Policy E adopted by the voters in November 2000
The location, extent and density of would require a vote of the people of Dublin.
residential development will be Otherwise, development is restricted to 1 unit
determined when municipal per 100 gross residential acres.
services can be provided and
through General Plan refinement
guidelines.
41
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing
Element Policies Means of Achieving Consistency
Western Extended Planning Area: A' voters' initiative "Measure M" that was
Implementing Policy F approved in November 2000 has changed the
Approval of residential land use designation in this area to Rural
development in the Western Residential/Agriculture. Any change to the
Extended Planning Area will new Urban Limit Line adopted by the voters
require determination that: in November 2000, would require a vote of
the people of Dublin.
Utilities and public safety services
will be provided at approved
standards without financial burden The Rural Residential/Agriculture land use
to Dublin residents and businesses, designation allows only 1 unit per 100 gross
Proposed site grading and means residential acres. Housing opportunities are to
of access will not disfigure the be directed away from the western hills.
ridgelands as viewed from areas of
existing development in Dublin.
Any necessary grading and
construction shall be planned so as
to protect visual qualities.
Timing and development will not
result in premature termination of
viable agricultural operations on
adjoining lands.
The fiscal impact of new
residential development in the
Western Extended Planning Area
supports itself and does not draw
upon the fiscal base of the
remainder of the City.
LAND USE AND The General Plan encourages ground-floor
CIRCULATION retail space and upper-floor office and
2.2.1 Downtown Dublin: residential uses in downtown Dublin.
2. LAND USE Guiding Policy A: Development standards within the plan would
ELEMENT: Intensify downtown Dublin. allow an increase of approximately 30 percent
in building area to facilitate the introduction
of higher density pedestrian-oriented
2.2 Commercial And developments.
Industrial
Land Use Downtown Dublin: The City has adopted General Plan policies
Implementing Policy D and a specific plan for the downtown area that
Encourage high-rise provides for higher-density mixed-use office
office/apartment buildings and and residential buildings to achieve the overall
parking structures with ground- objectives for the downtown area and the
City's Housing Element objectives.
floor retail space.
42
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
2.2.3 Neighborhood Shopping The General Plan provides for medium-high-
Centers: density residential and/or mixed-use through a
Implementing Policy B planned development process at the southwest
Require aplanneddevelopment corner of Amador Valley Boulevard and
proposal at the southwest corner of Dougherty Road. This policy will also
Amador Valley Boulevard and achieve the City's Housing Element
Dougherty Road to include objectives for a variety of housing types to
medium-high-density residential, meet the needs of all income levels.
retail/office, or a mix of these uses.
Application of the same property See above discussion regarding mixed-use.
within the City of Dublin of both
the retail/office and medium-high-
density residential designations as
de£med in the Dublin General
Plan: Implementing Policy B
The location, extent, density, and
intensity of mixed-use retail/office
and medium-high-density
residential development will be
determined when studies indicate
that:
Services are available.
The site is suitable for mixed-use
development.
The use supports itself and does
not draw upon and dilute the fiscal
base of the remainder of the City.
Proper roadways and roadway
capacity are available.
Mixed-use development wouM be
compatible with adjacent land
uses.
Primary Planning Area / Eastern The City's General Plan attempts to avoid
LAND USE AND Planning Area: high-impact development in these sensitive
CIRCULATION Guiding Policy A natural areas and requires that a significant
Preservation of oak woodlands, amount of open space be preserved with the
3. PARKS AND OPEN riparian vegetation, and natural accompanying natural environment. To
SPACE ELEMENT: creeks as open space for their account for the potential loss of residential
natural resource value is of the development potential, the City has designated
highest importance. Limited other areas of the City in proximity to existing
3.1 Open Space for modifications may be permitted on urban development and services for higher
Preservation of Natural a case-by-case basis with adequate density housing.
Resources and for Public mitigation to replace disturbed
Health and Safety resources.
43
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Primary Planning Area /Eastem Housing proposed on slopes of 30 percent or
Planning Area: more will have to meet special criteria to be
Guiding Policy B permitted.
Maintain slopes over 30 percent as
permanent open space for public
health and safety. Consider
development in areas with slopes
over 30 percent only if the area to
be developed is
less than 3 acres,
less than 20 percent of a large
developable area, and
surrounded by slopes of less than
30 percent.
Primary Planning Area / Eastern No new housing units are proposed in
Planning Area: hazardous areas with steep slopes and ridges.
Implementing Policy C
Continue requiring reservation of
steep slopes and ridges as open
space as condition of subdivision
map approval.
Western Extended Planning Area: A voters' initiative "Measure M" that was
Guiding Policy E approved in November 2000 has changed the
Development shall generally be land use designation in this area to Rural
confined to areas where slopes are Residential/Agriculture. Any change to the
under 30 percent, as part of an new Urban Limit Line adopted by the voters
overall cluster-development in November 2000, would require a vote of
concept on approved development the people of Dublin.
plans. Within projects proposing
clustered development and The Rural Residential/Agriculture land use
ancillary facilities in the Western designation allows only 1 unit per 100 gross
Extended Planning Area, land residential acres. Housing opportunities are to
alteration on slopes over 30 be directed away from the western hills.
percent may be considered where
Public health and safety risks can
be reduced to an acceptable level.
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
A voters' initiative "Measure M" that was
Western Extended Planning Area: approved in November 2000 has changed the
Guiding Policy F land use designation in this area to Rural
Existing large strands of woodland Residential/Agriculture. Any change to the
and coastal shrub in the Western new Urban Limit Line adopted by the voters
Extended Planning Area shall be in November 2000, would require a vote of
protected wherever possible, the people of Dublin.
Grassland sites shall be
considered for development in The Rural Residential/Agriculture land use
preference to native shrub and designation allows only 1 unit per 100 gross
woodland areas, residential acres. Housing opportunities are to
be directed away from the western hills.
Western Extended Planning Area: See Above re Western Extended Planning
Implementing Policy G Area development.
As conditions of development
project approval, require detailed
tree surveys, protection measures
for existing trees to remain, and
replanting of native vegetation.
Extended Planning Area: Achievement of the City's housing objectives
does not require the development of lands
LAND USE AND Guiding Policy A subject to Williamson Act contracts. There
CIRCULATION Lands currently in the Williamson
are more dwelling units contained in
Act agricultural preserve can constructed projects since 1999, plus approved
3. PARKS AND OPEN remain as rangeland as long as the or pending development applications, to meet
SPACE ELEMENT: landowner(s) wish to pursue the City's regional housing allocation through
agricultural activities. The City 2006. Additional lands are designated for
does not support the cancellation urban development to meet the City's needs
3.2 Agricultural Open of Williamson Act contracts, unless over the subsequent decade or more even
Space a compelling public interest would without the development of Williamson Act
be served lands.
LAND USE AND Adherence to this agreement will not
CIRCULATION Guiding Policy B adversely affect the City's ability to
Require strict adherence to the accommodate its regional housing allocation.
land use provisions of the City-
4. SCHOOLS, PUBLIC
LANDS & UTILITIES County Annexation Agreement for
the Santa Rita Property owned by
ELEMENT:
Alameda County Surplus Property
Authority.
4.2 Public Lands
45
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Implementing Policy D The City has incorporated this requirement
Prior to a new development into its development review process and
approval, the applicant shall coordinates its development decisions with the
demonstrate that capacity will exist provider of solid waste disposal for the region.
LAND USE AND
in solid waste disposal facilities for Sufficient service and landfill capacity exists
CIRCULATION
their project prior to the issuance to serve anticipated residential development
of building permits, through 2006.
4. SCHOOLS, PUBLIC
LANDS & UTILITIES
ELEMENT: Implementing Policy E Any new large-scale project proposed by the
Large-scale projects shouM be General Plan update will abide by the City's
4.3 Solid Waste required to submit ct plan that state-mandated diversion requirements and
demonstrates how they will include mitigation measures to meet these
contribute toward the City's state- requirements.
mandated diversion requirements.
LAND USE AND
CIRCULATION Implementing Policy B
Prior to project approval,
4. SCHOOLS, PUBLIC developers shall demonstrate that
LANDS & UTILITIES adequate capacity will exist in See discussion of Policy 2C above regarding
ELEMENT: sewage treatment and disposal availability ofinlkastructure and services.
facilities for their project prior to
the issuance of building permits.
4.4 Sewage Treatment
and Disposal
Implementing Policy E
Encourage higher densities and
LAND USE AND mixed-use developments near
CIRCULATION major transii lines and transit
transfer points as a means of
5. CIRCULATION & encouraging the use of public See discussion of Policy 2C above.
SCENIC HIGHWAYS transit. This type of transit-
ELEMENT oriented development is especially
encouraged along the Central
5.2 Transit Parkway and near the east Dublin
BART station.
LAND USE AND
CIRCULATION
Implementing Policy B New housing units constructed in the City will
5. CIRCULATION& Exercise design review of all reflect the architectural style of the
neighborhood in which they are constructed,
SCENIC HIGHWAYS projects visible from ct designated and any visual impacts to the surrounding
scenic route.
ELEMENT environment will be carefully considered as
part of the approval process.
5.6 Scenic Highways
46
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
LAND USE AND
CIRCULATION Guiding PolicyA Developers will be required to pay the
Continue the City's program of necessary impact fees to offset the costs of
5. CIRCULATION & requiring developers to contribute providing off-site improvements needed to
SCENIC HIGHWAY fees and/or improvements to help serve new development. The Inclusionary
ELEMENT fund off.site improvements related Zoning Ordinance allows for the deferral of
to theirprojects, impact and processing fees under certain
5.7 Financing Road situations for the affordable units.
Improvements
Implementing Policy B
Require preservation of oak
woodlands. Where woodlands
occupy slopes that otherwise could
be graded and developed, permit See discussion of Land Use Element Policies
allowable density to be transferred related preservation of natural features.
to another part of the site. Removal
of an individual oak tree may be
considered through the project
review process.
A voters' initiative "Measure M" that was
7. ENVIRONMENTAL Western Extended Planning Area: approved in November 2000 has changed the
RESOURCES Guiding Policy D land use designation in this area to Rural
MANAGEMENT There shall be an emphasis on Residential/Agriculture. Any change to the
preservation of oak woodland in new Urban Limit Line adopted by the voters
CONSERVATION the Western Extended Planning in November 2000, would require a vote Of
ELEMENT Area. Development shall be the people of Dublin.
clustered in grassland areas
wherever possible, in order to The Rural Residential/Agriculture land use
7.3 Oak Woodlands
protect existing trees. However, as designation allows only 1 unit per 100 gross
part ofcomprehensiveplanningfor residential acres. Housing opportunities are to
development in this area, some oak be directed away f~om the western hills.
woodland may need to 'be removed
Removal of oak trees shall be
allowed only after all feasible site
planning efforts have been made to
preserve trees.
Guiding Policy D
Any removed trees shall be See discussion of Land Use Element policies
replaced, and existing trees to related to the preservation of natural features.
remain shall be protected.
47
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
7. ENVIRONMENTAL All new housing units will not be developed
RESOURCES in area with Williamson Act
MANAGEMENT Guiding Policy A
Prevent premature urbanization of See discussion of Park and Open Space
CONSERVATION agricultural lands. Element Guiding Policy A. Additionally, in
ELEMENT the Western Extended Planning Area
development is restricted to Rural
Residential/Agriculture at 1 unit per 100 gross
7.5 Agricultural Lands acres.
7. ENVIRONMENTAL
RESOURCES
MANAGEMENT
The Housing Element includes policies for
Guiding Policy A
preserving existing neighborhoods and
CONSERVATION Preserve Dublin's historic community character, including historic and
ELEMENT resources, architectural resources.
7.6 Archaeological and
Historic Resources
Guiding Policy A
7. ENVIRONMENTAL Require open-space management
RESOURCES and maintenance programs for
MANAGEMENT open-space areas established
through subdivisions and Planned
Specific plans and planned development
CONSERVATION Development districts. Programs agreements under which most of the future
shall include standards to ensure
ELEMENT housing will be constructed include provisions
control of potential hazards, for open-space management and maintenance.
appropriate setbacks, and
7.7 Open Space management of the open space so
Maintenance/ that it produces a positive and
Management pleasing visual image.
Implementing Policy C The City has adopted standards for
revegetation of cut-and-fill slopes that will
Require revegetation of cut andfill mitigate potential erosion, water quality, and
slopes, safety hazards from such slopes.
Implementing Policy D
Require use of native trees, shrubs,
and grasses with low maintenance See discussion of Policy C above.
costs in revegetation of cut-and-fill
slopes.
48
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Implementing Policy F
Prohibit development within
designated open-space areas
No new housing units will be developed
except that, which is designed to within designed open-space areas.
enhance public safety and the
environmental setting.
Guiding Policy A
8. ENVIRONMENTAL Geologic hazards shall be The General Plan Land Use, Safety, and
RESOURCES
MANAGEMENT mitigated or development shall be Conservation elements contain policies to
located away from geologic reduce exposure to hazards and the impact of
hazards in order to preserve life, future development on potentially hazardous
SEISMIC SAFETY AND protect property, and reasonably conditions. The potential presence of such
SAFETY ELEMENT limit the financial risks to the City hazards does not create a significant barrier to
of Dublin and other public the development of a range of housing
8.1-8.2 Seismic Safety, agencies that would result from densities and types to meet the City's regional
Fire Safety, and Flooding damage to poorly located public housing allocation.
facilities.
8.1.1 Structural and Grading
Requirements
Guiding Policy A
All structures shall be designed to
the standards delineated in the All new housing units will be designed and
Uniform Building Code and built in accordance with the City of Dublin's
Dublin grading ordinance. An Uniform Building Code.
engineering geologist for each
structure for which ground shaking
is a significant design factor shall
establish a "design earthquake."
Guiding Policy E
A fault rupture evaluation, as
outlined in the State of california
for Special Studies Zones (Alquist-
Priolo AcO, shall be required for
all development within the Revised
Special Studies Zones as shown on The City will implement this requirement of
the Geologic Hazards and state law, but does not anticipate that its
Constraints map. The fault rupture application will impede the development of
evaluation shouM be conducted high-density multi-family structures to meet
after building sites are specifically the City's regional housing allocation.
defined. Sites situated outside of
this zone but within the
Preliminary Zones (Slossen 1973)
shall be evaluated if proposed for
multi-family dwellings or for
public or recreational facilities.
49
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing
Element Policies Means of Achieving Consistency
8.2.2 Fire Hazard and Fire
Protection
Guiding Policy A
All new housing units will be inspected by the
Require special precautions fire department and will be developed in
against fire as a condition of accordance with the City Fire Preventative
development approval in the Regulations.
western hills outside the primary
planning area.
Implementing Policy B
A fire protection buffer zone shall
be provided around the perimeter Where new housing units are situated adjacent
of residential development situated to undeveloped open space land a fire
adjacent to undeveloped open protection buffer zone will be incorporated.
space land
Expanded Planning Area
Guiding Policy E
Prepare and implement a plan for Proposed housing units in specific areas could
facilities and personnel at one or possibly be assessed fees by the City for
morefire stations east of Tassajara facilities and personnel at fire stations east of
Road as a condition of Tassajara Road if found necessary by the City.
development approval in the
Eastern Extended Planning Area.
Guiding Policy F
For development in the vicinity of
Schaefer Ranch Road fire
sprinklers and other measures
shall be provided in proposed
structures as conditions of i New housing units constructed in this area
approval, in lieu of fire station will comply with the fire-sprinkler standard.
improvements. However, it is the Because this area is designated for lower-
City's intent that afullfire station density single-family homes -- the prices of
shall be provided in the Western which are anticipated to be in the above
Extended Planning Area before moderate-income range -- the cost impact on
any substantial development housing affordability for low- and moderate-
proceeds beyond the general income households will be negligible.
vicinity of Schaefer Ranch Road A
fire station site shall be reserved in
the general vicinity of Schaefer
Ranch Road near Interstate 580.
so
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
8.2.3 Flooding
Guiding Policy A
Regulate development in hill areas
to minimize runoff by preserving
woodlands and riparian See above discussion of Land Use and
vegetation. Retain creek channels Conservation element policies.
with ample right-of-way for
maintenance and for maximum
anticipated flow.
Implementing Policy B
Require dedication of broad
stream corridors as a condition of No new proposed housing units will be
subdivision or other development developed along stream corridors.
approval.
Implementing Policy C
Protect riparian vegetation and
prohibit removal of woodlands
wherever possible. Replant
vegetation according to the See above discussion of Land Use and
standards of the Eastern Dublin Conservation element policies.
Specific Plan or other applicable
standards (see also General Plan
Guiding Policy 3.1.A).
Implementing Policy D
Require drainage studies of entire
small watersheds and assurance
that appropriate mitigation See above discussion of Land Use and
measures will be completed as Conservation element policies.
needed prior to approval of
development in the extended
planning areas.
9. ENVIRONMENTAL Implementing Policy E
RESOURCES Design Dougherty Road New housing units proposed along Dougherty
MANAGEMENT improvements and adjoining Road will be designed to minimize noise
residential development for exposure in incompliance with policies of the
NOISE ELEMENT compliance with noise standards. Noise Element.
51
I¢
CITY OF DUBLIN
2002 HOUSING ELEMENT
General Plan Guiding and Implementing Means of Achieving Consistency
Element Policies
Implementing Policy H
Review all multi-family
development proposals within the New multi-family housing will be required to
projected 60 CNEL contour for incorporate designs and layouts ~hat minimize
compliance with noise standards noise exposure and meet the maximum noise
(45 CNEL in any habitable room) thresholds.
as required by state law.
52
CITY OF DUBLIN
Housin~g Needs Assessment Report
For the 2002 Housing Element
November 2002
2002 HOUSING NEEDS ASsEsSMENT
TABLE OF CONTENTS
INTRODUCTION ................................................................................................... 3
HOUSING NEEDS ASSESSMENT ....................................................................... 4
Population Characteristics ......................................................... ' ................................................ 4
Population Trends ............................................................................................................... 4
Ethnicity ............................................................................................................................... 5
Age of Population ................................................................................................................ 5
Households ......................................................................................................................... 6
Household Type and Composition ...................................................................................... 7
Income Characteristics .............................................................................................................. 8
Poverty .............................................................................................................................. 11
Employment Trends ................................................................................................................ 12
Special Needs Groups ............................................................................................................. 15
Elderly ...................................................................................................................... ~ ........ 15
Persons with Disabilities ................................................................................................... 16
Families with Female Heads of Households ..................................................................... 17
Large Families ................................................................................................................... 17
Farm Workers ................................................................................................................... 18
Homeless .......................................................................................................................... 18
Residents of Publicly Assisted Rental Units ..................................................................... 20
Dublin Housing Stock .............................................................................................................. 23
Housing Composition ........................................................................................................ 23
Housing Occupancy and Tenure ...................................................................................... 25
Age and Condition of Housing Stock ................................................................................ 27
Housing Accommodations ................................................................................................ 28
Overcrowding .................................................................................................................... 28
Housing Costs ................................................................................................................... 29
Homes Prices in Surrounding Areas ................................................................................. 34
Income and Affordability .................................................................................................... 34
Affordability Trends ........................................................................................................... 36
Current AND FUTURE Housing Needs ................................................................................... 37
Regional Housing Needs Determination ........................................................................... 37
Future Development Potential ................................................................................................. 38
Areas with Potential for Residential Development ............................................................ 38
Current and Future Residential Projects ........................................................................... 44
Areas with re-use potential ............................................................................................... 46
Infrastructure Capacity ...................................................................................................... 46
CONSTRAINTS TO HOUSING AVAILABILITY AND AFFORDABILITY ........... 48
Non-Governmental Constraints ........................................................................................ 48
Land and Construction Costs ..................................................................................... 48
Fair Housing Assistance ............................................................................................. 51
Governmental Constraints ................................................................................................ 51
Development Standards ............................................................................................. 51
City's Zoning Requirements ................. .~ ..................................................................... 55
Constraints to Housing Persons with Disabilities ....................................................... 57
Second Unit Regulations ............................................................................................ 57
Permit and Development Impact Fees ....................................................................... 57
On- and Off-Site Improvements .................................................................................. 60
Permit Processing Procedure ..................................................................................... 61
Building Code ............................................................................................................. 61
Housing Incentives ..................................................................................................... 62
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
ENERGY CONSERVATION OPPORTUNITIES ................................................. 64
State Building Code Standards ......................................................................................... 64
Design Standards .............................................................................................................. 64
List of Tables
Table 1 Dublin Population Growth ................................................................................................... 4
Table 2 Dublin and Alameda County Growth Projection 2005-2020 .............................................. 4
Table 3 Comparison of Race and Ehtnicity by City, County, and State Pupulation ........................ 5
Table 4 Age Distribution (percent) ................................................................................................... 6
Table 5 Homehold Estimates ........................................................................................................... 6
Table 6 Number of Persons Per Household .................................................... : ............................... 7
Table 7 Household Composition by Type (2000) ............................................................................. 8
Table 8 Dublin Household Income (1990 and 2001) ....................................................................... 9
Table 9 Definitions Used for Comparing Income Levels ................................................................ 10
Table 10 1990 and 2001 Dublin Household Income Range by Income Category ......................... 10
Table 11 Alameda County Income Limits (2001) ........................................................................... 1'1
Table 12 Poverty Thresholds (2000) .............................................................................................. 11
Table 13 Dublin 1990 Poverty Rates ............................................................................................. 12
Table 14 Major Employers in Dublin (2001) ................................................................................... 14
Table 15 Pattern of Aging of the Dublin Population ....................................................................... 15
Table 16 State Department of Social Services Licensed Elderly Care Facilities ........................... 16
Table 17 Shelters Open to the Residents of Dublin ....................................................................... 19
Table 18 Affordable Rental Housing Complexes ........................................................................... 21
Table 19 Non-Profit Housing Organizations Interested in Acquiring At-Risk Rental Housing ....... 23
Table 20 Housing Estimates for the City of Dublin (1990 through 2001) ...................................... 24
Table 21 Housing Estimates for Alameda County (1990 through 2001) ....................................... 25
Table 22 Housing Occupancy (2000) ............................................................................................ 26
Table 23 Tenure by Age of Householder (1990) ........................................................................... 26
Table 24 Homeownership Rates .................................................................................................... 27
Table 25 Age of Housing Units ...................................................................................................... 27
Table 26 Number of Bedrooms Per Housing Units ........................................................................ 28
Table 27 Rooms Per Housing Unit (~ 990) ..................................................................................... 28
Table 28 Persons Per Room in All Occupied Housing Units ......................................................... 29
Table 29 Overcorwded Housing .................................................................................................... 29
Table 30 Rental Rates in Dublin and Surrounding Cities (2001) ................................................... 31
Table 31 Apartment Rental Rates .................................................................................................. 32
Table 32 2001 Fair Market Rents for Existing Housing in Alameda County .................................. 32
Table 33 Home Prices .................................................................................................................... 33
Table 34 Previously Owned Homes "For Sale" in Dublin (September 200~1) ................................ 34
Table 35 Median Home Prices for Dublin and Surrounding Areas (June 2001) ............................ 34
Table 36 Number of Household Paying Over 30 Percent of Income on Housing ......................... 35
Table 37 Percent of Income Expended on Housing by Income Group ..~ ...................................... 36
Table 38 Affordablity of Rental Housing in Relation to Income (1990) .......................................... 36
Table 39 Units Affordable to Lower-Income Households (2000) ................................................... 37
Table 40 Regional Housing Needs Determination (2000) ............................................................. 38
Table 41 Vacant Land Inventory .......................................................................................... :. 44
Table 42 Current and Future Residential Projects ........................................................................ 45
Table 43 Land Costs ...................................................................................................................... 48
Table 44 Monthly Payment and Total Interest at Various Interest Rates ...................................... 51
Table 45 Summary of Dublin Zoning Code Requirements ............................................................ 53
Table 46 Parking Requirements .................................................................................................... 56
Table 47 Building and Development Fees Charged by the City and Special District .................... 59
Table 48 Building and Development Fees Charged by the City and Special Distrcits ..................60
Table 49 Application Processing Times ......................................................................................... 61
2002 HOUSING NEEDS ASSESSMENT
INTRODUCTION
The Housing Needs Assessment analyzes population and housing characteristics, identifies special
housing needs among certain population groups, evaluates housing conditions, and provides other
important information to support the goals, policies, and programs to meet the needs of current and
future Dublin residents.
