HomeMy WebLinkAbout9.1 Attch 1 Housing Element City of Dublin
2015-2023 Housing Element
Draft May 2014
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
ATTACHMENT 1
City of Dublin
Housing Element(2015-2023)
Table of Contents
Tableof Contents...............................................................................................................i
Listof Tables.....................................................................................................................
Listof Figures................................................................................................................... iv
Introduction...........................................................................................................................1
1. Contents of the Housing Element................................................................................1
2. Consistency with General Plan ...................................................................................2
3. Data Sources...............................................................................................................2
Evaluation of Accomplishments..........................................................................................3
Goalsand Policies................................................................................................................5
1. Range of Housing Types.............................................................................................5
2. Housing Opportunities for Segments of the Population ..............................................6
3. Maintain and Enhance Residential Neighborhoods ....................................................6
4. Promote Equal Housing Opportunities........................................................................7
5. Promote Energy Efficiency and Conservation.............................................................7
HousingPrograms................................................................................................................8
1. Conservation of the Existing Supply of Housing .........................................................8
2. Production of Housing 10
3. Provision of Adequate Housing Sites........................................................................16
4. Removal of Governmental Constraints .....................................................................16
5. Promotion of Equal Housing Opportunity..................................................................17
6. Green Building Programs..........................................................................................18
7. Quantified Objectives................................................................................................19
PublicParticipation.............................................................................................................20
1. Service Provider Interviews.......................................................................................20
2. Public Meetings.........................................................................................................21
Appendix A: Public Participation ........................................................................................1
1. Interviews with Service Providers................................................................................1
2. Housing Element Outreach List...................................................................................7
3. Public Meetings.........................................................................................................15
Appendix B: Review of Accomplishments.........................................................................1
1. Conservation of the Existing Supply of Housing .........................................................13
2. Production of Housing.................................................................................................
3. Provision of Adequate Housing Sites........................................................................10
4. Removal of Governmental Constraints .....................................................................11
5. Promotion of Equal Housing Opportunity..................................................................16
6. Green Building Guidelines.........................................................................................
Appendix C: Technical Background Report.......................................................................1
1. Housing Needs Assessment.......................................................................................1
A. Population Characteristics and Trends.....................................................................2
B. Employment Profile...................................................................................................5
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C. Household Characteristics....................................................................................7
D. Special Needs Populations.................................................................................11
E. Housing Stock Characteristics................................................................................20
F. Affordable Housing Inventory.................................................................................32
G. Estimates of Housing Needs...............................................................................34
2. Housing Constraints..................................................................................................36
A. Market Constraints .................................................................................................36
B. Governmental Constraints......................................................................................38
C. Public Policy Constraints ....................................................................................62
D. Utility and Public Service Constraints .................................................................63
E. Environmental Constraints .....................................................................................65
3. Housing Resources...................................................................................................68
A. Regional Housing Needs Assessment (RHNA)......................................................68
B. Credits against the RHNA ......................................................................................69
C. Future Development Potential ............................................................................70
D. Financial Resources ...........................................................................................77
E. Administrative Resources.......................................................................................78
Appendix D: Vacant and Underutilized Sites in Downtown Dublin Specific Plan ..........1
List of Tables
Table 1: Summary of Quantified Accomplishments since 2007..............................................4
Table 2: Quantified Housing Objectives: 2015-2023 ............................................................ 19
Table C-1: Population Growth.............................................................................................C-2
Table C-2: Age Characteristics...........................................................................................C-3
Table C-3: Race/Ethnicity 2010 .......................................................................................... C-5
Table C-4: Employment Profile...........................................................................................C-5
Table C-5: Average Salary by Occupation, Alameda County —2013................................C-6
Table C-6: Household Characteristics................................................................................C-7
Table C-7: Household Income Distribution .........................................................................C-8
Table C-8: Households by Income Category -2010...........................................................C-9
Table C-9: Special Needs Groups....................................................................................C-12
Table C-10: Disability Status.............................................................................................C-15
Table C-11: Housing Stock Growth ..................................................................................C-20
Table C-12: Housing Stock Composition: 2013................................................................C-20
Table C-13: Housing Tenure.............................................................................................C-23
Table C-14: Tenure by Household Size............................................................................C-23
Table C-15: Median Home Sales Prices: 2011-2013........................................................C-25
Table C-16: Home Asking Prices: February 2014 ............................................................ C-26
Table C-17: Apartment Rental Rates: February 2014 ......................................................C-26
Table C-18: Housing Affordability Matrix Alameda County...............................................C-30
Table C-19: Inventory of Assisted Rental Housing ........................................................... C-33
Table C-20: Housing Assistance Needs ...........................................................................C-35
Table C-21: Disposition of Home Purchase and Improvement Loan Applications - 2012 C-37
Table C-23: General Plan Land Use Element................................................................... C-39
Table C-24: Downtown Dublin Specific Plan ....................................................................C-39
Table C-25: Eastern Dublin Specific Plan.........................................................................C-40
Table C-25: Western Extended Planning Area................................................................. C-41
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Table C-26: Residential Development Standards.............................................................C-43
Table C-27: Dublin Parking Requirements for Residential Uses ......................................C-45
Table C-28: Comparison of Parking Requirements for Residential Uses.........................C-46
Table C-29: Residential Uses by District...........................................................................C-47
Table C-30: Street Design Criteria....................................................................................C-53
Table C-31: Planning Division Fee Schedule....................................................................C-54
Table C-32: Development Impact Fees ............................................................................C-55
Table C-33: Regional Housing Needs Assessment(2014-2022) .....................................C-69
TableC-34: Remaining RHNA..........................................................................................C-70
TableC-35: Vacant Sites..................................................................................................C-71
Table C-36: Amendment to Downtown Dublin Specific Plan ............................................C-74
Table C-37: Greater Tri-Valley Affordable Housing Projects ............................................C-76
Table C-38: Summary of Sites Inventory and Remaining RHNA......................................0-76
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List of Figures
Figure C-1: Age Distribution, 1990-2010 ............................................................................C-3
Figure C-2: Race and Ethnicity, 1990-2010........................................................................C-4
Figure C-3: Average Household Size—2000-2010 ............................................................C-8
Figure C-4: Median Household Income - 2011 ...................................................................C-9
Figure C-5: Overpayment by Household Income..............................................................C-11
Figure C-6: Year Structure Built........................................................................................C-21
Figure C-7: Median Home Sales Price (2013)..................................................................C-25
Figure C-8: Vacant Residential Sites................................................................................ C-72
Figure C-9: Downtown Dublin Specific Plan ..................................................................... C-74
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Introduction
This document constitutes the fifth revision to the City of Dublin Housing Element, pursuant
to State law. This Housing Element covers a planning period from January 31, 2015
through January 31, 2023. The previous Housing Element was adopted by the Dublin City
Council in March 2010.
1. Contents of the Housing Element
The Housing Element of the General Plan is a comprehensive statement by the City of
Dublin of its current and future housing needs and proposed actions to facilitate the
provision of housing to meet those needs at all income levels. The policies contained in this
Element are an expression of the statewide housing goal of"attaining decent housing and a
suitable living environment for every California family," as well as a reflection of the unique
concerns of the community. The purpose of the Housing Element is to establish specific
goals, policies, and objectives relative to the provision of housing, and to adopt an action
plan toward this end. In addition, the Element identifies and analyzes housing needs, and
resources and constraints to meeting those needs.
In accordance with State law, the Housing Element is to be consistent and compatible with
other General Plan elements. Additionally, Housing Elements are to provide clear policy and
direction for making decisions pertaining to zoning, subdivision approval, 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 schedule of actions that the local government is
undertaking or intends to undertake to implement the policies and achieve the goals
and objectives of the Housing Element.
Although, by nature of the State mandate, the Housing Element has a strong focus on the
affordability and availability of housing for low and moderate income households, the
Element must also address the housing needs and related policy issues for the entire
community and be consistent with the adopted policies of the General Plan. For these
reasons, the updated Housing Element strives to balance the desire of residents to maintain
the character of existing residential neighborhoods, manage traffic and congestion, and
minimize visual and other impacts of new development, while addressing the needs of low
and moderate income households and special needs groups (such as seniors and persons
with disabilities). This balance will require the City to examine strategies to accommodate
higher density housing, mixed-use projects in commercial zones, infill developments, and
second units without sacrificing other legitimate community goals.
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2. Consistency with General Plan
The Dublin General Plan consists of the following elements: 1) Land Use; 2) Parks and
Open Space; 3) Schools, Public Lands, and Utilities; 4) Circulation and Scenic Highways; 5)
Housing; 6) Conservation; 7) Seismic Safety and Safety; 8) Noise; 9) Community Design
and Sustainability; 10) Economic Development; 11) Water Resources; and, 12) Energy
Conservation. The Housing Element complements other General Plan elements and is
consistent with the policies and proposals set forth by the General Plan. For example,
residential densities established in the Land Use Element are incorporated within the
Housing Element and form the basis for establishing the residential capacity within the City.
Environmental constraints identified in the Seismic Safety and Safety Element are also
recognized in the Housing Element.
When an element in the General Plan is amended, the Housing Element will be reviewed
and modified if necessary to ensure continued consistency among the various elements.
The Safety and Conservation Elements of the General Plan include an analysis and policies
regarding flood hazard and management information. The City will ensure that updates to
these Elements achieve internal consistency with the Housing Element as well.
3. Data Sources
In preparing the Housing Element, various sources of information are consulted. The 2010
Census provides the basis for population and household characteristics. Although dated, no
better source of information on demographics is widely accepted. In addition, the 2010
Census must be used in the Housing Element to ensure consistency with other Regional,
State, and Federal housing plans. However, several sources are used to provide reliable
updates of the 2010 Census including the following:
• Population and housing estimates by the State Department of Finance;
• Labor market statistics by the State Employment Development Department;
• Housing market information (including www.realtor.com, www.danews.com,
www.rents.com, www.zillow.com);
• Special studies and reports on housing issues and market conditions, e.g.
Continuum of Care Strategy for the Homeless and Ten-Year Plan to End
Homelessness; and
• Lending patterns for home purchase and home improvement loans from the Home
Mortgage Disclosure Act (HMDA) data.
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Evaluation of Accomplishments
In order to craft an effective strategy to address the housing needs of the community, the
City must evaluate the effectiveness and appropriateness of existing housing programs and
actions. Government Code Section 65588(a) requires each jurisdiction to review its housing
element as frequently as appropriate to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to
the attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's housing
goals and objectives; and
• The progress of the city, county or city and county in implementation of the housing
element.
Table 1 summarizes the City's quantified accomplishments under the 2009-2014 Housing
Element. A program-level review is included in the Technical Report.
Overall, the City has been effective in implementing the goals and objectives in the previous
Housing Element. Through planned development, and master and specific planning
processes, the City was able to achieve a significant portion of its Regional Housing Needs
Allocation (RHNA) for the planning period.
In November 2007, Windstar Communities was approved to construct 309 high density
residential units located adjacent to the West Dublin Bay Area Rapid Transit(BART) Station.
The project was subsequently purchased by Essex the project completed construction in
March 2014. Future phases of the project include the construction of a 150-room hotel and
7,500 square feet of retail commercial uses.
In August 2008, Avalon Bay Communities completed construction of a mixed-use project
consisting of 305 high density residential units and approximately 15,000 square feet of
ground floor commercial at the Dublin Transit Center. The project, now known as Eclipse at
Dublin Station, is an apartment community with 10 percent of the units set aside for
moderate income households.
In March 2011, Avalon Bay Communities was approved to construct an additional 505 high
density residential apartment units at the Dublin Transit Center. 10 percent of the units will
be set aside for moderate income households. The project is currently under construction.
In April 2012, Signature Properties completed construction of the Tralee mixed-use project
which includes 130 apartment units over 34,950 square feet of ground floor commercial.
Shea Homes is currently constructing the remainder of the 103 townhouse units which are
also a part of the Tralee project.
The City also worked with Eden Housing, KB Homes and the Dublin Housing Authority on
the development of the Arroyo Vista mixed-income redevelopment project. The City
provided application/technical assistance as needed by the developer in order to secure
financing and other sources of funding to support the development of the project. The
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project was approved by the Dublin City Council in September 2009 and includes the
demolition of 150 existing affordable housing units and the construction of 378 new housing
units (both attached and detached) including market rate, affordable senior housing,
affordable family housing, a child care center and community building. The project includes
194 (180 rental units and 14 for-sale units) affordable units in various income categories.
The project was completed in May 2013; all 180 of the affordable rental units have been
leased and all 14 affordable for-sale units have been sold.
In addition, the City continues to implement its Density Bonus, Inclusionary Zoning
Regulations, and Commercial Linkage Fee programs, which have been instrumental in the
creation of affordable housing in Dublin. Between 2007 and 2013, the City issued 332
permits for construction of affordable housing units, including: 189 very low income units, 99
low income units, and 44 moderate income units.
Since 2007, the Alameda County Community Development Agency has assisted 29 Dublin
households through the Minor and Major Home Improvement Programs. In addition, as of
February 2014, a total of 365 Dublin households were receiving rental assistance through
the Housing Choice Voucher Program. A total of 26 Dublin households were on the waiting
list for rental assistance. In addition, between 2007 and 2013, the City assisted a total of 54
households with first-time homebuyer loans, including: 2 very low income, 1 low income, 44
moderate income, and 7 market households.
The City also adopted amendments to the Zoning Ordinance to include provisions for
emergency shelters, transitional housing, supportive housing and SROs in April 2011. The
City will continue to facilitate the development of housing for persons with disabilities and
extremely low income households using in-lieu fees.
Table 1: Summary of Quantified Accomplishments Since 2007
Housing
Housing Assistance Type Element RHNA Accomplishments"
Goals
Housing Units to be Constructed
Very Low Income (0-50%AMI) 400 1,092 189
Low Income (51-80%AMI) 661 85
Moderate Income(81-120%AMI) 410 653 44
Upper Income(>120%AMI) 800 924 2,326
Total 1,610 3,330 2,644
Housing Rehabilitation
Very Low Income(0-50%AMI) 20 --- 17
Low Income(51-80%AMI) 25 --- 12
Total 45 ---
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Source: City of Dublin, 2014.
N ote:
New construction units based on building permits issued.
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Goals and Policies
This section of the Housing Element contains the goals and policies the City of Dublin
intends to implement to meet its quantified objectives and address a number of important
housing-related issues. The following major issue areas are addressed by the goals and
policies of this Element:
• Ensure that a broad range of housing types are provided to meet the needs of the
existing and future residents;
• Encourage and facilitate the development of lower and moderate income housing;
• Maintain and enhance the quality of residential neighborhoods in Dublin;
• Promote equal opportunity for all residents to reside in housing of their choice; and
• Increase energy efficiency and conservation in residential developments.
1. Range of Housing Types
Continuing to provide a balanced inventory of housing in terms of types (e.g., single-family,
duplexes, apartments, condominiums, and mixed-use), cost, and style will allow the City to
fulfill a variety of housing needs. In addition, providing regulatory and financial assistance
as available will be essential to support the production of affordable housing.
GOAL A: Expand housing choice and multi-modal transportation opportunities
for existing and future Dublin residents.
Policy A.1: Ensure the provision of a variety of housing types to fulfill regional housing
needs.
Policy A.2: Facilitate development of affordable housing through use of financial and/or
regulatory incentives, where appropriate and subject to funding availability.
Policy A.3: Maintain streamlined procedures for processing new residential development
applications.
Policy AA: Encourage the development of residential units intended for the special
groups, including seniors, large households, persons with disabilities
(including persons with developmental disabilities), and the homeless.
Policy A.5: Promote affordable housing opportunities within Mixed-Use areas adjacent to
public transportation and within walking or cycling distance to places of
employment, commerce, recreation and near services.
Policy A.6: Support existing emergency shelter programs in the Tri-Valley area.
Policy A.7: Encourage greater access to housing for persons with disabilities (including
persons with developmental disabilities).
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2. Housing Opportunities for Segments of the Population
New construction is a major source of housing for prospective homeowners and renters but
generally requires public sector support for the creation of units affordable to lower income
households, especially extremely low income households. A key element in satisfying the
housing needs of all segments of the community is the provision of adequate sites for
housing of all types, sizes, and prices. The City's General Plan and Zoning Ordinance
determine where housing may locate, thereby affecting the supply of land available for
residential development. The following goals and policies support the expansion of housing
opportunities in Dublin.
GOAL B: Expand housing opportunities for all segments of Dublin's population.
Policy B.1: Encourage development of affordable housing by non-profit organizations
primarily engaged in housing construction or management.
Policy B.2: Provide ongoing support to affordable housing developers.
Policy B.3: Negotiate with developers to encourage the provision of housing that is
affordable to extremely low income households.
Policy B.4: Continue to allow second dwelling units on single-family parcels as a means
of expanding rental housing opportunities.
Policy B.5: Continue to support the development of affordable homeownership housing
for first-time homebuyers.
3. Maintain and Enhance Residential Neighborhoods
In general, housing over 30 years old may be in need of major rehabilitation, such as a new
roof, repair of termite damage, foundation work, and plumbing, etc. With approximately 29
percent of Dublin's housing stock built prior to 1980, preventive maintenance is essential to
avoid housing deterioration. Some households, particularly those that have owned their
homes for many years and have relatively low house payments, may be able to afford
repairs or monthly payments for rehabilitation loans; however, others, especially lower
income homeowners, may have difficulty maintaining their homes. Assisting these
households will help preserve and improve the City's existing housing stock.
GOAL C: Use public and private resources to maintain and enhance existing
residential neighborhood characteristics.
Policy CA: Continue to provide assistance for the rehabilitation of substandard and
deteriorating units.
Policy C.2: Encourage the preservation, rehabilitation or, if necessary, replacement of
single-family units in order to maintain and enhance the established
characteristics of City neighborhoods.
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4. Promote Equal Housing Opportunities
The City seeks to expand the range of housing opportunities in Dublin, including housing for
seniors on fixed incomes, lower and moderate income residents, persons with disabilities
(including persons with developmental disabilities), large families, female-headed
households with children, and the homeless. In order to make adequate provision for the
housing needs of all segments of the community, the City must also ensure equal and fair
housing opportunities are available to all residents.
GOAL D: Provide housing opportunities for all Dublin residents, regardless of
race, color, ancestry, national origin, religion, age, gender, marital
status, familial status, disability, source of income, sexual orientation,
or any other arbitrary factor.
Policy D.1: Support services and programs that fight housing discrimination; direct
persons towards agencies that provide assistance to victims of discrimination.
Policy D.2: Promote housing along with supportive services, including child care, to meet
the special housing needs of seniors, persons with disabilities, single-parents
and the homeless.
Policy D.3: Encourage the provision of housing to meet the needs of families of all sizes.
5. Promote Energy Efficiency and Conservation
Energy conservation can be achieved through environmentally sensitive site planning
techniques and implementing building codes that require use of construction materials that
maximize energy efficiency. Conserving energy has the dual benefit of reducing housing
costs and improving environmental quality.
GOAL E: Promote energy efficiency and conservation throughout Dublin.
Policy E.1: Promote the use of Green Building techniques in all residential development.
Policy E.2: Ensure all new residential development complies with the California Green
Building Code and City of Dublin Green Building Ordinance.
Policy E.3: Continue to require the recycling of construction waste.
Policy EA: Utilize site planning techniques to allow passive energy efficiencies through
solar access, landscaping, and building orientation.
Policy E.5: Seek opportunities to educate the public about energy conservation.
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Housing Programs
The goals and policies outlined in the prior section address Dublin's identified housing
needs, and are implemented through a series of housing programs offered primarily through
the Planning and Housing Divisions of the City's Community Development Department.
Dublin residents may also be eligible for assistance under programs administered by the
County of Alameda. Housing programs define the specific actions the City will undertake to
achieve the stated goals and policies. The City's housing programs for addressing
community housing needs are described according to the following issue areas:
• Housing Conservation
• Production of Housing
• Provision of Adequate Housing Sites
• Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
• Green Building Programs
The housing programs presented on the following pages include existing programs as well
as various revised and new programs that have been added to address the City's unmet
housing needs and to respond to new State laws.
1. Conservation of the Existing Supply of Housing
Conserving and improving the housing stock is an important goal for the City of Dublin.
Approximately 29 percent of housing units in Dublin were constructed prior to 1980 and are
therefore likely to have rehabilitation needs, including new plumbing, roof repairs, foundation
work and other repairs. The City supports neighborhood preservation and improvement
through housing rehabilitation programs and code enforcement. Other housing
conservation needs of the City include existing multi-family rental apartments at-risk of
converting to condominiums.
Program 1: Housing Rehabilitation Assistance
Alameda County administers the Community Development Block Grant (CDBG) funds on
behalf of the City. Using CDBG funds, the Alameda County Community Development
Agency administers the Minor and Major Home Improvement Programs for the City. Low-
interest loans up to $1,500 are available to lower income households through the Minor
Home Improvement Program. The Major Home Improvement Program makes available
loans up to $60,000 at a three-percent annual interest rate for qualified lower income
households. Between 2007 and 2013, the Alameda County Community Development
Agency has facilitated 12 minor home repair projects, eight paint grants, 11 major
rehabilitation projects, and five accessibility grants in Dublin. Accessibility grants benefit
persons with disabilities.
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Financing: CDBG
Implementation Alameda County Community Development Agency
Responsibility:
• Continue to support the Alameda County Community
Timeframe and Development Agency to implement the Minor and Major Home
Objectives: Improvement Programs (including accessibility grants) with the
goal of assisting 32 households over eight years.
Relevant Policies: Policy C.1; Policy C.2
Program 2: Housing Choice Voucher Rental Assistance
The Housing Choice Voucher Program extends rental subsidies to extremely low and very
low income households, including families, seniors, and the disabled. The program offers a
voucher that pays the difference between the current fair market rent (FMR) as established
by the U.S. Department of Housing and Urban Development (HUD) and what a tenant can
afford to pay (i.e. 30 percent of household income). The Housing Authority of the County of
Alameda administers the program in Dublin. Given the continued need for rental
assistance, the City supports and encourages the provision of additional subsidies through
the Housing Choice Voucher Program.
Financing: HUD Section 8
Implementation Housing Authority of the County of Alameda
Responsibility:
• Continue to support the assistance of 350 lower income
Timeframe and households each year throughout the planning period.
Objectives: • Continue to refer interested households and homeowners to the
Housing Authority of the County of Alameda.
Relevant Policies: Policy A.1; Policy D.2; Policy D.3
Program 3: Code Enforcement
The Planning and Building Divisions of the Community Development Department carry out
code enforcement and inspection activities as a means to preserve and maintain the
livability and quality of neighborhoods. City staff investigates violations of property
maintenance standards as defined in the Municipal Code as well as other complaints.
When violations are identified or cited, staff encourages property owners to seek assistance
through available housing rehabilitation programs.
The City will continue to enforce property maintenance standards and abate substandard
structures through Code Enforcement. When code violations are unable to be resolved
through voluntary compliance or through the nuisance abatement procedure, the City refers
such cases to the City Attorney for prosecution. The City Attorney's office may seek
injunctions, receivership and civil lawsuits to achieve compliance with City codes.
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Financing: General fund
Implementation Community Development Department, Planning & Building Divisions
Responsibility:
• Continue to enforce local ordinances relating to property
maintenance and substandard housing both proactively and on a
Timeframe and complaint basis.
Objectives: . Conduct approximately 2,000 residential inspections during the
planning period.
• Perform annual review of City ordinances.
Relevant Policies: Policy C.1; Policy C.2
Program 4: Condominium Conversion Ordinance
The City values its rental housing stock as an important means of meeting the housing
needs of all income segments of the community. In 2005, the City Council passed a
Condominium Conversion Ordinance to preserve the existing rental housing stock. The
ordinance establishes an annual maximum number of rental apartment units that can be
converted to seven percent of the total number of multi-family units in developments of 21 or
more rental units. The Ordinance also establishes tenant notification and relocation
assistance requirements, limits rent increases once a notice of intent to convert has been
filed, and gives tenants the right to purchase units. New condominium conversions are also
subject to the City's Inclusionary Zoning Regulations. The City will continue to implement
the Condominium Conversion Ordinance to preserve the existing multi-family rental housing
stock in Dublin.
Financing: Permit processing fees
Implementation Community Development Department, Planning Division
Responsibility:
Timeframe and Monitor conversion activities annually.
Objectives:
Relevant Policies: Policy A.1; Policy B.5
2. Production of Housing
The City of Dublin implements various programs to encourage a diversity of housing types.
Part of this diversity is addressed through the Regional Housing Needs Allocation (RHNA),
which encourages the construction of housing for all economic segments in the community.
Housing diversity is important to ensure that all households, regardless of age, income level,
and household type, have the opportunity to find housing suited to their need and lifestyle.
The following programs support the provision of additional housing opportunities in Dublin.
Program 5: Mixed Use Development
Locating high density residential uses in compact mixed-use areas where residents have
convenient access to jobs, shopping, services, recreation, and multi-modal transportation
options can produce a number of community benefits. For example, traditionally non-
residential areas may be suitable to provide additional capacity for higher density housing.
Many residents within these areas are also less dependent upon private automobile travel,
often resulting in positive environmental effects and more money for other necessary
expenses.
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The City will continue to promote high-density residential mixed-use projects in the
Downtown Dublin Specific Plan area and adjacent to or in close proximity to the City's two
Bay Area Rapid Transit (BART) Stations provided that infrastructure can support higher
densities. The City will undertake the following actions to promote mixed-use:
• Promote mixed-use opportunity sites;
• Continue to implement the Downtown Dublin Specific Plan;
• Use the Planned Development process to allow flexible development standards such
as alternatives for parking, building height, floor-area ratio, lot-coverage limits, and
residential density, to promote mixed-use developments; and
• Provide incentives for affordable housing in mixed-use projects, including reduced
parking requirements, use of Inclusionary Zoning In-Lieu Fee Fund, assistance in
accessing state and federal subsidies, and density bonuses.
Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to
Financing: the City
Implementation Community Development Department, Planning Division
Responsibility:
Timeframe and Facilitate the construction of 100 high-density residential units
Objectives: within mixed-use developments within the planning period.
Relevant Policies: Policy A.1; Policy A.2; Policy A.5; Policy B.2; Policy B.5
Program 6: Affordable Housing Developers
Recognizing that an adequate supply of affordable housing cannot be supplied by the
market, the City will cooperate with developers that specialize in below market rate housing
to expand the supply of units affordable to lower income households, including extremely
low income households. The City has an excellent track record in facilitating the
development of affordable housing. Camellia Place, the Groves at Dublin Ranch, Wicklow
Square, and the new Arroyo Vista projects all include a range of affordable units, including
units for extremely low households.
The City will offer assistance in accessing local, state, and federal funding for affordable
housing by: 1) applying for such funding on behalf of affordable housing developers when
eligible applicants are limited to public agencies; or 2) providing technical assistance or
documentation necessary to support applications for funding by affordable housing
developers upon request.
The City can help locate potential sources of matching funds and provide other technical
assistance. Technical assistance will include, but not be limited to the provision of data or
documents within the City's possession that will contain necessary information or assist in
the preparation of a successful grant application. The City can also write letters of support
(for projects that have received permit approvals by the City).
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Financing: Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to
the City
Implementation Community Development Department
Responsibility:
• Negotiate specific incentives package for each project.
• Provide application/technical assistance as needed. Timing of
applications or technical assistance will depend on application
deadlines for funding sources.
Timeframe and • Provide assistance to affordable housing developers within the
Objectives planning period to facilitate the construction of 100 affordable
housing units within the planning period, with the goal of
achieving some affordable units for extremely low income
households and persons with special needs (including persons
with disabilities/development disabilities).
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 7: Density Bonuses
The City adopted a Density Bonus Ordinance in March 2007 to comply with State law (SB
1818 enacted-2005 and SIB 435 enacted 2006). Only one developer has applied for and
received a density bonus since adoption of the City's Density Bonus Ordinance. Density
bonuses are infrequently used in Dublin because the City's High Density Residential land
use designation allows 25 units per acre and up, without a maximum upper density limit.
In addition to density increases, the Density Bonus Ordinance has other provisions that
could facilitate the expansion of housing opportunities. The City will work with developers
on a case-by-case basis to provide regulatory concessions and incentives to assist with the
development of affordable and senior housing. In a relatively small city like Dublin, this is
the most effective method of assisting developers, as each individual project can be
analyzed to determine which concessions and incentives would be the most beneficial to the
project's feasibility. Regulatory concessions and incentives could include, but are not limited
to, reductions in the amount of required on-site parking, and modified or waived
development standards.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council
Timeframe and Continue to implement the Density Bonus Ordinance and provide
Objectives: information on the Ordinance to developers and other interested
parties.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 8: Inclusionary Zoning
Under the City's Inclusionary Zoning program, all new residential development projects of 20
units or more designed and intended for permanent occupancy must construct 12.5 percent
of the total number of dwelling units within the development as affordable units. Of the
affordable rental units, 30 percent must be set aside for very low income households, 20
percent for low income households, and 50 percent for moderate income households; of the
owner occupied affordable units, 40 percent must be set aside for low income households
and 60 percent for moderate income households. Upon request, the City Council can allow
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Housing Element(2015-2023)
the applicant to pay a fee in-lieu of constructing up to 40 percent of the affordable units that
the developer would otherwise be required to construct. In certain instances, the City
Council may allow a developer to construct the affordable units "off-site" and an applicant
may dedicate land to the City or City-designated local non-profit housing developer in-lieu of
construction of some or all of the required affordable units. In-lieu fees will be placed into an
Inclusionary Zoning In-Lieu Fee Fund.
The Ordinance provides for five exceptions to the 12.5 percent affordability requirement
(Section 8.68.040):
• Payment of in-lieu fees;
• Off-site projects;
• Land dedication;
• Credit transfers; and
• Waiver of requirements.
This last exception, waiver of requirements, gives the City Council flexibility to make
exceptions to the Ordinance. Also, Section 8.68.070 provides incentives to make the
construction of affordable units more feasible, including:
• Fee Deferral—processing and impact fees
• Design Modifications-
- Reduced lot size
- Reduced setback requirements
- Reduced open space requirements
- Reduced landscaping requirements
- Reduced interior or exterior amenities
- Reduction in parking requirements
- Height restriction waivers
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council.
• Facilitate the construction of 100 affordable housing units either
Objectives:bjame and through direct construction or through the Inclusionary Housing
Object In-Lieu Fund within the planning period.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 9: Commercial Linkage Fee
The City approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-
residential developments, based on the square footage and type of commercial building
space and placed into an Inclusionary Zoning In-Lieu Fee Fund. The In-Lieu Fee Fund has
a balance of $7,013,816 as of April 1, 2014. The funds are to be used in accordance with
Section 8.68.080 of the Zoning Ordinance, summarized as follows:
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Housing Division's administrative costs; and
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Housing Element(2015-2023)
• Alameda County Homeless Management Information System.
Financing: Inclusionary In-Lieu Fee Fund; Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council
• Facilitate the construction of 50 affordable housing units within
the planning period (10 very low, 15 low, and 25 moderate
income units).
Timeframe and • Assist five moderate income households with first-time
Objectives: homebuyer loans.
• Provide funding towards homeownership training and foreclosure
prevention services, rental assistance programs and the Alameda
County Homeless Management Information System.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 10: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all
community residents. As a means of achieving housing diversity, the City will continue to
require diversity of housing type and size as part of its negotiated process through specific
plans, planned developments, and development agreements.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council
Timeframe and Require that developers provide a diversity of housing type and
Objectives: size on a case-by-case basis to meet the City's housing needs
throu hout the planning period.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy B.1; Policy B.3;
Policy B.4; Policy B.S; Policy D.2; Policy D.3
Program 11: First-Time Homebuyer Programs
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist
households with financing towards the purchase of a home. The FTHLP program provides
30-year deferred loans for households earning up to 120 percent of the County median
income. The FTHLP program may be used in conjunction with the Alameda County
Mortgage Credit Certificates (MCC) program and assistance from the City's Inclusionary
Zoning In-Lieu Fee Fund and other state or federal home ownership programs.
Financing: MCC; HOME; Inclusionary Housing In-Lieu Fund
Implementation Community Development Department
Responsibility:
• Assist 20 income-qualified first time homebuyers during the
Timeframe and planning period. Strive to provide assistance to approximately 10
Objectives above moderate income and 10 moderate income households.
• Distribute FTHLP application packets at the Civic Center, City
website, and locations that provide housing services.
Relevant Policies: Policy B.5; Policy B.6
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City of Dublin
Housing Element(2015-2023)
Program 12: Second Dwelling Units
Second dwelling units can be a source of affordable housing with limited impacts on existing
neighborhoods and public infrastructure. The City will promote the development of second
units on lots with existing single-family homes as well as in new construction.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission
Responsibility:
• Market this program through an informational brochure. The
Timeframe and brochure will be available on the City web site and at the Civic
Objectives: Center, library, senior center, and other public locations.
Facilitate the construction of 30 second dwelling units within the
planning period.
Relevant Policies: Policy 6.4
Program 13: Homeless Assistance
The City will continue to support the Alameda County Homeless Continuum of Care Council
(HCCC) and support agencies and organizations that seek to address the problem of
homelessness throughout the region. Dublin provided funding to the Alameda Countywide
HCCC for development of a Homeless Management Information System (HMIS). The HMIS
is intended to collect and report information about the homeless population and its patterns
of service utilization. The City also provides Community Development Block Grant (CDBG)
funds to the Tri-Valley Haven to assist a domestic violence shelter (Shiloh) and a homeless
shelter(Sojourner House), both located in Livermore.
Financing: CDBG; Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council
• Continue to fund emergency shelter programs in the Tri-Valley
Timeframe and area to house residents in need of emergency shelter.
Objectives: • Continue to participate in regional collaborations to address
homelessness.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 14: Tri-Valley Affordable Housing Committee
The City is an active partner with the Tri-Valley Affordable Housing Committee and assists
with organization of the Affordable Housing Fair. The purpose of the Affordable Housing
Fair is to educate residents, developers, non-profit organizations, and decision-makers
about affordable housing sites and resources available in the region. The City will continue
to seek grants and partnerships with housing providers, civic organizations, and neighboring
cities to defray costs associated with this fair.
The City will also continue to support local housing service providers which are coordinated
by the Tri-Valley Affordable Housing Committee.
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Housing Element(2015-2023)
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
Timeframe and Participate in at least one affordable housing fair annually
Objectives: throughout the planning period.
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
3. Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of
adequate sites for all types, size and prices of housing. The City's General Plan and Zoning
Ordinance determine where housing may locate, thereby affecting the supply of land
available for residential development.
Program 15: Residential Sites Inventory
The City will continue to use specific plans, planned development, and zoning to ensure that
adequate sites are available (as defined by state housing element law, Government Code
section 65583) to accommodate the City's Regional Housing Needs Allocation (RHNA) for
all income groups. Each year, as part of the City's annual evaluation of its implementation
of the General Plan, the City will compare the remaining supply of land by zoning, specific
plan, or planned development in relation to the City's remaining unmet RHNA. Should the
City identify a potential shortage of sites with appropriate densities, it will use the specific
plan and planned development process to provide adequate sites for future residential
developments.
Financing: Minor administrative cost to the City
Implementation Community Development Department
Responsibility:
• Annually evaluate the land availability to meet the remaining
Timeframe and RHNA. Ensure adequate capacity exists to accommodate the
Objectives: RHNA of 2,285 units (796 very low, 446 low, 425 moderate, and
618 above moderate income units).
Relevant Policies: Policy A.1; Policy A.5; Policy B.6
4. Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove
governmental constraints affecting the maintenance, improvement, and development of
housing. The following programs are designed to mitigate government constraints on
residential development and facilitate development of housing affordable to lower and
moderate income households, including families, seniors, and persons with special needs.
Program 16: Fee Deferment or Amortization
The City will continue to offer deferment or amortization of planning/development fees for
senior housing units and affordable units for lower and moderate income households to
reduce the initial cost impact on an affordable housing project. The City will determine on a
case-by-case basis the financial need of the project and the most appropriate type of
assistance based on the City's Inclusionary Zoning Ordinance.
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City of Dublin
Housing Element(2015-2023)
Financing: Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and
Responsibility: City Council
Timeframe and Continue to offer the deferment or amortization of fees as an
Objectives: option to interested parties.
Relevant Policies: Policy A.2
Program 17: Universal Design Ordinance
In 2007, the City adopted a Universal Design Ordinance that requires new single-family
home developers to install base universal design features in all single-family developments
of 20 or more homes. In 2010, the Ordinance was amended to meet the current building
code and which took effect January 1, 2011. The Universal Design Ordinance is
substantially the same as the Model Universal Design Local Ordinance adopted by the
California Department of Housing and Community Development. The City has developed a
brochure on the Universal Design Ordinance and updates it periodically to ensure that
current information regarding the Ordinance is distributed. The brochure and other related
information regarding the Ordinance has been posted to the City's website and is also
available at the public counter.
Financing: Permit processing fees
Implementation Community Development Department
Responsibility:
Timeframe and Continue to make the brochure and other related information
Objectives: available on the City's website and at the public counter.
Relevant Policies: Policy A.4; Policy A.7
5. Promotion of Equal Housing Opportunity
To adequately meet the housing needs of all segments of the community, the Housing Plan
must include program(s) that promotes housing opportunities for all persons regardless of
race, religion, sex, family status, marital status, ancestry, national origin, color, age, physical
or mental disability, sexual orientation, source of income, or any other arbitrary factor.
Program 18: Equal Housing Opportunity
The City of Dublin contracts through Alameda County with ECHO Housing to investigate fair
housing complaints and provide fair housing counseling and mediation services. The City is
the point-of-contact for fair housing complaints, information requests, and referrals to ECHO
housing.
Financing: CDBG; minor administrative cost to the City
Implementation Community Development Department; ECHO Housing; and Alameda
Responsibility: County Community Development Agency
Provide referrals to appropriate agencies for services.
Distribute fair housing information to public locations.
Timeframe and • Post information on the City website.
Objectives: . Distribute information to real estate agents, rental property
owners/managers, and financial institutions in Dublin.
Participate in Alameda County's Impediments to Fair Housing
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Housing Element(2015-2023)
Study through the CDBG program.
Relevant Policies: I Policy D.1; Policy D.2; Policy D.3
6. Green Building Programs
Green building refers to the use of environmentally preferable practices and materials in the
design, location, construction, operation, and disposal of buildings. It applies to both
renovation and retrofitting of existing buildings and construction of new buildings, whether
residential or commercial, public or private. By continually improving how we locate, design,
build, operate, and retrofit buildings, the City of Dublin can contribute to the improvement of
the environment and quality of life. Advanced energy-saving technologies applied in
buildings can result in enormous reductions in demand for fossil fuels and emissions of
greenhouse gases (GHG). Better design and building practices can also help address
environmental challenges such as natural resource depletion; waste disposal; and air,
water, and soil pollution. Green building can also help achieve gains in human health and
prosperity.
Program 19: Green Building Guidelines
The City Council has established as a high priority to enhance residential green building
requirements to create a mandatory Green Building self-certification program as part of the
permitting process. The City adopted a Green Building Ordinance in April 2009. The
Ordinance applies to all residential projects over 20 units. In November 2010, the Ordinance
was updated and the changes went into effect January 1, 2012. A brochure was developed
in 2009 at the time of the original adoption and the City continues to update the brochure as
revisions are made to the Ordinance.
Financing: Permit processing fees; minor administrative cost to the City
Implementation Community Development Department, Building Division
Responsibility:
• Continue to implement the provisions of the Green Building
Timeframe and Ordinance.
Objectives: 0 Continue to update brochures that describe program
requirements and make them available to any interested parties.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy EA
Program 20: Energy Conservation
The City will promote energy conservation through the following actions:
• Continue to implement the Waste Management Authority's model ordinance on
recycling of construction waste.
• Continue to implement state building standards (Title 24 of the California Code of
Regulations) regarding energy efficiency in residential construction.
• Continue to provide on-site training for City Building and Planning Staff on Green
building techniques.
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City of Dublin
Housing Element(2015-2023)
• Continue to review proposed developments for solar access, site design techniques,
and use of landscaping that can increase energy efficiency and reduce lifetime
energy costs without significantly increasing housing production costs.
• Provide access to information on energy conservation and financial incentives (tax
credit, utility rebates, etc.) through public information to be provided at the City's
public counter, on the City's web site, at public libraries and community centers.
Financing: Permit processing fees; minor administrative cost to the City
Implementation Community Development Department, Building Division
Responsibility:
ame and Implement applicable Waste Management and Building Code
Objectives: regulations, provide Green Building training to City staff, and
distribute energy conservation information to the public.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy E.4; Policy E.5
7. Quantified Objectives
The City of Dublin summarizes the program objectives for the 2015-2023 Housing Element.
Quantified Housing Objectives: 2015-2023
RHNA Home Repair/ Rental Home At-Risk
Income Category (Construction) Rehabilitation Assistance Assistance Housing
Extremely Low 398 0 0 0
Income 350
Very Low Income 398 16 0 0
Low Income 446 16 0 0
Moderate Income 425 0 0 10 0
Above Moderate 618 0 0 10 0
Income
Total 2,285 32 350 20 0
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City of Dublin
Housing Element(2015-2023)
Public Participation
Section 65583 (c)(6)(B) of the Government Code states that "The local government shall
make diligent effort to achieve public participation of all the economic segments of the
community in the development of the housing element and the program shall describe this
effort." The City of Dublin undertook a comprehensive public participation program in the
development of the 2015-2023 Housing Element.
1. Service Provider Interviews
As part of this Housing Element update, the City of Dublin consulted with affordable housing
developers and nonprofit service providers to obtain input on housing needs and
suggestions for housing programs. Fifteen agencies and developers that serve lower and
moderate income households, as well as those with special housing needs were contacted.
Seven agencies participated in the telephone interviews and these are: Abode
Services/Allied Housing; Community Resources for Independent Living; Eden I & R; Habitat
for Humanity East Bay/Silicon Valley; Satellite Affordable Housing Associates; Tri-Valley
Haven; and Tri-Valley Reach. Their comments are summarized below:
• Affordable Housing: There is significant demand for additional affordable rental and
ownership housing to accommodate the housing needs of low-income residents and
those with special needs.
• In general, affordable housing developers need assistance in identification of
sites and funding.
• Easing development standards can also increase the feasibility of sites.
• Creative thinking is needed from City staff in order to avoid common
development constraints.
• Housing Element policies and programs should prioritize the creation of
extremely low-income (ELI) units and provide incentives for developers.
• Homeless: There is a lack of emergency shelter and support services for Tri-Valley
area homeless.
• Specifically, there is a large need for shelter and housing programs for single
men.
• Supportive housing is also needed to transition homeless persons from
transitional housing and emergency shelters.
• Section 8: The demand for Section 8 housing has increased over the last few years.
o There has been a decline in the number of properties accepting Section 8
Vouchers in the Tri-valley area.
• Supportive Services: Increased availability and funding of supportive services that
can aid with living expenses are needed.
o There needs to be additional support from city staff to direct residents to
services and coordinate with providers about program changes.
Appendix A summarizes the agencies consulted, the services they provide, and housing
needs identified.
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City of Dublin
Housing Element(2015-2023)
2. Public Meetings
The City conducted public meetings before the Planning Commission and City Council to
discuss housing needs and to review the Draft Housing Element:
• February 25, 2014— Planning Commission
• May 13, 2014— Planning Commission
• June 3, 2014—City Council
Comments received during these meetings are summarized in Appendix A.
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City of Dublin
Housing Element(2015-2023)
Appendix A: Public Participation
1. Interviews with Service Providers
Abode Services/Allied Housing
40849 Fremont Boulevard
Fremont, CA 94538
Louis Chicoine, Executive Director
Services Provided: The focus of Abode Services is on ending homelessness and to ensure
that those in need are able to obtain and retain housing. They offer housing programs
linked to support services for low-income and homeless families and individuals in Alameda
and Santa Clara Counties. Each Abode program integrates these two components to help
people establish permanent stability and return to independent lives. Housing options
include emergency shelter, rental subsidies, transitional housing and permanent supportive
housing. Support services include case management, primary and mental health care,
substance recovery services, job counseling and placement, life skills classes, financial
literacy training, practical tenancy training, parenting classes, and children's programs.
Abode Services and Allied housing merged as an effort to consolidate their service capacity.
As an affordable housing developer they specialize in developing small-scale housing
developments that are affordable to families and households with special needs, such as
persons with disabilities or households moving out of homelessness. Their housing
development work also focuses on providing affordable housing that is linked with
supportive services to assist low-income and special needs households to achieve and
maintain housing stability and self-sufficiency.
Population Served: A wide-range of vulnerable groups benefit from their services including
children, emancipated foster youth, adults and transition-age youth living with severe mental
illness, low-income families in vocational training, dually-diagnosed heads of households,
single mothers, victims/survivors of domestic violence, seniors and people living with
HIV/AIDS.
Housing Needs: As one of the fastest growing services providers in the Bay Area, there
has been a large increase in the demand for their services and programs. Over the last few
years, within the Tri-Valley area, Abode Services has worked with the cities of Pleasanton
and Livermore to run programs that provide rental assistance. They have not done any
projects in the City of Dublin. Chicoine noted that its organization focuses on housing that
may not be appropriate in suburban communities such as Dublin where costs and
neighborhood acceptance may be barriers. He suggested that their Rapid Re-Housing
program, which provides for quick housing placement within communities, has been an
effective program that is easy for cities to use. Lastly, he suggested that Housing Elements
need to prioritize the creation of extremely-low income units. Policies and programs which
reward developers that create housing units and services for lower income households are
needed. This can serve to incentivize and kick start the creation of the types of housing that
lacks in the region.
Appendix A-1
City of Dublin
Housing Element(2015-2023)
Community Resources for Independent Living (CRIL)
3311 Pacific Avenue
Livermore, CA 94550
Alejandra Hernandez, Employment Benefits Coordinator
Services Provided: CRIL is a peer-based disability resource organization that advocates
and provides resources for people with disabilities to improve lives and make communities
fully accessible. CRIL is also a resource for disability awareness education and training,
advocacy and technical advice. Among its many programs, CRIL's housing assistance
services help people with disabilities and seniors with functional limitations with
understanding the process in obtaining accessible, low income housing, primarily within
Alameda County. CRIL keeps a current list of local rentals and reaches out to landlords to
encourage renting to individuals with disabilities; however, they do not own housing or run
their own residential facility. Their Livermore office offers Housing Workshops twice monthly
where they share information on how to seek and apply for affordable and/or accessible
housing in Alameda County, or in some cases outside of the County.
Population Served: CRIL offers its services at no charge to persons with disabilities living
in southern and eastern Alameda County. In order to become a CRIL consumer, an
individual must have a disability or functional limitation and be able to benefit from
independent living services. Everyone is welcome regardless of race, ethnicity, the nature of
the disability or limitation, age, socioeconomic status, sexual orientation, gender identity and
expression, immigration status, health condition or any other characteristics. Staff at the
CRIL's Livermore office estimate 10 to 20 Dublin residents utilize their services a month.
Housing Needs: Above all else, there is a high demand for more low-income affordable
housing and housing for persons with specials needs in the Tri-Valley area. Demand for
their housing assistance services, and affordable housing in general, has increased over the
last few years. Most significantly, there has been an increase in the need for section 8
housing. However, there has been a decline in properties who participate in the program.
This is a problem that they have noticed in Alameda County overall, but especially within the
Tri-Valley area. CRIL has benefitted from the Season of Sharing`s provision of one-time
crisis-based assistance in coordination with their housing location services. This working
relationship recently proved successful in assisting a client with funding to place a rental
deposit and obtain housing. Further funding and support of these types of coordinated
efforts would greatly aid the CRIL in assisting their clients.
Eden I & R, Inc.