The United States Census, completed every ten years, is an important source of information for the
Housing Needs Assessment. Results from the 2000 Census are being released over a two-year period.
At the time this document was prepared, only general population and housing unit information was
available for the City of Dublin. For this reason, 2001 Claritas Demographic Reports were used since
complete information from the 2000 Census is not available. The Claritas Report provides current-
year estimates and five-year projections that track demographic changes in the City. It is unlikely that
the conclusions and findings in this report will change as a result of new data. The magnitude of the
current housing needs may become more apparent, however, when income, poverty, housing cost,
and other information becomes available. Definitions of various U.S. Census terms used throughout
this document are provided in Appendix B for clarification purposes.
The Needs Assessment is organized into four sections. The first section focuses on demographic
information, such as population trends, ethnicity, age, household composition, income, employment,
housing characteristics, general housing needs by income, and housing needs for specialized
segments of the population. This first section outlines the characteristics of the community and
identifies those characteristics that may have significant impacts on housing needs in the community.
This section also identifies the City's resources, historic development patterns, and housing
opportunities. It also discusses the City's existing housing stock and potential areas for future
housing development.
The next section discusses the governmental and non-governmental constraints to housing
development in Dublin. The City has planning, zoning, and building standards that guide and affect
residential development patterns and that influence housing availability and affordability. In addition,
there are environmental and housing market conditions that affect the location, availability,
affordability, and type of housing that is constructed in Dublin. The "non-governmental" influences
include such factors as the availability and cost of financing, land, and materials for building homes;
natural conditions that affect the cost of preparing and developing land for housing; and the business
decisions of individuals and organizations in home building, finance, real estate, and rental housing
that impact housing cost and availability.
The final section of the Needs Assessment discusses opportunities for energy conservation, which can
reduce costs to homeowner and infrastructure costs to the City. With a reduction in basic living costs
through energy savings, more households will be better able to afford adequate housing.
A-3
c,-,-¥ ,:,,.,,,,,N
2002 HOUSING NEEDS ASSESSMENT
HOUSING NEEDS ASSESSMENT
POPULATION CHARACTERISTICS
Population Trends
Since incorporation in the early 1980s, Dublin's population has more than doubled and has outpaced
population growth countywide each decade. Since 1990, the City's population has increased about 29
percent, over twice the growth rate (13 percent) for Alameda County. According to the 2000 U.S.
Census, the City's population was 29,973 (Table 1). The California Department of Finance estimated
the City's population at 32,570 as of January 2001. The Department of Finance estimate is based on
housing permit data and may overstate the actual population as of that date.
Dublin Population Growth
1983* 1990 2000 2001 Percent
Change
Dublin City 14,350 23,229 29,973 32,570 29%
Alameda 1,151,800 1,279,182 1,443,741 1,479,054 13 %
County
Source: 1990 and 2000 U.S. Census Data, California Department of Finance.
*First year after City's incorporation for which data is available.
The Association of Bay Area Governments (ABAG) projects an increase in the City's population of
122 percent between 2000 and 2020. Alameda County's population is projected to increase by 16
percent during this same 20-year period (Table 2).
Dublin and Alameda County Growth Projection 2005-2020
2005 2010 2015 2020
Dublin* 38,500 46,300 53,500 62,400
Alameda County 1,539,600 1,581,200 1,605,800 1,634,600
Source: Association of Bay Area Governments, Projections
2000.
* Includes City Sphere of Influence
.4-4
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Ethnicity
The 2000 Census reported that over 60 percent of Dublin residents identified themselves as White.
Fourteen percent of Hispanic Origin, 10 percent Black, 10 percent Asian/Pacific Islander, 3 percent
two or more races, 1 percent Native American, and less than 1 percent Other. There has been a slight
shift in the racial composition of the City since the 1990 Census. In 2000, there were fewer self-
identified White residents and more residents of Asian/Pacific Islander and Hispanic or Latino Origin.
Table 3 compares ethnicity on a citywide, countywide, and statewide basis.
Comparison of Race and Ethnicity* by City, County, and State Population
Race and Dublin Dublin Alameda County California
Ethnicity 1990 2000 2000 2000
White 72% 62% 41% 47%
Black 11% 10% 15% 6%
Native American 1% 1% < 1% 1%
Asian/Pacific 6% 10% 21% 11%
Islander
Other Race <1% <1% <1% <1%
Two or More --- 3% 4% 3%
Races * *
Hispanic or Latino 10% 14% 19% 32%
Origin
Source: 1990 and 2000 U.S. Census Data.
· Race and ethnicity are based on self-identification of respondents to the Census.
· *This is a 2000 Census Category only.
Age of Population
The age distribution in Dublin is somewhat different from Alameda County as a whole, with non-
elderly adults comprising a larger share of the City's population, and seniors and children comprising
a slightly smaller share (Table 4). Since 1990, there has been little change in the age composition of
Dublin residents, except for an increase in the percentage of adults aged 35 to 54. The most
significant difference in age distribution between the citywide and countywide populations is that
over twice the percentage of residents countywide are ages 65 or older.
,,1-5
2002 HOUSING NEEDS ASSESSMENT
Age Distribution (percent)
Dublin Dublin Alameda County California
Age 1990 2000 (2000) (2000)
0-19 25% 24% 27% 30%
20-34 36% 28% 24% 22%
35-54 31% 37% 31% 29%
55-64 5% 7% 8% 8%
65+ 3% 5% 10% 11%
Median Age N/A 34 34 33
Source: 1990 and 2000 U.S. Census Data.
Households
The number of households in Dublin increased by 37 percent, from 6,802 to 9,325, between 1990 and
2000. The number of households has increased more rapidly than has the population, indicating a
decrease in the average household size. The Census Bureau reported that, since 1990, the average
household size in Dublin has decreased from 2.86 to 2.65, consistently. This trend is consistent with
the increase in the percentage of older adults with smaller households compared to younger family
households, which are more likely to have children and larger household sizes.
ABAG projects that over the next 20 years the number of households is expected to increase by 128
percent (Table 5). However, the average household size in Dublin is projected to decrease slightly
between 2005 and 2020, while the average household size countywide is also projected to decrease
slightly.
Household Estimates
2005 I 2010 l- 2015 I 2020
Households
Dublin* 12,440 15,330 17,160 19,260
Alameda County 543,400 562,010 578,540 595,400
Persons per Household
Dublin* 2.71 2.71 2.70 2.69
Alameda County 2.77 2.77 2.76 2.75
Sources: Association of Bay Area Governments, Projection
2002.
* Including City Sphere of Influence
2002 HOUSING NEEDS ASSESSMENT
Household Type and Composition
Further insight into the characteristics of the City's population can be gained by examining the
composition of the household population, such as the proportion of families with children, single
adults, and single parents.
Dublin's population increased at a slower rate than did the number of households during the 1990s
due to increasing household sizes. While the population increased by 29 percent, from 23,229 to
29,973, the number of households increased by 37 percent from 6,802 to 9,325. Table 6 shows that
of the 6,802 households, the highest percentages consisted of two- to four-person households (1990
Census), whereas in 2001, the highest percentages of households were one- and two-person
households.
Number of Persons per Household
Dublin Dublin Alameda County
1990 2001 (1990)
1 Person 13% 27% 27%
2 Persons 32% 29% 31%
3 Persons 20% 19% 17%
4 Persons 19% 15 % 14%
5 Persons 8% 6% 6%
6 Persons 3% 2% 3%
7+ Persons 1% 1% 2%
Source: 1990 U.S. Census Data and Claritas Inc., Demographic
Report 2001.
Household composition is determined not only by the number of people per household, but also by
the type of household. Table 7 shows household composition by type. The 2000 U.S. Census
reported that 70 percent of all households were family houSeholds and of that, 57 percent were
married-couple households; this is 10 percent higher than countywide. The percentage of single-
mother households and non-family households is greater countywide than citywide.
2002 HOUSING NEEDS *ASSESSMENT
Household Composition by Type (2000)
Household Type Number of Households % of People
City I County City I County
Households
Married couple families 5,310 245,766 57% 47%
Other family, male householder~ 343 25,444 4% 5%
Other family, female householder2 852 67,886 9% 13%
Non-family households 2820 184,270 30% 35%
Total 9,325 523,366 100% 100%
Source: 2000 U.S. Census Data.
t Male Householder is a male maintaining a household with no wife of the householder present.
2 Female Householder is a female maintaining a household with no husband of the householder present.
INCOME CHARACTERISTICS
Table 8 shows that median income level in Dublin increased by 44 percent between 1990 and 2000,
from $53,710 to $77,283, based on the 1990 and 2000 U.S. Census. According to the 2001 Claritas
Demographic Report, the average income levels in this area are expected to increase by another 25
percent over the next five years, from $99,634 to $124,152. The rate of increase in household
incomes is higher than the countywide increase, and suggests that new residents moving into Dublin
have incomes primarily above the countywide median.
A comparison of 1990 and 2000 Census data indicates that the median household in Dublin continues
to greatly exceed the median income countywide. The median household income in Dublin as
percent of the median household income countywide dropped slightly, while the median family
income increased slightly. In 1990, about 20 percent of Dublin households had very low or low
incomes, while nearly 63 percent had above moderate incomes. By 2000, about 22 percent of Dublin
households had very low or low incomes, while 60 percent had above moderate incomes. These
small changes in the percent of households by income level are consistent with the changes noted
above in median household income. Countywide, approximately 40 percent of households had very
low or low incomes and approximately 40 percent had above moderate incomes.
./i-8
2002 HOUSING NEEDS ASSESSMENT
Dublin Household Income (1990 and 2000)
Percent of Income Levels Percent of Income Levels
Income Households Household
(1990) (1990)* s (2000) (2000)*
Under $ l 0,000 3% Very Low-Income 1%
$10,000 - $14,999 3% (up to $18,772) 2% Very Low-Income
$15,000 - 19,999 3% 8% 2% (up to $27,973)
$20,000 - $24,999 5% Low-Income 3% 10%
($18,773 - $30,035)
$25,000 - $29,999 6% 12% 3%
$30,000 - $34,999 5% Moderate-Income 4% Low-Income
$35,000 - $39,999 6% ($30,036 - $45,052) 3% ($27,974 - $44,746)
$40,000 - $44,999 6% 17% 4% 12%
$45,000 - $49,999 7% 3% Moderate-Income
$50,000 - $59,999 7% 8% ($44,747 - $67,135)
Above Moderate- 18%
$60,000 - $74,999 7% Income 16%
$75,000 - $99,999 18% ($45,053 or more) 19% Above Moderate-
63% Income
$100,000 - $149,999 21% 22%
($67,136 or more)
$150,000 or more 3% 11% 60%
Dublin Alameda County
Dublin 1990 Alameda County 2000
Census 1990 Census 2000 Census
Census
Median Household Income $53,710 $37,544 $77,283 $55,946
Median Family Income $55,924 $45,037 $83,123 $65,857
Per Capita Income $17,056 $17,547 $29,451 $26,680
Source: 1990 and 2000 U.S. Census Data.
*As a percentage of the Alameda County median household income as reported by the U.S. Census Bureau in 1990 and
2000.
The U.S. Department of Housing and Urban Development (HUD) established four income categories
that are typically used for comparative purposes and are based on a percentage of the county median
income and adjusted for household size (Table 9). These categories are referred to as "very low-
income," "low-income," "moderate-income," and "above-moderate-income." The median income on
which these four categories are based represents the mid-point at which half of the households earn
more and half earn less. In a normally distributed population (that is, one not skewed to either end of
the income scale), approximately 40 percent of the population will have income within the very low-
and low-income ranges, about 20 percent within the moderate-income range, and about 40 percent in
the above moderate-income range.
CITY OF DUBLIN
2002 HOUS.ING NEEDS ASSESSMENT
Definitions Used for Comparing Income Levels
Income Definitions
Very Low- Income 50 percent of the Alameda County Median Income
Low- Income 51 to 80 percent of the Alameda County Median Income
Moderate- Income 81 to 120 percent of the Alameda County Median Income
Above-Moderate- Income 121 percent of the Alameda County Median Income and above
Source: HUD Income Limits 2001.
Table 10 shows the estimated shift in income distribution with a higher percentage of moderate- and
above-moderate-income levels and a loWer percentage of low-income levels in 1990 and 2000.
1990 and 2000 Dublin Household Income Range by Income Category
Percent of Percent of
Income 1990 Households in 2000 Households in
Category Income Range 1990 Income Range 2000
(approximately) (approximately)
Very Low- $0-$18,772 14% $0-$27,973 8%
Income
Low-Income $18,773-$30,035 12% $27,974-$44,756 6%
Moderate- $30,036-$45,052 20% $44,757-$67,135 34%
Income
Above-
moderate- $45,053-+ 54% $67,136 52%
Income
1990 Alameda County Median Income: $37,544~ 1990 Dublin City Median Income: $53,710~
2000 Alameda County Median Income: $55,9462 2000 Dublin City Median Income: $77,2832
Source: 1990 and 2000 U.S. Census Data.
~1990 U.S. Census Median Household Income
22000 U.S. Census Median Household Income
Another measure of changes in estimated income is the' annual release of income limits prepared by
HUD and adopted by the State of California for determining eligibility for participation in various
housing programs. These limits define the dollar amount of each of the four income levels discussed
previously (very low, low, moderate, and above moderate) based on a percentage of the estimated
median income for the county in which the jurisdiction is located. Although these income limits are
not based on actual surveys of local incomes, the annual changes can show trends in estimated
changes among different regions of the state. The income guidelines are adjusted for household size.
For example, for a family of four, the median income was estimated to be $71,600 in Alameda
County in 2001. (The federal government does not provide income guidelines or estimates for
Dublin). Thus, a "low-income" household of four has a higher income than a "low-income"
household of two. Income limits for households in 2001 are shown in Table 11.
A-lO
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Alameda County Income Limits (2001)
Moderate
Extremely Very Low- Low-Income
Household Low-Income Income Median Income
(80% of
Size (30% of (50% of Median) Income 020 % of
Median) 'Median) Median)
1 Person $15,050 $25,050 $37,700 $50, 100 $60,150
2 Persons $17,200 $28,650 $43,050 $57,300 $68,700
3 Persons $19,350 $32,200 $48,450 $64,450 $77,300
4 Persons $21,500 $35,800 $53,850 $71,600 $85,900
5 Persons $23,200 $38,650 $58,150 $77,350 $92,750
6 Persons $24,900 $41,550 $62,450 $83,050 $99,650
7 Persons $26,650 $44,400 $66,750 $88,800 $106,500
8 Persons $28,350 $47,250 $71,050 $94,500 $113,400
Source: HUD, March 2001.
Poverty
The poverty rate is a federally defined level of income for minimum subsistence. The overall poverty
rate and differences in the poverty rate among subgroups of the population provide additional clues
about the incomes of Dublin residents relative to other communities and characteristics of households
with the greatest financial needs. The dollar threshold for poverty is adjusted for household size and
composition. Table 12 provides poverty thresholds for the year 2000 (the most recent year published
on the Census Bureau's web site) for several types of households.
Poverty Thresholds (2000)
Single Person 65+ $8,259 Two Adults, One Child $13,861
Single Person Under 65 $8,959 One Adult, Three Children $17,524
Two Persons 65+ $10,409 Two Adults, Two Children $17,463
Two Persons Under 65 $11,531 One Adult, Four Children $20,236
One Adult, Two Children $13,874 Two Adults, Three Children $20,550
Source: 2000 U.S. Census Data.
The most recent 2000 Census information released shows 3 percent of the City's population had
incomes below the federally defined poverty level; this is 1 percent less than the 1990 Census
reported. By comparison, approximately 11 percent of the County's population was below the
poverty level; this was the same percentage reported in the 1990 Census. There were 42 (7 percent)
female-headed households with children under 18; this was also the same percentage reported in the
1990 Census. In 2000, 508 persons (3 percent) 18 years and over were below the poverty level; this
represents the same percent of persons below the poverty level in 1990. The 2000 Census indicated
that persons 65 years and over had a 3 percent poverty rate; this is 3 percent lower than the 1990
Census.
A-Il
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Poverty rates listed in Table 13 are based on persons for whom the poverty status is determined and
does not reflect persons who live in-group quarters. Therefore, this report does not reflect 100
percent of the population. The following poverty rate statistics are all based on 1990 U.S. Census
information due to lack of 2000 U.S. Census information. The highest rate of poverty (15 percent)
was recorded among minority households that characterized their racial/ethnic background as "Other"
in the 1990 Census. About 10 percent of Hispanics were impoverished, and 9 percent of both Native
Americans and Asian/Pacific Islander were impoverished.
Dublin Poverty Rates (1990)
Group Above Poverty Level Below Poverty Level Poverty Rate
Elderly (65 years +) 692 41 6%
Non-Elderly 17,267 753 4%
(everyone under 65
years of age)
Children 4,683 347 7%
Adults ' 13,276 447 3%
(18-64 years of age)
Single-Mother Families 453 36 7%
(no husband present)
Single-Father Families 152 0 0%
(no wife present)
Married Couple 2,388 64 3%
Families
Black 436 7 2%
Asian/Pacific Islander 1,230 124 9%
Hispanic 1,564 178 10%
Native American 164 16 9%
Other 414 85 17%
White 15,715 562 3%
Total Population 17,959 794 4%
Source: 1990 U.S. Census Data.
EMPLOYMENT TRENDS
Local employment trends provide an indicator of the type of jobs and associated income levels that
can be expected in the future and the potential impact of those jobs on future housing demand.
ABAG's employment projections for Alameda County conclude that the Tri-Valley area (Dublin,
Livermore, and Pleasanton) will capture 31 percent of overall county job growth between 2000 and
2010. By 2020, general service jobs are expecting a 42 percent increase, wholesale trade jobs are
expecting a 35 percent increase, and high technology jobs are expecting an increase of 30 percent by
2020. Between 2000 and 2020, Alameda County will gain almost 43,000 more jobs than employed
residents. The imbalance between jobs and housing in the Tri-Valley could also increase.
A-I2
CITY Of DUBLIN
2002 HOUSING NEEDS ASSESSMENT
According to the California Employment Development Department (EDD), the City of Dublin had a
3 percent unemployment rate in September 2001-- about 390 persons of a total labor force of 12,910
people. The unemployment rate for the City is lower than the countywide rate (5.5) and reflects the
general statewide trend of lower unemployment since the early 1990s. In 1990, the City had an
unemployment rate of 2.3 percent, compared to the County's unemployment rate of 4 percent
Unemployment rates are cyclical and depend on overall economic trends within the region, state, and
nation. Unemployment among Dublin residents, however, has historically been significantly less
than countywide and statewide levels.