570 B. Street
Hayward, CA 94541
Barbara Bernstein, Executive Director and Alison DeJung, Deputy Director
Services Provided: Eden I&R's mission of "linking people and resources" and services
offered are the result of collaborations that depend on the work of hundreds of community-
based organizations. They offer a range of housing and service related programs, including:
the AIDS Housing and Information Project (AHIP); Roving Veterans Affairs Supportive
Housing; After-Hours Emergency Phone Services for Alameda County's Child and Adult
Protective Services, Foster Care Placement Line, and the Public Guardians Office; Disaster
Recovery Services; Housing Database; Social Services Database; Big Blue Book; and
various seasonal programs. Over half of all calls they receive are related to housing
callers needing assistance finding emergency shelter, transitional and supportive housing,
Appendix A-2
City of Dublin
Housing Element(2015-2023)
mental health housing, and more permanent types of housing. Overall, the issues they deal
with have a lot of components to them. Eden I&R also encounters callers with housing
sustainability problems, including issues such as, utility assistance, rental assistance,
transportation, tenant rights, employment, childcare. One of the keys to the success of their
services is their approach in which staff gathers specific household information from callers
with housing needs. This allows them to identify potential assistance opportunities that they
may be able to utilize to reduce other living expenses, and can leave these households with
more money for housing.
They are the only agency in Alameda County to offer a comprehensive housing database
listing of over 80,000 affordable housing units, including subsidized, low-income, and shared
units. The housing database is effective through its two-pronged approach, giving those in
need of housing access to a listing of affordable properties and connecting landlords/owners
to potential tenants. The database offers free listing services to landlords/owners who
qualify. In order to expand the listing, Eden I&R conducts outreach to landlords/owners
through a lot of different ways, the most effective of which has simply been word of mouth.
Their goal is to work with them to list their units as affordable through methods such as
lowering their rates, renting out a room, or agreeing to accept Section 8 vouchers.
Population Served: Since no other centralized source for health, housing, and human
services information exists anywhere else in Alameda County, Eden I & R has become a
critical resource for thousands of at-risk individuals, such as youth, non-English speakers,
the economically disadvantaged, people living with HIV/AIDS, domestic violence survivors,
the elderly, disabled, the homeless, and human service agencies seeking services or
housing for their clients. Eden I&R serves over 100,000 Alameda County residents a year.
Housing Needs: Countywide there are not enough affordable housing opportunities to meet
the needs of their callers. The issue is only becoming more challenging as federal funding
available in support of affordable housing continues to decrease. Although resources are not
always available to directly connect callers to housing, Eden I & R's approach to connect
callers with other resources to cut other living expensive often proves effective in increasing
a caller's ability to pay for housing. However, they estimate that they miss approximately
19,000 calls a year due to a shortage in staff. Funding to expand their 2-1-1 special
resource specialist staff would greatly impact their capability to link these missed callers with
resources that can spare them money for housing.
As one of the top service providers in the County for low-income individuals, Eden I & R
would greatly benefit from additional support for its programs. In particular, additional
assistance with expanding its housing database would be impactful. Mom-and-pop landlords
can serve as one of the biggest resources to expanding affordable housing opportunities in
the County. More importantly, these types of housing opportunities can serve as a way to
distribute the stigma often associated with public or low-income housing. This can also lead
to the integration of low-income residents into communities that may appear uninviting to
them. They need additional support from housing department staff from cities throughout the
County and Tri-Valley area to conduct outreach to these mom-and-pop landlords to list with
Eden I & R. With increased efforts from city staff they estimate they could more than expand
their housing database and thus expand access tp affordable housing opportunities. An
increase in Eden I & R staff capacity for this program would also be beneficial and allow
them conduct more of the outreach that is crucial to the expansion of their housing
database.
Appendix A-3
City of Dublin
Housing Element(2015-2023)
There is need for more people to become aware of the 2-1-1 services and other programs
offered. They have benefited greatly from partnering with cities throughout the County,
including the City of Dublin, and rely on city staff to refer residents to their services. Eden I &
R can benefit from increased communication from staff of expected changes in services,
programs, and affordable housing opportunities.
Habitat for Humanity East Bay/Silicon Valley
2619 Broadway
Oakland, CA 94612
David Pitson, Controller
Services Provided: Habitat's overall focus is on developing affordable ownership housing
through new construction, home renovation, and home repair. The program provides first
time affordable homeownership opportunities for low and very low income families with
children. In addition to working on their homes through the sweat equity or self-help
program, families also attend workshops on budgeting, credit repairs, conflict resolution and
home maintenance, repair and landscaping.
Population Served: They primarily serve families who make 40 to 80 percent of the AMI.
Sometimes they aid families who make 80 to 120 percent of the AMI, but never over 120
percent. Habitat aims to provide housing opportunities not for engineers or executives at
large companies, but for the workforce who are janitors, teachers, and servers. Within the
Tri-Valley area they are currently working mostly in the cities of Pleasanton and Livermore to
purchase homes to rehabilitate.
Housing Needs: Overall there is a huge need for affordable housing within the East Bay
region, including the Tri-Valley. There are a lot of jobs being created in the Silicon Valley
area, of which Dublin is on the periphery, but the housing opportunities to match this growth
are not being developed at the same pace. Habitat has worked with the City of Dublin in the
past, but land in the City is very expensive and hard to develop. Cities often employ a
philosophy that they must utilize government funding for affordable rental housing
development in order to maximize the number of units. However, the ownership housing
model that Habitat uses is also effective in producing large number of units for those most in
need. Habitat is interested in working with the City of Dublin in the future and is also open to
partnering with market-rate developers to create affordable housing components of future
developments.
Satellite Affordable Housing Associates (SAHA)
1521 University Avenue
Berkeley, CA 94703
Eve Stewart, Director of Housing Development
Services Provided: SAHA develops and manages affordable, service-enriched housing
that promotes healthy and dignified living for people with limited options. Residents at nearly
every SAHA community have access to a wide variety of supportive services, activities, and
civic engagement programs. Resident services offered at their communities that house
elderly individuals are especially helpful in providing for residents to live as independently as
possible.
Population Served: The population served is low income families, seniors and special
needs (disabled and developmentally disabled). All have incomes of 60 percent or below
Appendix A-4
City of Dublin
Housing Element(2015-2023)
AMI, with the average income being 30 to 50 percent AMI. They are able to aid those who
fall below 30 percent in circumstances where they are additional subsidy assistance is
available. Within the last few years they've started developing housing for people who are
currently homeless, instead of only focusing on those who are at-risk. They serve a wide
geographic area, including properties in Sacramento, but are currently most active within
their core area of focus in Alameda and Contra Costa counties. Within the Tri-Valley area
they completed a project in Livermore a couple of years ago, but have not done any projects
in Dublin, nor in neighboring Pleasanton.
Housing Needs: There is a large need to make housing that is accessible for populations of
all incomes and those with special needs. There are no specific reasons SAHA has not
worked with the City of Dublin; however, Eve noted that some of the more suburban
locations can prove more difficult for them to develop in. They often encounter issues with
site zoning. Of the projects they've most recently completed, the lowest density they
successfully developed at allowed about 25 units per acre. Zoning that accommodates 25
units per acre is a minimum for their developments, but 30 units per acre would be
preferred. Finding appropriate sites can also be a problem, as most of their projects require
about two acres of land. Local funding is an essential component of their developments,
especially when tax credits are involved. City staff need to be able to think creatively about
development standards (e.g. setbacks, easements and parking) that constrain development,
in order to make a project happen. In general, working with cities that have high response
and turn-around standards, and good city council and planning commission leadership can
make all the difference for the success of a project.
Tri-Valley Haven
3663 Pacific Avenue
Livermore, CA 94550
Ann King, Executive Director
Services Provided: Provides shelter and counseling for survivors of sexual assault,
battered women and their children in the Tri-Valley area. They operate the County's only 24-
hour rape crisis center and have homeless services and shelters. With 30 beds, Tri-Valley
Haven's Shiloh Domestic Violence Shelter houses and supports women and their children
who are victims of domestic violence. The Haven's 16-bed Sojourner House, located in the
City of Livermore, provides temporary shelter for homeless families in a safe, supportive
environment. With separate bedrooms for family units, a stocked kitchen, three full baths,
and laundry facilities, Sojourner House is the only homeless shelter in the Tri-Valley Area
that accepts two-parent families, single fathers with children, and families with teenage
boys. Supportive services, including counseling, housing assistance, long-term support,
legal clinic, employment assistance, seasonal provisions, and educational support are
offered through its shelters and other programs. Tri-Valley Haven also operates a food
pantry based in Livermore that serves over 4,000 low-income Tri-Valley residents a month.
The food pantry program offers mobile services at two additional locations in the City of
Pleasanton.
Population Served: Their programs serve Tri-Valley residents from cross all income
groups, who are adults and children who have experienced domestic violence, sexual
assault, or homelessness. Most of their clients are usually very low income. They also
operate the only homeless shelter in the Tri-Valley Area that accepts single fathers
accompanied by their children, and boys over the age of 10.
Appendix A-5
City of Dublin
Housing Element(2015-2023)
Housing Needs: Low-income affordable housing is a significantly pressing need for the Tri-
Valley area. They struggle to graduate people from their shelter programs into more
permanent housing due to the lack of availability in the area. There is also a large need for
shelter and housing programs for single men. Homelessness in the Tri-Valley area has
worsened over the last few years, to the extent that King described it as almost becoming a
part of common life and accepted by the community. Many Tri-Valley residents become
homeless due to the unstable housing market, and other issues such as medical bankruptcy
and drug/alcohol reliance. Homelessness mostly goes unseen in the area, but this may
change. The Tri-Valley area has the opportunity and needs to respond now to prevent
homelessness from becoming an issue that is seen everywhere within its local communities.
There is a general lack of support for homeless programs and services at the federal level.
The expectation has been for churches and non-profit organizations to pick up the slack with
no funding support. Available funding is nowhere near the level needed to match current
demand in the area. Current activities undertaken by Tri-Valley Haven include attempting to
coordinate with both the Cities of Livermore and Pleasanton to convert the Livermore
emergency shelter for families into a shelter for single men, and to open a new family shelter
in Pleasanton. Past support provided by the City of Dublin has been very helpful, including
the City's assistance with efforts made to renovate the Haven's facilities. They're looking
into opening a one-stop shop day center for Tri-Valley area homeless that will provide
comprehensive shelter and supportive services. The City of Dublin can aid the Haven's
efforts through providing capital funding for the project early on, and by also helping to
achieve the political will in the Tri-Valley area necessary to make such a project happen.
Tri-Valley Reach
P.O. Box 5564
Pleasanton, CA 94566
Judy Butterly, Co-Chair
Services Provided: Their mission is to provide resources, education, activities, community
participation and housing opportunities that will enable adults with developmental challenges
to live full and independent lives. Their housing assistance program offers eligible clients the
opportunity to live independently. Currently they own a total of nine properties in Livermore
and Pleasanton—ranging from duplexes to condo's to single family residences. They modify
their homes to suit each residents' special needs and work in close collaboration with the
Regional Center of the East Bay to provide supportive services.
Population Served: Currently, their homes support 21 tenants in Livermore and
Pleasanton. To be eligible for residency, tenants must be a client of the Regional Center and
either live in the Tri-Valley area or have family members who live in the Tri-Valley. Given
that all of the properties they currently own are in Livermore and Pleasanton, the majority of
their clients are from these areas. They serve adults of any age, with most tenants ranging
in age from 30 to 60 years old. Judy noted that adults with special needs who are younger
than 30 tend to live at home with their families for as long as possible.
Housing Needs: Demand for their services has been fairly stable over the last few years.
They have a small waitlist, but quite often when vacancies do become available the potential
tenants are not fully prepared or ready to live independently. Potential expansion of their
housing placement program would be dependent on an increase in demand for their
housing, of which they currently are not experiencing. Butterly added that this lack in
demand for housing is not representative of other independent living programs in the area,
Appendix A-6
City of Dublin
Housing Element(2015-2023)
such as group homes, which may be experiencing an increase in housing needs. With staff
knowledge and experience, they have the capabilities to be able to effectively respond to
future increases in demand for their housing. They do not own properties in the City of
Dublin as there has not been demand for their housing in the area. For this reason they
have not recently pursued housing in the Dublin as an option, but they are aware that the
City would be welcoming to such possibilities in the future.
2. Housing Element Outreach List
Standard Pacific Homes Dublin Land Company
Attn: Doug Batson Attn: John DiManto
3825 Hopyard Rd., Ste 195 1210 Coleman Ave.
Pleasanton, CA 94588 Santa Clara, CA 95050
Charter Properties Alameda County SPA
Attn: Jim Tong Attn: Stuart Cook
4080 Grafton Street, Suite 200 224 W. Winton Av, Room 110
Dublin, CA 94568 Hayward, CA 94544
Braddock & Logan Kaiway Investments 10
Attn: Jeff Lawrence c/o Mr. Michael Tseng
4155 Blackhawk Plaza Cir,#201 1499 Bayshore, #132
Danville, CA 94506 Burlingame, CA 94010
Avalon Bay Communities, Inc. Milton & Gloria Righetti et al
Attn: Jeff White 3088 Massachusetts Avenue
400 Race Street, Ste. 200 Castro Valley, CA 94546-2964
San Jose, CA 95123
Anderson Second Family LP
Blake Hunt Ventures P.O. Box 910371
Attn: Jerry Hunt St. George, LIT 84791-0371
500 La Gonda Way Ste.295
Danville, CA 94526 Collier Canyon Properties
c/o Bob Branaugh
DR Horton 19077 Madison Avenue
Attn: Dean Mills Castro Valley, CA 94546
6630 Owens Drive
Pleasanton, CA 94588 EBJ Partners LP
550 Hamilton Avenue, #329
Toll Brothers Palo Alto, CA 94301-2031
Attn: Rick Nelson
100 Park Place, Ste. 140 Pat Croak
San Ramon, CA 94583 4617 James Avenue
Castro Valley, CA 94546
Discovery Homes
Attn: Albert Seeno III Jordan Charitable Trust
4061 Port Chicago Highway, #H c/o Tony Varni
Concord, CA 94520 Varni, Fraiser, Hartwell & Rodgers
650 "A" Street
Hayward, CA 94543
Appendix A-7
City of Dublin
Housing Element(2015-2023)
Monte Vista Entitlement, Inc. Mission Valley Homes
c/o T. W. Starkweather Attn: Kevin Fryer
1501 N. Broadway, #320 5000 Hopyard Road, #170
Walnut Creek, CA 94596 Pleasanton, CA 94588
Robert & Shirley Branaugh Essex Property Trust, Inc.
979 Oak Manor Way Attn: Josh Corzine
Pleasanton, CA 94566 925 E. Meadow Drive
Tracy, CA 94303
Martin W. Inderbitzen
Attorney at Law EBJ Partners, LP
P.O. Box 1537 112 Washington Avenue, #250
Pleasanton, CA 94566 Richmond, CA 94801-3990
AMB Property Corporation Argent Management
Attn: Mark Hansen, Sr. VP Attn: Joe Guerra
1360 Willow Road, #100 97 S. 2nd Street, Suite 300
Menlo Park, CA 94025 San Jose, CA 95113
SCS Development Company Mr. Robert Chen
Attn: Mike Sullivan 160 Tobin Clark Drive
404 Saratoga Avenue, #100 Hillsborough, CA 94010-7444
Santa Clara, CA 95050
BJP ROF Jordan Ranch LLC
KB HOME Nor. California/Bay Area 5000 Hopyard Road, #170
Attn: Ray Panek, Sr. VP Pleasanton, CA 94588-3349
5000 Executive Parkway, Suite 125
San Ramon, CA 94583 Dublin Corporate Center LLC
400 S. Hope Street, #200
Righetti Partners Los Angeles, CA 90071-2805
c/o Milt Righetti
1900 Embarcadero, #301 Thomas A & Lelene Fredrich
Oakland, CA 94606 6960 Tassajara Road
Dublin, CA 94568
Kaiser Foundation Hospitals
1950 Franklin, #6 Jose and Violeta Vargas
Oakland, CA 94612-5103 7020 Tassajara Road
Dublin, CA 94568
Regent Properties
Attn: Pat Costanza Apostolic Church of Fremont
3526 Villero Court 14850 Highway 4, Box 268A
Pleasanton, CA 94566 Discovery Bay, CA 94505
Eden Housing, Inc. Carolyn Adams
Attn: Faye Blackman 5374 Tassajara Road
22645 Grand Street Dublin, CA 94568
Hayward, CA 94541
Valley Christian Center
Attn: Real Estate Dept.
7500 Inspiration Circle
Dublin, CA 94568
Appendix A-8
City of Dublin
Housing Element(2015-2023)
Pacific Union Holdings, Inc. Gary S. Vandeweghe, Esq.
Attn: Bruce Myers 96 No. Third Street, Suite 500
675 Hartz Avenue, # 300 San Jose, CA 95112
Danville, CA 94526
Brookfield Homes
Alameda Cty Surplus Prop. Authority Attn: Kevin Poulson
Attn: Stuart Cook 500 La Gonda Way, Suite 100
224 W Winton Ave, Room 110 Danville, CA 94526
Hayward, CA 94544
K Hovnanian Homes
SummerHill Homes Attn: Scott Montgomery
Attn: Wendi Baker 1375 Exposition Blvd. # 300
3000 Executive Parkway Sacramento, CA 95815
San Ramon, CA 94583
Harry Crosby
Kingsmill Group 834 Fifth Avenue, #1 C,
Attn: Marshall Torre New York, NY 10065
P.O. Box 2445
San Ramon, CA 94583 Westgate Ventures
Attn: Jon Revells
Phil Kerr 2551 San Ramon Valley Blvd, Ste 224
City Ventures San Ramon, CA 94583
444 Spear Street, Ste. 105
San Francisco, CA 94105 Trumark Homes
Attn: Chris Davenport
Tony Bowskowski 4185 Blackhawk Plaza Circle, Ste 200
City Ventures Danville, CA 94506
444 Spear Street, Ste. 105
San Francisco, CA 94105
Kingsmill Group
Attn: Keith Fichtner
4900 Hopyard Road, Suite 100
Pleasanton, CA 94588
MacKay & Somps
Attn: Mark McClellan
5142 Franklin Drive, Ste B
Pleasanton, CA 94588
Westgate Ventures
Attn: Adam Tennant
2551 San Ramon Valley Blvd, Ste 224
San Ramon, CA 94583
K Hovnanian Homes
Attn: Carrie Gooding
1375 Exposition Blvd. # 300
Sacramento, CA 95815
Appendix A-9
City of Dublin
Housing Element(2015-2023)
Advocates
Contact Company Name Address City State ZIP
Susan Friedland Affordable Housing Associates 1250 Addison Street Suite G Berkeley CA 94702
Robert Ratner Alameda Country Behavioral Health Care 2000 Embarcadero Suite 400 Oakland CA 94606
Services Cove
Michael Pucci Alameda Housing Authority 701 Atlantic Avenue Alameda CA 94501
T.
Louis Chicoine Allied Housing/Abode Services 40849 Fremont Blvd Fremont CA 94538
Kent Elisworth Bay Area Community Services 1814 Franklin Street Fourth Oakland CA 94612
Floor
James Hamill California Communities 2999 Oak Road Suite 710 Walnut CA 94597
Creek
California Home Source 1714 Franklin Street #100-175 Oakland CA 94612
Sheri Burns Community Resources for Independent 439 A Street Hayward CA 94541
Living(CRIL)Main Office
Community Resources for Independent
Living(CRIL)Tri-Valley Office 3311 Pacific Avenue Livermore CA 94550
David Stark Bay East Association of Realtors 7901 Stoneridge Drive Suite 150 Pleasanto CA 94588
Patricia Jones East Ba Communit Foundation 200 Frank H.Ogawa
M y y Plaza Oakland CA 94612
Joel Tena East Bay Housing Organizations(EBHO) 538 9th Street Suite 200 1 Oakland CA 94607
Marjorie Rocha ECHO Housing-Administrative Office 770 A Street Hayward CA 94541
A.
ECHO Housing-Livermore Office 3311 Pacific Avenue Livermore CA 94550
Linda Mandolini Eden Housing,Inc. 22645 Grand Street Hayward CA 94541
Surlene Grant Envirocom Communications Strategies,LLC 13804 Bancroft Avenue Leandro CA 94578
Elaine De Coligney EveryOne Home 224 W.Winton Ave Room 108 Hayward CA 94544
Darin R. Lounds Housing Consortium of the East Bay(HCEB) 1440 Broadway Suite 700 Oakland CA 94612
Ter A. Freeman Klein Financial Corporation 550 S.California
Terry p Avenue Suite 330 Palo Alto CA 94306
Patty Revell Lawrence Livermore National Laboratory PO Box 808 Livermore CA 94551
Cristian Martinez Northern California Community Loan Fund 870 Market Street Suite 677 F ancisco CA 94102
Appendix A-10
City of Dublin
Housing Element(2015-2023)
Advocates
Contact Company Name Address C ity State ZIP
E Rau Non-Profit Housing Association of Northern 369 Pine Street Suite 350 San CA 94104
California(NPH) Francisco
Edrington Rental Housing Association 1264 A Street Hayward CA 94541
Montoyama Resources for Community Development 2220 Oxford Street Berkeley CA 94704
Peterson Senior Support Services 5353 Sunol Blvd n leasanto CA 94566
King,MSW Tri-Valley Haven 3663 Pacific Avenue PO Box Livermore CA 94551
2190 Rickman Tri-Valley Housing Opportunity Center 20 South L Street Livermore CA 94550
Behrend Tri-Valley Interfaith Poverty Forum 3311 Pacific Avenue Livermore CA 94550
Geof P.E. s,
E. Xenergy 492 Ninth Street Suite 220 Oakland CA 94607
P.
Appendix A-11
City of Dublin
Housing Element(2015-2023)
Human Services Task Force
Contact Company Address City State Zip Phone Email
Uma Bird Dublin Resident 4673 Pheasant Dublin CA 94568 925-216- uma.bird(a-gmail.com
Court 5771
Marilyn Briones Dublin Resident 7703 Chantilly Drive Dublin CA 94568 925-551- marilynbriones(d),yahoo.cc
8548 m
Sue Compton Axis Community 4361 Railroad Pleasanto CA 94566 925-201- scompton(a)
Health n 6005 axishealth.orq
Albert Edge Dublin Senior 7088 Amador Valley Dublin CA 94568 925-833- atedge(a com cast.net
Foundation 1866
Gloria Gregory Valley Christian Center 3115 Gulfstream Pleasanto CA 94566 925-998 gigregorV(c)comcast.net
Street n 3785
Lee Jouthas Dublin Library 3690 Mosswood Lafayette CA 94549 925-803- liouthas(aaclibrary.org
Drive 8266
Kimberly Kemp Dublin Resident 6379 Sussex Court Dublin CA 94568 925-719 kimlkemp(ayahoo.com
Brown 2326
Ann King Tri-Valley Haven 3663 Pacific Avenue Livermore CA 94550 925-449- ann(dtrivalleyhaven.orq
5845
Rameet Kohli Dublin Resident 2387 W.Cantara Dublin CA 94568 202-288 rameet.kohli;a}g mail.com
Drive 4991
Terry Lacey St.Raymond's Church 7045 Prince Drive Dublin CA 94568 925-548- tilacev us(¢vahoo.com
5073
John Ledahl Dublin Resident 11823 Kilcullin Court Dublin CA 94568 925-551-
1 5965 ohnledahl(agmail.com
Janet Lockhart Dublin Partners in 8051 Brittany Drive Dublin CA 94568 925-819 ianetindublin(c)yahoo.com
Education 0463
Claudia McCormic Dublin Resident 7170 Emerald Dublin CA 94568 925-828 chindidub(aaol.com
k Avenue 1672
Mary McHugh Dublin Resident 7767 Canterbury Dublin CA 94568 925-828 mimibrew(o vahoo.com
Lane 3038
Amy Miller Dublin Resident 7402 Hansen Drive Dublin CA 94568 925-577 amvmiller55,! vahoo.com
5866
Bidi Millet Dublin Resident 8730 Putname Court Dublin CA 94568 925-381- bidieves(acomcast.net
8782
Don Mutch Dublin Resident 4107 Clarinbridge Dublin CA 94568 925-828 dhm,(d�email4us.net
Circle 4618
Milly Seibel TVHOC 141 N. Livermore Livermore CA 94550 925-373- miseibel(a tvhoc.org
Appendix A-12
City of Dublin
Housing Element(2015-2023)
Human Services Task Force
Contact Company Address City State Zip Phone Email
Ave 1 3130
tMelissa den Dublin Reside nt 7771 Ridgeline Dublin CA 94568 415-238- melissa.sladden(a)hotmail.