The 1990 Census shows that most Dublin residents were employed in technical, sales, and
administrative support (38 percent of employed residents), and managerial and professional specialty
occupations (31 percent). Table 14 lists existing and future major employers throughout Dublin.
Census data on employment in Dublin from the year 2000 was not available at the time the Housing
Element was prepared. However, an analysis of major employers in Dublin in 2001 (Table 14)
suggests that the composition of employment locally is similar to that of 1990, with an emphasis on
technical/professional jobs and retail and service jobs to support the needs of the local/regional
population. Several of the major employers are public agencies. According to the California
Employment Development, the average wages of most jobs commonly associated with the employers
listed in Table 14 are below the median income for Alameda County. The following list is a sample
of such jobs:
Sales Managers: $ 95.692
Financial Managers: $ 85.703
Engineering Managers: $104.997
Accountants and Auditors: $ 53.182
Financial Analysts: $ 60. 873
Computer Programmers: $ 67. 806
Computer Software Engineers, Applications: $ 85.279
Computer Support Specialists: $ 48,248
Post-Secondary School Teachers: $ 75,000
Secondary and Elementary School Teachers: $ 51,651
Preschool Teachers: $ 23,302
Registered Nurses: $ 67,287
Licensed Vocational Nurses: $ 42,437
Nursing Aides, Orderlies, and Attendants: $ 23,729
Security Guards: $ 21,790
Managers of Food Preparation and Serving Workers: $ 28,256
Food Preparation Workers: $ 18,286
Wakers and Waitresses: $ 14,938
Maids and Housekeeping Cleaners: $ 18,211
Landscaping and Groundskeeping Workers: $ 27,001
Child Care Workers: $ 20,582
Personal and Home Care Aides: $ 20,705
Retail Salespersons: $ 23,857
Bookkeeping, Accounting, and Auditing Clerks: $ 35,424
Customer Service Representatives: $ 32,977
Receptionists and Information Clerks: $ 24,781
Executive Secretaries and Administrative Assistants $ 39,832
Carpenters: $ 46,919
Electricians: $ 65,436
Maintenance and Repair Workers, General: $ 36,445
Truck Drivers, Heavy and Tractor-Trailer:. $ 38,457
A-13
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Major Employers in Dublin (2001)
Company I Product/Service I Employees
Largest firms in the community
Pacific Bell-Advanced Solution Intemet Services 600+
MircoDental Laboratories Lab Processing 550
E-Loan, Inc. Financial Services 395
Zeiss Humphrey Systems Medical Devices 360
Smithkline Beecham Laboratories Lab Processing 300
Franklin Resources Financial Services 200
EMC Corporation Info. Storage Devices 170
Shamrock Ford-Auto Nation Auto Sales 155
Target General Merchandise 150
Mervyns General Merchandise 150
Regal Cinemas Theater 150
Dublin Auto Center Auto Sales 142
Crown Chevrolet Auto Sales 110
SuperGen Bio-Medical Research 100+
Simpson Manufacturing Construction Materials 100+
Quintus Corporation Computer Software 100+
Old Navy General Merchandise 100
Blaze Network products Communications 100
Oliver de Silva Contracting 100
Busine.~ ses moving to Dublin 200112002
Sybase Corporation Computer Software 1,000
Home Depot Expo Design Center Home Furnishings 150+
Safeway Grocery Store 100+
Government Jobs
Alameda County Govemment 700+
Dublin Unified School District Government 350+
United States Government Government 300+
City of Dublin Government 163
Dublin San Ramon Services District Government 86
Source: City of Dublin 2000 Comprehensive Annual Financial
Report.
A-14
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
SPECIAL NEEDS GROUPS
Elderly
As in many well'established suburbs, the numbers and percentages of the elderly population remain a
significant part of the'local population. Table 15 compares the number of older adults in 1990 and
2000 in Dublin. The elderly population is increasing faster than is the total population, as the
percentage of the population represented by persons 65 years of age or more has increased by 44
percent since 1990. If this trend continues, Dublin will need to plan for a larger number and variety
of housing alternatives that address the changing needs of older aduks as they become less able to
function fully independently.
Pattern of Aging of the Dublin Population
1990 2000 Percent Change
Total Population 23,229 29,973 23%
Population 55+ 2,271 3,394 33%
Population 65+ 780 1,381 44%
Source: 1990 and 2000 U.S. Census Data.
In 1990, the incidence of poverty was higher among the population over 65 years of age (6 percent)
than it was for the population between the ages of 18 and 64 (4 percent). According to the Claritas
2001 Demographic Report, approximately less than 1 percent of the population over 65 years of age
was impoverished. This change could be explained in that most of growth in the senior population
since 1990 has come from the aging of older households, which had higher incomes at the time they
moved to Dublin.
Tenure is important when analyzing the needs of seniors. Older adults tend to have the highest rates
of homeownership of any age group. In Dublin, the proportion of senior households living in owner-
occupied housing was 83 percent according to the 1990 Census, while 17 percent were renters.
Although seniors represent about 10 percent of the population, they comprise 24 percent of all
homeowners
One common special need for a growing portion of the elderly is for assisted living facilities that
combine meal, medical, and daily living assistance in a residential environment. Four State
Department of Social Services-licensed elderly care facilities provide services in Dublin. C & M
Guest Home (capacity 6), C & M Guest Home II (capacity 6), God Sent Care Center II (capacity 6),
and Shamrock Residential Care Home (capacity 6) each offer assisted-living services in a residential
home setting (Table 16).
A-15
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
State Department of Social Services Licensed Elderly Care Facilities
Type of Facility Name Address License Status Number of Beds
Residential Care C&M Guest Home 8474 Wicklow Licensed 6
Home Lane
Residential Care C&M Guest Home 8217 Locust Place Licensed 6
Home #2
Residential Care God Sent Care 7628 Ironwood Licensed 6
Home Center I1 Drive
Residential Care Shamrock 8757 Shamrock Licensed 6
Home Residential Care Place
Home
Source: California Care Network, 2001.
The facilities listed above are primarily institutional care facilities. Many of the seniors who might
consider selling their homes are younger, active seniors who do not yet require institutional nursing
care. There is a need in the community to provide high-quality independent-living senior housing
that provides on-site nursing care and individual living units. Because many seniors desire to
"downsize" when they move, these senior housing developments will necessarily be higher-density
projects with on-site supportive services. An increase in this type of available housing for seniors
makes it possible for them to sell their homes and remain in the community.
Persons with Disabilities
Approximately 13 percent of the City's non-institutionalized residents have physical conditions that
affect their abilities to live independently in conventional residential settings in 2000. These
individuals have mobility impairments, self-care limitations, or other conditions that may require
special housing accommodations or financial assistance. Individuals with such disabilities can have a
number of special needs that distinguish them from the population at large.
Individuals with mobility ~difficulties (such as those confined to wheelchairs) may require
special accommodations or modifications to their homes to allow for continued independent
living. Such modifications are often called "handicapped access."
· Individuals with self-care limitations (which can include persons with mobility difficulties)
may require residential environments that include in-home or on-site support services,
ranging from congregate to convalescent care. Support services can include medical therapy,
daily living assistance, congregate dining, and related services.
· Individuals with developmental disabilities and other physical and mental conditions that
prevent them from functioning independently may require assisted care or group home
environments.
· Individuals with disabilities may require financial assistance to meet their housing needs
because a higher percentage have lower income than the population at large, and their special
housing needs are often more costly than conventional housing.
An objective for most persons with disabilities is to live independently. This objective may not be
possible for many individuals due to financial, physical, or other reasons. Some people with mobility
and/or self-care limitations are able to live with their families to assist in meeting housing and daily
living needs. A segment of the disabled population, particularly low-income and retired individuals,
may not have the financial capacity to pay for needed accommodations or modifications to their
A-16
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
homes. In addition, even those able to pay for special housing accommodations may find them
unavailable in the City. Although Census data on income by disability is not specifically available,
the presence of various types of physical and developmental conditions often creates challenges to
achieving full employment in higher-paying careers.
Disabled persons often require special housing features to accommodate physical limitations. Some
disabled persons may have financial difficulty due to the cost of having their special needs met, or
due to difficulty in finding appropriate employment. Although California Administrative Code Title
24 requires all public buildings be accessible to the public through architectural standards such as
ramps, large doors, and restroom modifications to enable handicap access, not all available housing
units have these features. According to 1990 Census data, there were approximately 510 non-
institutionalized disabled persons over age 16 in Dublin.
According to the 2000 Census, 2,023 (12 percent) persons between the ages of 21 and 64 had
mobility and/or self-care limitations in Dublin. Many persons with disabilities can benefit from a
residential environment that provides supportive services in a group setting.
Families with Female Heads of Households
Most female-headed households are either single elderly women or single mothers. Traditionally,
these two groups have been considered special-needs groups because their incomes tend to be lower,
making it difficult to obtain affordable housing or because they have specific physical needs related to
housing (such as child care or assisted living support). Single mothers in particular tend to have
difficulty obtaining suitable, affordable housing. Such households also have a greater need for
housing with convenient access to child-care facilities, public transportation, and other public
facilities and services.
The 2000 Census results state that of the 9,325 households in the City, 852 are female-headed
households, or 9 percent of the total households in Dublin. According to the 1990 Census, there were
489 female-headed households, of which 36 were classified as living below the poverty level. These
36 households account for 7 percent of the total female householders. It may be assumed that most of
these households are overpaying for housing (i.e., more than 30 percent of their income), or are
experiencing other unmet housing needs. As a result of poverty, female heads of households often
spend more on immediate needs, such as food, clothing, transportation, and medical care, than they
do on home maintenance, which results in living units falling into disrepair.
Large Families
Large families are defined as households of five or more related individuals. In Dublin, there were
873 households of five or more persons in 1990 (1990 Census). Large families comprised
approximately 98 percent of these households, while non-families represented 2 percent (1990
Census). There were 539 (67 percent) owner-occupied households of five or more persons and 271
(33 percent) renter-occupied households of five or more persons in 1990 (1990 Census). According
to the Claritas report, five or more persons occupied approximately 10 percent of the households in
2001. Large families often face special challenges in the housing market because they need to find
housing of sufficient size (three or more bedrooms) and do not always have sufficient income to
purchase or rent such housing. No specific information was available on the income of large families
relative to housing payments to determine if there is a significant problem of overpayment of housing
costs by low-income large families. However, the 1990 Census reported 176 overcrowded
households who could potentially be large families based on the definition of overcrowding (See
"Overcrowding" section below).
A~17
2002 HOUSING NEEDS ASSESSMENT
Farm Workers
Dublin is not an agricultural area, and there are few sites left in the City that have active agricultural
uses as the primary land use. Therefore, the likelihood of special farmworker housing needs is
extremely low. According to the 1990 Census, 90 persons (less than 1 percent) were employed in
farming, forestry, and fishing occupations of a total labor force of 10,935. The California
Employment Development Department includes farm workers, nursery workers, delivery truck
drivers for produce and flower horticulturists, landscapers, tree trimmers, and lawn gardeners in this
category. Given Dublin's location in an urban region, it is likely that few, if any, of these
"farmworkers" are employed in crop production or harvesting.
Homeless
Homelessness is caused by a number of social and economic factors, including a breakdown of
traditional social relationships, unemployment, shortage of low-income housing, and the
deinstitutionalization of the mentally ill. A homeless person lacks consistent and adequate shelter.
'Homeless persons can be considered resid6nt (those remaining in an area year-round) or transient.
Emergency and transitional shelters can help to address the needs of the homeless. Emergency
shelters provide a short-term solution to homelessness and involve limited supplemental services. In
contrast, transitional shelters are designed to remove the basis for homelessness. Shelter is provided
for an extended period of time, and is combined with other social services and counseling, to assist in
the transition to self-sufficiency.
The nature of the homeless population makes exact counting difficult. The 1990 Census found no
"visible" persons living on the streets and no people in homeless shelters. Census counts are not
generally accepted as an accurate reflection of homelessness. Because the homeless move around and
are not always visible on the street, it is difficult to get an accurate count of homeless persons in a
community.
There are no homeless facilities or supportive service providers in Dublin. There are no social or
commercial services that would tend to attract homeless individuals. Nevertheless, there may be
Dublin residents who would need homeless services in the future due to income, domestic problems,
mental condition, or substance abuse.
However, there are a number of public service organizations and agencies in the County of Alameda
that offer shelter, counseling~ or other services for the homeless, abused, or elderly (Table 17).
According to one social service agency (HOPE) located in Livermore, they provide medical and
social service counseling once a week to anyone who needs it. Since September, they have provided
services to approximately 60 people, and between 5 and 6 of those persons were possibly from the
City of Dublin. The agency has plans to expand to Pleasanton and possibly to Dublin in the future,
but there are no set plans for Dublin at this time.
Additionally, the City of Dublin has contributed $43,736 in CDBG funds to the Tri Valley Haven's
Homeless Shelter, which serves the Tri Valley Area. The City has agreed to provide funding during a
ten-year period commencing with CDBG funds for the 2002-2003 fiscal year.
A private program operated by the Home Building Association of Northern Califomia, HomeAid
America, was founded in 1989 as a non-profit organization by the Building Industry Association of
Southern California (BIA/SC). Home-Aid provides shelter beds for temporarily homeless individuals
and families.
A-18
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Shelters Open to the Residents of Dublin
Shelter Name Maximum Type of Shelter Intake City
Capacity
Human Outreach 68 Single men only M-F, after 4 pm Hayward
Agency (must get referral
from Social
Services)
~ Emergency 64 Battered or 11-4, 7 days a Hayward
Shelter Program homeless women; week
single or with
children
FESCO 66 Adults and 9-5 by interview, Hayward
children 7 days a week
South County They serve 25 Mentally disabled By appointment Hayward
Homeless Project people on a 90-day or dual diagnosis. The criteria are
program at this Single men and that the persons
facility. Their city women, must be from
of residence is Alameda County.
confidential
information.
Tri-Valley Haven This facility Whole families 9-5pm Livermore
Homeless Shelter provides shelter
for up to 80
People.
Shepard's Gate 84 Single women or M-F, 10-4pm Livermore
women with
children
Family Crisis This facility is a Single women or 12-5pm Livermore
Center food bank that adult(s) with
provides food for children
approximately 65
people. The
family's city of
residence is not
known.
San Leandro 49 Single women or M-F, 12-2pm San Leandro
Shelter for women with
Women and children
Children
Source: Alameda-Contra Costa TH-Valley Directory, Assisted
Housing, 1999.
A-19
c,,¥ oF DuBliN
2002 HOUSING NEEDS ASSESSMENT
Residents of Publicly Assisted Rental Units
Over the past several decades, hundreds of thousands of affordable rental housing units have been
constructed in California with the assistance of federal, state, and local funding (loans or grants) that
restricted rents and occupancy of units to low-income households for specified periods of time. Once
the period of rent/occupancy expires, a property owner may charge market rents. Low-income
occupants are often displaced when rents rise to market levels. The Housing Element must identify
any such publicly assisted rental units eligible for conversion and include a program to address their
preservation, if possible. Dublin contains one such assisted rental housing development.
The inventory of assisted units includes a review of all multi-family rental units under federal, state,
and/or local programs, including HUD programs, state and local bond programs, redevelopment
programs, and local in-lieu fees (inclusionary, density bonus, or direct assistance programs). The
inventory also covers all units that are eligible for conversion to non-low-income housing units
because of termination of a subsidy contract, mortgage prepayment, or expiring use restrictions
(Table 18).
The California Housing Parmership Corporation provides an inventory of federally subsidized rental
units at risk of conversion. The 2000 update, which identifies units at risk through the year 2020,
identifies one HUD-assisted multi-family housing development with Section 8 contracts. The
Springs Apartments has 36 Section 8 units with contracts due to expire before 2001. These 36 units
could convert to market-rate status.
The cost of conserving the assisted units is estimated to be significantly less than that required to
replace the units through new construction. Conservation of assisted units generally requires
subsidizing the difference between market-rate and assisted rents. Since land prices and land
availability are generally the limiting factors to development of low-income housing, it is estimated
that subsidizing rents to preserve assisted housing is more feasible and economical than new
construction.
The cost of acquiring a 36-unit apartment complex for the use of an assisted housing project could
range from approximately $95,000 per dwelling unit to over $120,000 per dwelling unit; these prices
are based on recent sales data of comparable rental housing units (Table 43). The acquisition cost of
multi-family units in the City, or the replacement cost of a 36-unit complex would most likely exceed
$3 million.
A-20
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Affordable Rental Housing Complexes
# of below- Maximum income Sec. 8
market-rate # of wheelchair- limits of eligible Type of Opt Out
Complex name Total Units rental units accessible units tenants funding Risk assessment Filed
Arroyo Vista 150' 150 l 8 Low-Income Housing None N/A
6700 Dougherty Rd. (1,2,3, and 4 (All 1 Bedrooms) Authority and
(925) 828-3132 Bedrooms) public housing
Park Sierra Apt. 283 57 0 Very Low-Income 4% tax credits and At Risk No
6450 Dougherty Rd. (1,2 bonds
(408) 914-3145 Bedrooms)
The Springs 176 36 3 Low-Income Section 8 Lost as of June 2002 June 23,
7100 San Ramon Rd. (1 and 2 (1 Bedrooms) certificates and/or 2000
(925) 829-9352 Bedrooms) vouchers
Source: Alameda-Contra Costa Tri-Valley Directory, Assisted Housing, 1999, and CA Housing Partnership Corporation, November, 2001.
A-21 ~
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
With regard to Section 8 projects, the property owner can opt to terminate the Section 8 contract
(opt-out), or renew the contract for another five years. The primary incentive for Section 8 property
owners to opt-out is the higher rent that would be paid for these units at market value.
For the property, owner to successfully opt-out of the Section 8 contract, the owner must satisfy
certain procedural requirements. A Notice of Intent (NOD that indicates the owner's intention to
convert the units to market rate must be filed with HUD one year before the termination date.
Failure to file an NOI within the specified timeframe, or follow the other procedures to opt-out of the
Section 8 contract, results in an automatic contract rollover for five years.
Upon filing of an NOI, HUD may offer several incentives to property owners to remain in their
contracts, including refinancing the property mortgage and establishing higher rents charged for the
projects.
Pursuant to Section 65863.10 of the Government Code, the property owner of a Section 8 contract
must also provide six months advanced notification to each tenant household if the property owner
intends to terminate the Section 8 contract. The notice must indicate the anticipated date of
conversion and the anticipated rent increase, the possibility of remaining subsidized, the owner's
intentions, and the appropriate contacts for additional information. The property owner must also
send a copy of the statement to the City or County where the property is located, to the appropriate
local housing authority, and to the Department of Housing and Community Development. The
statement must indicate the number, age, and income of affected tenants, the type of assistance, and
the owner's plans for the project.
There are several non-profit organizations active in the region that have the managerial capacity to
own and manage Section 8 housing and have expressed an interested in being notified of the
availability of assisted rental housing. Table 19 lists these organizations.
A-22
2002 HOUSING NEEDS ASSESSMENT
Non-Profit Housing Organizations Interested in Acquiring At-Risk Rental Housing
ACLC Inc. 42 N. Sutter Street, Suite 206 Stockton
Affordable Housing Associates 1250 Adison Street, Suite G Berkeley
Bridge Housing Corporation One Hawthorne, Suite 400 San Francisco
C. Sandidge and Associates 143 Scotts Valley Hercules
Christian Church Homes of Northern CA, 303 Hegenberger Road, Suite 201 Oakland
Inc.
Community Housing Developer, Inc. 255 N. Market Street, Suite 290 San Jose
Community Housing Development Corp. 1452 Filbert Street, P.O. Box 1625 Richmond
Community Housing Opportunities Corp. 1490 Drew Ave. Davis
East Bay Asian Local Development Corp. 310 Eighth Street, Suite 200 Oakland
· Eden Housing, Inc. 409 Jackson St. Hayward
Eskaton Properties, Inc. 5105 Manzanita Ave. Carmichael
Foundation for Affordable Housing, Inc. 2847 Story Road. San Jose
O.P.E.N. Inc. P.O. Box 43034 Oakland
Oakland Community Housing, Inc. 405 14th Street, Suite 40 Oakland
Pacific Community Services, Inc. 329 Railroad Ave., P.O. Box 1397 Pittsburgh
Phoenix Programs, Inc. 1875 Willow Pass Road, Suite 300 Concord
Resources for Community Development 2131 University Ave., Suite 224 Berkeley
Richmond Neighborhood Housing Service, 500 South 15th Street Richmond
Inc.
Rubicon Programs, Inc. 2500 Bissell Ave. Richmond
Rural CA Housing Corp. 2125 19th Street, Suite 101 Sacramento
Satellite Senior Homes 2526 Martin Luther King Jr. Way Berkeley
Senior Housing Foundation 1788 Indian Wells Way Clayton
Vallejo Neighborhood Housing Services, 610 Lemon Street Vallejo
Inc.
Source: CA Housing and Community Development
Department, September 2001.
DUBLIN HOUSING STOCK
Housing Composition
In 2000, over half of the City's housing units were single-family detached homes (59 percent).
Multi-family housing in buildings of five or more units represented another third (30 percent) of the
housing stock. The remainder consisted of single-family attached homes (8 percent), multi-family
units in buildings of two to four units (2 percent), and mobile homes (less than 1 percent). (Table 20).
The composition of the City's housing stock has not changed much in the last ten years. It was
reported in 1995 that 73 percent of the units were single-family compared to 67 percent in 2000.
A-23
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Similarly, the composition of the housing stock countywide remained relatively constant between
1990 and 2000, as well -- 53 percent single detached houses, 28 percent multiples of five or more
units, 6 percent single attached houses, 11 percent multiples of two to four units, and 1 percent
mobile homes (Table 21). Countywide, there is a substantially higher percentage of housing units in
multi-family buildings of two to four units and a lower percentage of single-family homes, than in
Dublin.
According to the California Department of Finance, approximately 533 housing units were vacant in
Dublin in 2001, a vacancy rate of 5.54 percent. By comparison, the countywide vacancy rate was
3.11 percent. In general, a vacancy rate of about 5 percent is considered ideal for adequate consumer
mobility and choice.
Housing Estimates for the City of Dublin (1990 through 2001)4
Housing Units
Sin,qle Multiple Mobile %
Year Total Detached Attached 2 to 4 5 Plus Homes Occupied Vacant
1990 6,992 4,989 662 130 1,208 3 6,802 2.72
1991 7,101 5,014 662 130 1,292 3 6,908 2.72
1992 7,567 5,019 662 165 1,718 3 7,359 2.75
1993 7,753 5,025 662 165 1,898 3 7,540 2.75
1994 7,811 5,075 662 165 1,906 3 2,597 2.74
1995 7,840 5,075 662 166 1,906 31 7,625 2.74
1996 7,877 5,112 662 166 1,906 31 7,661 2.74
1997 7,949 5,129 717 166 1,906 31 7,731 2.74
1998 8,180 5,312 756 169 1,912 31 7,956 2.74
1999 8,367 5,354 756 206 2,020 31 8,133 2.80
2000 9,597 5,683 756 206 2,921 31 9,333 2.75
2001 9,615 NA NA NA NA NA 9,082 5.54
Source: California Department of Finance, 1990-2001
City/County Population and Housing Estimates.
The Department of Finance Housing Unit Estimates are based on annual building permit reports provided by the City;
these reports do not reflect 2000 Census information.
A-24
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Housing Estimates for Alameda County (1990 through 2001)4
Housing Units
Sin.qle Multiple Mobile %
Year Total Detached Attached 2 to4 5 Plus Homes Occupied Vacant
1990 504,109 266,868 32,771 58,677 138,889 6,904 479,518 4.88
1991 507,505 268,267 32,854 59,023 140,452 6,909 483,783 4.88
1992 507,455 267,034 32,931 59,574 141,007 6,909 482,777 4.86
1993 509,837 267,988 33,086 59,808 142,045 6,910 484,962 4.88
1994 512,613 269,314 33,541 59,967 142,878 6,913 487,697 4.86
1995 514,955 270,745 33,940 60,012 143,314 6,944 489,810 4.88
1996 518,197 272,834 33,940 60,060 144,419 6,944 492,907 4.88
1997 521,101 275,155 34,041 60,171 144,788 6,946 495,598 4.89
1998 526,034 279,024 34,215 60,284 145,565 6,946 499,505 5.04
1999 531,166 282,042 34,221 60,405 147,547 6,951 504,384 5.04
2000 536,495 285,257 34,221 60,473 149,584 6,960 509,635 5.01
2001 539,230 NA NA NA NA NA 522,442 3.11
Source: California Department of Finance, 1990-2001
City/County Population and Housing Estimates.
t The Department of Finance Housing Unit Estimates are based on annual building permit reports provided by the City;
these numbers do not reflect 2000 Census information.
Housing Occupancy and Tenure
Of the 9,872 year-round dwelling units, 9,325 units (95 percent) were occupied and 547 units (6
percent) were vacant in 2000 (Table 22). In 1990, more housing units were owner-occupied (65
percent) than renter-occupied (35 percent). In 2000, housing tenure has stayed the same, 65 percent
owner-occupied and 35 percent renter-occupied. By comparison, the tenure of occupied housing
units in the County was 55 percent owner-occupied units and 45 percent for renter-occupied units in
2000. Homeownership rises with the age of householders, primarily because older households have
higher incomes and greater accumulated wealth. Fewer than 50 percent of householders under age
35 are homeowners, whereas over 90 percent of households over 55 are homeowners.
Homeownership peaks at age 65, then declines. After age 65, many householders desire to move to
rental senior housing or are unable to live independently in their homes. Even so, nearly 70 percent
of householders age 85 or more own their homes.
The homeowner vacancy rate in 2000 was extremely low, about one percent, indicating a strong
demand for homes to purchase in relation to the availability of such homes. Conversely, the rental
vacancy rate was eight percent, whereas five percent is considered an adequate level for mobility and
consumer choice.
A-25
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Housing Occupancy (2000)
City County City County
(Percent) (Percent)
Occupied Housing Units 9,325 523,366 94.5% 96.9%
Vacant Housing Units 547 16,817 5.5% 3.1%
For Seasonal, Recreation, 36 1,669 0.4% 0.3%
or Occasional Use
Total Housing Units 9,872 540,183 100% 100%
Homeowner Vacancy Rate 1% <1%
Rental Vacancy Rate 8% 3%
Source: 2000 U.S. Census Data.
Dublin has remained largely a home-owning community due to strong income growth during the
1990s and the strong demand for ownership housing. Analysis of t990 Census data on tenure by age
of householder in Dublin reveals that adults aged 35 and over tended to own their housing units
rather than rent, while younger adults mostly rented rather than owned their homes (Table 23).
Tenure by Age of Householder (1990)
Age Owner Renter Ownership Rate Rental Rate
15 to 24 60 299 17% 83%
25 to 34 943 1,006 48% 51%
35 to 44 1,303 530 71% 29%
45 to 54 1,048 322 76% 24%
55 to 64 720 133 84% 16%
65 to 74 270 72 79% 21%
75 and over 86 10 90% 10%
Total 4,430 2,372 65% 35%
Source: 1990 U.S. Census Data.
Homeownership rates listed in Table 24 reveal that over half of all Whites, Asian/Pacific Islanders,
persons of Other Races, and persons of Hispanic Origin own their own homes. Blacks and Native
Americans have the highest rental rates of all the races.
A -26
2002 HOUSING NEEDS ASSESSMENT
Homeownership Rates
Race Owners Renters Ownership Rate Rental Rate
White 3,763 1,981 66% 34%
Black 58 87 40% 60%
Native American 13 21 38% 62%
Asian/Pacific 284 90 76% 24%
Islander
Other 6 0 100% 0%
Hispanic Origin 306 193 61% 39%
Total 4,430 2,372 65% 35%
Source: 1990 U.S. Census Data;
Age and Condition of Housing Stock
The age and condition of the housing stock provides additional measures of housing adequacy and
availability in many communities. Although age does not always correlate with substandard housing
conditions, neighborhoods with a preponderance of homes more than 40 years old are more likely
than newer neighborhoods to have a concentration of housing problems related to deferred
maintenance, inadequate landscaping, outdated utilities or interior amenities, and a need for housing
rehabilitation.
Only 4 percent of the housing stock in Dublin is more than 40 years old, and these homes are most
likely to be in need of rehabilitation or replacement (Table 25). There may also be some homes
constructed during the 1960s that need repair or replacement. The percentage is likely to be low,
however, because property values are high in Dublin, creating an incentive for most property owners
to adequately maintain their dwelling units. For these reasons, the City estimates that less than 3
percent the housing stock is need of rehabilitation and less than 1 percent is in need of replacement.
Age of Housing Units (2000)
Year Built Number of Units Percent
1939 or earlier 115 1%
1940 to 1959 276 3%
1960 to 1969 2,951 30%
1970 to 1979 912 9%
1980 to 1989 2,460 25%
1990 to 1944 1,124 11%
1995 to 1998 774 8%
1999 to March 2000 1,277 13%
Source: 2000 U. S. Census Data.
A-27
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Housing Accommodations
The number of bedrooms in a housing unit can also characterize the housing stock in a community,
as shown in Table 26. Consistent with the City's image as primarily a single-family community, the
largest percentage of homes in the City (35 percent) had three bedrooms and the second largest
percentage was four-bedroom homes (34 percent) according to the 1990 Census. Three bedroom
households had the highest percentage of vacant units in 1990.
Number of Bedrooms Per Housing Unit (1990)
Total Units Percentage Vacant Units Percentage
Studio 38 1% 0 0%
1 Bedrooms 433 6% 25 13%
2 Bedrooms 1,357 19% 59 31%
3 Bedrooms 2,442 35% 55 29%
4 Bedrooms 2,402 34% 51 27%
5+ Bedrooms 320 5% 0 0%
Source: 1990 U.S. Census Data.
Over 60 percent of the housing in the City had between four and seven rooms as shown in Table 27.
Rooms per Housing Unit (2000)
Rooms Total Percent
1 Room 170 2%
2 Rooms 449 4%
3 Rooms 874 9%
4 Rooms 1,484 15%
5 Rooms 1,509 15%
6 Rooms 1,997 20%
7 Rooms 1,707 17%
8 Rooms 1,051 11%
9+ Rooms 648 7%
Median (rooms) 5.7 --
Source: 2000 U.S. Census Data.
Overcrowding
Overcrowding typically results when either: 1) the housing costs of available housing with a
sufficient number of bedrooms for larger families exceeds the family's ability to afford such
housing, or 2) unrelated individuals (such as students or low-wage single adult workers) share
dwelling units due to high housing costs. This can lead to overcrowded situations if the housing unit
is not large enough to accommodate all of the people effectively. In general, overcrowding is a
.4 -28
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
measure of the ability of existing housing to adequately accommodate residents and can result in
deterioration of the quality of life within a community.
The 2000 Census defines overcrowding as 1.01 or more persons per room, and extreme
overcrowding as more than 1.5 persons per room. Table 28 summarizes the overcrowding status in
the City and County based on 2000 Census data. Approximately 5 percent of the City's occupied
housing units were overcrowded, compared to 3 percent reported in the 1990 Census.
Approximately 12 percent of the County's housing units were overcrowded in 2000, this is a 3
percent increased from 9 percent reported by the 1990 Census data.
Persons Per Room in All Occupied Housing Units (2000)
Persons City Percent County Percent
1.00 or less 8,854 95% 459,309 88%
1.01 to 1.50 307 3% 27,469 5%
1.51 or more 169 2% 36,588 7%
Source: 1990 U.S. Census Data.
In 1990, there were 50 (1 percent) owner-occupied and 126 (5 percent) renter-occupied units defined
as overcrowded in the City. In contrast, 1990 Census figures for the County were 5 percent for
owner-occupied and 13 percent for renter-occupied units.
Overcrowded Housing (1990)
Percent of Total Percent of Total
Number of Occupied Rental Occupied Owner
Persons per Rental Units Units Owner Units Units
Room
City
1.01 to 1.50 83 3% 40 1%
1.51 or more 43 2% 10 <1%
Total 126 5% 50 1%
County
1.01 to 1.50 12,364 6% 7,234 3%
1.51 or more 15,022 7% 4,819 2%
Total 27,386 13% 12,053 5%
Some: 1990 U.S. Census Data.
Housing Costs
Rental Rates
A survey of rental rates in Dublin and surrounding cities reveals a variety of units and the different
rental price ranges available (Table 30). Dublin's rental prices appear to be comparable to or higher
A-29
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
than some of the surrounding communities. Table 31 is a specific list of all 12 apartment complexes
in the City, the number of bedrooms they offer and a price range.
The rental rates listed above (Table 30 and 31) show that Dublin's rental rates are on the high end of
the fair market rates for the area, making Dublin less affordable compared to some of the other cities
in the County. Dublin's median rental rate for a one-bedroom apartment is between $1,005 and
$1,760; the median rate for a two-bedroom apartment is $1,600, and $1,725 for a two-bedroom
condominium, all of which are considered to be less than affordable compared to the fair market
rents for the County.
A-30
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Rental Rates in Dublin and surrounding Cities (2001)
Apartment Condominium/Townhouse House
Studio I 1 Bed I 2Bed I 3Bed 1Bed I 2Bed I 3Bed 1Bed 2Bed I 3Bed I 4Bed I 5Bed
Dublin
-- $1,100- $1,470- $1,850- -- $1,650- $1,750 ..... $1,695- $2,199- --
$1,460 $1,775 $1,895 $1,900 $2,200 $3,695 $2,895
--* $1,350' $1,622' $1,850' --* $1,725' $1,962' --* __* $2,447* $2,495* --*
Castro Valley
$800- $1,000- $2,200 $1,050 $1,300- $1,875- .- $1,900 $1,700- $2,100- --
$1,100 $1,650 $1,650 $2,200 $2,200 $2,900
$950* $1,300' $2,200*~ $1,050*~ $1,450' $1,847' --* $1,900*~ $2,022, $2,220* -.*
Livermore
-- $950- $1,150- $1,520- $1,100- $1,250- $1,450- -- $1,250- $1,725- $1,795- $2,795-
$1,325 $1,545 $1,800 $1,295 $1,495 $1,895 $1,695 $2,150 $4,500 $3,300
--* $1,075' $1,325' $1,695 $1,197' $1,297' $1,800' --* $1,495' $1,822' $2,050' $3,047'
Pleasanton
-- $999- $1,300- $1,700 $1,350 $1,295- $1,650- -- $1,895- $1,900- $2,095- $3,250-
$1,399 $1,650 .$2,300 $2,400 $1,995 $3,500 i $2,650 $4,500
--* $1,222' $1,500' $1,700*~ $11350*~ $1,850*~ $1,897' --* $1,995*~ $2,220* $2,200* $3,780*
San Ramon
- -- $1,005- $1 ;400- $2,060 -- $1,350- $1,300 ..... $1,795- $2,195- $2,495-
$1,450 $1,775 $2,800 $3,600 $3,250 $4,950 $2,995
--* $1,235' $1,545' $2,060*~ --* $2,150' $2,797* --* --* $2,450* $2,650* $2,625*
Source: bayarearentals.com, October 2001; homefindersrentals.com October 2001,
* Median rental price in that category.
~ Only one rental listed in that category.
/1-31
2002 HOUSING NEEDS ASSESSMENT
Apartment Rental Rates
Name Size Average Monthly Rent
Amador Lakes 1-2bd/1-2ba $1,300-$1,655
Amador Oaks Apartments 1-3bd/1-2ba $1,005-$1,650
Amador Valley Apartments 1-3bd/1-2ba $1,285-$1,830
Archstone Emerald Park l-3bd/1-2ba $1,760-$2,661
Cottonwood Apartments 1-2bd/1-2ba $1,230
Cross Creek Apartments 3bd/2ba $1,825
Evan Alan Apartments N/A N/A ~
Greenwood Apartments 1-2bd/1 ba $1,185-$1,505
Jefferson at Emerald Park 1-3bd/1-2ba $1,310-$2,540+
Park Sierra Apartment 1-2bd/1-2ba $1,495-$2,110
Park Wood Luxury Apartments 1-3bd/1-2ba $1,050-$1,700
Spring Apartments N/A N/A
Approved/Under Construction.
Emerald Glen Village [ 390 units, construction underway
Archstone [ 177 units, construction underway
Source: City of Dublin, October 2001.
Fair-market rents for the Alameda County area in fiscal year 2001 are provided in Table 32. For the
fiftieth percentile, fair rents for existing housing in the Section 8 Choice Housing Program in Alameda
County are listed between $718 and $1,785 (Federal Register, 2001).
2001 Fair Market Rents for Existing Housing in Alameda County
Studio I 'l Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms
$819 I $991 $1,243 $1,704 $2,035
Source: Federal Register, CA HUD, October 2, 2001.
Home Prices
Of new homes for sale in Dublin in February 2002, the majority was priced in the mid-S500,000 to mid-
$700,000 range (Table 33). Home sizes ranged from three-bedroom, two-and-a-half-bathroom homes of
approximately 1,658 square feet to six-bedroom, four-bathroom homes of 3,800 square feet. Accounting
for the range in home sizes, new home prices in Dublin are similar to those in other parts of the region.
A-32
2002 HOUSING NEEDS ASSESSMENT
New homes in Fremont, Hayward, Livermore, Pleasanton, and San Leandro typically sell within for the
high-S300,000 to the low-$900,000 range.
Home Prices
New Homes in Dublin
Name of Project Price Range Square Feet Bedrooms/
Bathrooms
Chantemar at Dublin Ranch Mid-$700,000s 3,500-3,800 4/3-6/4
Dublin Ranch Golf Course- Gleneaglcs Mid-$600,00s 2,680-3,030 3-4
Dublin Ranch Golf Course- St. Andrew's Mid-$700,000s 3,500-3,980 4-6
Rainsong Low-$600,000s Up to 3,122 4/2.5-5/4
Riva Mid-$500,000s Up to 2,335 3/2.5-4/4
Tassajara meadows Mid-$500,000s 1,658-2,127 3-4
Source: New Home~ lnsideBayArea.com, February 2002.
Table 34 lists prices of previously owned homes that were "for sale" as of September 2001, according to
the National Association of Realtors. The highest percentages of homes were three-bedroom single-
family units, followed by four- and one-bedroom single-family units. Comparison between single-family
homes and multi-family homes/condominiums shows that condominiums were less costly than single-
family homes; however, they are smaller and less suitable for accommodating a family of four.
A-33
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Previously Owned Home "For Sale" in Dublin (September 2001)
Single-Family Homes
1 ........ 0%
2 ........ 0%
3 39 $415,000 $449,757 $339,950-$1,250,000 26%
4 59 $539,000 $555,817 $379,000-$899,000 39%
5+ 16 $592,450 $602,591 $425,000-$869,900 11%
Total -- 114 ...... 76%
Condominiums
1 2 $223,200 $223,200 $219,000-$227,400 1%
2 16 $307,250 $310,421 $259,000-$349,950 11%
3+ 18 $349,725 $355,889 $299,000-$360,000 12%
Total -- 36 ...... 24%
Source: National Association of Realtors, September 2001.
Homes Prices in Surrounding Areas
Table 35 is a list of median previously owned "for sale" home prices throughout Dublin and the
surrounding area. These prices were taken from the National Association of Realtors listing for
September 2001. The prices only reflect existing units; the size and number of bedrooms is not known.
Median Home Prices for Dublin and Surrounding Areas~ (June 2001)
Jurisdiction Median Home Price Average Home Price Number of Units For Sale
Pleasanton $485,000-$1,394,000 $ 596,063-$1,474,444 60
Livermore · $387,500-$749,000 $627,148-$765,155 86
San Ramon $489,990-$1,149,000 $485,931-$984,615 69
Castro Valley $425,000-$599,950 $514,627-$597,414 98
Dublin $415,000-$592,450 $449,757-$602,591 114
Source: National Association of Realtors, September 2001.
t The surrounding cities are a sample of adjacent cities and cities with similar housing characteristics to Dublin.
Income and Affordability
As stated previously, there are four income categories typically used for comparative purposes; the
categories are based on the median countywide income and are: very low-income (0-50 percent of
median income), low-income (50-80 percent of median income), moderate-income (80-120 percent of
median income) and above-moderate-income (120 percent or more of median income). One method of
A-34
2002 HOUSING NEEDS ASSESSMENT
analyzing housing affordability for each income group is to compare the number and/or percent of housing
units by cost to the number and/or percent of households by comparable income levels.
A standard measure of housing affordability is that housing expenses should not exceed 30 percent of a
household's income, on the average. Those who pay 30 percent or more of their income on housing may
experience difficulty in affording other basic necessities. However, to truly evaluate housing affordability,
individual circumstances and factors must be taken into account. These circumstances and other factors
include other long-term debt, mortgage interest rates, the number of children in a household, and other
large, ongoing expenses (such as medical bills). Since it is impossible to take each household's individual
circumstances into account, the 30 percent rule-of-thumb provides a general measure of housing
affordability for the average household.
Based on the most recent 2000 Census data released, 1,890 (34 percent) homeowners in Dublin pay 30
percent or more of their income on housing. Approximately 1,195 (37 percent) of all renters pay 30
percent or more of their income on housing.
Table 36 shows the number of households paying over 30 percent of their income on housing in 1990.
Approximately 75 percent of very low-income households and 66 percent of low-income households
spend over 30 percent of their income on housing. There were 1,719 households that were very low-
income or low-income in 1990, which is 25 percent of the City's total households for that year. Some
households choose to pay over 30 percent of their income for various reasons, such as location, aesthetics,
or other features. Other households choose to pay larger percentages of their income because they may
receive tax advantages or are investing with the knowledge that their income will increase so that they pay
a lower percentage of their income on a long-term basis.
Number of Households Paying Over 30 Percent of Income on Housing (1990)
Income Omaers Renters Total
Very Low-Income 156 295 451
Lower-Income 296 445 741
Total 452 740 1,192
Total Units in the City 9,872
Source: 1990 U. S. Census Data.
Note: 1990 Census data uses income ranges that do not correspond exactly to the income categories.
Further analysis of housing expenditures as a percent of income shows that most homeowners and renters
with incomes of $35,000 and above pay less than 30 percent of their income on housing. Renters and
owners with incomes below $20,000 paid the highest percentages of income to housing (Table 37).