Drive 2206 com
kamot Valley Christian Center 6500 King Way Dublin CA 94568 g25-808 suewna comcast.net
8770
yland Dublin Resident 3115 Finnian Way, Dublin CA 94568 9496 60- owavlandmichele(a�vahoo.c
#243
Housing Organizations
Contact Organization Address City State Zip
Susan Friedland Affordable Housing Associates 1250 Addison Street Suite G Berkeley CA 94702
Kelly Thiemann Alameda County Housing&Community 224 W.Winton Suite 108 Hayward CA 94544
Development
Rick Cristino Bonita House,Inc. 6333 Telegraph Ave Suite 102 Oakland CA 94609
Mike Rawson California Affordable Housing Law Project 449 15th Street Suite 301 Oakland CA 94612
Matt Schwartz California Housing Partnership Corporation 369 Pine Street Suite 300 San Francisco CA 94104
Joel Rubenzahl Community Economics,Inc 538 9th Street Suite 200 Oakland CA 94607
John Baumann Congregations Organizing for Renewal 22634 2nd Street Suite 209 Hayward CA 94541
COR
Louise Bourassa Contra Costa Interfaith Housing 978 2nd Street Suite 240 Lafayette CA 94549
Jonathan Hunter Corporation for Supportive Housing 1330 Broadway Suite 601 Oakland CA 94612
Lynette Jung Lee East Bay Asian Local Development 310 8th Street Suite 200 Oakland CA 94607
Corp oration EBALDC
Janice Jensen East Bay Habitat for Humanity 2619 Broadway Suite 205 Oakland CA 94612
Richard Gross Enterprise Community Investments,Inc. 100 Bush Street Suite 600 San Francisco CA 94104
Robert Mills Goldfarb&Lipman LLP 1300 Clay Street 9th Floor Oakland CA 94612
Aki Nakao Green Building in Alameda County 1537 Webster Street Oakland CA 94612
Darin Lounds Housing Consortium of the East Bay 1736 Franklin Street 6th Floor Oakland CA 94612
Land is Development,LLC 1714 Franklin Street Suite Oakland CA 94612
100-240
Stephaine Forbes Local Initiatives Support Corporation(LISC), 369 Pine Street Suite 350 San Francisco CA 94104
Bay Area
Appendix A-13
City of Dublin
Housing Element(2015-2023)
Housing Organizations
Contact Organization Address City State Zip
Nancy Andrews Low Income Investment Fund 100 Pine Street Suite San Francisco CA 94111
1800
Barney Deasy Merritt Community Capital Corporation 1970 Broadway Suite 250 Oakland CA 94612
Matt Franklin Mid-Peninsula Housing Coalition 303 Vintage Park Dr Suite 250 Foster City CA 94404
Mary Rogier Northern California Community Loan Fund 870 Market Street Suite 677 San Francisco CA 94102
Ryan Chao Satellite Housing,Inc. 1521 University
Avenue Berkeley CA 94704
Jack Gardner The John Stewart Company 1388 Sutter Street 11th San Francisco CA 94109
Floor
Louis Chicoine Tri-City Homeless Coalition 40849 Fremont Blvd Fremont CA 94538
Appendix A-14
City of Dublin
Housing Element(2015-2023)
3. Public Meetings
February 25, 2015 - Planning Commission Meeting
No public comments were received.
May 13, 2014- Planning Commission Meeting
June 3, 2014- City Council Meeting
Appendix A-15
City of Dublin
Housing Element(2015-2023)
Appendix B: Review of Accomplishments
Table B-1:Summary of Program Accomplishments Since 2007
Program I Timeframe and Objectives Evaluation
1. Conservation of the Existing Supply of Housing
Program 1: Housing Rehabilitation Continue to support the Alameda Accomplishments: Between 2007 and 2013, the Alameda County
Assistance County Community Development Community Development Agency has facilitated 12 minor home repair
Using CDBG funds, the Alameda County Agency to implement the Minor and projects, 8 paint grants, 11 major rehabilitation projects, and five
Major Home Improvement accessibility grants in Dublin.
Community Development Agency administers
the Minor and Major Home Improvement Programs. Continued Appropriateness: This program continues to be
Programs for the City. Facilitate 25 minor home repairs, appropriate and is included in the 2015-2023 Housing Element.
10 paint grants, 10 major home
improvements during the planning
period.
Program 2: Housing Choice Voucher Rental Continue to support the assistance Accomplishments: As of February 2014, a total of 365 Dublin
Assistance of 150 very low and extremely low households were receiving rental assistance through the Housing
The Housing Authority of the County of income households each year Choice Voucher Program. A total of 26 Dublin households were on
throughout the planning period. the waiting list for rental assistance.
Alameda administers the program in Dublin.
Given the continued need for rental assistance, Continue to refer interested Emerald Vista,formally known as Arroyo Vista,has historically been
the City supports and encourages the provision households and homeowners to the supported by the Housing Choice Voucher Program. Emerald Vista
of additional subsidies through the Housing Housing Authority of the County of has been redeveloped to include 378 units of which 194 will be
Choice Voucher Program. Alameda. affordable(180 rental units and 14 for-sale units).The redeveloped
project will continue to be supported by the Housing Choice Voucher
Program.In addition,the Housing Choice Voucher Program supports
the following projects:Avalon at Dublin Station(now Eclipse at Dublin
Station); Camellia Place; Oak Groves at Dublin Ranch; Park Sierra
Apartments, Pine & Cedar Groves at Dublin Ranch; and, Wicklow
Square,a senior complex.
The City of Dublin continues to refer interested households and
homeowners to the Alameda County Housing Authority to be placed
on a list for qualification. In addition, information on developments
within the City that accept Section 8 vouchers is provided in the Tri-
Valley Area Affordable Rental Housing Directory which is available on-
line; hard copies of the Directory can also be obtained at the City's
public counter.
Appendix B-1
City of Dublin
Housing Element(2015-2023)
Table 13-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 3: Code Enforcement • Continue to enforce local Accomplishments:Between 2008 and 2013,the City's Planning and
The City will continue to enforce property ordinances relating to property Building Code Enforcement Divisions opened 3,104 residential cases
maintenance standards and abate substandard maintenance and substandard for code violations.
structures through Code Enforcement. housing both proactively and on a In 2008, the City reviewed the Dublin Municipal Code (DMC) and
complaint basis. updated the following Ordinances:
• Conduct approximately 1,700 . DMC 5.70 Weeds and Refuse(Ord.29-08)
residential inspections during the
planning period. . DMC 5.72 Rodents and Fly Control(Ord.30-08)
• Perform annual review of City . DMC 5.64 Property Maintenance(Ord.31-08)
ordinances.
DMC 5.68 Graffiti(Ord.32-08)
Also in 2008,the following new Ordinance was added to the Dublin
Municipal Code to address residential foreclosures:
• DMC 5.66 Maintenance of Foreclosed Residential Properties
(Ord.44-08)
In 2009,the City updated the following Ordinance:
• DMC 5.64 State of Partial Construction(Ord.02-09)
In 2011,the City updated the following Ordinance:
Chapter 5.56 Smoking Pollution Control(Ord.10-11)
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 4: Condominium Conversion Monitor conversion activities Accomplishments: The City continues to monitor conversion
Ordinance annually. activities annually.There were no condominium conversions between
The City will continue to implement the Calendar Years 2007 and 2013.
Condominium Conversion Ordinance to Continued Appropriateness: This program continues to be
preserve the existing multi-family rental housing appropriate and is included in the 2015-2023 Housing Element.
stock in Dublin.
Appendix B-2
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
2. Production of Housing
Program 5:Mixed Use Development Facilitate the construction of 100 Accomplishments: In November 2007, Windstar Communities was
The City will undertake the following actions to high-density residential units within approved to construct 309 high density residential units located
promote mixed-use: mixed-use developments within the adjacent to the West Dublin Bay Area Rapid Transit(BART)Station.
planning period. The project was subsequently purchased by Essex and and the
• Promote mixed-use opportunity sites; project completed construction in March 2014.Future phases of the
project include the construction of a 150-room hotel and 7,500 square
• Use the specific planning process to feet of retail commercial uses.
allow for, and provide regulatory
incentives for, mixed-use development, In August 2008,Avalon Bay Communities completed construction of a
such as the specific plan that was mixed-use project consisting of 305 high density residential units and
adopted for the West Dublin BART approximately 15,000 square feet of ground floor commercial at the
Station area; Dublin Transit Center.The project, now known as Eclipse at Dublin
Station,is an apartment community with 10%of the units set aside for
• Use the Planned Development process moderate income households.
to allow flexible development standards
such as alternatives for parking,building In March 2011,Avalon Bay Communities was approved to construct
height, floor-area ratio, lot-coverage an additional 505 high density residential apartment units at the Dublin
o
limits,and residential density,to promote Transit Center.10 the units will be set aside for moderate income
households.The project is currently under construction.
mixed-use developments;and
In April 2012, Signature Properties completed construction of the
• Provide incentives for affordable housing Tralee mixed-use project which includes 130 apartment units over
in mixed-use projects, including reduced 34,950 square feet of ground floor commercial. Shea Homes is
parking requirements,use of Inclusionary currently constructing the remainder of the 103 townhouse units which
Zoning In-Lieu Fee Fund, assistance in are also a part of the Tralee project.
accessing state and federal subsidies,
and density bonuses. Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 6:Affordable Housing Developers . Negotiate specific incentives Accomplishments:During the planning period,the City worked with
Recognizing that an adequate supply of package for each project. Eden Housing, KB Homes and the Dublin Housing Authority on the
Emerald Vista Project (formally known as Arroyo Vista). This
affordable housing cannot be supplied by the • Provide applicationttechnical public/private partnership has involved various agreements between
market,the City will cooperate with developers assistance as needed. Timing of the entities including vouchers,land and other incentives to facilitate
that specialize in below market rate housing to applications or technical assistance the development of the project. In addition, the City expedited the
expand the supply of units affordable to lower will depend on application processing of the entitlements to the greatest extent possible.
income households, including extremely low deadlines for funding sources.
income households. The City also provided application/technical assistance as needed by
• Provide assistance to affordable the developer in order to secure financing and other sources of
housing developers within the
Appendix B-3
City of Dublin
Housing Element(2015-2023)
Table 5-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
planning period to facilitate the funding to support the development of the project. The project was
construction of 100 affordable approved by the Dublin City Council in September 2009 and includes
housing units within the planning the demolition of 150 existing affordable housing units and the
period (5 extremely low, 20 very construction of 378 new housing units(both attached and detached)
low, 35 low, and 40 moderate including market rate, affordable senior housing, affordable family
income units). housing, a child care center and community building. The project
includes 194(180 rental units and 14 for-sale units)affordable units in
various income categories. The project was completed in May 2013:
all 180 of the affordable rental units have been leased and all 14
affordable for-sale units have been sold.
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 7:Density Bonuses
Accomplishments: The City of Dublin continues to encourage
The City will work with developers on a case-by- developers to provide affordable housing by awarding qualifying
case basis to provide regulatory concessions • Facilitate the construction of 50 developments with additional market rate units. The City did not
and incentives to assist with the development of affordable units during the planning receive any requests for a density bonus between Calendar Years
affordable and senior housing. period(10 very low,20 low,and 20 2007 and 2013.
moderate income units).
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 8:Inclusionary Zoning
• Facilitate the construction of 1,000 Accomplishments:Between 2007 and 2013,the City has issued 332
The City completed major revisions to their affordable housing units either permits for construction of affordable housing units, including: 189
Inclusionary Zoning Regulations in 2002 and through direct construction or very low income units,99 low income units,and 44 moderate income
2008 in order to assure that housing through the Inclusionary Housing units.
development continues to contribute to the In-Lieu Fund within the planning In December 2008,the City Council approved an amendment to the
attainment of the City's housing goals by period. Specific construction
increasing the production of residential units targets include 300 very low, 200 Inclusionary Zoning Ordinance to eliminate the requirement to
affordable b households of very low, low, and construct owner-occupied very low income units. This modification
Y rY IOW, and 500 moderate income as in response to feedback the City was receiving from the
moderate incomes. units. ,,v p y g
development community on the feasibility of constructing owner
• Work with the stakeholders,review occupied very low income units.During Calendar Year 2009,the City
and consider modification of the was in the process of updating the Housing Element. The updated
Inclusionary Zoning Regulations to Housing Element was adopted on March 2,2010. In April 2013, City
enhance feasibility as needed Staff met with stakeholders to review and consider modifications to
within two years of the adoption of the Inclusionary Zoning Regulations to enhance the feasibility of the
the Housing Element. Regulations.
Continued Appropriateness: This program continues to be
Appendix B-4
City of Dublin
Housing Element(2015-2023)
Table 19-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
appropriate and is included in the 2015-2023 Housing Element.
Program 9:Commercial Linkage Fee Facilitate the construction of 50 Accomplishments: Since 2007, the City has collected a total of
to be used in accordance with affordable housing units within the $418,143 in commercial linkage fees.
The funds are
Section 8.68.0 to a the Zoning Ordinance, planning period (10 very low, 15 Between 2007 and 2013,the City has assisted 45 moderate income
summarized as follows: low, and 25 moderate income units). households with first-time homebuyer loans.
• Affordable housing construction loans; gssist five moderate income The City continues to support the Tri-Valley Housing Opportunity
households with first-time Center(TVHOC)through a$25,000 community grant.The TVHOC is
• First Time Homebuyer Loan Program; designed to serve as a one-stop center for affordable homeownership
• Homeownership training and foreclosure homebuyer loans. in the Tri-Valley and offers foreclosure prevention services, rental
prevention services; Provide funding towards assistance and pre- and post-purchase counseling to clients. In
homeownership training and addition to the grant amount,in 2012,the City of Dublin,awarded the
• Rental assistance programs; foreclosure prevention services, TVHOC $56,667 for on-going operating expenses and financial
• rental assistance programs and the obligations and to assist with the delivery of services. Partnerships
Housing Division's administrative costs; Alameda County Homeless were formed with the cities of Dublin, Livermore and Pleasanton and
and Management Information System. the TVHOC to assist with future operations. Details are still in the
• Alameda County Homeless Management negotiation stage.
Information System. In addition, the City continues to support the Alameda County
Homeless Management Information System through the Housing In-
Lieu Fund.The Alameda County Homeless Management Information
System(HMIS)is managed by EveryOne Home,a community based
organization formed in 2007 under the fiscal sponsorship of the Tides
Center.EveryOne Home manages the County's in-house HMIS in the
collection and reporting of the homeless count and other data
collection.
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 10: Housing Type and Size Require that developers provide a Accomplishments: In January 2007, the Planning Commission
Variations diversity of housing type and size approved the Wallis Ranch project, a 935 unit residential
As a means of achieving housing diversity,the on a case-by-case basis to meet development. The project has 6 distinct neighborhoods of varying
City will continue to require diversity of housing the City's housing needs densities including low, medium and medium high. Residential units
type and size as art of its negotiated o rosins throughout the planning period. include, single family detached with a granny flat option
YP P 9 P (Neighborhood 1); 5-unit detached cluster homes around a motor
through specific plans, planned developments, court (Neighborhood 2); row houses and condominiums;
and development agreements. (Neighborhood 3);mufti-family stacked flats(Neighborhood 4);single
family detached with alley garages and a granny flat option
Appendix B-5
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
(Neighborhood 5), and, multi-family stacked flats and walk up
townhomes(Neighborhood 6).
In April 2007,the City Council approved the Sycamore Grove project,
a 304 unit high density residential condominium project with 22
live/work units. The live/work units have been designed as 3-story
townhomes, 278 units are condominium flats; and the remaining 4
units are also 3-story townhomes(but not live/work units).
In September 2007, the Planning Commission approved Phase I of
the Positano project, a 247 unit single family detached residential
development in two distinct neighborhoods, Solerno and Cantara.
Solemo provides 175 units and 4 different floor plans; Cantera
provides 72 units and 5 different floor plans. Six additional
neighborhoods have since been approved at Positano: Cortona
(August 2010) for the development of 68 single family detached
homes with 4 different floor plans, Livorno(September 2010)for the
development of 69 single family detached homes with 3 different floor
plans;Biella(October 2010)for the development of 101 single family
detached homes with 4 different floor plans, Calabria(October 2011)
for the development of 88 single family detached homes with 3
different floor plans;Cortona 11(October 2011)for the development of
70 single family detached homes on 6,000 square foot lots with 5
different floor plans; and, Calarosa (November 2011) for the
development of 71 single family detached homes on 4,000 square foot
lots with 3 different floor plans.The Positano project will also provide
19 second units.
In November 2007, the Planning Commission approved the Fallon
Crossing project, a 106 unit single family residential development
including 8 duets,and 3 private motor courts.The first neighborhood
at Fallon Crossing, Chateau, will provide 98 homes with 3 different
floor plans.
In December 2008, the City Council approved a General Plan
Amendment for Schaefer Ranch South to convert 12 estate residential
lots to up to 104 single family detached homes.
In September 2009, the City Council approved the Emerald Vista
project(formerly Arroyo Vista)for the construction of 378 residential
units. The project includes both detached and attached housing,
Appendix B-6
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
market-rate and affordable for-sale units,and affordable senior rental
and family rental housing. The project was completed in May 2013.
In June 2010, the City Council approved 781 residential units at
Jordan Ranch: 235 single family detached units, 111 cluster homes,
94 small lot alley homes,218 townhomes and 105 mixed use units.In
December 2011, the Planning Commission approved the first two
neighborhoods in Jordan Ranch: Winwood will provide 85 single
family homes on 5,200 square foot lots with 3 different floor plans;
Mariposa will provide 81 single family homes on approximately 4,000
square foot lots with 3 different floor plans.
Phase 4 of Silvera Ranch will provide 44 single family homes with up
to 4 floor plans.
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 11: First-Time Homebuyer Assist 75 income-qualified first time Accomplishments:Between 2007 and 2013,the City assisted a total
Programs homebuyers during the planning of 54 households with first-time homebuyer loans,including:two very
In 2006, the City initiated a First Time period. Strive to provide assistance low income,one low income,44 moderate income,and seven market
In 200 , Loan Program (FTHL F st assist to approximately 15 above households.
households with financing towards the purchase moderate income, 50 moderate The City provides information on its website to First Time Homebuyers
of a home. income households and 10 low wishing to receive assistance with the purchase of their first home.
income households. The website is routinely updated to provide current information on
• Distribute FTHLP application various housing opportunities in Dublin and the region. Included on
packets at the Civic Center, City the website are the Inclusionary Zoning Regulations and adopted
website,and locations that provide Inclusionary Zoning Guidelines to assist developers with the
housing services requirements related to the development of affordable housing units.
In calendar year 2011, one particular development, The Terraces,
excelled in their marketing of the City's First time Homebuyers Loan
Program in which 5 of the 7 loans were to purchasers at the Terraces.
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 12:Second Dwelling Units Market this program through an Accomplishments:In September 2009,the City updated its Second
The City will promote the development of informational brochure. The Unit brochure. The brochure explains the purpose and intent of a
lots with existing single-family brochure will be available on the second unit as well as the permitting procedures and development
second units on lo
homes as well as new construction. City web site and at the Civic standards.The brochure is made available to the public on the City's
Center, library, senior center, and websfte and at the public counter.The City of Dublin also publishes a
Appendix B-7
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
other public locations. quarterly Housing Newsletter which is provided to the City Council,
Facilitate the construction of 15 posted on the City's website and made available to the public at the
second dwelling units within the Civic Center,library and senior center.Articles,including information
about Second Dwelling units,are routinely included in the Newsletter.
planning period.
Since 2003,a total of 89 second units have been constructed in the
City;88 of which were constructed during the last planning period.
Positano's Fallon Village development introduced second dwelling
units as an additional housing opportunity. A second dwelling unit
(also commonly referred to as an "in-law or granny unit") is a self-
contained residential dwelling located on the same lot as an existing
primary residential dwelling. Within Positano, there are several
neighborhoods that include second dwelling units which are outlined
below. In addition, in 2012, Schaefer Ranch (Discovery Builders)
incorporated 6 secondary dwelling units into their project. Also in
2012, the first permits were issued for Standard Pacific's first duet
concept in the City of Dublin in their Chateau at Fallon Crossings
project.The project contains 106 units of which 8 are three and four
bedroom duets. The homes are located on corner lots and have
separate entries and garages. There are five homes for moderate
income families and three homes for low income families.Throughout
the planning period, building permits have been issued for the
following second dwelling units:
Livorna C-1 =8
Cortona C-2=6
Calabria-D-2=2
Schaefer Ranch=4
Chateau=4
The City expects an additional 30 second units to be constructed
during the current Housing Element planning period(2015-2023).
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Appendix B-8
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
Program 13:Homeless Assistance Continue to fund emergency shelter Accomplishments:Funds for Dublin residents for this program were
The City will continue to support the Alameda programs in the Tri-Valley area to exhausted in 2010, therefore, no new Dublin residents received
Homeless Continuum of Care Council house residents in need of assistance during the 2011,2012 or 2013 reporting periods;however,
County
County and support agencies and emergency shelter. the City of Dublin continues to support the Tri-Valley Haven's
Domestic Violence Shelter and Homeless Shelter through Community
organizations that seek to address the problem Continue to participate in regional Support Grant funds.
of homelessness throughout the region. collaborations to address
homelessness. Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 14: Tri-Valley Affordable Housing Participate in at least one Accomplishments:In March 2011,the City participated in the Better
Committee affordable housing fair annually Homes & Gardens Tri-Valley Realty's Housing Assistance Forum
The City will continue to seek rants and throughout the planning period. which highlighted various affordable housing programs throughout the
y 9 Tri-Valley.In addition,in June 2011,the City,in conjunction with Tri-
partnerships with housing providers, civic Valley Affordable Housing Committee, coordinated and hosted a
organizations, and neighboring cities to defray Symposium—"Is the Real Estate Market Meeting the Needs for First
costs associated with this fair. Time Homebuyers?° — Real estate and mortgage professionals
The City will also continue to support local gathered to discuss this interesting topic.
housing service providers which are Continued Appropriateness: This program continues to be
coordinated by the Tri-Valley Affordable appropriate and is included in the 2015-2023 Housing Element.
Housing Committee.
Appendix B-9
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program I Timeframe and objectives Evaluation
3. Provision of Adequate Housing Sites
Program 15:Residential Sites Inventory Annually evaluate the land Accomplishments: The City annually evaluates land availability to
The City will continue to use specific plans, availability to meet the remaining meet its remaining RHNA.Table C-35 in Appendix C of the updated
planned development, and zoning to ensure RHNA. Ensure adequate capacity Housing Element demonstrates that the City has adequate vacant
exists to accommodate the sites available to accommodate the remaining RHNA of 1,730 units.
that adequate sites are available zoning defined by
state housing lement law, Government Code remaining RHNA of 1,730 units Table C-35 in Appendix C of the update Housing Element
section 65583) to accommodate the City's demonstrates that the City has adequate vacant sites available to
Regional Housing Needs Allocation(RHNA)for moderate income units). accommodate the remaining RHNA of 1,730 units. The City will
all income groups. Each year, as part of the Propose modifications to be continue to monitor projects to ensure that development proposals are
City's annual evaluation of its implementation of implemented as needed as part of consistent with the updated Housing Element.
the General Plan, the City will compare the the City's ongoing planning efforts Continued Appropriateness: This program continues to be
remaining supply of land by zoning, specific or at the time development appropriate and is included in the 2015-2023 Housing Element.
plan, or planned development in relation to the proposals are submitted to the City.
City's remaining unmet RHNA. Should the City
identify a potential shortage of sites with
appropriate densities,it will use the specific plan
and planned development process to provide
adequate sites for future residential
developments.