A-35
....,.
2002 HOUSING NEEDS ASSESSMENT
Percent of Income Expended on Housing by Income Group (1990)
Income <$10,000 $10,000- $20,000- $35,000- $$0,000+
$19,999 $34,999 $49,999
Owners
Under 30% 43% 36% 44% 47% 74%
30% + 0% 3% 5% 12% 13%
35% + 57% 61% 51% 41% 13%
Total 46 203 524 800 2,629
Households
Renters
Under 30% 25% 12% 25% 74% 97%
30% + 24% 12% 11% 15% 3%
35% + 51% 24% 64% 11% 0%
Total 110 241 595 499 876
Households
Source: 1990 U. S. Census Data.
Affordability Trends
Table 38 shows a percentage of affordable rental units at each income level in 2000. According to 2000
Census data, the median gross rent was $1,356 in the City and $852 in Alameda County. People with very
low incomes had few affordable housing options, as only 3 percent of apartment units in the City had rents
below 30 percent of their income. People with low incomes had more options than did those with very
low-incomes. Local rents were primarily within the affordability range of households in the upper end of
the low-income range (65-80 percent of median income) and moderate-income households.
Table 3 8 provides a percentage of affordable rental units at each income level. It is important to note that
the percentage of apartments affordable within the Iow- and moderate-income groups is cumulative and
includes the percentage from the previous income group. In addition, households of many income levels
will compete for housing in the same price range, so the existence of lower-cost units does not mean that
such units are actually available to lower-income households.
Affordability of Rental Housing in Relation to Income (2000)
Total Rentals Total Rentals
Income Affordable Rent Percent of Available by Percent of Available by
Group Limit City Rentals Income Group County Rentals Income Group
Very Low $699 3% 102 13% 30,927
Low $1,678 67% 2,189 89% 211,401
Moderate $1,678 100% 3,221 100% 231,762
Source: 2000 U.S. Census Data.
Note: Census data on income versus housing costs were not available as of October 2001.
-36
2002 HOUSING NEEDS ASSESSMENT
A household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that
household, depending on the down payment, the level of other long-term obligations (such as a car loan),
and interest rates. In practice, the interaction of these factors allows some households to qualify for homes
priced at more than three times their annual income, while other households may be limited to purchasing
homes no more than two times their annual incomes. Based on the homes sold in the last year, and
affordability rates at three times the annual income of a four-person household, Table 39 shows that there
were no homes that were affordable to four-person households with very low, low, and moderate incomes.
Units Affordable to Lower-Income Households (2000)
Income Group Affordability Level Homes For Sale in Percent of All Houses
2000 For Sale in 2000
Very Low-Income $89,919 0 0%
Low-Income $134,268 0 0%
Moderate-Income $201,405 0 0%
Source: National Association of Realtors (Realators.com) September
2001, and 2000 U.S. Census Alameda Cotmty Median Income.
Units include single-family homes.
CURRENT AND FUTURE HOUSING NEEDS
Regional Housing Needs Determination
State law (California Government Code Section 65584) provides for councils of governments to prepare
regional housing allocation plans that assign a share of a region's housing construction need to each city
and county. In the nine-county San Francisco Bay Area, the Association of Bay Area Governments is the
council of governments authorized under state law to identify 'existing and future housing needs for the
region. ABAG prepared a new regional housing allocation plan in 1999, called the Regional Housing
Needs Determination (RHND). The "Regional Housing Needs Determination" was adopted by ABAG in
March 2001. This plan covers the period from January 1, 1999 through June 30, 2006. Existing need is
evaluated based on overpayment (30 percent or more of income), overcrowding by lower-income
households, and the need to raise vacancy rates in the jurisdiction to a level at which the State Department
of Housing and Community Development market would operate freely. The housing allocation also
includes an "avoidance of impaction" adjustment to reduce the further concentration of low-income
households in jurisdictions that have more than the regional average. The RHND also establishes each
city and county's existing unmet need based on overpayment and overcrowding.
ABAG's methodology is based on the regional numbers supplied by the State Department of Housing and
Community Development. These are "goal numbers" and are not meant to match, and often exceed,
anticipated growth in housing units. A goal vacancy rate is set by HCD, and then a housing unit need to
meet that vacancy rate is derived by assessing potential growth rates (population, jobs, households) and
loss of housing due to demolition. The numbers produced by HCD are provided to ABAG in the form of a
regional goal number, which is then broken into income categories. ABAG is then mandated to distribute
the numbers to Bay Area jurisdictions by income categories. ABAG is responsible for allocating the
RHND goal number to cities and counties in the Bay Area.
~1-37
2002 HOUSING NEEDS ASSESSMENT
The RHND allocation is a minimum needs number -- cities and counties are free to plan for, and
accommodate, a larger number of dwelling units than the allocation. The City must, however, use the
numbers allocated under the RHND to identify measures (policies and ordinances) that are consistent with
these new construction goals. While the City must also show how it will accommodate the building of
these units, it is not obligated to build any of the units itself or finance their construction.
According to the RHND, the City of Dublin has a total housing construction need of 5,436 units and an
annual need of 725 units. Table 40 shows Dublin's 1999-2006 planning period allocation. As of January
2001, the City has already built 2,291 above-moderate-income units.
Regional Housing Needs Determination (2000)
Income Level Dwelling Units % of Total Potential Number of Units based
on available vacant land in Dublin
Very Low-Income 796 15% 806
Low-Income 531 9% 543
Moderate-Income 1,441 26% 1,425
Above-Moderate-Income 2,668 50% 3,918
Total 5,436 100% 6,692
Sources: ABAG 1999-2006 Regional Housing Needs Determination,
Parsons, and the City of Dublin Vacant Land Inventory March 2002.
~Table 41 below includes the proposed project list based on the available vacant land in the City.
FUTURE DEVELOPMENT POTENTIAL
Areas with Potential for Residential Development
The City of Dublin estimates that there are approximately 600 acres of undeveloped or underdeveloped
land under consideration for residential development within the City's borders that could be feasibly
developed by 2006. This land has the potential to accommodate 7,712 new units in various residential
and mixed-use Planned Development zones (Table 41). The potential for residential development for each
specific site is described in detail below. All areas have established medium-, medium-high-, or high-
density residential land uses, or commercial mixed-use designations. Some properties also include low-
density residential land use.
Most development occurs in Planned Developments throughout the City, which allows for more variety in
the design of projects. Therefore, the vacant land information described below is listed by planned
development zones rather than traditional zoning classification.
1. Senior Center
The City of Dublin is reviewing proposals for senior housing at the location of the former City library at
7606 Amador Valley Blvd. The development of the site is a City-initiated project, and the City Council's
intention is to create approximately 50 units of senior housing on 2.01 acres of land. All necessary
infrastructure is in place. The site is included in the Downtown Core Specific Plan, which was approved
in 2000. A City project is allowed in all zones and an amendment to the Downtown Core Specific Plan
.4-38
2002 HOUSING NEEDS ASSESSMENT
wOuld likely be a part of the development proposal. The goal of the city-initiated project is to create
medium-high-density residential land use at the site.
2. Greenbriar
Residential density for the remaining vacant lots of the Greenbriar project was established under Planned
Development 98-062, in accordance with the East Dublin Specific Plan. PD 98-062 set a density of 193
units on 16.19 acres of land. The project is subject to a Planned Development Stage 2 application,
including Site Development Review and Tentative Map. No further environmental review is required.
The history of development in Dublin makes Dublin City staff confident that the units will be completed
by 2004. The site is adjacent to City services on two sides, and all necessary infrastructure is expected by
2004.
3. Dub/in Ranch Area. G
On March 21, 2000, the City Council approved Planned Development 98-069, which established
residential land use of 1,404 units on 73.2 acres of land. The site has received all of its entitlements and is
currently under construction. No further environmental review is required. Infrastructure is being
connected to the site. The Planned Development process resulted in the creation of 105 moderate-income
units as part of the Area G project.
4 Transit Center
The City of Dublin is reviewing an application for an amendment to the Eastern Dublin Specific Plan for a
Transit Center project. The Draft Environmental Impact Report was iSsued in July 2001. The Specific
Plan Amendment and Final EIR were approved by the City Council in November 2002. The Transit
Center project would establish 1,500 units of transit-oriented housing on 31.5 acres of land. All necessary
environmental review is near completion, and most infrastructure is in place.
5. Dublin Ranch Area B
On December 2, 1997, the City Council approved Planned Development 96-039, which established
residential land use of 1,874 units on 124 acres of land. The site is subject to a Planned Development
Stage 2 application approval, including Site Development Review and Tentative Map, which is currently
under City consideration. No further environmental review is necessary because a CEQA Mitigated
Negative Declaration was adopted by City Council as part of PD 96-039. The history of development in
Dublin would indicate that the 1,874 units will be completed by 2006.
6 Dublin Ranch Area F
On March 21, 2000, the City Council approved Stage 1 Planned Development 98-068, which established
residential land use of 780 units on 91.6 acres of land. No further environmental review is necessary
because a CEQA Mitigated Negative Declaration was adopted by City Council as part of PD 98-068. The
site is subject to a Planned Development Stage 2 application, including Site Development Review and
Tentative Map, which are currently under City review. The history of development in Dublin would
indicate that the 780 units will be completed by 2006.
7 Dimanto
In 1998, the East Dublin Specific Plan established 261 units on 12.8 acres at the Dimanto site.
Amendments to the Specific Plan reconfigured the land uses to the east of the project, and City staff
anticipates an additional amendment to reconfigure the land uses on the Dimanto site. City staff expects
the 21.97 acres of reconfigured land uses to support 300 units under the original EIR for the Specific Plan.
The history of development in Dublin would indicate that the 300 units will be completed by 2006.
-39
2002 HOUSING NEEDS ASSESSMENT
8 Pinn Brothers Annexation
The City of Dublin has authorized the filing of an annexation application for the Pinn Brothers project.
This project will be heard by LAFCO in November, 2002, and has received its major approvals from the
City of Dublin, including a PD Prezone, environmental review and Annexation Agreement. The project
will include 209 medium density residential units and 50 low density residential units. The applicant has
an ambitious work program which makes staff confident that development will take place within the next
two to three years'.
9. Dublin Ranch West Annexation
The City of Dublin has authorized Staff to work on a General Plan and Specific Plan Amendment Study
for a project that was included in the Eastern Dublin Specific Plan and City of Dublin General Plan for a
mix of development types. The proposed project is for 184.1 acres and would include 3.2 acres of high
density residential; 62.9 acres of medium density and 19.3 acres of low density residential land. The
project also includes school, parkland and open space. Environmental review is underway and the project
is anticipated to go to LAFCO by 2004. The applicant has indicated that they are interested in beginning
development shortly after annexation.
10. Amador Plaza
The City Council approved the Downtown Core Specific Plan on December 19, 2000. The plan
established 100 residential units on approximately 7 acres of land currently used as the Chuck E. Cheese
restaurant and parking lot. All infrastructure is in place, and no further environmental review is required.
This site is convenient to the proposed West Dublin BART station, the 1-680/I-580 interchange, as well as
shopping and other services.
11. West Dublin BART
The City of Dublin approved the West Dublin BART Specific Plan in December 19, 2000. The Specific
Plan established a residential density of 491 units on approximately 14.87 acres at 30 to 50 dwelling units
per acre. A Negative Declaration was approved for this site as part of the Specific Plan environmental
review. All necessary infrastructure is in place. The City is currently reviewing a mixed-use project
application.
Table 41 is based on information current as of November 2002 and is divided into three sections: sites
with approved projects, sites with residential development potential but no approved projects, and mixed-
use sites with residential development potential. Development potential by income level on sites with
approved projects is based on the number units by affordability level approved by the City for those sites.
Development potential on sites without approved projects is based on the mid-range of each density
category, as follows: High Density Residential (HDR) = 25.1 to 80 units per acre and is assumed to be an
adequate density for either very low- or low-income housing; Medium High Density Residential (MHDR)
= 14.1 to 25 units per acre and is assumed to be an adequate density for moderate-income housing;
Medium Density Residential (MDR) = 6.1 to 14 units per acre and is assumed to be an adequate 'density
for either moderate- or above moderate-income housing; and Low Density Residential (LDR) = 0.9 to 6.0
units per acre and is assumed to be an adequate density for above moderate-income housing. Because the
HDR category could facilitate housing for either yery low- or low-income households, and the MDR
category for either moderate- or above moderate-income households, this part of Table 41 shows
combined columns for those income groups. The ~estimates of potential housing units for specific plan
sites with approved unit totals have been adjusted to !~reflect those totals.
For mixed-use sites, the estimated number of housing units is based on the specific plan/planned
development approvals for those sites. The breakdoWn by income level is based on the City's inclusionary
housing requirement and the projected density by sub-area for each specific plan.
-40
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Residential Vacant Land Inventory
SITES WITH APPROVED PROJECTS
Applicant/ " Zoning/
Property Specific Very Above
Site # Name Owner Acres Under Construction Infrastructure Plan Low Low Moderate Moderate Total
Senior City of Dublin 2.01 No Yes City Project 50 0 0 0 50
1 Housing~
2 Greenbriar -- 16.19 No Expected by 2004 EDSP 29 19 48 97 193
Dublin ' Expected by 2003
3 Ranc,_,h2Area Toll Brothers 73.2 Yes Under Construction EDSP -- ** 105 1,299 1,404
Bart specific
Transit 31.5 No Expected by 2004 Plan
4 Center4 " Approved 67 45 112 1,276 1,500
, 11/02
Subtotal 146 64 265 2,672 3,147
DEVELOPMENT ~POTENTIAL BY 20.06 ON SITES WITHOUT APPROVED PROJECTS
Applicant/ Acres Zoning/ Moderate
Property .... Specific VL/Low Mod Above Moderate
Site # Name Owner Total HDR VlHDR MDR LDR Infrastructure Plan !HDR) (MDR), (MDR/LDR) Total
Dubiin
5. Ranch Toll Brothers 124 23 6 8.6 91.8 0 Expected bY 2004 EDSP 1,035 132 707 0 1,874
Area B
Dublin
6 Ranch Toll Brothers 91.6 0 0 68.9 22.7 Expected by 2004 EDSP 0 0 699 81 780
Area F
7 Dimanto Dublin Land 21.97 5 9 2 0 Expected by 2004 EDSP 150 130 20 0 300
Compan7
Pinn
8 Brothers PinnBrothers 33 0 6.4 16.7 12.8 Expected by 2004 EDSP 0 0 209 50 259
Annexation
DUblin · .~ ,
9 Ranch James Tong 184 0 3.2 62.9 19.3 Expected by 2004 EDSP 0 64 629 68 761
West
' Subtotal 1,185 326 2,264 199 3,974
A -41 ~
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Residential Vacant Land Inventory
DEVELOPMENT POTENTIAL BY 2006 ON MIXED-USE SITES6
Applicant/ Zoning/
Property Total Infrastructure Specific Very Above
Site # Name Owner Acres Plan Low Low Moderate Moderate Total
Downtown
10 Am8dor 6.92 Yes Core Specific 1 {5 ~ 0 2{5 50 100
Plaza --- Plan
West
11 Dublin LaSalle 16.36 Expected by 2004 Specific 74 50 122 245 491
Barts Plan/PD
~ ' Subt~tai 89 60 147 295 591
Moderate
and/or
Very Low Above Above
Very Low and/or Low Low Moderate Moderate Moderate Total
TOTAL 235 1,185 124 738 2,463 2,967 7,712
Source: City of Dublin November, 2002.
1. The Senior Project is based on likely development proposed by the selected developer- either all very Iow or half very low and low.
2. Dublin Ranch Area G has an agreement with the City to construct 104 moderate-income milts.
3. Amador Plaza refers to the Downtown Core Specific Plan - which has a mixed-use area that will allow for I00 dwelling units.
4. Transit Center approved application requires that 15% of the units to be built under the City's inclusionary zoning ordinance
x
5. West Dublin Bart has special approval under a specific plan for 30 - 50 dwelling units per acre.
6. Assumptions for these mixed-use sites are based on the following ratios: 0.5 Above Moderate, 0.25 Moderate, 0.1 Low, and 0.15 Very Low. These ratios represent an appraisal
of the potential for affordable housing at each site based on the specific plan/planned development approvals on these sites and the densities at which residential uses could be
constructed..
A-42
2002 HOUSING NEEDS ASSESSMENT
Current and Future Residential Projects
The following is a list of applications that have been proposed and pending residential projects as
of September 2001. Based on the projects listed in Table 42, in September of 2001 there were
1,648 acres proposed for residential projects. Of the 1,648 acres, there are 5,683 units proposed.
Of.these, 431 are proposed as medium-density residential units, and 758 as multi-family
residential units. As stated above, the City has already built 2,182 above-moderate-income
housing units.
Current and Future Residential Projects
Residential Project Type of Unit Acreage Location Status
Schaefer Ranch 466 Single-Family Homes 500 acres North Side of Inactive
1-580
Dublin Ranch Phase I 847 Single-Family Homes 210 acres 1-580, east of Almost
Centex Homes (9 neighborhoods being Tassajara Road Complete
developed by Shea Homes
Standard Pacific (1 st phase 1:55 dwelling
unit,
2nd phase: 300 dwelling
unit), Standard Pacific
(279 dwelling unit) and
Centex Homes
(113 dwelling unit)
- Dublin Ranch - Area A 573 Single-Family Homes 363 acres East of Tassajara Under
and proposed golf course Road at 1-580 Development
Dublin Ranch- Up to 1,875 dwelling units 241.3 acres East of Tassajara PD Approval
Areas B-E of various housing types Road at 1-580 No
Subdivision
Maps Filed
Dublin Ranch Town Approximately 2,180 142.8 acres East of Tassajara Area G
Center Areas F,G,H dwelling units of various of Road at 1-580 under
housing types residential Planning
Review
Tassajara Meadows, 106 Single-Family Homes 18.6 acres West side of Almost
Phase I Casterson Tassajara Road, Complete
Property North of Gleason
Road
Tassajara Meadows 95 Single-Family Homes 11.7 acres Northwest comer Under
Phase II Site I, Alameda of Tassajara Road Construction
County Surplus PropertT~ and Gleason
Authority Drive
Site 4A &B, Alameda 143 Single-Family Homes 28.9 Acres North of Dublin Almost
County Surplus Property 152 Townhouse Units Blvd. and east of Complete
Authority Tassajara Creek
Yarra Yarra Phase I: 126 Single-Family 16.88 Acres West of Tassajara Phase I
A-43
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Residential Project Type of Unit Acreage Location Status
Ranch/Greenbriar Homes Creek, south of Under
Subsequent Phases (not 47.7 Acres East Bay Construction
filed yet): 272 Single- Regional Park
Family homes (Exclusive District
of Phase II)
Yarra Yarra Phase II: 46 Single-Family 8 Acres West of Tassajara Planning
Ranch/Greenbriar Homes Total Creek south of Department
2 Acres East Bay Approved
Open Space Regional Park
District
' 177 Apartments 6.2 Acres Northeast Comer Under
Archstone Communities
i Dougherty Road Construction
i and Houston
I Place
Taylor Woodrow Homes i 17 Semi-Custom Lots 10.4 Acres Just West of the Almost
i Hansen Hills Complete
' Project
Castle Companies i 60 Duplexes 4.0 Acres Dougherty Road, Almost
! East of Park Complete
i sierra Apartments
Emerald Glen Village :1 390 Apamnents 18.7 North of Dublin Under
Center/Marbella !I (8.2 Blvd., West of Construction
1
i residential Tassajara Road.
! 10.5 390 apartments
i commercial) with 133,100
;~ square ft.
I neighborhood
! shopping center
City of Dublin, September 2001.
Areas with re-use p¢?tential
The City has recently approved three new specific plans for the downtown area. One area in
particular, the West Bart ~pecific Plan, now allows for mixed-use zoning adjacent downtown and
the proposed BART stati6n. This area is currently developed with large warehouses and mixed
industrial and commerciali uses. The residential development potential for this area is close to 500
units. I
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 9,325 existing units as of the
2000 Census and there are 5,436 dwelling units being proposed through the regional housing
A -44
2002 HOUSING NEEDS ASSESSMENT
allocation plan. Annual potable water demands are anticipated to increase from the current 5,405
acre-feet per year to 15,490 acre-feet per year at full build out.
The Dublin San Ramon 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 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 improvements projects
recommend to provide the required capacity in the District's wastewater collection system. All
necessary capital improvements will be completed by 2003 to serve future growth.
-45
2002 HOUSING NEEDS AssESSMENT
CONSTRAINTS TO HOUSING
AVAILABILITY AND AFFORDABILITY
Non-Governmental Constraints
Non-governmental constraints to housing availability and affordability include market conditions
such as land costs, construction costs, and financing that affect the availability and cost of
housing but that are not directly related to local government policies or regulations.
Land and Construction Costs
The availability of environmentally suitable land, the cost 'of that land, and construction costs
pose the greatest constraints to the availability and affordability of housing in Dublin. These
constraints disproportionately affect low- and moderate-income households, not above-moderate-
income households, and make it difficult for homebuilders to provide affordable housing
regardless of local zoning and development requirements.
Land Costs
A search of LoopNet® Internet land-for-sale records between September 2001 and 2002
uncovered few vacant residential properties for sale in Dublin. A wider search of vacant
residential properties and properties with redevelopment potential in neighboring cities yielded
the following results (Table 43).
A -46
2002 HOUSING NEEDS ASSESSMENT
Land Costs
city I Acres t Cost Cost Per Acre Type
Vacant Land in Sphere of Influence
Dublin t 94 ' $23,100,000 I $245,745 .
See
note
Vacant Multi-family Properties For Sale
Castro Valley 13.77 $399,000 $28,976 Multi-family Land
Castro Valley 43.00 $1,250,000 $29,069 Multi-family Land
San Leandro 1.0 $999,950 $999,950 Multi-family Land
San Lorenzo 1.45 $1,475,000 $1,017,241 Multi-family Land
Hayward 0.94 $875,000 $930,851 Multi-family Land
Hayward 0.65 $675,000 $1,038,461 Multi-family Land
Vacant Single-Family Properties For Sale
Dublin 0.27 $299,000 $1,107,407 Single-family Land
Dublin 0.26 $299,000 $1,150,000 Single-family Land
Hayward 12.0 $2,000,000 $166,666 Single-family Land
Hayward 5.34 $725,000 $135,767 Single-family Land
San Ramon 29.64 $915,000 $30,870 Single-family Land
Existing Structures For Sale
City Acres Cost Cost Per Unit Type
Livermore 8 $1,100,000 $137,500 Multi-family Units
Livermore 3 $775,000 $258,333 Multi-family Units
Castro Valley 12 $1,800,000 $150,000 Multi-family Units
San Leandro 13 $1,350,000 $103,846 Multi-family Units
San Leandro 26 $2,495,000 $95,961 Multi-family Units
San Leandro 82 $9,800,000 $119,572 Multi-family Units
Hayward 7 $825,000 $117,85~7 Multi-family Units
Hayward 8 $1,300,000 $162,500 Multi-family Units
Hayward 10 $969,000 $96,900 Multi-family Units
Hayward 5 $740,000 $ t 48,000 Multi-family Units
Pleasanton 12 $1,875,000 $156,250 Multi- family Units
Sources: LoopNet, 9/26/01-9/27/02, Pinn Brothers
Note: This 94-acre parcel is currently in the unincorporated County area and is proposed for annexations.
Approximately 2/3 of the site will remain in open space. There are currently no infrastructure or services to
the property.
A-4 7
2002 HOUSING NEEDS ASSESSMENT
Given these extremely high land costs, it is unlikely that increases in density (such as a 25 percent
density bonus) would significantly reduce the unit cost of building a dwelling unit to the level of
affordability for low- or moderate-income households. Extremely high densities would be
necessary to significantly reduce the cost of land per unit of multi-family housing.
Construction and Labor Costs
The most significant constraint on development of new housing in Dublin is the overall cost of
housing, including land costs and construction costs. Many factors can affect the cost to build a
house, including the type of construction, materials, site conditions, finishing details, amenities,
and structural configuration. Development costs were developed from estimates provided by
residential builders who work in the region. Permit processing fees and impact fees are on the
average $25,000 for a 2,000-square-foot home. The total includes permitting costs and school
fees. Material and labor costs for a home currently being built in Dublin is between $63 and $7'8
per square foot.
An internet source of construction cost data (www,building-cost.net), provided by Craftsman
Book Company, estimates the per-square-foot cost of a single-story home in the Dublin area,
excluding land costs and impact fees and assuming standard construction materials, at $90 to
$1.15 per square foot, depending on the size of the home and the number of stories (one or two).
A small, three-bedroom, house of 1,600 square feet would have a minimum cost of about
$164,000. Including impact fees and land costs (assuming medium density townhomes), the
minimum cost to produce a modest home for a family of four in Dublin would be over $400,000.
At the costs listed above, none of the very low, low, or even many moderate-income households
in Dublin can afford to own a home in the City. The scarcity of easily developed land, combined
with the great demand, indicates that housing construction costs are likely to remain high in the
future. Dublin will continue to follow the trend that is occurring throughout the Bay Area and the
Silicon Valley.
The Cost and Availability of Financing
The City has not uncovered any local constraints to the availability or cost of financing for home
purchases or rehabilitation that differ significantly from the availability and cost of financing
generally in California.
The primary factor related to home finance affecting housing affordability and availability is the
cost of borrowing money (interest rates). Historically, substantial changes in interest rates have
correlated with swings in home sales. When interest rates decline, sales increase. The reverse
has been true when interest rates increase. Over the past two decades, there has been a dramatic
growth in alternative mortgage products, such as graduated mortgages and variable rate
mortgages. These types of loans allow homeowners to take advantage of lower initial interest
rates and qualify for larger home loans. Even during periods of high interest rates, these
alternative products allow more buyers to qualify for homeownership, thus dampening the swings
in home sales that accompany changes in interest rates.
Nevertheless, the fixed-interest-rate mortgage remains the preferred type of loan, especially
during periods of low, stable interest rates. Most governmental programs that seek to increase
homeownership among Iow- and moderate-income households rely on loan products that provide
fixed interest rates below prevailing market rates, either for the principal loan or for a second loan
that provides part of the down payment for home purchase. Many programs offer deferred
second loans to facilitate homeownership.
.4-48
2002 HOUSING NEEDS ASSESSMENT
Table 44 shows the monthly payments per $100,000 to amortize a loan at various interest rates.
Assuming the median home prices is $500,000 and the homeowner puts 20 percent of the housing
prices towards a down payment the loan amount used in the scenarios below will be for $400,000.
Monthly Payments and Total Interest at Various Interest Rates
1S-Year Loan 30-Year Loan
Interest Rate Monthly Total Payment Monthly Total Payment
Payment Payment
6% $2,355 $424,000 $1,177 $424,000
7% $2,377 $428,000 $1,188 $428,000
8% $2,400 $432,000 $1,200 $432,000
9% $2,422 $436,000 $1,211 $436,000
10% $2,466 $440,000 $1,222 $440,000
Source: LA Times
Fair Housing Assistance
Housing discrimination based on race, color, religion, national origin, sex, marital status, physical
or mental handicap, family status, sexual orientation, or any arbitrary reason in the sale or rental
of any housing is illegal.
The Eden Council for Hope and Opportunity (ECHO) is a nonprofit agency located in and
serving Alameda County. ECHO services the City of Dublin's housing discrimination
complaints. ECHO has received one housing discrimination complaint from the residents of the
City of Dublin over the last two years.
In addition, ECHO has a Landlord/Tenant Counseling program designed to help landlord and
tenants understand their rights and responsibilities regarding rental housing. Mediation is
provided where appropriate.
Governmental Constraints
Development Standards
Table 45 summarizes the City's development standards for housing contained in the City's
Zoning. Code. The impact of the City's development standards on affordable housing for low-
and moderate-income households will vary depending on the particular project and project site.
For most projects, non-governmental factors (land cost, construction costs, and other
development costs) and development impact fees charged by regional public utility providers
(water and wastewater) will have a greater impact on affordability than the City's regulatory
standards. Nevertheless, this table describes the key development regulations and policies that
potentially affect the City's ability to accommodate low-income housing.
In the eastern portion of the City that is covered by the Eastern Dublin Specific Plan, all new
developments are required to rezone to a planned Development Zoning District. The Planned
A
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Development Zoning District defines all the zoning regulations for the project. The land use
designations and densities are based on the Eastern Dublin Specific Plan. Other than density and
land use designations, each Planned Development sets forth unique parking, landscaping, and
development standards that are tailored to each development. To date, the City has approved
more than 15 Planned Development Districts in Eastern Dublin.
The City is in the process of rezoning each of the new specific plan areas in the downtown to
Planned Development Districts as well. This will facilitate development at densities that will
encourage affordable housing.
A-50
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Summary of Dublin Zoning Code Requirements
Agricultural Residential R-1 (Single-Family R-2 (Two Family R~M (Multi-Family
Residential Zoning Residential Zoning Residential Zoning
District) District) District)
Lot Area
Interior Lot 100 acres 4,000 square feet 8,000 square feet 5,000 square feet
Corner Lot I00 acres 5,000 square feet 9,000 square feet 6,000 square feet
Lot Square Footage Per NA 4,000 square feet and larger as 4,000 square feet and larger 750 square feet and larger as
Dwelling'Unit consistent with General Plan as consistent with consistent with General Plan
General Plan
Lot Width and Frontage
Interior Lot 300 feet 50 feet 80 feet 50 feet
Comer Lot 300 feet 60 feet 90 feet 60 feet
Lot Depth NA 100 feet I00 feet 100 feet
Residential Use 1 dwelling unit per acre 1 dwelling unit per acre 2 dwelling units per acre I dwelling unit per full 750
(Maximum Per Lo0 1 Second Unit 1 Second Unit square feet (and larger as
consistent with General Plan)
Setbacks
Front 50 feet 20 feet average 20 feet average 20 feet
18 feet minimum to garage (1) i 8 feet minimum
Side 30 feet (2) 10 feet 10 feet (3)
Street Side 50 feet 10 feet 10 feet 10 feet
Rear 50 feet 20 feet 20 feet 30 feet
CITY OF DUBLIN
2002 HOUSING NEEDS ASSESSMENT
Agricultural Residential R-1 (Single-Family R-2 (Two Family R-M (Multi-Family
Residential Zoning Residential Zoning Residential Zoning
District) District) District)
Parking
2 enclosed garage spaces per 2 enclosed garage spaces per See Table 44 See Table 44
dwelling dwelling plus one on-street
parking space per dwelling unit
within 150 feet of that dwelling
unit
Distance Between Residences NA 10 feet 20 feet 20 feet
Maximum Lot Coverage NA 40% 1 story. 35% 2 stories 40% 1 story, 35% 2 stories 40% I story, 35% 2 stories
Common Useable Outdoor NA NA NA 30% of net site area
Space
Height Limits (1) (1) (1) (1)
Source: City of Dublin Zoning Ordinance
(1) West of Dougherty Road, 25 feet and 2 stories may be increased to 35 feet and 2 stories pursuant to a Site Development Review approval by the Planning Commission,
East of Dougherty Road; 35 feet and 2 stories.
(2) 35 £eet if4 or fewer dwelling units; 45 feet if5 or more dwelling units; 75 feet if5 or more dwelling units and lot coverage does not exceed 35 percent.
A -52 ~
2002 HOUSING NEEDS ASSESSMENT
City's Zoning Requirements
Given land and development costs in the City, however, that portion of the City's allocation in
low- and moderate-income categories can only be met in multi-family zoned areas or commercial
areas permitting multi-family housing
Maximum permitted residential density: The City's multi-family zones permit densities of
between four and 61 dwelling or more units per acre, as a sufficient range of densities to permit
the construction of various types of affordable housing. The City permits relatively high
residential densities (there are no density limits, per se, under the City's planned development
process that applies to most undeveloped portions of the City).
Parking: The following is a list of the City's multi-family, guest, and second-unit parking
requirements (Table 46). Parking requirements for apartments are similar regardless of unit size
or number of bedrooms. Up to three parking spaces may be required per unit. The amount of
parking required regardless of the types of rental units and the project type could create an
impediment unless the City has the ability to apply alternative parking standards for affordable
housing projects consistent with actual anticipated parking demand.
For example, a recent rental project that was approved through a Planned Development allowed
for reduced parking standards based on a parking study that indicated that, due to the size of the
project, parking could be reduced overall, which decreased the construction cost and allowed for
the first multi-family project (the Villas at Santa Rita) to be constructed in the newly annexed part
of the City.
The City's reliance on planned developments has provided the flexibility in the application of
development standards. This process also allows the City maximum flexibility to accomplish
affordable housing goals. For this reason, the City will continue its current approach to
development approval.
A-53
2002 HOUSING NEEDS ASSESSMENT
Parking Requirements
Residential Use Types I Number of Parking Spaces Required
Apartments
Studio 1 covered or garaged space per dwelling plus l
parking space for unreserved and guest parking
1 Bedroom t covered or garaged space per dwelling plus 1
parking space for unreserved and guest parking
2 Bedrooms + 1 covered or garaged space per dwelling plus 1
parking space for unreserved and guest parking
Condominiums
Studio 1 covered or garaged space per dwelling unit plus
guest parking
1 Bedroom 1 covered or garaged space per dwelling, unit plus
guest parking
2 Bedrooms + 2 covered or garaged spaces per dwelling plus guest
parking
Other Parking Requirements
Guest Parking Projects with 10 or more dwellings shall provide
one additional guest parking space for every 2
dwelling units which shall be marked as a guest
parking space.
Senior Citizen Parking 1 covered or garaged spaces per dwelling plus one
guest parking space for every three dwelling units.
Second Unit 1 parking space per unit
Source: City of Dublin Zoning Ordinance, 2001.
Minimum lot size: Minimum lot sizes range from 5 acres for the lowest density multi-family
zone to 2,800 square feet for the highest density zone. The City allows relatively small single-
family housing lot siZes, 4,000 and 5,000 square feet. Minimum lot size requirements do not
impose an unreasonable constraint to the production of affordable housing in relation to the size
of vacant land remaining for residential development.
Minimum dwelling unit size: The City does not impose minimum dwelling units sizes in its
multi-family zones.
Maximum height: The maximum height in the entire multi-family zone permits two-story
buildings. West of Dougherty Road the height requirement is 25 feet and two stories; this may be
increased to 35 feet and two stories pursuant to a Site Development Review approval by the
Planning Commission. The height requirement East of Dougherty Road is 35 feet and two
stories.. Two stories are considered sufficient to achieve these densities, plus allowed density
bonuses.
Maximum lot coverage: The maximum permitted lot coverage (building coverage, excluding
paved surfaces) ranges from 30 percent to 40 percent in the two highest density multi-family
zones (that permit 24 to 61 dwelling units per acre). These coverages are considered sufficient to
A-54
2002 HOUSING NEEDS ASSESSMENT
achieve the maximum permitted dwelling unit densities, plus density bonuses, in consideration of
the height limitation and parking requirements.
Residences in commercial zones: The City does permit mixed residential-commercial
developments in commercial zones. However, the amount of land zoned for various~ residential
uses is more than sufficient to meet the City's anticipated housing needs well beyond the period
of the current ABAG Regional Housing Needs Determination. The City does not believe that it is
necessary, at present, to permit housing in exclusively commercial zones as a method of
accommodating future housing needs.
Constraints to Housing Persons with Disabilities
Many persons with disabilities require special housing accommodations for on-§itc supportive
services, group living, accessibility, or shared-housing arrangements. Areas of the City zoned for
multi-family housing and other classifications that permit alternative types of housing for persons
with disabilities are generally located with access to public transit, commercial and public
services, and sidewalks and street crossing compliant with state and federal handicapped
accessibility standards. The City ensures that new housing developments comply with California
building standards (Title 24 of the California Code of Regulations) and federal Americans with
Disabilities Act requirements for accessibility.
Community care facilities of six or fewer persons are permitted as of right on the same basis as
other single-family uses. Larger residential care facilities may be permitted under the City's
conditional use permit process, which seeks to ensure the suitability and adequacy of the site for
the proposed use; adequate utilities and infrastructure is available on-site, and compatibility of
design with adjacent uses within the district and its surroundings. The City of Dublin permits
daycare uses; through a conditional use permit process, of 9-14 persons in all residential districts
(R-l, R-2, and R-M). Daycare uses of Six or fewer persons are allowed by right in the same
above described districts.
Based on its zoning, land use policies, and building code practices, Dublin does not believe that it
has created significant constraints to the location, construction, or cost of special-needs housing
for persons with disabilities.
Second Unit Regulations
The City of Dublin's Zoning Ordinance allows second units designed to meet the special needs of
individuals and families, particularly the elderly, disabled, and those of low and very-low income.
A second unit may only be permitted in the R-1 zoning district. A second unit requires a
Conditional Use Permit by the Zoning Administrator. The Conditional Use Permit process in
Dublin is similar to those uses in many other jurisdictions; however, the Zoning Administrator
rather than the Planning Commission hears it. The Conditional Use Permit process includes a
public hearing. The lot on which a second unit is located must contain an existing detached
single-family dwelling unit and have a minimum lot size of 6,000 square feet. The City requires
only one additional parking space for a second unit and does not impose size restrictions that
would significantly impede the ability of property owners to construct second units.
Permit and Development Impact Fees
Dublin charges a number of planning, building, and engineering fees to cover the cost of
processing development requests, providing public facilities and services to new development,
-55
2002 HOUSING NEEDS ASSESSMENT
and mitigating the environmental impacts of new development. Although these fees are
necessary to meet City service and environmental standards, they can have a substantial impact
on the cost of housing, particularly affordable housing. Impact fees for water and sewer service
are charged by other agencies--the City does not provides these services to Dublin residents.
Normally, Planning fees would have a minimal impact on housing cost because most the fees are
flat-rate charges, not per-unit charges, and can be spread over the entire development. For a
modest-sized development proposal, permit fees would typically amount to a few hundred dollars
per dwelling unit
Building, Engineering, and Special District fees have a much larger effect than Planning fees on
the final cost of a home. Such fees include water and sewer impact and hook-up costs, park fees
(in lieu of land dedication), traffic impact fees, and similar charges. Table 47 lists the building
and development costs for a single-family unit on an in a subdivision with a livable area of 1,600
square feet, including a 400-square-foot garage. Based on the list below, these fees average about
$25,980.90 for a 2,000-square-foot house. Table 48 lists the building and development costs for a
150-unit apartment complex. Based on these fees, average cost for a multi-family project is about
$2,446,219.90, or approximately $16,300 per dwelling unit. Typical fees represent between five
and seven percent of the cost of a minimum~priced single-family home and ten percent of the cost
of a typical multifamily unit.
A~$6
2002 HOUSING NEEDS ASSESSMENT
Building and Development Fees Charged by the City and Special Districts
Single-Family Unit
City Impact Fees
Community Parks, Land $$,087.00
Community Parks, Improvements $2,025.00
Community Buildings $1,177.00
Libraries $814.00
Civic Center $178.00
Land, Neighborhood Parks $3,216.00
improvements, Neighborhood Parks $996.00
Aquatic Center $231.00
Freeway Interchange Fee $253.50
Traffic Impact Fees- Category 1 $4,280.00
Traffic Impact Fees- Category 2 $962.00
Tri-Valley Transportation Development Fee $1,711.00
Fire Impact Fees $680.00
City In Lieu Fees and Mitigation Fees
Affordable Housing In Lieu Fees As determined by the Community Development and
Finance Departments- 12.5% of the units are
required to be "Affordable"
Noise Mitigation Fees $4.74
City Processing Fees (Excluding Charges from Planning and Engineering Departments)
Fire Plan Check Fee/Deposit $120.00
SMIP $19.41
Building Permit $2,750.00
Fees Levied by Other Agencies/Collected by City
School District $12,432.00
Alameda County Flood Control/Water $972.00
Conservation-Zone 7
Source: City of Dublin, February 2002.
· 2002 HOUSING NEEDS ASSESSMENT
Building and Development Fees Charged by the City and Special Districts
Multi-Family Project
City Impact Fees
Community Parks, Land $477,000.00
Community Parks, Improvements $189,600.00
Community Buildings $110,400.00
Libraries $76,350.00
Civic Center $16,650.00
Land, Neighborhood Parks $301,500.00
Improvements, Neighborhood Parks $93,450.00
Aquatic Center $21,600.00
Freeway Interchange Fee $22,815.00
Traffic Impact Fees- Category 1 $385,050.00
Traffic Impact Fees- Category 2 $86,550.00
Tri-Valley Transportation Development Fee $179,700.00
Fire Impact Fees $63,750.00
City In Lieu Fees and Mitigation Fees
Affordable Housing In Lieu Fees As determined by the Community Development and
Finance Departments - 12.5% of the units are
required to be "Affordable"
Noise Mitigation Fees $427.50
City Processing Fees
Fire Plan Check Fee/Deposit $400.00
SMIP $1,420.00
Building Permit $74,320.00
Fees Levied by Other Agencies/Collected by City
School District $471,150.00
Alameda County Flood Control/Water $97,200.00
Conservation-Zone 7
Source: City of Dublin, February 2002,
On- and Off-Site Improvements
The City's General Plan and Specific Plan require that all new development fund the cost of
providing infrastructure and services needed by new developments. Therefore, the City has
adopted development impact fees that fund the costs of off-site infrastructure and community
facilities (Appendix C provides a detailed description of all the fees charged by the City). On-site
improvements are required based on the development that is requested and the. needs identified by
the development engineer and City Engineer. These improvements are considered part of the cost
,4 -58
2002 HOUSING NEEDS ASSESSMENT
of the project. The City's density bonus ordinance allows some variance in the infrastructure
requirements if affordable housing is being provided.
Permit Processing Procedure
The City of Dublin meets state-required timelines for the approval of development permits, as
shown in Table 49. The time required for development approval is not generally a constraint or
substantial cost to housing developers. An overly lengthy review process, however, could
adversely affect an affordable housing project if the time required to obtain approval affects the
proponent's ability to access funding for the project (particularly governmental grants). In such
cases, expedited permit review could provide an additional level of certainty that the amount of
time required for project approval will not adversely affect the developer's ability to access
funding.