Program 16:Arroyo Vista Site • Strive to achieve 180 affordable Accomplishments:The Dublin City Council approved a General Plan
In the summer of 2006, the Dublin Housing housing units on the site, including Amendment,Planned Development Rezone with a Stage 1 and Stage
Authority reviewed proposals for the 20 extremely low, 40 very low, 50 2 Development Plan,Tentative Map, Site Development Review and
reconstruction of the Arroyo Vista project. The low,and 70 moderate income units. associated environmental review for the Arroyo Vista project in
Housing Authority selected a conceptual September 2009.The project includes the demolition of 150 existing
9 Y p Ensure compliance with all affordable housing units and the construction of 378 new housing
development plan and authorized staff to begin applicable relocation,displacement, units(both attached and detached)including market rate, affordable
negotiations with a development team of Eden and replacement housing senior housing, affordable family housing, a child care center and
Housing and Citation Homes to redevelop the requirements.
existing site with approximately 378 housing community building. The project includes approximately 194
units,in a combination of affordable and market
affordable units in various income categories.
rate, rental and ownership units. HUD has The Dublin Housing Authority adopted a Relocation Plan for the
approved the disposition of the site, and City relocation of Arroyo Vista tenants and relocations were complete in
staff and the developer are proceeding with the July of 2010. The Plan provided for relocation benefits that meet or
project. exceed the requirements of applicable law.These included counseling
and advisory services, help with packing for disabled and senior
residents if requested, security deposits, credit check fees,
com arable re lacement housin in the form of a Section 8 voucher
Appendix B-10
City of Dublin
Housing Element(2015-2023)
Table 8-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
or,if ineligible,a replacement housing payment,and a 150-day notice
to move(upon notice).The Relocation Plan demonstrates that there
are adequate available housing resources for the displaced
households and that the Dublin Housing Authority provided advisory
assistance and relocation benefits necessary to ensure that all
households are adequately housed in the event of displacement.The
Relocation Plan also demonstrated that the impacts of displacement
was mitigated by the provision of relocation benefits. As the new
redeveloped project progressed,former tenants were sent notices to
keep them abreast of the status of the project. Former tenants were
given contact information regarding the purchase of a home or future
rental opportunities.The project was completed in May 2013.
Continued Appropriateness: This program is completed and is no
longer included in the 2015-2023 Housing Element.
Program 17:Dublin Transit Center Facilitate the review, approval Accomplishments:In June 2008,construction was completed on the
In December 2002,a Master Development Plan and/or construction of 900 housing Elan at Dublin Station project,a 257 unit condominium complex at the
for the Dublin Transit Center was approved by units during the planning period. Dublin Transit Center. In September 2008, construction was
completed on the Avalon at Dublin Station project, a 305-unit
the City Council.The Transit Center is located apartment community at the Dublin Transit Center. In March 2011,
adjacent to the existing Dublin/Pleasanton Avalon Bay Communities was approved to construct 505 high-density
BART Station. Up to 1,800 units of high density residential apartment units at the Dublin Transit Center. 10%of the
residential housing is allowed within the Dublin units will be set-aside for moderate income households.The project is
Transit Center area. The City will continue to currently under construction.To date,a total of 1,067 units have been
implement the Master Development Plan as a constructed or are under construction at the Dublin Transit Center.
means of expanding housing opportunities for
housing needs of all segments of the Continued Appropriateness:This program is completed and is no
community. longer included in the 2015-2023 Housing Element.
4. Removal of Governmental Constraints
Program 18:Fee Deferment or Amortization Assist 100 units through the Accomplishments: The City currently participates in the Statewide
deferment or amortization of fees, Community Infrastructure Program(SCIP).In 2010,the City expanded
The City will continue to offer deferment or
amortization of planning/development fees for subject to funding availability (15 their participation to include mufti-family and mixed use residential
extremely low,25 very low,35 low, projects.
senior housing units and affordable units for and 25 moderate income units).
lower and moderate income households to Continued Appropriateness: This program continues to be
reduce the initial cost impact on an affordable appropriate and is included in the 2015-2023 Housing Element.
housing project. The City will determine on a
case-by-case basis the financial need of the
Appendix B-11
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
project and the most appropriate type of
assistance based on the City's Inclusionary
Zoning Ordinance.
Program 19:Universal Design Ordinance Produce a brochure on universal Accomplishments:The City developed a brochure on the Universal
In 2007, the City adopted a Universal Design design, resources for design Design Ordinance after its adoption in December 2007.The brochure
Ordinance that requires new single-family home approaches, and compliance with was updated in September 2009 to include more current information
developers to install base universal design City requirements in 2009, on useful websites relating to Universal Design. The brochure and
features in all single-family developments of 20 Brochure and other related other related information regarding the Ordinance has been posted to
or more homes. The Universal Design information will be posted at the the City's website and is also available at the public counter.In 2010,
Ordinance is substantially the same D the City website and distributed at there was an update to the Ordinance to meet the current building
Model Universal Design Local Ordinance public counters. code.This update took effect January 1,2011.In November 2012,the
adopted by the California Department of brochure was reviewed and minor updates were made.
Housing and Community Development. Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 20:Reasonable Accommodation Revise Zoning Ordinance to amend Accomplishments:Zoning Ordinance Amendments were adopted by
The City will adopt a formal ministerial process definition of"family"and to prepare the City Council in April 2011.
for ersons with disabilities to seek relief from a formal reasonable
development Continued A
p to accommodation procedure within Appropriateness: This program is completed and is no
the strict or literal application one year of the adoption of the longer included in the 2015-2023 Housing Element.
standards to enable them to enjoy their
dwellings like other residents in Dublin, and to Housing Element.
grant accommodations for new development of
housing for persons with disabilities.
Dublin's Zoning Ordinance defines a"family"as
one or more persons occupying a dwelling and
living as a single,non-profit housekeeping unit,
as distinguished from a group occupying a
hotel,club,fraternity or sorority house. A family
includes any servants and four or fewer
boarders. Based on court decisions, the
definition of family should not distinguish
between related and unrelated persons and
should not impose limitations on the number of
persons that may constitute a family. Because
six or fewer disabled persons could be
considered"boarders"of a licensed community
care facility,the City's current definition of family
Appendix B-12
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
can be viewed as a potential constraint on
housing for persons with disabilities. The City
will revise its definition to eliminate references to
the number of individuals that can comprise a
single housekeeping unit.
Program 21:Emergency Shelters Accomplishments:Zoning Ordinance Amendments were adopted by
The Zoning Ordinance will be amended to the City Council in April 2011.
permit emergency shelters with a ministerial Continued Appropriateness:This program is completed and is no
permit within the M-1 zone district pursuant to longer included in the 2015-2023 Housing Element.
SS 2 enacted in 2007. The M-1 zone district
covers approximately 180 acres on 67 parcels • Revise the Zoning Ordinance within
in Dublin. The parcels are located along one year of the adoption of the
transportation routes and are developed with a Housing Element to accommodate
mix of light industrial, office, and warehousing Emergency Shelters consistent with
uses. Adequate capacity exists either through SB 2.
redevelopment of older uses or through
adaptive reuse of older structures to
accommodate at least one year-round
emergency shatter to accommodate the City's
estimated homeless population of 39.
Program 22:Transitional Housing Revise the Zoning Ordinance to Accomplishments:Zoning Ordinance Amendments were adopted by
The Zoning Ordinance will be amended to accommodate transitional housing the City Council in April 2011.The City will facilitate the development
T the penance requirements for consistent with SB 2 within one of transitional housing for persons with disabilities and extremely low
clarify he
transitional housing tong ies. For transitional year of the adoption of the Housing income households using in-lieu fees.
housing hat operates as group housing, Element. Continued Appropriateness: This ro ram is completed and is no
9 P 9 P 9. program P
City's permitting requirements for community Facilitate the development of longer included in the 2015-2023 Housing Element.
care facilities apply, consistent with the transitional housing for persons
Lanterman Developmental Disabilities Services with disabilities and extremely low
Act. For transitional housing that is regular income households using in-lieu
housing, such housing will be permitted where fees.
similar housing is otherwise permitted.
Program 23:Supportive Housing Revise the Zoning Ordinance to Accomplishments:Zoning Ordinance Amendments were adopted by
To facilitate and encourage the provision of accommodate supportive housing the City Council in April 2011.The City will facilitate the development
housing Dublin, the Zoning consistent with SB 2 within one of supportive housing for persons with disabilities and extremely low
supportive
Ordinance will in amended clarify the year of the adoption of the Housing income households using in-lieu fees.
Element.
Appendix B-13
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
permitting requirements for supportive housing
facilities. For supportive housing that operates Facilitate the development of Continued Appropriateness: This program is completed and is no
as group housing, the City's permitting supportive housing for persons with longer included in the 2015-2023 Housing Element.
requirements for community care facilities apply, disabilities and extremely low
consistent with the Lanterman Developmental income households using in-lieu
Disabilities Services Act.For supportive housing fees.
that is regular housing, such housing will be
permitted where similar housing is otherwise
permitted.
Program 24:Single Room Occupancy(SRO) Accomplishments:Zoning Ordinance Amendments were adopted by
Units the City Council in April 2011.The City will encourage the inclusion of
The Zoning Ordinance will be amended to SRO/efficiency units in large-scale developments to offer a range of
housing choices.
facilitate and encourage the provision of SROs
consistent with AB 2634 enacted in 2007. Revise the Zoning Ordinance within Continued Appropriateness: This program is completed and is no
SROs will be conditionally permitted in the C-2 one year of the adoption of the longer included in the 2015-2023 Housing Element.
(General Commercial)zone. Criteria that would Housing Element to accommodate
be used to review Conditional Use Permit(CUP) Single Room Occupancy units
applications for SROs pertain to performance
standards. Potential conditions for approval of consistent with AB 2634.
these facilities may include hours of operation, . Encourage the inclusion of
parking, security, loading requirements, and SRO/efficiency units in large-scale
management. Conditions would be similar to developments to offer a range of
those for other similar uses in the same zones. housing choices.
The required findings for approval of a CUP are
stated in Section 8.100.060 of the Zoning
Ordinance and are the same findings currently
required for approval of large community care
facilities.
5. Promotion of Equal Housing Opportunity
Program 25:Equal Housing Opportunity . Provide referrals to appropriate Accomplishments:The City of Dublin website provides a link for fair
The City of Dublin contracts through Alameda agencies for services. housing issues which directs interested readers to the Eden Council
Count with ECHO Housing to investigate fair for Hope and Opportunity (ECHO) Housing and to the State of
Y 9 9 • Distribute fair housing information California Consumer Affairs Office booklet"California Tenants:Guide
housing complaints and provide fair housing to public locations. to Residential Tenants and Landlord's Rights and Responsibilities."In
counseling and mediation services. The City's addition, the City contributes Community Support Grant funding to
Housing Coordinator/Specialist is the point-of- • Post information on the City y Y pp g
contact for fair housing complaints, information website. ECHO housing.
Appendix B-14
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
requests,and referrals to ECHO housing.
Distribute information to real estate Fair housing information,in the form of brochures and pamphlets,has
agents, rental property been made available at the City's public counter as well as links on
owners/managers, and financial the City's web site to appropriate agencies.In addition,the City hosts
institutions in Dublin. a booth at the City's annual St. Patrick's Day Festival where Eden
Council for Hope and Opportunity (ECHO) Housing distributes
Participate in Alameda County's information to the public about the services they offer including
Impediments to Fair Housing Study tenant/landlord mediation.
through the CDBG program.
Fair housing information is made available to the public on the City's
website. Through Alameda County, the City contracts with ECHO
Housing to mediate fair housing issues for Dublin residents. Real
estate agents, rental property owners/managers and financial
institutions are directed to the City's website for information or are
mailed information via the United States Postal Service.Throughout
the year,Housing Staff meets with developers,real estate agents and
landlords to discuss the City's housing programs,which may include
information on the 211 County-wide social services hotline and ECHO
Housing's services. In addition, during the annual rental monitoring
site visits to properties with below market rate units, information is
distributed to the property managers.
In 2011,with the cities of Livermore and Pleasanton,the City of Dublin
participated in the Human Services Needs Assessment Study,which
identifies social service gaps in the Tri-Valley including housing
issues. Dublin provided a representative on the consultant selection
committee for the Study as well as participated in the community
focus groups and gathering of information for the Study. In addition,
information was provided to the consultants regarding the City of
Dublin housing accomplishments in order to complete the Study.
Several community events were held and a copy of the draft Study
was placed on the City's website to solicit comments from service
organizations,service consumers and the public at large in order to
incorporate public feedback in the Study. The final draft was
completed in January 2012 and the document has been posted on the
City's website.
Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Appendix B-15
City of Dublin
Housing Element(2015-2023)
Table 13-1:Summary of Program Accomplishments Since 2007
Program I Timeframe and Objectives Evaluation
6. Green Building Guidelines
Program 26:Green Building Guidelines Develop green building guidelines Accomplishments: The City of Dublin adopted a Green Building
The City Council has established as a high or ordinance within one year of Ordinance in April 2009. The Ordinance applies to all residential
priority to enhance residential green building certification of the Housing projects over 20 units. In November 2010, the City adopted a new
requirements to create a mandatory Green Element. Green Building Code. The Ordinance went into effect January 1,
2012.
Building self-certification program as part of the Create brochures to describe
permitting process. program requirements and methods A brochure was developed in April 2009 at the time the Green
of compliance within six months of Building Ordinance was adopted. The brochure was revised in
the adoption of the September 2009 to include various examples of Green Building.
guidelines/ordinance. Continued Appropriateness: This program continues to be
appropriate and is included in the 2015-2023 Housing Element.
Program 27:Energy Conservation Implement applicable Waste Accomplishments: The City requires all developments to submit a
The City will promote energy conservation Management and Building Code Waste Management Plan to meet the City's Construction and Debris
through the following actions: regulations, provide Green Building Ordinance, which was adopted in January 2008. The Ordinance
training to City staff, and distribute requires the diversion of at least 50%of construction waste away from
• Continue to implement the Waste energy conservation information to landfills. In addition, the City Council adopted Green Building
Management Authority's model the public. Guidelines for Civic Buildings to promote energy efficiency.The City
ordinance on recycling of construction continues to implement the Guidelines on a project specific basis.
waste. Informational brochures and pamphlets are available on the City's
• Continue to implement state building website and at the public counter.
standards(Title 24 of the California Code The City also offers subsidized permit fees on the installation of solar
of Regulations) regarding energy roof panels for a variety of projects throughout the City of Dublin.
efficiency in residential construction. The City's Environmental Specialist and Environmental Technician
• Continue to provide on-site training for have also been Green Building Certified by the Build It Green
City Building and Planning Staff on organization.
Green building techniques. Continued Appropriateness: This program continues to be
• Continue to review proposed appropriate and is included in the 2015-2023 Housing Element.
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.
Appendix B-16
City of Dublin
Housing Element(2015-2023)
Table B-1:Summary of Program Accomplishments Since 2007
Program Timeframe and Objectives Evaluation
• 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.
Appendix B-17
City of Dublin
Housing Element(2015-2023)
Appendix C: Technical Background Report
1. Housing Needs Assessment
The Housing Needs Assessment begins with a brief history of Dublin, which is intended to
provide community context and a foundation for the analysis of demographic and housing stock
characteristics as well as various constraints to the provision of housing during the 2015-2023
Housing Element Cycle. The needs assessment identifies special housing needs among
certain population groups, evaluates housing conditions, and provides other important
information to support the goals, policies, and programs of the Housing Element to meet the
needs of current and future Dublin residents.
Brief History of Dublin
Dublin has long been known as the "crossroads" of the Bay Area.' The City now sits at the
crossroads of two major highways: Interstate 580 and Interstate-680. However, the significance
of the "crossroads" dates back almost two hundred years when Dublin was the junction of two
important stage routes - one from the Bay Area to Stockton and the other from Martinez to San
Jose. The Alamilla Spring, located in the Dublin area, provided a place for travelers to change
horses and freshen up before continuing their journey.
Development of the Dublin area began in approximately 1822. Jose Maria Amador had been
paid in land for his years of service as a Mexican soldier and as administrator of Mission San
Jose. He received a land grant of 16,517 acres in the Amador- Livermore Valley and built
several adobe homes and many small buildings used as shops. In 1852 Michael Murray and
Jeremiah Fallon came to the area from Ireland and purchased 1,000 acres from Jose Amador.
Shortly thereafter, the area began to grow; Alameda County was created from parts of Contra
Costa and Santa Clara counties in 1853. Both Murray and Fallon served on the Alameda
County Board of Supervisors. Townships were established the next year and Murray's name
was chosen for the Dublin area.
By 1877 the first schoolhouse in the Amador-Livermore Valley, along with a church, two hotels,
Green's Store, a wagon and blacksmith shop, and a shoemaker's shop were constructed in
Dublin. Mail was delivered to the Dougherty Station Hotel; thus, the area became known as
Dougherty's Station. Dougherty Station grew slowly during the first half of the 201h Century with
the first housing tracts built in the Dublin area in 1960, transforming the formerly rural
community into a suburb. Dublin grew steadily from the early 1960s as both a residential and
retail center and incorporated in 1982.
' Much of the historical information is derived from Virginia Bennett's book, "Dublin Reflections and Bits of Valley
History"(1991). Copies of this book and other historical information can be found at the Dublin Library.
Appendix C-1
City of Dublin
Housing Element(2015-2023)
A. Population Characteristics and Trends
The following section describes and analyzes the various population characteristics and trends
in Dublin that affect housing needs.
Population Growth
Dublin's population has grown steadily and dramatically over the past two decades. The number
of residents in the City increased 29 percent between 1990 and 2000-(Table C-1) and grew by
another 54 percent between 2000 and 2010. This growth has far outpaced the County's growth
rate and that of most nearby jurisdictions. The Association of Bay Area Governments (ABAG)
projects continued population growth in Dublin and surrounding communities through 2020.
Most of the projected population growth in Alameda County is expected to occur through
annexation and development of city spheres of influence and areas around unincorporated
communities such as Castro Valley.
Table C-1: Population Growth
Po ulation % Change
Jurisdiction 1990 2000 2010 2020 1990- 2000- 2010-
2000 2010 2020
Castro Valley 48,619 57,292 61,388 N/A 18% 7% N/A
Dublin 23,229 29,973 46,036 54,200 29% 54% 18%
Livermore 56,741 73,345 80,968 88,000 29% 10% 9%
Pleasanton 50,553 63,654 70,285 76,800 16% 10% 9%
San Ramon 35,303 44,722 72,148 76,800 27% 61% 6%
Alameda 1,279,182 1,443,741 1,510,271 1,654,200 13% 5% 10%
Count
Source: Census, 1990, 2000,&2010;
Association of Bay Area Governments(ABAG)—Projections,2013.
Note:ABAG data not available for the unincorporated community of Castro Valley.
Age Composition
A population's age characteristics are also an important factor in evaluating housing and
community development needs and determining the direction of future housing development.
Typically, distinct lifestyles, family types and sizes, incomes, and housing preferences
accompany different age groups. As people move through each stage of life, housing needs
and preferences change. For example, young householders without children usually have
different housing preferences than middle-age householders with children or senior
householders living alone.
Dublin's population is, as measured by the median age of its residents, slightly younger than
most neighboring communities and the County as a whole. In 2010, Dublin's median age was
35.3 years, while the County's median age was 36.6. The City's proportion of young residents
(22 percent) and seniors (seven percent) has remained fairly stable since 2000 and was the
lowest among its neighbors in 2010, suggesting that a significant proportion of Dublin's
population is of workforce age (Table C-2).
Appendix C-2
City of Dublin
Housing Element(2015-2023)
Table C-2: Age Characteristics
Jurisdiction
Under 18 years Over 65 years Median Age 1990 2000 2010 1990 2000 2010 2010
Castro Valley 22% 24% 23% 15% 15% 13% 41.2
Dublin 23% 21% 22% 3% 5% 7% 35.3
Livermore 27% 28% 26% 7% 8% 10% 38.3
Pleasanton 26% 28% 27% 5% 8% 11% 40.5
San Ramon 27% 26% 30% 4% 6% 8% 37.1
Alameda County 24% 25% 23% 11% 10% 11% 36.6
Source:Census, 1990, 2000, &2010.
The most noticeable shift in the City's age distribution was among working age residents (Figure
C-1). Dublin's workforce is beginning to age. Since 1990, the proportion of 25 to 44 year olds
dropped by eight percentage points, while the proportion of 45 to 64 year olds increased by
eight percentage points. This could be an indication of the City's residents aging in place.
Should this trend continue, Dublin's senior population could see a significant increase in the
coming years.
Figure C-1:Age Distribution, 1990-2010
50%
45%
40%
35%
30%
25%
20%
15%
10%
5%
0% Under 5 5 to 17 18 to 24 25 to 44 45 to 64 65 & Up
1990 7% 15% 12% 46% 16% 3%
■2000 6% 21% 3% 44% 21% 5%
■2010 7% 15% 8% 38% 24916 70%/.
Source: Census, 1990,2000, &2010.
Appendix C-3
City of Dublin
Housing Element(2015-2023)
Race and Ethnicity
Household characteristics, income levels, and cultural backgrounds tend to vary by race and
ethnicity, often affecting housing needs and preferences. Studies have suggested that different
racial and ethnic groups also differ in their attitudes toward and/or tolerance for "housing
problems" as defined by the federal Department of Housing and Urban Development (HUD),
including overcrowding and housing cost burden.2 According to these studies, perceptions
regarding housing density and overcrowding tend to vary between racial and ethnic groups.
Especially within cultures that prefer to live with extended family members, household size and
overcrowding also tend to increase. In general, Hispanic and Asian households exhibit a
greater propensity than the White households for living in extended families.
Since 1990, the City's population has grown significantly more diverse. Dublin's White
population, which made up the majority of the City's residents in 1990, has decreased by 28
percent, while the Asian population has increased by 21 percent. As of 2010, approximately 44
percent of Dublin residents were White/Caucasian, 27 percent Asian/Pacific Islander, 15
percent Hispanic/Latino, nine percent Black/African-American, and five percent were identified
as belonging to two or more or other races (Figure C-2). The 2000 Census allowed
respondents to classify themselves as belonging to "Two or More" races for the first time. This
change in methodology may explain most of the increase between 1990 and 2000 among
residents who classified themselves as belonging to "Other" races.
Figure C-2: Race and Ethnicity, 1990-2010
80%
70%
60%
50%
40%
30%
20%
10% —
0%
White/ Hispanic/ Black/African Asian/Pacific Other
Caucasion Latino American Islander
1990 72% 10% 11% 6% 1%
1-2000, 62% 14% 10% 10% 4%
■20-101 44% 15% ( 9% 27% 5% €
Source: Census, 1990, 2000, &2010.
2 Studies include the following: "The Determinants of Household Overcrowding and the Role of Immigration in
Southern California" by S.Y. Choi (1993), "The Changing Problem of Overcrowding" by D. Myers, William Baer,
and S.Y. Choi (1996); and "Immigration Cohorts and Residential Overcrowding in Southern California" by D.
Myers and S.W. Lee(1996).
Appendix C-4
City of Dublin
Housing Element(2015-2023)
Dublin's population is more diverse compared to most nearby jurisdictions, with the exception of
San Ramon, but not as diverse as Alameda County overall (Table C-3).
Table C-3: Race/Ethnicity 2010
White/ Hispanic/ Black/ Asian/
Jurisdiction Caucasian Latino African Pacific Other
American Islander
Castro Valley 44% 15% 9% 27% 5%
Dublin 62% 14% 10% 10% 4%
Livermore 65% 21% 2% 9% 4%
Pleasanton 61% 10% 2% 23% 4%
San Ramon 49% 9% 3% 36% 5%
Alameda County 1 34% 1 23% 1 12% 1 27% 1 5%
Source: Census,2010.
B. Employment Profile
An assessment of community needs must consider the occupational profile of City residents.
Incomes associated with different jobs and the number of workers in a household determines
the type and size of housing a household can afford. In some cases, the types of jobs held by
residents can affect housing needs and demand (such as in communities with military
installations, college campuses, and seasonal agriculture).