Application Processing Times
Application Summary Number of Calendar Days to Process
Processing Time 50% 90%
CUP (directional tract signs) 2-3 months 64 days 99 days
CUP (2nd units) 2-4 months 14 days 27 days
CUP (FS Signs) 7 weeks 46 days 48 days
CUP (All Others) 2-3 months 46 days 80 days
SDR- Signs 4-5 weeks 24 days 34 days
SDR (Minor) 2 months -- 59 days
SDR (Large Commercial) 6 months -- 171 days
SDR/CUP (Minor) 2-4 months 53 days 102 days
SDR/CUP (Large or Involved) 4-5 months 102 days 132 days
Source: City of Dublin Planning Division 2001.
* All appeals must be filed within 10 days from the date action was taken.
Building Code
Dublin uses the Uniform Building Code (UBC) and Uniform Housing Code as the basis for the
City's building standards. These codes are enforced by the Building Department as new projects
are proposed or completed, or existing housing is upgraded to current standards.
The City does not have a systematic code enforcement program. Existing units are inspected only
when the City receives complaints. If code violations are discovered, owners are only required to
make improvements that bring the property up to minimum code requirements. Because the City
has not adopted more stringent standards, the enforcement of the UBC does not pose a significant
constraint to the production or improvement of housing in Dublin.
A-59
2002 HOUSING NEEDS ASSESSMENT
Housing Incentives
Density Bonuses
The Density Bonus Regulations for the city of Dublin's Zoning Ordinance are intended to
establish policies that facilitate the development of senior and affordable housing to serve a
variety of economic needs within the City. In order to qualify for a density bonus, a project must
consist of five or more dwelling units and meet one or more of the following criteria:
· 20 percent of the total units are designated for lower income households, or
· 10 percent of the total units are designated for very low-income households, or
· 50 percent of the total units are designated for senior citizens.
If a developer agrees to construct both 20 Percent of the total units for lower-income households
and 10 percent of the total units for very low-income households, the developer is entitled to one
additional concession or incentive and may at the discretion of the City receive more than one
density bonus.
The following is a list of concessions and incentives available to developers:
· A reduction in site development standard or modification of zoning code requirements or
architectural design requirements that exceed the minimum building standards approved by
the State Building Standards Commission.
· Approval of mixed-use zoning in conjunction with the housing project if commercial, office,
industrial, or other land uses will reduce the cost of the housing development and if the
commercial, office, industrial, or other land uses are compatible with the housing project and
the existing or planned development in the area where the proposed housing project will be
located.
· Other regulatory incentives or concessions proposed by the developer or the City which
result in identifiable cost reductions may include, but are not limited to:
1. Certain City fees applicable to the restricted units in a project may be deferred.
Fees to be deferred may be established by resolution of the City Council on a
project basis, which may be amended from time to time.
2. A project that provides restricted unks may be entitled to priority processing.
Upon certifying that the application is complete and eligible for priority
processing, a project would be immediately assigned to planning staff. The
project would be processed by the City staff in advance of impacts; and, upon
completion of the environmental review process, the project would be noticed
and scheduled for the next available meeting of the Planning Commission and/or
City Council thereafter. When more than one project qualifying for priority
processing is applied for at the same time, first priority will be given to the
project whose application was first determined to be complete.
/nc/usionary Zoning Regulations
Existing Inclusionary Zoning Regulations are in the process of being updated and will go before
the city Council in May 2002 for approval. In order to ensure that the remaining developable
A-60
2002 HOUSING NEEDS ASSESSMENT
land is utilized in a manner consistent with the City's housing policies and needs, the City is
requiring that developers set aside 12.5 percent of new units as affordable. 7.5 p~rcent of all new
units are required to be built as affordable. Of those, 30 percent must be set aside for very low-
income, 20 percent for low-income, and 50 percent for moderate-income. The remaining 5
percent will be paid through in-lieu fees in the amount of $72,176 per required affordable unit not
constructed. The City Council may also approve the dedication of land or construction of
affordable units elsewhere off-site in lieu of constructing affordable' units where it is infeasible to
built on-site. Affordable units constructed are permitted to have fewer amenities than comparable
market units.
Funds collected by in-lieu fees are specifically earmarked for new affordable units constructed
throughout the City or for other aspects of the City's affordable housing program.
A-61
2002 HOUSING NEEDS ASSESSMENT
ENERGY CONSERVATION
OPPORTUNITIES
State Building Code Standards
Compliance with Title 24 will enable homeowners to reduce energy consumption. The California
Energy Commission was created in 1974 by the Warren-Alquist State Energy Resources
Conservation and Development Act (Public Resources Code 25000 et seq.). Among the
requirements of the new law was a directive for the Commission to adopt energy conservation
standards for new construction. The first residential energy conservation standards were
developed in the late 1970s (Title 24, Part 6 of the California Code of Regulations) and have been
periodically revised and refined since that time.
Design Standards
There are many opportunities for conserving energy in new and existing homes. New buildings,
by design, can easily incorporate energy efficient techniques into the construction. According to
the U.S. Department of Energy, the concept of energy efficiency in buildings is the building
envelope, which is everything that separates the interior of the building from the outdoor
environment: the doors, windows, walls, foundation, roof, and insulation. All the components of
the building envelope need to work together to keep a building warm in the winter and cool in the
summer.
Constructing new homes with energy-conserving features, in addition to retrofitting existing
structures, will result, in a reduction in monthly utility costs. There are many ways to determine
how energy efficient an existing building is and, if needed, what improvements can be made.
PG&E offers free home energy audits and can specify areas for energy conservation. Examples
of energy conservation opportunities include installation of insulation and/or storm windows and
doors, use of natural gas instead of electricity, installation or retrofitting of more efficient
appliances and mechanical or solar energy systems, and building design and orientation that
incorporates energy conservation considerations.
Many modern building design methods are used to reduce residential energy consumption and are
based on proven techniques. These methods can be categorized in three ways:
1. Building design that keeps natural heat in during the winter and keeps natural heat out during
the summer. Such design reduces air-conditioning and heating demands. Proven building
techniques in this category include:
location of windows and openings in relation to the path of the sun to minimize solar
gain in the summer and maximize solar gain in the winter;
· use of"thermal mass," earthen materials such as stone, brick, concrete, and tiles that
absorb heat during the day and release heat at night;
· "burying" part of the home in a hillside or berm to reduce solar exposure or to
insulate the home against extremes of temperature;
use of window coverings, insulation, and other materials to reduce heat exchange
between the interior of a home and the exterior;
A-62
CITY OF DUBLIN //~
2002 HOUSING NEEDS ASSESSMENT
location of openings and the use of ventilating devices that take advantage of natural
air flow (particularly cool evening breezes);
· use of eaves and overhangs that block direct solar gain through window openings
during the summer but allow solar gain during the winter; and
· zone heating and cooling Systems, which reduce heating and cooling in the unused
areas of a home.
2. Building orientation that uses natural forces to maintain a comfortable interior
temperature. Examples include:
· north-south orientation of the long axis ora dwelling;
· minimizing the southern and western exposure of exterior surfaces; and
· location of dwellings to take advantage of natural air circulation and evening
breezes.
3 Use of landscaping features to moderate interior temperatures. Such techniques include:
· use of deciduous shade trees and other plants to protect the home;
· use of natural or artificial flowing water; and
· use of trees and hedges as windbreaks.
In addition to natural techniques, a number of modern methods of energy conservation have been
developed or advanced over the past several decades. These include:
· use of solar energy to heat water;
· use of solar panels and other devices to generate electricity;
· window glazing to repel summer heat and trap winter warmth;
· weather-stripping and other insulation to reduce heat gain and loss;
· use of natural gas for dryers, stovetops, and ranges;
· use of energy-efficient home appliances; and
· use of low-flow showerheads and faucet aerators to reduce hot water use.
The city's Mediterranean-like climate is typical of the Bay Area, with year-round mild
temperatures that provide an opportunity to use solar energy techniques to generate electricity,
heat water, and provide space heating during colder months. Natural space heating can be
substantially increased through the proper location of windows and thermal mass. Use of solar
panels can generate 1,000 watts of electricity on a sunny day. This can constitute more than
enough power for daily residential operations, and a special converter attached to the solar panels
can take excess electricity and funnel it back into the PG&E grid.
Green Building Principles
Another way to conserve energy in residential construction and rehabilitation is to practice green
buildings principles, such as recycling of building materials and construction waste and use of
building materials and techniques that reduce the amount of non-renewable energy inputs.
Dublin has implemented green building principles in two ways:
A-63
2002 HOUSING NEEDS ASSESSMENT
·The City was the first city in Alameda County to adopt the Waste Management
Authority's mOdel ordinance on the recycling of construction waste.
· The City has' provided training in green building techniques to its planning and building
staff.
A-64
CITY OF DUBLIN
HOUSING ELEMENT
APPENDIX B: GLOSSARY OF U.S. CENSUS
TERMS
The following terms have been defined by the U.S. Census for interpretering data found in Census
reports and tables. These definitions are generally current. For reports based on earlier surveys,
especially those published before 1990, the user should consult the printed reports for those years.
As reports and surveys continue to evolve, definitions may also be altered to accommodate these
changes. These definintions'can be further examined on the U.S. Census website at
www.census.gov.
Children. The term "children," as used in tables on living arrangements of children under 18, are all
persons under 18 years, excluding people who maintain households, families, or subfamilies as a
reference person or spouse.
Own children in a family are sons and daughters, including stepchildren and adopted children, of
the householder. Similarly, "own" children in a subfamily are sons and daughters of the married
couple or parent in the subfamily. (All children shown as members of related subfamilies are own
children of the person(s) maintaining the subfamily.) For each type of family unit identified in the
Current Population Survey, the count of "own children under 18 years old" is limited to never-
married children; however, "own children under 25" m~d "own children of any age," as the terms are
used here, include all children regardless of marital status. The counts include never-married
children living away from home in college dormitories.
Related children in a family include own children and all other children under 18 years old in the
household who are related to the householder by birth, marriage, or adoption. The count of related
children in families was formerly restricted to never-married children. However, beginning with data
for 1968 the Bureau of the Census includes ever-married children under the category of related
children. This change added approximately 20,000 children to the category of related children in
March 1968.
Ethnic origin. People of Hispanic origin were identified by a question that asked for self-
identification of the persons' origin or descent. Respondents were asked to select their origin (and
the origin of other household members) from a "flash card" listing ethnic origins. People of Hispanic
origin, in particular, were those who indicated that their origin was Mexican, Puerto Rican, Cuban,
Central or South American, or some other Hispanic origin. It should be noted that people of Hispanic
origin may be of any race.
People who were Non-Hispanic White origin, were identified by crossing the responses to two self-
identification questions: (1) origin or descent and (2) race. Respondents were asked to select their
race (and the race of other household members) from a "flash card" listing racial groups. Beginning
with March 1989, the population is divided into five groups on the basis of race: White, Black,
American Indian, Eskimo or Aleut, Asian or Pacific Islander, and Other races. The last category
includes any other race except the four mentioned. Respondents who selected their race as White and
indicated that their origin was not one of the Hispanic origin subgroups Mexican, Puerto Rican,
Cuban, Central or South American, were called Non-Hispanic White origin.
Family. A family is a group of two people or more (one of whom is the householder) related by
birth, marriage, or adoption and residing together; all such people (including related subfamily
members) are considered as members of one family. Beginning with the 1980 Current Population
Survey, unrelated subfamilies (referred to in the past as secondary families) are no longer included in
the count of families, nor are the members of unrelated subfamilies included in the count of family
B-1
CITY OF DUBLIN
HOUSING ELEMENT
members. The number of families is equal to the number of family households; however, the count
of family members differs from the count of family household members because family household
members include any non-relatives living in the household.
Family group. A family group is any two or more people (not necessarily including a householder)
residing together, and related by birth, marriage, or adoption. A household may be composed of one
such group, more than one, or none at all. The count of family groups includes family households,
related subfamilies, and unrelated subfamilies.
Family household. A family household is a household maintained by a householder who is in a
family (as defined above) and includes any unrelated people (unrelated subfamily members and/or
secondary individuals) who may be residing there. The number of family households is equal to the
number of families. The count of family household members differs from the count of family
members, however, in that the family household members include all people living in the household,
whereas family members include only the householder and his/her relatives. See the definition of
family.
Group quarters. As of 1983, group quarters were defined in the current population survey as
noninstitutional living arrangements for groups not living in conventional housing units or groups
living in housing units containing ten or more unrelated people or nine or more people unrelated to
the person in charge. (Prior to 1983, group quarters included housing units containing five or more
people unrelated to the person in charge.). Examples of people in group quarters include a person
residing in a rooming house, in staff quarters at a hospital, or in a halfway house. Beginning in 1972,
inmates of institutions have not been included in the Current Population Survey.
Household. A household consists of all the people who occupy a housing unit. A house, an
apartment or other group of rooms, or a single room, is regarded as a housing unit when it is
occupied or intended for occupancy as separate living quarters; that is, when the occupants do not
live and eat with any other persons in the structure and there is direct access from the outside or
through a common hall.
A household includes the related family members and all the unrelated people, if any, such as
lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a
housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is
also counted as a household. The count of households excludes group quarters. There are two major
categories of households, "family" and "nonfamily." (See definitions of Family household and
Nonfamily household).
Household, family, or subfamily. The term "size of household" includes all the people occupying
a housing unit. "Size of family" includes the family householder and all other people in the living
quarters who are related to the householder by birth, marriage, or adoption. "Size of related
subfamily" includes the husband and wife or the lone parent and their never-married sons and
daughters under 18 years of age. "Size of unrelated subfamily" includes the reference person and all
other members related to the reference person. If a family has a related subfamily among its
members, the size of the family includes the members of the related subfamily.
Household, noufamily. A nonfamily household consists of a householder living alone (a one-
person household) or where the householder .shares the home exclusively with people to whom
he/she is not related.
Householder.. The householder refers to the person (or one of the people) in whose name the
housing unit is owned or rented (maintained) or, if there is no such person, any adult member,
excluding roomers, boarders, or paid employees. If the house is owned or rented jointly by a
married couple, the householder may be either the husband or the wife. The person designated as the
B-2
CITY OF DUBLIN
HOUSING ELEMENT
householder is the "reference person" to whom the relationshiP of all other household members, if
any, is recorded.
The number of householders is equal to the number of households. Also, the number of family
householders is equal to the number of families.
Head versus householder. Beginning with the 1980 Current Population Survey, the Bureau
of the Census discontinued the use of the terms "head of household" and "head of family."
Instead, the terms "householder" and "family householder"are used. Recent social changes
have resulted in greater sharing of household responsibilities among the adult members and,
therefore, have made the term "head" increasingly inappropriate in the analysis of household
and family data. Specifically, beginning in 1980, the Census Bureau discontinued its
longtime practice of always classifying the husband as the reference person (head) when he
and his wife are living together.
Mean (Average) income. Mean (average) income is the amount obtained by dividing the total
aggregate income of a group by the number of units in that group. The means for households,
families, and unrelated individuals are based on all households, families, and unrelated individuals,
respectively. The means (averages) for people are based on people 15 years old and over with
income.
Median income. Median income is the amount which divides the income distribution into two
equal groups, half having incomes above the median, half having incomes below the median. The
medians for households, families, and unrelated individuals are based on all households, families,
and unrelated individuals, respectively. The medians for people are based on people 15 years old and
over with income.
Single, when used as a marital status category, is the sum of never-married, widowed, and divomed
people. "Single," when used in the context of "single-parent family/household," means only one
parent is present in the home. The parent may be never-married, widowed, divorced, or married with
spouse absent.
Married couple. A married couple, as defined for census purposes, is a husband and wife
enumerated as members of the same household. The married couple may or may not have children
living with them. The expression "husband-wife" or "married- couple" before the term "household,"
"family," or "subfamily". indicates that the household, family, Or subfamily is maintained by a
husband and wife. The number of married couples equals the count of married-couple families plus
related and unrelated married-couple subfamilies.
Mobility status. The population was classified according to mobility status on the basis of a
comparison between the place of residence of each individual to the time of the March survey and
the place of residence one year earlier. Non-movers are all people who were living in the same house
at the end of the migration period and the beginning of the migration period. Movers are all people
who were living in a different house at the end of the period rather than at the beginning. Movers are
further classified as to whether they were living in the same or different county, state, region, or
were movers from abroad. Movers are also categorized by whether they moved within or between
central cities, suburbs, and nonmetropolitan areas of the United States.
Poverty definition. Following the Office of Management and Budget's (OMB's) Directive 14, the
Census Bureau uses a set of money income thresholds that vary by family size and composition to
detect who is poor. If a family's total income is less than that family's threshold, then that family,
and every individual in it, is considered poor. The poverty thresholds do not vary geographically, but
they are updated annually for inflation with the Consumer Price Index (CPI-U). The official poverty
definition counts money income before taxes and excludes capital gains and noncash benefits (such
as public housing, medicaid, and food stamps).
B-3
CITY OF DUBLIN
HOUSING ELEMENT
Poverty statistics are based on a definition developed by Mollie Orshansky of the Social Security
Administration (SSA)in 1964~ and revised in 1969 and 1981 by interagency committees. This
definition was established as the official definition of poverty for statistical use in all Executive
departments by the Bureau of the Budget (BOB) in 1969 (in Circular No. A-46); after BoB became
The Office of Management and Budget, this was reconfirmed in Statistical Policy Directive No. 14.
The original poverty definition provided a range of income cutoffs or thresholds adjusted by such
factors as family size, sex of the family head, number of children under 18 years old, and farm-
nonfarm residence. At the core of this definition of poverty was the economy food plan, the least
costly of four nutritionally adequate food plans designed by the Department of Agriculture. It was
determined from the Department of Agriculture's 1955 Household Food Consumption Survey that
families of three or more people spent approximately one-third of their after-tax money income on
food; accordingly, poverty thresholds for families of three or more people were set at three times the
cost of the economy food plan. Different procedures were used to calculate poverty thresholds for
two-person families and people living alone in order to compensate for the relatively larger fixed
expenses of these smaller units. For two-person families, the cost of the economy food plan was
multiplied by a factor of 3.7 (also derived from the 1955 survey). For unrelated individuals (one-
person units), no multiplier was used; poverty thresholds were instead calculated as a fixed
proportion of the corresponding thresholds for two-person units. Annual updates of these SSA
poverty thresholds were based on price changes of the items in the economy food plan.
As a result of deliberations of a Federal interagency committee in 1969, the following two
modifications to the original SSA definition of poverty were adopted2:
· The SSA thresholds for nonfarm families were retained for the base year 1963, but annual
adjustments in the levels were based on changes in the Consumer Price Index (CPI) rather
than on changes in the cost of foods in the economy food plan.
· The farm thresholds were raised from 70 to 85 percent of the corresponding nonfarm levels.
The combined impact of these two modifications resulted in an increase in the tabulated
totals for 1967 of 360,000 poor families and 1.6 million poor people.
In 1981, three additional modifications in the poverty definition recommended by another
interagency committee were adopted for implementation in the March 1982 Current Population
Survey, as well as the 1980 census:
· Elimination of separate thresholds for farm families.
· Elimination (by averaging) of separate thresholds for female-householder families and "all
other" families (earlier termed "male-headed" families).
· Extension of the detailed poverty threshold matrix to make the largest family size category
"nine people or more"
· For further details, see the section, "Changes in the Definition of Poverty," in Current
Population Reports, Series P- 60, No. 133.
~For a detailed discussion of the original SSA poverty thresholds, see Mollie Orshansky, Counting the Poor: Another Look at the Poverty
Profile, Social Security Bulletin, vol. 28, no. 1, January 1965, pp. 3-29 (reprinted in Social Security Bulletin, vol. 51, no. 10, October
1988, pp. 25-51); and Who's Who Among the Poor: A Demographic View of Poverty, Social Security Bulletin, vol. 28, no. 7, July 1965,
pp. 3-32.
2poverty thresholds for 1959-1967 were recalculated on this basis, and revised poverty population figures for those years were tabulated
using the revised thresholds. These revised 1959- 1967 poverty population figures have been published in Census Bureau reports issued
since August t969 (including the present report). Because of this revision, poverty statistics from documents dated before August 1969 are
not comparable with current poverty statistics.
B-4
CITY OF DUBLIN
HOUSING ELEMENT
The poverty thresholds are increased each year by the same percentage as the annual average
Consumer Price Index (CPI). The poverty thresholds are currently adjusted using the annual average
CPI-U (1982-84 = 100). This base year has been used since 1988. From 1980 through 1987, the
thresholds were adjusted using the CPI-U (1967 = 100). The CPI (1963 = 100) was used to adjust
thresholds prior to 1980.
For further information on how the poverty thresholds were developed and subsequent changes in
them, see Gordon M. Fisher, "The Development and History of the Poverty Thresholds," Social
Security Bulletin, vol.55, no.4, Winter 1992, pp. 3-14.
Race. The race of individuals was identified by a question that asked for self-identification of the
person's race. Respondents were asked to select their race from a "flashcard" listing racial groups.
The population is divided into five groups on the basis of race: White; Black; American Indian,
Eskimo or Aleut; Asian or Pacific Islander; and Other races, beginning with March 1989. The last
category includes any other race except the four mentioned. In most of the published tables "Other
races" are included in the total population data line but are not shown individually.
Tenure. A housing unit is "owned" if the owner or co-owner lives in the unit, even if it is
mortgaged or not fully paid for. A cooperative or condominium unit is "owned only if the owner or
co-owner lives in it. All other occupied units are classified as "rented," including units rented for
cash rent and those occupied without payment of cash rent.
Units in structure. In the determination of the number of units in a structure, all housing units, both
occupied and vacant, were counted. The statistics are presented in terms of the number of occupied
housing units in structures of specified size, not in terms of the number of residential structures.
Unmarried couple. An unmarried couple is composed of two unrelated adults of the opposite sex
(one of whom is the householder) who share a housing unit with or without the presence of children
under 15 years old. Unmarried couple households contain only two adults.
B-5
CITY OF DUBLIN
2002 HOUSING ELEMENT
APPENDIX C: 2002 FEE SCHEDULE
Planning Department Approval Process/Fee Amount 2002
Zoning Clearance (ZC)/Temporary Use Permit (TUP)
Public Hearing: Not required
Action By: Staff
Fee: Flat Fee: $25.00
Site Development Review (SDR)
Public Hearing: Not required (Public Notice required)
Action By: Community Development Director
Appeal Period: Ten days (appealed to Planning Commission)
Fee: $140.00 and Deposit: Minimum $2,000; Finance
Control Number required
Variance (VAR)
Public Hearing: Required
Action By: Zoning Administrator
Appeal Period: Ten Days (appealed to Planning Commission
Fee: Flat Fee: $25.00 (R-l) $72.00 (Other)
Minor Conditional Use Permit Amendments
Public Hearing: Not required
Action By: Community Development Director
Appeal Period: Five days (appealed to Planning Commission)
Fee: $55
Conditional Use Permit
Public Hearing: Required
Action By: Zoning Administrator/Planning Commission
Appeal Period: Ten days (appealed to Planning Commission/
City Council)
Fee: Flat Fee: $50.00 (R-l) $130.00 (Other)
Tentative Parcel/Tract Map (TMAP)
Public Hearing: Required
Action By: Planning Commission
Appeal Period: Fifteen days (appealed to City Council)
Fee: Deposit/Finance Control Number Required
C-1
CITY OF DUBLIN
2002 HOUSING ELEMENT
Final Map (Subdivision Map)
Public Hearing: Required
Action By: City Council
Appeal Period: None
Fee: Deposit: 3-7% of construction cost
Planned Development RezoninglPrezoning (PD/RZ/PZ)
Public Hearing: Required
Recommendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
General Plan Amendment Initiation
Public Hearing: Required
Recommendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
General Plan Amendments (GPA)
Public Hearing: Required
Recommendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
Ordinances
Public Hearing: Required
Recommendations: Planning Commission
Action By: City Council
Appeal Period: None
Effective Date: 30 days
Fee: Deposit/Finance Control Number Required
Source: City of Dublin 2002.
C-2
2002 HOUSING ELEMENT
Building Department Fees 2002
Total Valuation Building Permit Fee
Single Family Residence (Type V-Wood Frame) $111.24/sq.fi. Living Area
$28.19/sq.fi. Garage
Multiple Family Residence (Type V-Wood Frame) $99.18/sq.ft.
Additions (Type V-Wood Frame) $78.07/sq.ft.
$0-$500 $40
$501-$1,000 $90
$1,001-$2,000 $130
$2,001-$3,000 $170
$3,001-$4,000 $210
$4,001-$5,000 $250
$5,001-$10,000 $250 for the first $5,000 plus $30 for each
additional $1,000 or fraction thereof to and
including $10,000
$10,001-$50,000 $400 for the first $50,000 plus $12 for each
additional $1,000 or fraction thereof to and
including $100,000
$100,001-$500,000 $1,800 for the first $100,00 plus $10 for each
additional $1,000 or fraction thereof to and
including $500,000
$500,001 and up $5,800 for the first $500,000 plus $5 for each
additional $1,000 or fraction thereof
Source: City of Dublin, 2002.
Note: Building Permit Fees are determined based on the total valuation °fthe new residential development.
2002 HOUSING ELEMENT
Water and Sewer Impact Fees
Water System Connection Fee Current Rate
Single Family Residence $5,200
Multi-Family Varies, depending on size of the water meter.
Water Meter Assembly Fee
Single Family Residence $265
Muki-Family Residence Varies, depending on size of the water meter.
Regional Sewer Connection Fee
Single Family Residence $9,900.00
Multi-Family Residence $7,425.00
Local Sewer Connection Fee
Single Family Residence $1,150.00
Multi-Family Residence $862.50
Water and Sewer Impact Fees
Based on a minimum charge plus linear footage of water and sewer mains that are planned for construction
in a subdivision. Charges are also incurred per water line and sewer line appurtenant structures.
Source: City of Dublin, 2002.
Water Impact Fees (typically based on a 5/8" water meter for a single family residence)
Parks and Community Services Department Public Facilities Fee
Public Facilities Fee Citywide Eastern Dublin Only Eastern Dublin Total
Single Family $9,279 + $4,443 = $13,722
Residence
Multi-Family Residence $5,800 + $2,777 = $8,577
Public Facilities Fee Citywide Western Dublin Only Western Dublin Total
Single Family $9,279 + $4,212 =$13,491
Residence
Multi-Family Residence $5,800 + $2,633 = $8,433
Source: Cit~ of Dublin, 2002.
Note: Public Facilities Fees vary according to the size of the units, the location of the development, and whether or not
there is credit for the dedication of land.
C-4
2002 HOUSING ELEMENT
Dublin Unified School District School Impact Fees
Residential Development (per unit) $4.40/sq.ft.
Property in Eastern Dublin, any property subject to full mitigation, or any property that requires a
legislative act (e.g., a general plan amendment, a specific plan amendment, a zoning change) is subject to
the fees set forth below in lieu of the Citywide fees:
Single Family/Low Density Residential (i.e., single $12,432/unit
family detached units on lots 4,000 sq.ft, or greater
in size)
Medium Density Residential (i.e., single family $6,719
detached units in lots less than 4,000 sq. ft., or
attached units with a gross density greater than 6
units/acre and less than or equal to 14 units/acre)
Medium High Density Residential (i.e., attached $3,802/unit
units with a gross density greater than 14 units/acre
and less than or equal to 25 units/acre)
High Density Residential (i.e., attached units with a $3,141/unit
gross density greater than 25 units/acre
Source: City of Dublin, 2002.
Note: Each of the amounts set forth above are subject to change in accordance with either subsequent revisions to the
school facilities nexus study and/or inflationary increases currently tied to pre-determined indices.
Note: School Impact Fees are assessed according to the location of the new residential development and its impact on
the school district.
2002 HOUSING ELEMENT
Public Works Department Traffic Impact Fee-
Interchange Fees- Regional Traffic Fees
Single Family and Multi-Family Dwelling Units (Fees below are on a per unit basis):
Specific Plan Category 1 Category 2 Total Category 1&2
Designation
Low/Medium Density $4,280 $962 $5,242
(0-14 units/acre)
Medium Density $2,996 $674 $3,670
(14.1-25 units/acre)
High Density (25.1+ $2,567 $577 $3,144
units/acre)
Traffic Impact Fees to reimburse the City of Pleasanton for freeway interchanges
Specific Plan Designation Fee Per Unit
Low/Medium Density (0-6 units/acre) $263.82
Medium Density (6.1-14 units/acre) $263.82
Medium/High Density (14.1-25 units/acre) $184.67
High Density (25.1 + units/acre) $158.29
Tri-Valley Transportation Development Fee is as follows:
Type of Residential Development Fee Per Unit
Attached Residential Units $1,198
Single Family Detached Residential Units $1,711
Source: City of Dublin, 2002.
Basic Traffic Impact Fee (There fees may be reduced to give credit for the dedication of land and/or street
improvements provided by developers.)
C-6
2002 HOUSING ELEMENT
Planning Department Fees
Noise Mitigation Fee for Eastern Dublin Project only:
Single Family Residential/Medium Density $4,74/DU
Medium High Density Residential $3.32/DU
High Density Residential $2.85/DU
Inclusionary Zoning In-Lieu Fee
Housing Units I $72,176 per unit for each residential unit required
I
but not built in a project of 20 units or more
Source: City of Dublin 2002.
Fire Department Fees
Fire Impact Fee
Single Family $680 per unit
Multi-Family $425
Processing Fees
Site Plan Review $120-$240
Building P1an Review $240-$400
Sprinkler Plan Review contact Fire Department for fee
Source: City of Dublin, 2002.
Note: The Fire Permit Fee is an estimate based on the cost of basic service, including but not limited to office reviews
and field inspections. The actual amount charged is based on actual time spent.
C-7
2002 HOUSING ELEMENT
Alameda County Flood Control & Water Conservation District (Zone 7)
Drainage Fees and Water Connection Fees
Drainage Fee Current Rate
All new residences $0.486 sq.fi. (per square foot of impervious surface)
Oougherty Valley Service Area
Water Connection Fee Meter Size Fee Factor Current Rate
Basic Charge 5/8" 1.0 $7,475
3/4" 1.5 $11,213
1" 2.5 $18,688
General Service Area
Basic Charge 5/8" 1.0 $9,250
%" 1.5 $13.875
1" 2.5 $23,125
Source: City of Dublin 2002.
Note: Drainage fees for a new multiple family residential development can be based on either drainage fees for a
multiple family residence or drainage fees for other improvements.
Water connection fees are determined by the size of the meter 'installed.
C-8
Summary of Public Input on Draft Housing Element Update
The following is a summary of the comments and Staff's response that were received
during the review of the draft Housing Element:
City of Dublin Planning Commission Comments (meeting of October 22, 2002):
· Correct typo on page 31. Typo has been corrected.
· Add new policy or program to address the potential for a higher-density
residential project similar to Park Sierra on the Arroyo Vista site. Staff added a
new program under D. 1.2 to evaluate the feasibility of developing additional
housing units on the site.
· Check calculations on Table 43, they look incorrect in relation to Dublin. Staff
corrected the Table.
· Clarify the relationship between housing and the City's waste management
program relating to construction waste recycling. Staff added text in the energy
conservation section to clarify this relationship.
City of Dublin Housing Task Force Comments (meeting of September 19, 2002):
· Revise the numbering system for the goals, policies and programs for 2002 as
they are difficult to follow. The numbering system has been revised.
· Evaluate the feasibility of working with a nonprofit organization to establish a
shared housing program. Staff modified B. 7.1 to include language relating to
contacting and working with a nonprofit relating to shared housing.
· Remove some confusing language from the program relating to a commercial
nexus study under B.4.1 of the Element. The language related to how the funds
would be used, which was redundant. Staff removed the language from the
document.
· The Housing Task Force requested an addition to Program B.3.1. relating to
development of lower income housing. The Task Force requested that as part of
the program, the City include a statement that inclusionary housing units remain
affordable for the longest feasible period. $taff did not add this statement. After
concluding the meeting and reviewing the existing inclusionary zoning ordinance,
it was determined that this was already a policy of the City.
ATTACHMENT 2
· Add a statement to B. 10.1 to provide access to information on energy
conservation and the availabilitY of financial incentives. Staffadded the
statement as requested.
· Add a new policy to Goat B to require a mix of housing types in developments.
Staff added a new Policy B. 13.1, which implements the Housing Task Force's
direction.
· The Task Force requested that additional analysis be included in the Housing
Needs Assessment Report (Appendix A to the Housing Element) relating to
comparisons between income characteristics in 1990 and 2000 in the City and in
the County. Staff added additional language to the Housing Needs Assessment
Report and expanded Table8.
· The Task Force requested that additional analysis be put in the Housing Needs
Assessment Report relating to Housing Occupancy and Tenure. The Task Force
wanted to draw attention to the ages of homeowners and the low vacancy rate.
Staff added language to the Section entitled "Housing Occupancy and Tenure"
· The Task Force wanted to include the average wages for the types of jobs that
would commonly be found in the City of Dublin, as in Alameda County. This
information was added in the Housing Needs Assessment Report just before Table
14 under "Employment Trends."
· The Task Force noted that at a previous City Council meeting, the City Council
initiated an Amendment to the General Plan to change the designation of Site 15A
to Office. They requested that the Housing Element list in Appendix A of"Future
Development Potential" be changed to reflect the City Council action. Staff
removed Site 15A and included instead the Pinn Brothers Annexation.
· The Task Force requested that additional research be done on sales of land in
Dublin. They wanted the cost of land as a constraint to providing affordable
housing better illustrated. Staff and Parsons were able to find additional
information on sales of land in the City and adjacent. This information has been
incorporated into the Housing Needs Assessment Report (Appendix A to the
Housing ElemenO under Table 43.
Cm. Jennings stated that she found the design and landscaping plans to be very interesting.
Cm. Johnson asked if there were any other questions or comments. He asked if anyone from the
public wished to speak and hearing no requests, he closed the public hearing and asked for a
motion.
On motion by Cm. Jennings, seconded by Cm. Nassar, the Planning Commission unanimously
approved:
RESOLUTION NO. 02 - 35
A RESOLUTION OF TIlE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TIlE SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT
FOR A NEW AUTO SALES ESTABLISHMENT
5945 DOUGHERTY ROAD (APN 941-0550-063)
PA 02-026
8.2 PA-01-040 City of Dublin 2002 Draft Housing Element - Update to the Housing Element of the
City of Dublin General Plan.
Ms. Ram stated that every jurisdiction in California has a requirement t° have a General Plan, and
within that Plan, one of the elements required is a Housing Element, which must be updated every
five years. In the 1990's, the State deferred the requirement, thus the City's last update to the
Housing Element was 1990.
In August 2001, the City hired the firm of Parsons, Harlan, and Bartholomew & Associates to assist
the City in the preparation of the updated Housing Element. In December, the City Coundl
established a Housing Task Force of 15 members, whose purpose is to provide input on various
housing issues relating to the City, including the Housing Element. The Housing Task Force held
four meetings on the Housing Element. Additionally, the City widely advertised and held public
workshops in May 2001 and April 2002 at different times of the day to allow and encourage
maximum participation by the community.. The final workshop held by the Housing Task Force
was on September 19, 2002, when they reviewed the draft Housing Element and provided final
comments. Ms. Ram stated that as a result of the Housing Task Force comments, the Housing
Element is a more comprehensive document.
~fanning Commission 175 Octo6er 22, 2002
qLegufar Slteeting
aTTACHTVIENT
One important item in the Housing Element is the Housing Needs Assessment report, which is all
the data and information used to base new goals for the Housing Element. Within that data
document, is the Regional Housing Needs Determination, which reports the Allocation of Housing
Units assigned to the City from the State of California through the Association of Bay Area
Governments. According to the Regional Housing Needs Determination, the City has a total
housing construction need of 5,436 units from January 1999 'through June 2006, with an annual need
of 725 housing units. She commented that it is very important to note that the Housing Element
has to demonstrate that the City can accommodate (not guarantee) the development of units
required annually.
Since 1990, the City has made significant achievements in the Housing Element and in housing in
the City, and Ms. Ram referenced the list of those achievements included in the staff report.
Ms. Ram reported that an important factor in updating any General Plan or Housing Element is
that the document must be internally consistent. In the Housing Element, a section reports how the
new policies and programs would be consistent with the rest of the General Plan. She explained
the process for approval of the Housing Element. She advised the Commission that this could be a
lengthy process, and that the City possibly may not have an approved, certified Housing Element
until mid 2003.
Mr. Jeff Goldman, from Parsons, provided a PowerPoint presentation and explained some of the
policies and programs in more detail. He reviewed State requirements and compared the goals of
the current Housing Element with the new proposed Housing Element.
Mr. Goldman reported that the State has four primary requirements for the Housing Element:
Identify and analyze existing and projected housing needs;
EvalUate effectiveness of current goals, policies and programs;
· Adopt goals, policies, programs to preserve, improve and develop housing; and
· Adopt a five-year schedule of actions to implement goals, policies
Mr. Goldman reviewed the State Review process and explained that State law requires HCD to
review draft Housing Element prior to adoption by the City Council. Although HCD's review is
advisory only, Council must consider the comments before adoption of the Housing Element, but
may choose to disregard, change or apply recommendations from HCD and then resubmit to HCD.
Mr. Goldman mentioned that there were five goals in the 1990 Housing Element, which included:
efanning Commission 176 Octo6er 22, 2002
~Legufar ~l'leeting
Conserving and improving existing housing;
Accommodating new housing development needs according to the ABAG Regional
Allocation;
· Expanding housing opportunities for lower/moderate income and special needs
groups;
· Promoting housing opportunities without discrimination; and
· Adopting a Housing Element that meets state law.
Mr. Goldman stated that the proposed 2002 Housing Element addresses additional goals, which
included:
· Conserving the existing affordable housing; and
· Providing short-term shelter for individuals without permanent housing.
Mr. Goldman reported new proposed programs, which included:
· Implementing the revised inclusionary housing ordinance;
· · Determining the feasibility of establishing a commercial linkage fee;
· Adopting a Dublin transit center plan;
· Evaluating the feasibility of establishing a shared living program;
Creating and maintaining a housing coordinator/specialist staff position;
· Annually updating list of at-risk rental housing;
· Promoting second units through distribution of public information;
· Promoting equal housing opportunity thru the housing coordinator;
· Evaluating the feasibility of a universal design;
· Amending the zoning ordinance to allow emergency shelters in commercial and
industrial.
Mr. Goldman asked for questions about the Housing Element. There was some discussion by the
Commissioners. Staff stated that changes could be made to the Housing Element, with direction
from the Commission on which changes to have made by the November 19th City Council meeting.
The Planning Commission made the following changes to the Housing Element:
Add a policy or program to the 2002 Goals to increase the density of housing of Arroyo Vista or
explore a mixed-use project.
~Fannin~ Commission 177 October 22, 2002
~ettufar ~Meetin~
Staff was also directed to verify the Excel spreadsheet on Page 43 regarding the cost per acre, and
Ms. Ram responded that Staff would review this information and ensure that it is correct.
Commission Johnson opened the public hearing and asked if anyone wished to address the
Commission; hearing none, he closed the public hearing and requested a motion to approve with
the changes.
On motion by Cm. Fasulkey, the Commission moved approval of the draft Housing Element with
condition that Staff would create a policy or program to be included in the Dublin Housing
Element to explore utilizing the Arroyo Vista land to its highest and best use, while further
expanding on the availability of low-income housing.
Cm. Musser seconded the motion. The Commission unanimously approved:
RESOLUTION NO. 02-36
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVE IN CONCEPT AND SUBMIT THE HOUSING
ELEMENT (PA 01-040) TO THE STATE DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR REVIEW
PA 01-040
8.3 PA 00-013 Dublin Transit Center - Final Environmental Impact Report, Mitigation Monitoring
Program, General Plan Amendment, Specific Plan Amendment, Planned Development Rezone/Stage
1 Development Plan, and Tentative Parcel Map. A Final Environmental Impact Report, Mitigation
Monitoring Program, General Plan Amendment, Specific Plan Amendment, Stage 1
Rezone/Development Plan and Tentative Parcel Map for development of a 91 Acre Mixed Use Transit
Village including High Density Residential, Campus Office, Neighborhood Park, Neighborhood
Commercial and uses supportive of a transit oriented development. The site is bounded on the South
by 1-580, on the East by the extension of Arnold Road, on the West by the Iron Horse Trail and on the
North by Dublin Boulevard and Parks RFTA.
Mr. Michael Porto introduced those present who were instrumental in preparation and
presentation of this project, including Adolph Martinelli, Pat Cashman, and Stuart Cook from
Alameda County. He also introduced Kit Faubion and Jerry Haag, Environmental Consultant, and
Staff including Eddie Peabody, Jr., Jeri Ram and Maria Carrasco.
Planning Commission 178 October 22, 2002
Rettular Meeting
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
PA 01-40 APPROVAL IN CONCEPT OF THE CITY OF DUBLIN DRAFT
HOUSING ELEMENT AND DIRECTING STAFF TO SUBMIT THE DRAFT
HOUSING ELEMENT TO THE STATE DEPARTMENT OF HOUSING AND
COMMUNITY DEVELOPMENT FOR REVIEW
WHEREAS, the City of Dublin is required by State law to keep the General Plan of the City
updated and current; and
WHEREAS, State law requires that the Housing Element of the General Plan is updated every
five years, but the State postponed the review in the 1990s; and
WHEREAS, the City Council of the City of Dublin hired the consulting firm of Parsons Harland
Bartholomew & Associates to assist in the Housing Element Update in August, 2001; and
WHEREAS, the City Council appointed a Housing Task Force in December 2001 to assist in the
Housing Element update among other housing-related issues in the City; and
WHEREAS, the Housing Task Force held four meetings on the preparation of the Housing
Element; and
WHEREAS, public workshops on May 10, 2001, May 23, 2001, May 30, 2001 and April 11,
2002, were held on the preparation of the draft Housing Element; and
WHEREAS, a public workshop was held on the draft Housing Element on September 19, 2002;
and
WHEREAS, the Housing Element addresses the requirements State law and is consistent with
the other General Plan Elements; and
WHEREAS, the Planning Commission held a public hearing on the draft Housing Element on
October 22, 2002, and recommended approval in concept to the City Council; and
wHEREAs, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a staff report and draft Housing Element, dated November 2002 were presented to
the City Council containing an analysis of the proposed document; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations, and testimony herein above set forth.
ATTACit ENT ¢
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council approves the draft
Housing Element in concept and authorizes City staff to submit the document for review to the State
Department of Housing and Community Development.
PASSED, APPROVED and ADOPTED this 19th day of November 2002.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
PA01-40/ccresolutionl 1-19
G:\PA#~001\01-040\CCRESOLUTION 11-19.doc 2