Occupation and Labor Participation
The American Community Survey (ACS) provides information about employment in the City. As
of 2011, Management, Business, Science, and Arts and Sales and Office occupations were the
two largest occupational categories in Dublin (Table C-4). These categories accounted for 79
percent of the jobs held by the City's residents. By comparison, these occupations comprised
approximately 68 percent of the jobs held by Alameda County residents.
Table C-4: Employment Profile
Occupations of Residents Dublin Alameda County
Management, Business, Science, and Arts 10,935 51% 320,025 45%
Service 2,444 11% 110,213 15%
Sales and Office 6,050 28% 166,801 23%
Natural Resources, Construction, and 1,002 5% 52,037 7%
Maintenance
Production, Transportation, and Material Moving 1 1088 1 5% 68,959 10%
Management, Business, Science, and Arts 1 10,935 51% 320,025 45%
Source:American Community Survey(ACS), 2007-2011.
Employment growth typically leads to strong housing demand, while the reverse is true when
employment contracts. The City adopted a Commercial Linkage Fee in 2005. The Commercial
Linkage Fee is collected and deposited into the Inclusionary Zoning In-lieu Fee fund for the
funding of affordable housing programs. As of April 1, 2014, the In-Lieu Fee fund has a balance
Appendix C-5
City of Dublin
Housing Element(2015-2023)
of $7,013,816. The City will continue to implement its Commercial Linkage Fee program as a
means of generating revenue to increase the supply of affordable housing in Dublin.
Income by Occupation
Management occupations were the highest paid occupations in the Alameda County region in
the first quarter of 2013, while food preparation, service-related, and sales occupations were
among the lowest paid occupations (Table C-5). In 2011, a larger proportion of Dublin residents
were employed in higher paying occupations compared to the employed residents of Alameda
County as a whole. This pattern would explain the City's higher median income (see Figure C-4
later).
Table C-5: Average Salary by Occupation, Alameda County (Part of Oakland-
Fremont-Hayward MD)-2013
Occupations Average Salary
Management $128,829
Legal $114,903
Healthcare Practitioners and Technical $104,128
Architecture and Engineering $98,276
Computer and Mathematical $96,170
Life, Physical and Social Science $82,507
Business and Financial Operations $82,609
Construction and Extraction $62,371
Education, Training and Library $61,125
Arts, Design, Entertainment, Sports and Media $59,691
All Occupations $59,886
Protective Services $58,723
Community and Social Service $56,123
Installation, Maintenance and Repair $54,576
Sales and Related $45,801
Office and Administrative Support $43,231
Production $40,896
Transportation and Material Moving $40,687
Healthcare Support $37,118
Buildings and Grounds Cleaning and Maintenance $33,095
Personal Care and Service $28,138
Farming, Fishing and Forestry $26,854
Food Preparation and Serving Related $22,940
Source: State Employment Development Department, 2013.
Appendix C-6
City of Dublin
Housing Element(2015-2023)
C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit. This definition
includes single persons living alone, families related through marriage or blood, and unrelated
individuals living together. Persons living in retirement or convalescent homes, dormitories, or
other group living situations are not considered households. Information on household
characteristics is important to understand the growth and changing needs of a community.
Household Type
According to the Census, Dublin was home to 14,913 households in 2010. Of these
households, 28 percent were single-person households and 11 percent were headed by seniors
(Table C-6). Dublin's household characteristics were in many ways similar to characteristics of
households in nearby jurisdictions. However, the City does have the lowest proportion of
senior-headed households in the region.
Table C-6: Household Characteristics
Single- Senior- Families Single- Large
Jurisdiction Person Headed with Parent Households
Households Households Children Households
Castro Valley 28% 22% 33% 9% 11%
Dublin 21% 11% 37% 7% 10%
Livermore 21% 18% 36% 8% 12%
Pleasanton 19% 18% 41% 36% 10%
San Ramon 19% 12% 46% 6% 11%
Alameda County 26% 18% 31% 9% 13%
Source:Census,2010.
Different household types generally have different housing needs. Seniors or young adults often
comprise the majority of the single-person households and tend to reside in apartment units,
condominiums, or smaller single-family homes. Families often prefer larger single-family
homes. Dublin's housing stock provides a range of unit types to meet the needs of all of its
residents. Roughly, 54 percent of the City's housing stock is comprised of detached single-
family units and approximately 33 percent are multi-family units, which include apartments and
condominiums.
Household Size
Household size identifies sources of population growth and household overcrowding. A
community's average household size will increase over time if there is a trend towards larger
families. In communities where the population is aging, the average household size may
decline. Dublin's average household size in 2010 (2.70) was equal to the average household
size in the County (2.70) but less than most neighboring cities, with the exception of Castro
Valley (2.69) (Figure C-3). Dublin's average household size has increased since the 2000
Census, as did the average household size in most neighboring jurisdictions.
Appendix C-7
City of Dublin
Housing Element(2015-2023)
Figure C-3: Average Household Size -2000-2010
2.85
2.80
2.75 —
2.70 --
b
2.65 -- -- —
2.60
2.55
2.50 —
2.45 —
2.40
Castro Dublin Livermore Pleasanton San Alameda '
i
Valley ; j _ Ramon j County i
2000 2.58 2.65 I 2.80 2.72 2.63 i 2.71
F-2010 2.69 2.70 2.76 2.77 2.85 2.70
Source: Census,2000&2010.
Household Income
Table C-7: Household Income Distribution
Household income is an important
consideration when evaluating housing and Household Income Dublin County
community development needs because lower Less than$15,000 4% 10%
income typically constrains a household's $15,000- $24,999 3% 8%
ability to secure adequate housing or services. $25,000-$34,999 4% 7%
While housing choices, such as tenure $35,000-$49,999 6% 11%
(owning versus renting) and location of
residences, are very much income-dependent, $50,000- $74,999 14% 16%
household size and type often affect the $75,000-$99,999 12% 12%
proportion of income that can be spent on $100,000-$149,999 28% 17%
housing. $150,000 or more 29% 18%
According to the 2007-2011 ACS, just four I Total 100% 100%
percent of Dublin households earned incomes Source: American Community Survey (ACS), 2007-
less than $15,000 in 2011, while three percent 2011.
of households earned incomes between $15,000 and $24,999 (Table C-7). Approximately 10
percent of City households earned incomes between $25,000 and $49,999, while roughly 26
percent had incomes between $50,000 and $99,999. More than 57 percent of Dublin
households earned $100,000 or more. Generally, Dublin households earned higher incomes
than households countywide. The ACS estimated that the median household income in Dublin
was $111,481 in 2011, while the median income for the County was estimated at $70,821
(Figure C-4).
Appendix C-8
City of Dublin
Housing Element(2015-2023)
Figure C-4: Median Household Income-2011
$140,000
$118,713 $124,014
$120,000
$100,000 $96,322
$82,370
$80,000 ��n Rya
$60,000
$40,000
$20,000
$0
Castro Dublin Livermore Pleasanton San Alameda
Valley Ramon County
Source:American Community Survey(ACS),2007-2011.
The State and Federal government classify household income into various groups based upon
its relationship to the County Area Median Income (AMI) and adjusted for household size. In
2010, approximately 83 percent of Dublin households earned moderate or above moderate
incomes and only 17 percent of households earned lower incomes (Table C-8).4
Table C-8: Households by Income Category-2010
Income Category(%of County AMI) Households Percent
Extremely Low(30% or less) 750 6%
Very Low(31 to 50%) 695 5%
Low(51 to 80%) 850 6%
Moderate or Above (over 80%) 10,975 830X
Total 13,270 100%
Source: Department of Housing and Urban Development (HUD), Comprehensive
Housing Affordability Strategy(CHAS), based on American Community Survey(ACS),
2006-2010.
4 Data was obtained from the Comprehensive Housing Affordability Strategy (CHAS) prepared for HUD by the
Census Bureau using 2006-2010 American Community Survey(ACS)data.
Appendix C-9
City of Dublin
Housing Element(2015-2023)
Overcrowding
An overcrowded housing unit is defined as a unit occupied by more than one person per room.5
Overcrowding can result when there are not enough adequately sized units within a community,
when high housing costs relative to income force too many individuals to share a housing unit
than it can adequately accommodate, and/or when families reside in smaller units than they
need to devote income to other necessities, such as food and health care. Overcrowding also
tends to accelerate deterioration of housing. Therefore, maintaining a reasonable level of
occupancy and alleviating overcrowding are important City goals to enhance quality of life for
residents and aesthetic quality of neighborhoods.
In 2011, overcrowding affected only two percent of Dublin households. By comparison, six
percent of Alameda County households were living in overcrowded conditions. The incidence of
overcrowding was equal among both renter- and owner-households (two percent each).
Although these estimates show overcrowding by tenure to be near equal, proportions of housing
units with more than three bedrooms by tenure suggests an inadequate supply of larger rental
units. While 64 percent of occupied housing units in the City had more than three bedrooms
(the minimum size considered large enough to avoid most overcrowding issues for large
households), only 13 percent of these units were occupied by renters.
Although a portion of overcrowding problems is likely attributable to a lack of larger housing
units available for rent, the incidence of overcrowding is also influenced by other housing
problems, such as overpayment. When faced with high housing, many families opt to take on
additional roommates in order to share the cost burden or choose to reside in smaller units to
save on costs.
Overpayment (Cost Burden)
State and federal standards for housing overpayment (cost burden) are based on an income-to-
housing cost ratio of 30 percent and above. Households paying more than 30 percent of their
income on housing have limited remaining income for other necessities. Above moderate
income households generally are capable of paying a larger proportion of income for housing;
therefore, estimates of housing overpayment generally focus on lower and moderate income
households. In 2010, 42 percent of all Dublin households overpaid for housing. Furthermore,
overpayment was more likely to affect homeowners rather than renters (47 percent versus 33
percent, respectively). Overpayment was generally concentrated among households at the
lower income ranges and affected a larger proportion of renter-households with lower incomes
than owner-households. For households earning moderate incomes or above, overpayment
affected a larger percentage of homeowners than renters, which indicates that rental housing in
Dublin is typically affordable to moderate income households (Figure C-5).
5 Based on the Census Bureau's definition of"room,"which excludes bathrooms, porches, balconies, foyers, halls,
or half-rooms. See 2000 Census Long Form, question#37.
Appendix C-10
City of Dublin
Housing Element(2015-2023)
Figure C-5: Overpayment by Household Income
100%
90%
80%
70%
60%
50%
40%
30%
20%
10% —
0% Extremely Moderate
Very Low Low All Income
(30% orvless) (31 to 50%) (51 to 80%) (over 80%) Levels
■Renter, 85% 97% 92% 15% 33%
■owner 1 68% 1 70% 75% 43% 47%
Source: Department of Housing and Urban Development(HUD), Comprehensive Housing Affordability
Strategy(CHAS), based on American Community Survey(ACS), 2006-2010.
D. Special Needs Populations
Certain segments of the population may have more difficulty in finding decent, affordable
housing due to their special needs. Special circumstances may be related to one's employment
and income, family characteristics, disability, and household characteristics, among other
factors. Consequently, some Dublin residents may experience a higher prevalence of housing
overpayment, overcrowding, or other housing problems than other community members.
"Special needs" groups include the following: senior households, single-parent households,
large households, persons with disabilities (including persons with developmental disabilities),
agricultural workers, military personnel, and homeless (Table C-9). This section provides a
detailed discussion of the housing needs facing each particular group as well as programs and
services available to address their housing needs.
Appendix C-11
City of Dublin
Housing Element(2015-2023)
Table C-9: Special Needs Groups
Number of Owners Renters Percent of
Special Needs Group Households or Total
Persons # % # % Households/
Person
Households that Include at 2,239 _ -- 15%
Least One Senior(Age 65+)
Senior-Headed Households 1,680 1,258 75% 422 25% 1 11%
Seniors Living Alone 578 362 63% 216 37% 4%
Single-Parent Households 1,011 1,011 7% 46,476 9% 7%
Female-Headed Households 697 __ __ __ 5%
with Children
Large Households 1,550 1,078 70% 472 30% 10%
Persons with Disabilities(Age 2,104 5%
5+)'*
Agricultural Workers 47 -- -- -- __ <1%
Military Personnel 236 -- -- -- -- <1%
Homeless 14 -- -- __ -_ <1%
Source: Census, 2010; American Community Survey (ACS), 2009-2011 and 2007-2011; and Alameda County Housing
and Community Development.
Notes:
*=2010 Census data not available. Estimate is from the 2007-2011 ACS.
**=2010 Census data not available. Estimate is from the 2007-2011 ACS. Estimate is for persons 5 years of age and over.
***=2013 Alameda Countywide Homeless Count and Survey Report,2013.
Senior Households
The population over 65 years of age is considered senior. Many senior households have special
housing needs due to their limited and/or fixed incomes, health care costs, and disabilities. In
2010, seniors comprised seven percent of all Dublin residents and approximately 11 percent of
Dublin households were headed by seniors. Of these senior-headed households, the majority
(75 percent) owned their homes, while the remainder (25 percent) rented their homes.
Approximately 47 percent of senior-headed households overpaid for their housing. Generally,
this overpayment was more likely to affect senior renters rather than senior homeowners.
Specifically, 42 percent of senior homeowners overpaid, while 58 percent of senior renters
overpaid.
Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many
seniors are faced with various disabilities. Roughly, 31 percent of Dublin's senior population
was listed as having one or more disabilities in 2011 by the ACS. Among these disabilities, the
most common were ambulatory, hearing, and independent living difficulties.
According to 2-1-1 Alameda County client statistics, householders age 62 and older represented
approximately 14 percent of all Dublin callers during Fiscal Year 2012-2013.6 Requests for
6 Fiscal Year 3012-2013 client statistics provided by Eden Information and Referral,Inc. (Eden I&R),April 2014.The
3-1-1 Alameda County program is a free, non-emergencN-, confidential, 3-digit phone number and service that provides
easy-access to housing information, and critical health and human services. The program is operated 24 hours a dav, 7
days a week with multi-lingual capabilities.
Appendix C-12
City of Dublin
Housing Element(2015-2023)
housing and shelter referrals were the most prevalent among all callers, including assistance
with senior housing information and referral. Amon other top requests were for information on
public assistance programs and legal services, including Medicaid and elder law.
Resources
The special needs of seniors can be met through a range of services, including congregate
care, rent subsides, shared housing, and housing rehabilitation assistance. According to
Community Care Licensing Division records, nine community care facilities for the elderly are
located in Dublin with a total capacity to serve 54 persons.
Affordable housing opportunities located in the City to meet the housing needs of the elderly
include:
• Carlow Court Senior Apartments at Emerald Vista—49 below market units
• Pine and Cedar Groves at Dublin Ranch Senior Apartments—292 below market units
• Wicklow Square Senior Apartments—53 below market units
Senior residents can benefit from various classes, activities, and programs offered at the Dublin
Senior Center. The Senior Center also provides a variety of free health and informational
services, including health management classes, health and memory screenings, and health
insurance counseling and advocacy.
In 2007, the City adopted a Universal Design Ordinance that requires new single-family home
developers to install base universal design features in all single-family developments of 20 or
more homes. The Universal Design Ordinance is substantially the same as the Model Universal
Design Local Ordinance adopted by the California Department of Housing and Community
Development. The City developed a brochure on the Universal Design Ordinance after its
adoption in December 2007 and has updated it periodically to ensure that current information
regarding the Ordinance is distributed. The brochure and other related information regarding the
Ordinance has been posted to the City's website and is also available at the public counter. In
2010, there was an update to the Ordinance to meet the current building code and which took
effect January 1, 2011.
Single-Parent Households
Single-parent households require special consideration and assistance because of their greater
need for day care, health care, and other facilities. Female-headed single-parent households
face greater financial difficulties because they often do not have the same earning power as
their male counterparts, thus limiting housing availability for this group. Approximately seven
percent of Dublin households were headed by single parents in 2010; the large majority of
which were headed by females (69 percent). According to the 2007-2011 ACS, 16 percent of
female headed single-parent households in Dublin had incomes below the poverty level.
Single mother with minor children households represented nearly 29 percent of all Dublin callers
to 2-1-1 Alameda County during Fiscal Year 2012-2013.6 Among top caller needs were referral
requests for low income/subsidized rental housing, public assistance program, legal services,
information services, and individual and family support services.
Appendix C-13
City of Dublin
Housing Element(2015-2023)
Resources
Limited household income constrains the ability of these households to afford adequate housing
and provide for childcare, health care, and other necessities. Finding adequate and affordable
childcare is a pressing issue for many families with children. While the City has no specific
housing programs targeted at single-parent households, the City's overall efforts to expand
affordable housing opportunities will help meet the needs of single-parent households. The City
also offers a Youth Fee Assistance Program to enable households with limited income to
participate in City-sponsored recreation programs that may be beneficial to single-parent
households. Youth programs that are offered include various preschool, elementary and middle
school after school programs, and children and teen recreation and educational classes.
In February 2010, the City amended the Zoning Ordinance to streamline the approval of Large
Family Day Care Homes and in February 2014 amended the Zoning Ordinance to streamline
the approval of Day Care Centers. Both Zoning Ordinance amendments reduce the cost and
time associated with establishing child care facilities in the City.
Large Households
Large households (households with five or more members) are identified as a group with special
housing needs because of the limited availability of adequately sized, affordable housing units.
Large households with lower incomes frequently occupy smaller and more affordable dwelling
units to offset potential cost burden, which in turn can accelerate unit deterioration.
Approximately 10 percent of Dublin households could be classified as large households in 2010.
Over 30 percent of these households rented their homes. As previously discussed, the
availability of adequately sized, affordable rental units in Dublin is limited. About 64 percent of
occupied housing units in the City had more than three bedrooms (adequate size for larger
households) in 2011; however, only a small portion of these units (13 percent) were occupied by
renters.
2-11 Alameda County client statistics indicate that approximately seven percent of Dublin callers
during Fiscal Year 2012-2013 were large households.6 Referral requests for rental and utility
payment assistance, food stamps, and eviction prevention assistance were highly prevalent
among all callers.
Resources
The City's large households can benefit from the housing programs and services that are
available to all of the City's lower and moderate income households, such as the Housing
Choice Voucher program, Commercial Linkage Fee Program, Inclusionary Zoning Program, and
Housing Rehabilitation Assistance Program. Such efforts help reduce overcrowding and
overpayment among lower and moderate income households, and help reduce the number of
large households formed by families or individuals sharing housing arrangements.
Persons with Disabilities
Disability is a physical or mental condition that substantially limits one or more major life
activities. Physical disabilities can hinder access to housing units of conventional design, as
well as limit the ability to earn incomes sufficient to avoid housing cost burden. The ACS
Appendix C-14
City of Dublin
Housing Element(2015-2023)
estimates that five percent of Dublin residents over five years of age had a disability in 2011.
The ACS also tallied the number of disabilities by type for residents with one or more
disabilities. Among the disabilities tallied, ambulatory difficulties were the most prevalent,
especially among the City's senior residents. Hearing, cognitive, and independent living
difficulties were also common (Table C-10).
Table C-10: Disability Status
Disabilities Tallied
Disability by Age and Type
Age 5 to 17 Age 18 to 64 Age 65+ Total
With a hearing difficulty 13% 32% 48% 38%
With a vision difficulty 24% 18% 21% 20%
With a cognitive difficulty 88% 31% 27% 34%
With an ambulatory difficulty 13% 39% 57% 45%
With a self-care difficulty 36% 19% 17% 19%
With an independent living difficulty -- 37% 30% 31%
Total Persons with Disabilities 164 949 991 2,104
Source:American Community Survey(ACS),2009-2011.
Notes:
1. Tallied only for persons five years and over.
2. Persons may have multiple disabilities.
Four factors— affordability, design, location and discrimination — can limit the supply of housing
available to households of persons with disabilities. The most obvious housing need for
persons with disabilities is housing that is or can be adapted to their needs. Most single-family
homes are inaccessible to people with mobility and sensory limitations. Housing may not be
adaptable to widened doorways and hallways, access ramps, larger bathrooms, lowered
countertops and other features necessary for accessibility. The cost of retrofitting a home often
makes homeownership cost-prohibitive, even .for individuals or families who could otherwise
afford a home. Furthermore, some providers of basic homebuying services do not have offices
or materials that are accessible to people with mobility, visual or hearing impairments.
Households that had a household member with a disability represented nearly 34 percent of all
Dublin callers to 2-1-1 Alameda County during Fiscal Year 2012-2013.6 Referral requests for
help with Medicaid and other medical information, and in home assistance were among the top
needs of all callers.
Persons with Developmental Disabilities
A recent change in State law requires that the Housing Element discuss the housing needs of
persons with developmental disabilities. As defined by the Section 4512 of the Welfare and
Institutions Code, "developmental disability" means "a disability that originates before an
individual attains age 18 years, continues, or can be expected to continue, indefinitely, and
constitutes a substantial disability for that individual. As defined by the Director of
Developmental Services, in consultation with the Superintendent of Public Instruction, this term
shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also
include disabling conditions found to be closely related to mental retardation or to require
treatment similar to that required for individuals with mental retardation, but shall not include
other handicapping conditions that are solely physical in nature." This definition also reflects the
Appendix C-15
City of Dublin
Housing Element(2015-2023)
individual's need for a combination and sequence of special, interdisciplinary, or generic
services, individualized supports, or other forms of assistance that are of lifelong or extended
duration and are individually planned and coordinated.
The State Department of Developmental Services (DDS) currently provides community based
services to approximately 243,000 persons with developmental disabilities and their families
through a statewide system of 21 regional centers, four developmental centers, and two
community-based facilities. The Regional Center of the East Bay (RCEB) is one of 21 regional
centers in the State of California that provides point of entry to services for people with
developmental disabilities. The RCEB is charged by the State of California with the care of
people with developmental disabilities, defined as those with severe, life-long disabilities
attributable to mental and/or physical impairments. The RCEB is a private, non-profit community
agency that contracts with local businesses to offer a wide range of services to individuals with
developmental disabilities and their families.
The following information from Area Board 5 of the State Council on Developmental Disabilities
provides a closer look at the disabled population. Data shown in Table C-11 estimates the
number of Dublin individuals with developmental disabilities, including both RCEB consumers
and those unaffiliated with the RCEB.
Table C-11: Developmentally Disabled Residents, by Age, for Dublin, 2014
0-14 15-22 23-54 55-65 65+Years Total
Years Years Years Years
Dublin Total 188 128 174 28 2 520
Source: State Council on Developmental Disabilities,Area Board 5,2014.
Many developmentally disabled persons can live and work independently within a conventional
housing environment. More severely disabled individuals require a group living environment
where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person's living situation as a child to an
appropriate level of independence as an adult.
Resources
Services for persons with disabilities are typically provided by both public and private agencies.
State and Federal legislation regulate the accessibility and adaptability of new or rehabilitated
multi-family apartment complexes to ensure accommodation for individuals with limited physical
mobility. As mentioned previously, in 2007, the City adopted a Universal Design Ordinance that
requires new single-family home developers to install base universal design features in all
single-family developments of 20 or more homes. The City developed a brochure on the
Universal Design Ordinance and has updated it periodically to ensure that current information
regarding the Ordinance is distributed. The brochure and other related information has been
posted to the City's website and is also available at the public counter.
Appendix C-16
City of Dublin
Housing Element(2015-2023)
Housing options for persons with disabilities also include various community care facilities.
Combined, these facilities offer a capacity of 88 beds. These include:
• Six Adult Residential Care facilities—34 beds total
• Nine Residential Care for the Elderly facilities—54 beds total
Agricultural Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned
through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields,
processing plants, or support activities on a generally year-round basis. When workload
increases during harvest periods, the labor force is supplemented by seasonal labor, often
supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as
those whose travel distance to work prevents them from returning to their primary residence
every evening. Determining the true size of the agricultural labor force is problematic. For
instance, government agencies that track farm labor do not consistently define farm-workers
(e.g. field laborers versus workers in processing plants), length of employment (e.g. permanent
or seasonal), or place of work (e.g. the location of the business or field). Further limiting the
ability to ascertain the number of agricultural workers within Dublin is the limited data available
on the City due to its relatively small size. Therefore, the 2007-2011 ACS is the sole source of
information that can be referenced. According to the ACS, only 47 Dublin residents (less than
one percent of the City's residents) were employed the in agriculture, forestry, fishing and
hunting, and mining industry.
Resources
Dublin is an urbanized community with no undeveloped parcels zoned for agricultural use.
Because a negligible portion of community residents are employed in farming, fishing, and
forestry occupations and there is little potential for this occupational category to expand within
Dublin, no housing programs or policies specifically targeted at farm-workers are needed.
Military Personnel
The Camp Parks Reserve Forces Training Area is located in Dublin. Camp Parks supports
some 20,000 northern California Army Reserve and California National Guard Soldiers from an
estimated 250 reserve component units. Many of these units, however, train at Camp Parks for
just two weeks each summer and very few reside in the City. According to the 2007-2011, only
236 Dublin residents (0.7 percent) served in the Armed Forces full-time.
Resources
Because most of the military personnel that use Camp Parks are reservists, few live in Dublin.
In 2005, the military constructed 114 homes on the base for military personnel. Because a
negligible portion of community residents serve in the Armed Forces full-time, no housing
programs or policies specifically targeted at military personnel are needed.
Homeless
The Alameda Countywide Homeless Continuum of Care Council (HCCC) relies on a
"community-defined" definition of homeless; one that includes the HUD-defined chronic
Appendix C-17
City of Dublin
Housing Element(2015-2023)
homeless population as a subset of the County's overall homeless population. Community-
defined homelessness includes people staying in emergency shelters or transitional housing,
living on the street or in a car, and people who will lose their housing within a month and have
nowhere to go.
Assessing a region's homeless population is difficult because of the transient nature of the
population. As many as 16,000 people are estimated to be homeless during the course of a
year in Alameda County, and more than 5,000 are homeless on any given night. According to
the 2013 count, 4,264 people were homeless in Alameda County on January 29, 2013. The
homeless population in Dublin was estimated at 14 persons.
Based on informal interviews with patrol personnel, the Police estimated that depending on the
time of year and weather, the City has a very small amount of homeless persons at a given
time. During the winter months the homeless population ranges from one to two persons, if any
at all. While during the summer months the homeless population may increase slightly to
between two and three persons. Police typically make every effort possible to redirect
homeless persons they encounter to shelters, VA sponsored counseling, or various other
resources in the County.
Over three-quarters (78 percent) of Dublin callers to 2-1-1 Alameda County during Fiscal Year
2012-2013 were extremely low income household S.6 Referral requests for housing and shelter
were highly prevalent among all callers. Specifically, there were a high number of requests for
emergency shelter, transitional housing/shelter, and homeless permanent supportive housing.
Requests were also highly prevalent for homeless prevention referrals, including access to low
income/subsidized rental housing, rental and utility payment assistance, and eviction prevention
assistance,
Resources
Emergency, transitional, and permanent supportive housing is available in Alameda County for
people who are homeless, living with HIV/AIDS, and/or mentally ill. Unlike affordable housing in
general, housing that is dedicated to one of these populations typically connects with services.
The service connection may range from a service coordinator, who can make referrals to
services off-site, up to more intensive on-site services. The following provides an overview of
Countywide housing resources available to serve the County's homeless population:
• Emergency Shelters: An emergency shelter provides overnight shelter and fulfills a
client's basic needs (i.e. food, clothing, and medical care) either on site or through off-
site services. The permitted length of stay can vary from one day at a time to three
months.
• Transitional Housing: This type of facility provides housing for up to two years.
Residents of transitional housing are usually connected to supportive services designed
to assist the homeless in achieving greater economic independence and a permanent,
stable living situation.
• Supportive Housing: Permanent supportive housing is service-enriched and linked
with on-going supportive services (on-site or off-site) allowing formerly homeless clients
to live at the facility on an indefinite basis. Support services can encompass a wide
range of activities, such as case management, service coordination (assessing needs
Appendix C-18
City of Dublin
Housing Element(2015-2023)
and coordinating services), health and mental health care, substance abuse treatment,
employment counseling and training, and money management. Services are usually
tailored to the needs of the housed individuals, and may be delivered on-site or through
linkages to community-based agencies.
Approximately 40 agencies throughout the County provide emergency shelter or transitional
housing services for both individuals and families. There are no emergency shelters or
transitional housing providers located in Dublin. Service agencies located in the nearby City of
Livermore, including Shepherd's Gate, Tri-Valley Haven and Livermore Homeless Refuge,
provide emergency shelter and transitional housing services for homeless in need.
Approximately 26 supportive housing facilities serving both individuals and families are available
throughout the County. Supportive housing services are not available in Dublin. The Tri-City
Health Center provides Shelter Plus Care supportive housing services to its clients and has a
location in nearby Livermore."
Homelessness is a regional issue that requires the coordination among regional agencies.
"EveryOne Home" is Alameda County's road map for ending homelessness. It represents an
opportunity to participate in a model of long-term solutions and innovative countywide
strategies. Emphasizing a coordinated, efficient regional response to a regional problem will
make the best use of the county's resources while building capacity to attract funding from
federal, state and philanthropic sources. EveryOne Home envisions the creation of a housing-
and-services system that partners with consumers, families and advocates; provides
appropriate services in a timely fashion to all in need; and ensures that individuals and families
are safely, supportively and permanently housed. The City adopted EveryOne Home in August
2008.
The City will continue to support the Alameda County HCCC and agencies and organizations
that address the problem of homelessness throughout the region. Dublin provided funding to
the Alameda Countywide HCCC for development of a Homeless Management Information
System (HMIS). The HMIS is intended to collect and report information about the homeless
population and its patterns of service utilization. In addition, the City of Dublin continues to
support the Tri-Valley Haven's Domestic Violence Shelter and Homeless Shelter through
Community Development Block Grant funds.
The City will continue to analyze and address impediments to the provision of housing for the
homeless and near homeless by facilitating and encouraging the development of affordable
housing and facilities for the homeless, including emergency shelters, transitional housing,
single room occupancy units, and permanent supportive housing. In April 2011, the Dublin
Zoning Ordinance was amended to include provisions for emergency shelters, transitional
housing, supportive housing, single room occupancy housing.
8 2-1-1 Alameda County Online Services Directory, Eden I & R, Inc., January 2014.
Appendix C-19
City of Dublin
Housing Element(2015-2023)
E. Housinq Stock Characteristics
The characteristics of the housing stock, including growth, type, age and condition, tenure,
vacancy rates, costs, and affordability are important in determining the housing needs for the
community. This section details Dublin's housing stock characteristics in an attempt to identify
how well the current housing stock meets the needs of current and future residents of the City.
Housing Unit Growth and Type
Dublin has experienced relatively strong housing growth since 1990. The City's housing stock
grew from 6,992 units in 1990 to an estimated 15,782 units in 2010, an increase of
approximately 126 percent (Table C-12). Dublin's growth since 1990 has far outpaced the
growth observed in all other nearby communities and the County.
Table C-12: Housing Stock Growth
Jurisdiction #of Units in #of Units in #of Units in % Increase % Increase
1990 2000 2010 1990-2000 2000-10
Castro Valley 19,682 22,003 23,392 12% 6%
Dublin 6,992 9,872 15,782 41% 60%
Livermore 21,489 26,610 30,342 24% 14%
Pleasanton 1 19,356 23,968 1 26,053 1 24% 1 9%
San Ramon 13,531 17,552 26,222 30% 49%
Alameda County 504,109 540,183 582,549 7% 8%
Source: Census 1990, 2000, &2010.
Dublin maintains a diverse housing stock. In 2013, single-family homes comprised 66 percent
of the housing stock, while multi-family units comprised 33 percent. Less than one percent of
the City's housing was comprised of mobile homes (Table C-13). Compared to the County,
Dublin's housing stock has a larger proportion of single-family housing and a smaller proportion
of multi-family structures.
Table C-13: Housing Stock Composition: 2013
Housing Type Dublin County
#of Units % of Total #of Units % of Total
Single-Family 9,472 54% 311,246 53%
Detached
Single-Family 2,070 12% 44,965 8%
Attached
Multifamily 2-4 Units 596 3% 65,581 11%
Multifamily 5+ Units 5,324 30% 156,845 27%
Mobile Homes/Other 54 <1% 7,837 1%
Total Units 17,516 100% 586,474 100%
Source: California Department of Finance, 2013.
Appendix C-20
City of Dublin
Housing Element(2015-2023)
Housing Age and Condition
Housing that is 30 years or older is assumed to require some rehabilitation. Electrical capacity,
kitchen features, and roofs usually need updating if no prior replacement work has occurred.
Dublin's housing stock is younger than the County's overall, with just 29 percent of the City's
housing constructed prior to 1980. By contrast, about 74 percent of the County's housing stock
is more than 30 years old (constructed prior to 1980) (Figure C-6 ).
Figure C-6:Year Structure Built
40%
35%
30%
25%
20% —
15%
10% —
5%
0% 2000 or 1990 to 1980 to 1970 to 1960 to 1940 to Pre-
Later 1999 1989 1979 1969 1959 1939
®Dublin 38% 16% 17% 7% 19% 2% 1
■Alameda County, 7% 8% 11% 16% 14% 23% 21
Source:American Community Survey(ACS),2007-2011.
Based on the age of the structure alone, it is estimated that approximately one in four housing
units in the City may require maintenance or rehabilitation within the Housing Element planning
period. However, the actual proportion of Dublin housing units in need of rehabilitation or
replacement is likely much lower as high property values in Dublin, even for older homes,
creates a market incentive for most property owners to diligently maintain their dwelling units.
From 2007-2013, 838 residential re-roof permits were issued by the Building Division, which
reflects a high rate of on-going maintenance and repair by homeowners. For these reasons, the
City estimates that less than two percent of the housing stock (<400 units) is in need of
rehabilitation and less than one percent is in need of replacement (<150 units). Even this
estimate may be high as substandard housing or paint issues led to only 21 code violations of
the 3,104 residential code enforcement cases opened since 2008.
The Alameda County Community Development Agency administers the Minor and Major Home
Improvement Programs for the City of Dublin. Low-interest loans up to $1,500 are available to
lower income households through the Minor Home Improvement Program. While the Major
Home Improvement Program provides loans up to $60,000 at a three percent annual
percentage rate for qualified lower income households. Since 2007, on behalf of the City,
Alameda County administered Community Development Block Grant (CDBG) funds and
provided 12 minor home repairs, eight paint grants, 11 rehabilitation grants, and five
Appendix C-21
City of Dublin
Housing Element(2015-2023)
accessibility grants in Dublin. The City will continue to support the Alameda County Community
Development Agency to implement the Minor and Major Home Improvement Program.
Appendix C-22
City of Dublin
Housing Element(2015-2023)
Housing Tenure
The tenure distribution of a community's housing
stock (owner-occupied versus renter-occupied) Table C-14: Housing Tenure
influences several aspects of the local housing
market. Residential stability is influenced by tenure, Jurisdiction % Owner- % Renter-
with ownership housing evidencing a much lower Occupied Occupied
turnover rate than rental housing. In addition, housing Castro Valley 69% 31%
problems, such as overpayment (cost burden), while Dublin 63% 37%
faced by many households, is far more prevalent Livermore 70% 30%
among renters. Tenure preferences are primarily Pleasanton 71% 29%
related to household income, composition, and age of San Ramon 71% 29%
the householder. In 2010, 63 percent of Dublin Alameda
residents owned the housing units they occupied, County 53% 47%
while 37 percent rented their homes (Table C-14).
This rate of homeownership is the lowest among Source: Census,2010.
neighboring communities, but still noticeably higher than the County's homeownership rate.
On average, owner-households were larger than renter-households in 2010 (Table C-15).
Among those who owned their homes, 52 percent were households with more than three
persons, while just 38 percent of renter-households were comprised of three or more persons.
Table C-15: Tenure by Household Size
Households Owner- Renter-
Occupied Occupied
1 person 17% 30%
2 person 31% 33%
3 person 20% 17%
4 person 21% 12%
5+person 11% 9%
Average household 2.86 2.42
size
Source: Census,2010.
The City values its rental housing stock and recognizes its importance for meeting the diverse
housing needs of the community. In 2005, the City Council passed a Condominium Conversion
Ordinance to preserve the existing rental housing stock. The Ordinance establishes an annual
maximum number of rental apartment units that can be converted to seven percent of the total
number of multi-family units in developments of 21 or more rental units. The Ordinance also
establishes tenant notification and relocation assistance requirements, limits rent increases
once a notice of intent to convert has been filed, and gives tenants the right to purchase units.
New condominium conversions are also subject to the City's Inclusionary Zoning Regulations.
The City continues to monitor conversion activities annually. There have been no condominium
conversions in the City since 2007.
Appendix C-23
City of Dublin
Housing Element(2015-2023)
Housing Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient
choice for residents, and provide an incentive for unit upkeep and repair. Specifically, vacancy
rates of approximately two percent for ownership housing and five to six percent for rental
housing are generally considered optimal by housing professionals to balance demand and
supply for housing.
According to the Census, the overall vacancy rate in Dublin was 5.5 percent in 2010.
Specifically, the vacancy rate for ownership housing was 2.5 percent in 2010, while the rental
vacancy rate was five percent. Both the ownership and rental vacancy rates for the City were
well within the optimal ranges, indicating that the City's housing stock is adequately meeting
overall demand. However, affordable housing options in the City may still be in short supply.
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If
housing costs are relatively high in comparison to household income, there will be a
correspondingly higher prevalence of housing overpayment and overcrowding. This section
summarizes the cost and affordability of the housing stock to Dublin residents.
Homeownership Market
According to DataQuick, a company that collects real estate data nationwide, median home
prices in Dublin and nearby communities were well above the countywide median price of
$485,000 (Figure C-7). Dublin's median sales price during 2013 was $678,000, approximately
28 percent higher than the County's. Home prices in the City have continued to rise steadily in
recent years. Median sales prices have increased over 20 percent annually since 2011 (Table
C-16). Most neighboring jurisdictions experienced similar increases in home prices, including
Livermore, San Ramon, and Pleasanton. Castro Valley experienced the largest change in
median sales price (28 percent) of neighboring jurisdictions between 2012 and 2013, but all
were outpaced by the increase that occurred in the County as a whole (33 percent).
Asking prices for single-family homes and condominiums in Dublin were also collected from the
Zillow online real estate database in an effort to understand Dublin's recent real estate market.
The Zillow database listed 31 single-family detached homes and 21 attached homes for sale in
February 2014 (Table C-17). The median asking price for a unit was $569,000, with an overall
range of $245,000 to $1,737,736. Detached units were priced higher ($709,450 median) than
attached units ($419,000 median).
Appendix C-24
City of Dublin
Housing Element(2015-2023)
Figure C-7: Median Home Sales Price (2013)
$800,000 $750,000
$700,000 $678,000
$600,000 $534,500
$505,000
$500,000
Alameda County: $485,000
$400,000
$300,000
$200,000 -
$100,000
$0
Castro Valley Dublin Livermore Pleasanton San
Ramon
Source: DQNews.com,accessed on January 29,2014.
Table C-16: Median Home Sales Prices: 2011-2013
Jurisdiction 2011 2012 2013 % Change %Change
2011-2012 2012-2013
Castro Valley $390,000 $418,000 $534,500 7% 28%
Dublin $440,000 $549,000 $678,000 25% 23%
Livermore $378,000 $415,000 $505,000 10% 22%
Pleasanton $637,000 $635,000 $750,000 <-11% 18%
San Ramon $593,000 $623,000 $770,000 5% 24%
Alameda County $338,000 $365,000 $485,000 8% 33%
Source: DQNews.com, accessed on February 2014.
Appendix C-25
City of Dublin
Housing Element(2015-2023)
Table C-17: Home Asking Prices: February 2014
Number Median
Unit Type for Sale Asking Price Range Asking
Price
Detached Homes 31 $415,000 to$1,737,736 $709,450
2-Bedroom 4 $415,000 to$469,000 $453,500
3-Bedroom 6 $549,900 to$830,000 $652,500
4-Bedroom 10 $455,000 to$819,000 $643,750
5+ Bedroom 11 $689,900 to$1,737,736 $1,184,526
Attached Homes 21 $245,000 to$790,000 $419,000
1-Bedroom 8 $245,000 to$368,000 $301,295
2-Bedroom 8 $289,500 to$549,000 $449,450
3+-Bedroom 5 $475,000 to$790,000 $692,000
All Listings 52 $245,000 to$1,737,736 $569,000
Source:Zillow.com, February, 2014.
Rental Market
The website www.rent.com reported rental price information for 13 apartment complexes within
the City of Dublin (Table C-18). In February 2014, only one community offered studio
apartments, where available units rented for $1,692 to $1,722. One-bedroom units rented for
$1,285 to $2,315 and, as expected, larger units were more expensive. Two-bedroom units were
offered from $1,675 to $2,877, while three-bedroom units ranged from $2,165 to $ 3,743 per
month.
Table C-18: Apartment Rental Rates: February 2014
Apartment Complex Rental Price Range
Archstone Emerald Park
One-Bedroom $1,745 to$1,930
Two-Bedroom $2,210 to$2,437
Three-Bedroom $2,520 to$2,685
Avalon/Eclipse Dublin Station
Studio $1,692 to$1,722
One-Bedroom $1,818 to$2,300
Two-Bedroom $2,363 to$2,877
Three-Bedroom $3,227 to$3,743
Connolly Station
One-Bedroom $1,738 to$1,838
Two-Bedroom $2,317 to$2,452
Cotton Wood Apartments
One-Bedroom $1,470 to$1,560
Two-Bedroom $1,775 to$1,950
Appendix C-26
City of Dublin
Housing Element(2015-2023)
Table C-18: Apartment Rental Rates: February 2014
Apartment Complex I Rental Price Range
Dublin Ranch Senior Community
One-Bedroom $1,425 to$1,625
Two-Bedroom $1,675 to$1,825
Eaves Dublin
Studio $1,285 to$1,760
One-Bedroom $1,815 to$2,720
Two-Bedroom $2,165 to$2,265
Emerald Park
One-Bedroom $1,705 to$2,110
Two-Bedroom $2,185 to$2,590
Three-Bedroom $2,845
Ironhorse Trail
One-Bedroom $1,641 to$1,841
Two-Bedroom $2,083 to$2,323
Three-Bedroom $2,761 to$2,776
Oak Grove at Dublin Ranch
One-Bedroom $1,525 to$1,725
Two-Bedroom $1,920 to$2,025
Three-Bedroom $2,270
Park Sierra
One-Bedroom $1,674 to$2,081
Two-Bedroom $2,014 to$2,399
The Springs
One-Bedroom $1620 to$1,699
Two-Bedroom $1,899 to$2,099
Tralee Apartments
One-Bedroom $1,925 to$2,300
Two-Bedroom $2,425 to$2,800
Three-Bedroom $3,350 to$3,450
Waterford Place
One-Bedroom $1,930 to$2,315
Two-Bedroom $2,335 to$2,635
Source: www.rent.com, accessed on January 20,2014.
Note: This table does not reflect a comprehensive listing of
apartment communities in Dublin.
Appendix C-27
City of Dublin
Housing Element(2015-2023)
Housing Affordability by Household Income
Housing affordability can be inferred by comparing the cost of renting or owning a home in the
City with the maximum affordable housing costs for households at different income levels.
Taken together, this information can generally show who can afford what size and type of
housing and indicate the type of households most likely to experience overcrowding and
overpayment.
The federal Department of Housing and Urban Development (HUD) conducts annual household
income surveys nationwide to determine a household's eligibility for federal housing assistance.
Based on this survey, the California Department of Housing and Community Development
(HCD) developed income limits that can be used to determine the maximum price that could be
affordable to households in the upper range of their respective income category. Households in
the lower end of each category can afford less by comparison than those at the upper end. The
maximum affordable home and rental prices for residents of Alameda County are shown in
Table C-19. The market-affordability of Dublin's housing stock for each income group is
discussed below.
Extremely Low and Very Low Income Households
Extremely low income households earn 30 percent or less of the Area Median Income (AMI).
Generally, the maximum affordable rental payment ranges from $373 per month for a one-
person household to $522 per month for a family of five (Table C-19). The maximum affordable
home purchase price for extremely low income households ranges from $63,071 for a one-
person household to $78,664 for a five-person household.
Very low-income households are classified as those earning 50 percent or less of the AMI. The
maximum affordable rental payment ranges from $701 per month for a one-person household to
$1,027 per month for a family of five (Table C-19). The maximum affordable home purchase
price for very low income households ranges from $124,048 for a one-person household to
$172,689 for a five person household.
Based on the rental data presented in Table C-18, extremely low and very low income
households of all sizes would be unlikely to secure adequately sized and affordable rental
housing in Dublin. In addition, according to the Zillow real estate database, no houses of
adequate size were listed for sale at prices affordable to these households in February 2014
(Table C-17).
Low Income Households
Low income households earn 51 to 80 percent of the County AMI. The maximum home price a
low income household can afford ranges from $192,006 for a one-person household to
$277,653 for a five-person family. Affordable rental rates for low-income households would
range from $1,066 for a one-person household to $1,590 for a five-person household.
Based upon a review of homes listed for sale in February 2014, low-income households would
have great difficulty purchasing an adequately sized home at an affordable price (Table C-17).
However, these households do stand a better chance of securing an adequately sized
affordable rental unit (Table C-18). Because the City has a limited number of apartment
complexes offering three-bedroom units, though, larger low income households will still likely
find it hard to find affordable housing options that can comfortably accommodate them.
Appendix C-28
City of Dublin
Housing Element(2015-2023)
Moderate Income Households
Moderate income households earn up to 120 percent of the County AMI. The maximum
affordable home price for moderate income households ranges from $398,170 for a one-person
household to $595,801 for a family of five. A moderate income household can afford rental
rates of$1,846 to $2,794 per month depending on household size.
Based on these figures and the real estate data presented in Table C-18, moderate income
households could afford many of the attached homes and a limited number of the detached
homes listed for sale in February 2014. These households would also be able to afford a wide
range of the available rental units in Dublin.
Appendix C-29
City of Dublin
Housing Element(2015-2023)
Table C-19: Housing Affordability Matrix Alameda County
Affordable Housing
Cost Maximum
(including Utilities, Taxes & Insurance
Annual Income (Ildi g Utilities, Affordable Price
Limits Taxes& Insurance
Renters I Owners Renters Owners Taxes& Rent Sale
Ins.
Extremely Low Income(0-30%AMI)
1-Person $19,650 $491 $491 $118 $122 $98 $373 $63,071
2-Person $22,450 $561 $561 $135 $143 $112 $426 $71,217
3-Person $25,250 $631 $631 $165 $179 $126 $466 $75,872
4 Person $28,050 $701 $701 $211 $227 $140 $490 $77,733
5 Person $30,300 $758 $758 $236 $268 $152 $522 $78,664
Very Low Income(31-50%AMI)
1-Person $32,750 $819 $819 $118 $122 $164 $1,066 $124,048
2-Person $37,400 $935 $935 $135 $143 $187 $1,218 $140,805
3-Person $42,100 $1,053 $1,053 $165 $179 $211 $1,356 $154,303
4-Person $46,750 $1,169 $1,169 $211 $227 $234 $1,479 $164,776
5-Person $50,500 $1,263 $1,263 $236 $268 $253 $1,590 $172,689
Low Income(51-80%AMI)
1-Person $47,350 $1,184 $1,184 $118 $122 $237 $1,041 $192,006
2-Person $54,100 $1,353 $1,353 $135 $143 $271 $1,190 $218,538
3-Person $60,850 $1,521 $1,521 $165 $179 $304 $1,325 $241,579
4-Person $67,600 $1,690 $1,690 $211 $227 $338 $1,445 $261,827
5-Person 1 $73,050 $1,826 $1,826 $236 $268 $365 $1,553 $277,653
Median Income(81-100%AMI)
1-Person $65,450 $1,636 $1,909 $118 $122 $382 $1,518 $327,031
2-Person $74,800 $1,870 $2,182 $135 $143 $436 $1,735 $372,919
3-Person $84,150 $2,104 $2,454 $165 $179 $491 $1,939 $415,315
4-Person $93,500 $2,338 $2,727 $211 $227 $545 $2,127 $454,919
5-Person $101,000 $2,525 $2,946 $236 $268 $589 $2,289 $486,105
Moderate Income(101-120%AMI)
1-Person $78,550 $1,964 $2,291 $118 $122 $458 $1,846 $398,170
2-Person $89,750 $2,244 $2,618 $135 $143 $524 $2,109 $454,104
3-Person $101,000 $2,525 $2,946 $165 $179 $589 $2,360 $506,819
4-Person $112,200 $2,805 $3,273 $211 $227 $655 $2,594 $556,469
5-Person 1 $121,200 $3,030 $3,535 $236 $268 $707 $2,794 $595,801
Assumptions: 2014 HCD income limits30.0%gross household income as affordable housing cost; 20.0%of monthly affordable
cost for taxes and insurance; 10.0%downpayment; and 4.0%interest rate for a 30-year fixed-rate mortgage loan. Utilities
based on Alameda County Utility Allowance. Taxes and insurance apply to owner costs only; renters do not usually pay taxes
or insurance.
Sources:
1. State Department of Housing and Community Development 2014 Income Limits
2. Housing Authority of the County of Alameda, Utility Allowances-7/1/13.
3. Veronica Tam and Associates
Appendix C-30
City of Dublin
Housing Element(2015-2023)
This Housing Element includes a variety of programs designed to improve the adequacy and
affordability of housing in Dublin and to assist renters and homeowners who cannot afford
housing (see Housing Programs).
As of February 2014, a total of 365 Dublin households were receiving rental assistance through
the Housing Choice Voucher Program. A total of 26 Dublin households were on the waiting list
for rental assistance. The Housing Authority of the County of Alameda administers the program
in Dublin. Given the continued need for rental assistance, the City supports and encourages the
provision of subsidies through the Housing Choice Voucher Program.
The City has also promoted the development of affordable housing units as part of various
mixed-use and housing projects and initiatives. In August 2008, a mixed-use project consisting
of 305 high density residential units and approximately 15,000 square feet of ground floor
commercial completed construction at the Dublin Transit Center. The project, Avalon at Dublin
Station (now known as Eclipse at Dublin Station), is an apartment community with 10 percent of
the units set aside for moderate income households. In March 2011, Avalon Bay Communities
was approved to construct an additional 505 high density residential apartment units at the
Dublin Transit Center. 10 percent of the units will be set aside for moderate income households.
The project is currently under construction.
In addition, the City worked with Eden Housing, KB Homes and the Dublin Housing Authority on
the development of the Emerald Vista mixed-income development project. The City provided
application/technical assistance as needed by the developer in order to securing financing and
other sources of funding to support the development of the project. The project was approved
by the Dublin City Council in September 2009 and includes the demolition of 150 existing
affordable housing units and the construction of 378 new housing units (both attached and
detached) including market rate, affordable senior housing, affordable family housing, a child
care center and community building. The project includes 194 (180 rental units and 14 for-sale
units) affordable units in various income categories. The project was completed in May 2013
and all 180 of the affordable rental units have been leased. The City of Dublin continues to
encourage developers to provide affordable housing by awarding qualifying developments with
additional market rate units.
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist lower and
moderate income households with financing towards the purchase of a home. The City
provides information on this program on the City website. The website is routinely updated to
provide current information on various housing opportunities in Dublin and the region. Since
2007, the City has assisted a total of 54 households with first-time homebuyer loans.
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing the production of
residential units affordable by households of very low, low, and moderate income. In December
2008, the City Council approved an amendment to the Inclusionary Zoning Ordinance to
eliminate the requirement to construct owner-occupied very low income units. This modification
was in response to feedback the City was receiving from the development community on the
feasibility of constructing owner- occupied very low income units. Since 2007, the City has
issued 332 permits for the construction of affordable housing units. Furthermore, the City
currently has a balance of$7,013,816 in its Inclusionary Zoning In-Lieu Fee fund. The City will
continue to enforce the provisions of its Inclusionary Zoning Ordinance to further Housing
Appendix C-31
City of Dublin
Housing Element(2015-2023)
Element goals and policies related to meeting the housing needs of all income segments of the
community.
F. Affordable Housing Inventory
Ten assisted rental housing developments in Dublin provide 982 affordable rental units (Table
C-20). This 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).
All of these projects are recent developments with the most recent being Emerald Vista.
Emerald Vista, formally known as Arroyo Vista, has historically been supported by the Housing
Choice Voucher Program. Emerald Vista was redeveloped in 2013 to include 378 units, of which
194 are reserved as affordable units (180 rental units and 14 for-sale units). The City worked
with Eden Housing, KB Homes and the Dublin Housing Authority on the development of this
project, which includes market rate units, affordable senior housing, affordable family housing, a
child care center and a community building. The project was completed in May 2013; all 180 of
the affordable rental units have been leased and all 14 affordable for-sale units have been sold.
Generally, deed restrictions ensure the long-term affordability of below market rate units. No
project is at risk of converting to market rate within the planning period (July 1, 2015 to June 30,
2023) due to expiration of deed restrictions or subsidy contracts.
Appendix C-32
City of Dublin
Housing Element(2015-2023)
Table C-20: Inventory of Assisted Rental Housing
Total Assisted Funding Earliest #Units
Project Name Units Units Type Source Date of At Risk
Conversion
Iron Horse Trails 177 2 Senior/ Private 2032 0
Disabled
Park Sierra 283 57 Senior Tax Credits 2055 0
Bonds
Tax Credits
Pine Groves/Cedar Groves 322 292 Senior Bonds 2062 0
City Loan
Senior/ Tax Credits 2059 0
Wicklow Square 54 53 Disabled City Loan
Tax Credits
Oak Groves 304 243 Family Bonds 2061 0
City Loan
HCD MHP Grant
Senior/ Tax Credits
Camellia Place 112 111 Disabled/ CaIHFA Bonds 2062 0
Family
HOME
Eclipse at Dublin Station 305 30 Family Private 2062 0
Carlow Court Senior Senior/ City Loan
Apartments at Emerald 50 49 Disabled 2067 0
Vista Private
Wexford Way Apartments Family/ City Loan
at Emerald Vista 130 129 Disabled 2067 0
Private
Total 1,867 982 0
Source: Alameda/Contra Costa Tri-Valley Affordable Housing Opportunities Guide, February 2013; California Housing
Partnership Coalition,2008;City of Dublin,2014.
Appendix C-33
City of Dublin
Housing Element(2015-2023)
G. Estimates of Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD
provides detailed information on housing needs by income level for different types of
households in Dublin. Detailed CHAS data based on the 2006-2010 American Community
Survey is displayed in Table C-21. Based on CHAS, housing problems in Dublin include:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burden, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of problems vary according to household income, type, and tenure. Some highlights
include:
• In general, owner-households were more likely to experience housing problems (48
percent) than renter-households (35 percent).
• Large family renter-households, though, had the highest level of housing problems
regardless of income level (71 percent). All very low and low income large family renter
households experienced a housing problem between 2006 and 2010.
• Very low income households were the most likely to be affected by a housing problem
(84 percent). Extremely low (78 percent) and low income (82 percent) households were
also significantly affected by these issues.
• Of the 754 extremely low income Dublin households identified by the 2006-2010 ACS,
approximately 77 percent spent more than 30 percent of their monthly income on
housing and 65 percent spent more than 50 percent.
Appendix C-34
City of Dublin
Housing Element(2015-2023)
Table C-21: Housing Assistance Needs
Renters Owners
Total
Household by Type,Income& Elderly Small Large Total Elderly Large Total Hhlds
Housing Problem Families Families Renters Families Owners
Extremely Low 120 135 0 425 90 4 329 754
0-30% MR)
•with any housing problem 92% 70% -- 85% 100% 100% 70% 78%
•with cost burden >30% 92% 70% -- 85% 100% 100% 68% 77%
•with cost burden>50% 42% 70% -- 68% 89% 100% 60% 65%
Very Low 40 115 35 325 145 30 365 690
31-50%MR)
•with any housing problem 100% 91%. 100% 97% 52% 100% 73% 84%
•with cost burden>30% 100% 91% 100% 97% 52% 67% 70% 820
•with cost burden>50% 50% 78% 100% 83% 24% 67% 52% 67%
Low 45 150 35 310 155 95 540 850
51-80% MR)
•with any housing problem 100% 90% 100% 94% 32% 95% 75% 82%
•with cost burden>30% 100% 87% 100% 92% 35% 95% 75% 81%
•with cost burden >50% 100% 43% 29% 53% 19% 95% 55% 54%
Moderate/Above Moderate 335 1,550 185 3,410 670 814 7,559 10,969
>80% MR)
•with any housing problem 39% 15% 59% 17% 32% 36% 44% 35%
•with cost burden >30% 37% 15% 16% 15% 32% 34% 1 43% 34%
•with cost burden >50% 9% 1% 0% 1% 10% 12% 11% 8%
Total Households 540 1,950 255 4,470 1,060 943 8,793 13,263
•with any housing problem 60% 29% 71% 35% 41% 44% 48% 43%
•with cost burden >30% 59% 29% 39% 33% 41% 42% 47% 42%
•with cost burden >50% 27% 13% 18% 17% 20% 22% 1 17% 17%
Source: HUD Comprehensive Housing Affordability Strategy(CHAS),2006-2010 ACS data.
Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in
each category usually deviates slightly from the 100 percent count due to the need to extrapolate sample data out to total
households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on
precise numbers.
Appendix C-35
City of Dublin
Housing Element(2015-2023)
2. Housing Constraints
Although the City of Dublin strives to ensure the provision of adequate and affordable housing to
meet the needs of the community, many factors can constrain the development, maintenance,
and improvement of housing. These include market mechanisms, government regulations, and
physical as well as environmental constraints. This section addresses these potential
constraints that affect the supply and cost of housing in Dublin.
A. Market Constraints
Several local and regional constraints hinder the ability to accommodate Dublin's demand for
affordable housing. The high cost of land, rising development costs, and neighborhood
opposition can make it expensive for developers to build affordable housing. These constraints
may result in housing that is not affordable to lower and moderate income households, or may
render some potential residential projects economically infeasible for developers.
Land and Construction Costs
High development costs in the region stifle potential affordable housing developments. An
indicator of construction costs is Building Valuation Data compiled by the International Code
Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and
mechanical work, in addition to interior finish and normal site preparation. The data is national
and does not take into account regional differences, and does not include the price of the land
upon which the building is built. The national average for development costs per square foot for
apartments and single-family homes in August 2013 are as follows:
■ Type I or II, Multi-Family: $131.94 to $150.25 per sq. ft.
■ Type V Wood Frame, Multi-Family: $100.18 to $104.74 per sq. ft.
■ Type V Wood Frame, One and Two Family Dwelling: $110.29 to $117.71 per sq. ft.
Because of higher land values in the Bay Area, however, overall development costs per square
foot in Dublin may be higher. Furthermore, neighborhood resistance to projects can draw out
the entitlement process and drive up costs. The difficulty of developing awkward infill sites can
also add to the cost of housing.
Reduction in amenities and the quality of building materials (above a minimum acceptability for
health, safety, and adequate performance) could lower costs and associated sales prices or
rents. In addition, prefabricated factory-built housing may provide for lower priced housing by
reducing construction and labor costs. Another factor related to construction costs is the
number of units built at one time. As the number of units increases, overall costs generally
decrease due to economies of scale.
The price of raw land and any necessary improvements is a key component of the total cost of
housing. The diminishing supply of land available for residential construction combined with a
fairly steady demand for housing has served to keep the cost of land high. High and rapidly
increasing land costs have resulted in home builders developing increasingly expensive homes
in order to capture profits. Information on land cost is limited due to the lack of vacant land for
sale.
Appendix C-36
City of Dublin
Housing Element(2015-2023)
A density bonus up to 35 percent over the otherwise maximum allowable residential density
under the applicable zoning district is available to developers who provide affordable housing as
part of their projects. Developers of affordable housing are also entitled to at least one
concession or incentive as established in the Zoning Ordinance. Density bonuses, together with
the incentives and/or concessions, result in a lower average cost of land per dwelling unit,
thereby making the provision of affordable housing more feasible. The City regularly updates its
Density Bonus Ordinance to reflect changes in State law.
Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Interest
rates are determined by national policies and economic conditions, and there is little that local
government can do to affect these rates. Jurisdictions can, however, offer interest rate write-
downs to extend home purchasing opportunities to a broader economic segment of the
population. In addition, government-insured loan programs may be available to reduce
mortgage down payment requirements.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose
information on the disposition of loan applications and the income, gender, and race of loan
applicants.
As shown in Table C-22, a total of 1,726 households applied for loans, either conventional or
government-backed, to purchase homes in Dublin in 2012. Approval rates were higher for
conventional home purchase loans with an approval rate of 78 percent, in comparison to 74
percent of government loan applications being approved. The approval rate for home
improvement loans was 65 percent. Given the high rates of approval for home purchase and
improvement loans, financing was generally available to Dublin residents. Overall, the majority
of loan applications submitted in Dublin during 2012 were for home refinancing (4,142
applications), 76 percent of which were approved.
Table C-22: Disposition of Home Purchase and Improvement Loan Applications-2012
Total Percent Percent Percent
Loan Type Applications Approved Denied Other
Government Backed Purchase 288 74% 13% 13%
Loans
Conventional Purchase Loans 1,438 78% 10% 12%
Refinance 4,142 76% 10% 14%
Home Improvement Loans 65 65% 28% 8%
Total 5,933 76% 11% 13%
Source:www.LendingPatterns.com , 2013.
Notes:
1. Percent Approved includes loans approved by the lenders whether or not accepted by the applicant.
2. Percent Other includes loan applications that were either withdrawn or closed for incompleteness.
Foreclosures
Foreclosure may occur when households fall behind on one or more scheduled mortgage
payments. The foreclosure process can be halted if the homeowner is able to bring mortgage
payments current. If payments cannot be resumed or the debt cannot be resolved, the lender
can legally use the foreclosure process to repossess (take over) the home. If the home is worth
less than the total amount owed on the mortgage loan, a deficiency judgment could, under
Appendix C-37
City of Dublin
Housing Element(2015-2023)
some circumstances, be pursued. The homeowner would lose their home and might also owe
the home lender an additional amount.
Homes can be in various stages of foreclosure. Typically, the foreclosure process begins with
the issuance of a Notice of Default (NOD). An NOD serves as an official notification to a
borrower that he or she is behind in their mortgage payments, and if the payments are not paid
up, the lender may take title to the home. In California, lenders will not usually file an NOD until
a borrower is at least 90 days behind in making payments. As of December 2013, 23 properties
in Dublin were in this pre-foreclosure stage.
Once an NOD has been filed, borrowers are given a specific time period, typically three months,
in which they can bring their mortgage payments current. If payments are not made current at
the end of this specified time period, a Notice of Trustee Sale (NTS) will be prepared and
published in a newspaper. An NTS is a formal notification of the sale of a foreclosure property.
In California, the NTS is filed 90 days following an NOD when a property owner has failed to
make a property loan current. Once an NTS has been filed, a property can then be sold at
public auction. According to foreclosure records, 20 properties in Dublin were in the auction
stage of the foreclosure process as of December 2013.
Construction Financing
Prior to the recession of the early 1990s, and significant changes in lending practices following
the savings and loan scandal of the late 1980s, developers could receive loans for 100 percent
or more of a project's estimated future value. Now, construction and permanent loans are rarely
available for over 75 percent of the future project value for multifamily developments. This
means that developers must usually supply at least 25 percent of the project value.
The financing of a residential project, particularly affordable housing is quite complex. No firm
threshold determines an acceptable `return' on investment, nor the maximum equity contribution
at which an otherwise feasible project becomes infeasible. Upfront cash commitment may not
be problematic for some developers as long as the project can generate an acceptable net cash
flow to meet the acceptable returns. Although financing costs impact project feasibility, these
problems are generally equal across jurisdictions and thus are not a unique constraint to
housing production in Dublin.
B. Governmental Constraints
City ordinances, policies, and other regulations can impact the price and availability of housing
in Dublin. Land use controls, site improvement requirements, building codes, fees, and other
local programs to improve the overall quality of housing may serve as constraints to housing
development. The following public policies can affect overall housing availability, adequacy,
and affordability.
Land Use Controls
The General Plan includes policies for all three of the City's Planning Areas: the Primary
Planning Area, Eastern Extended Planning Area, and Western Extended Planning Area. The
Primary Planning Area consists of the original 1982 City boundaries and those annexations
occurring to the west between 1985 and 1991. This area encompasses roughly 3,100 acres.
The Eastern Extended Planning Area is located east of the Primary Planning Area, while the
Western Extended Planning Area is located west of the Primary Planning Area.
Appendix C-38
City of Dublin
Housing Element(2015-2023)
Primary Planning Area
The General Plan Land Use Element and Downtown Dublin Specific Plan establish land use
controls within the Primary Planning Area.
General Plan Land Use Element: The majority of the Primary Planning Area has been
developed since the 1960s: therefore, the Land Use Element of the General Plan focuses on
the remaining uncommitted sites and on the potential for more intensive use of existing sites.
Table C-23: General Plan Land Use Element
Classification Density Dwelling Units
Low Density Single Family 3.8 167
Single Family 6.0 5,411
Medium Density 14.0 2,668
Medium-High Density 25.0 1 1,960
Medium-High and Retail/Office 25.0 280
Mixed Use 25.0 382
Total 10,868
Downtown Dublin Specific Plan: This new Specific Plan was adopted in 2010 and combines the
areas of the previous Downtown Core Specific Plan, Dublin Downtown Specific Plan, San
Ramon Road Specific Plan, Village Parkway Specific Plan, and West Dublin BART Specific
Plan into one comprehensive plan. Downtown Dublin is largely built out, which means that new
development projects will primarily replace (or expand upon) existing developments and land
uses. This Specific Plan allows for the future construction of approximately 1,300 residential
dwelling units as follows:
Table C-24: Downtown Dublin Specific Plan
District Density Dwelling Units
Retail 0.35 FAR 100
Transit-Oriented 85.0 du/acre 1,100
Village Parkway 15.0 du/acre 100
Total 1 1 1,300
As of April 2014, only 291 units are not entitled and developer interest in constructing additional
residential units Downtown exceeds the number of units remaining to be built. As a result,
theCity is in the process of amending the Downtown Dublin Specific Plan to increase residential
development opportunities in the three districts (see also discussions under the Housing
Resources section of this Technical Background Report.)
Eastern Extended Planning Area
The Eastern Extended Planning Area is located east of Dublin's older urbanized area and
consists of 3,454 acres, of which 1,657 acres is designated for residential uses. Residential
designations for this planning area are outlined in the Eastern Dublin Specific Plan. The Specific
Plan includes seven land use classifications that allow for residential development: High Density
(HDR), Medium-High Density (MHDR), Medium Density (MDR), Single Family (SF), Estate
Appendix C-39
City of Dublin
Housing Element(2015-2023)
Residential (ER), Rural Residential/Agricultural (RRA). Taken together, the Specific Plan
projects a total of 14,619 housing units upon buildout at the following densities:
Table C-25: Eastern Dublin Specific Plan
Classification Density(du/acre) Dwelling Units
Rural Residential/Agricultural 0.01 3
Estate Residential 0.80 24
Single Family 6.00 4,350
Medium Density 14.00 5,293
Medium High Density 25.00 3,302
High Density 25.10+ 1 1,647
Total 14,619
Western Extended Planning Area
Located along the north side of 1-580, west of the City's older urbanized area, the Western
Extended Planning Area covers approximately 3,255 acres. The Single-Family designation of
the Primary Planning Area and the Rural Residential/Agriculture designation of the Eastern
Extended Planning Area are applicable in the Western Extended Planning Area. An additional
residential designation unique to this planning area is the Estate designation. The Estate
designation is intended for typical ranchettes and estate homes at 0.01 to 0.8 units per gross
acre.
An Urban Limit Line was adopted by initiative on November 7, 2000 for the Western Extended
Planning Area. The Urban Limit Line is located along the City limit line as of the initiative's
effective date. Pursuant to the initiative, lands west of the Urban Limit Line are designated as
Rural Residential/Agriculture on the General Plan Land Use Map and are within the City's
Sphere of Influence. Approximately 2,647 acres lies west of the Urban Limit Line and has been
designated Rural Residential/Agriculture. The Initiative is effective for a period of 30 years from
the effective date of City Council Resolution 209-00 (November 7, 2000), and the Line's location
may be changed only with voter approval during the effective period, and only following review
and approval of a General Plan Amendment by the City Council. Any request to change the
Urban Limit Line must be accompanied by a request to amend the land use designation to an
urban designation. The Urban Limit Line is established to discourage urban sprawl. The City
has adequate capacity within the Urban Limit Line to meet its housing needs and therefore, this
Line does not present an actual constraint to housing development.
Approximately 485 acres lie east of the Urban Limit Line, of which 365 acres are Open Space.
The remainder of the Western Extended Planning Area is comprised of the Schaefer Ranch
residential development which has been approved for up to 406 residential units. The following
table sets forth the development potential of the Western Extended Planning Area.
Appendix C-40
City of Dublin
Housing Element(2015-2023)
Table C-26:Western Extended Planning Area
Classification Density(du/acre) Dwelling Units
Rural Residential/Agricultural 0.01 26
Estate Residential 0.80 30
Single Family 6.00 400
Total 456
Livermore Airport Influence Area (AIA)
The Livermore Municipal Airport is owned and operated by the City of Livermore. The Airport is
a General Aviation Airport which serves private, business, and corporate tenants and
customers. The airport is situated on 643 acres of land within the City of Livermore and is
located adjacent to the Las Positas Golf Course and the Water Reclamation Plant.
Parts of eastern Dublin fall within the Livermore Airport Influence Area and projects that propose
to amend the General Plan and/or Eastern Dublin Specific Plan or propose to rezone property
within this area are subject to review by the Alameda County Airport Land Use Commission for
consistency with the Alameda County Airport Land Use Compatibility Plan (ALUCP). The
Airport Land Use Commission has 60 days to review and issue a determination on a project.
However, the City Council has the authority to override the Commission's determination with a
two-thirds vote.
Within the Livermore Airport Influence Area (AIA) is a more restrictive Airport Protection Area
(APA). The APA prohibits the establishment of new residential uses or the intensification of
existing residential uses. The City currently does not have any residential uses within the APA.
The APA could be considered a constraint on housing development in Dublin as it prohibits
residential uses along Dublin Boulevard where the City has historically planned higher density
residential. However, in balancing the housing needs of the community with safety and
exposure to excessive aircraft noise, the prohibition of residential uses within the APA is
reasonable.
Conclusion
The City's residential land use designations facilitate and encourage the provision of a wide
range of housing types including single-family dwellings, mobile homes, townhomes,
condominiums, second dwelling units, and multi-family units at various densities. Therefore,
Dublin's land use regulations are not a constraint to residential development.
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily
through the Zoning Ordinance. Zoning regulations are designed to protect and promote the
health, safety, and general welfare of residents as well as implement the policies of the General
Plan. The following zoning districts allow residential uses:
• Agricultural (A): The A zoning district is intended, in part, to preserve and protect
agricultural lands that are being used for the commercial production of agricultural
commodities consistent with the General Plan and applicable Specific Plans and
appropriate standards of public health, safety, welfare, and aesthetics. Agricultural
Appendix C-41
City of Dublin
Housing Element(2015-2023)
housing, mobile homes and single-family homes on large rural lots are permitted in the A
district.
• Single-Family Residential (R-1): The R-1 district is intended to provide for and protect
neighborhoods comprised of detached, single-family homes and residential use types
compatible with a quiet, family-living environment. The district is consistent with the
Low-Density Single-Family Residential, Single Family-Residential, and Medium Density
Residential designations of the General Plan depending on the lot square footage per
dwelling unit of an area. The lot square footage per dwelling unit of an area in the R-1
district is expressed as a suffix to the R-1 Zoning Map symbol (e.g., R-1-5,000, R-1-
10,000, etc.).
• Two-Family Residential (R-2): The R-2 district is intended to provide for two-family
dwellings that have characteristics similar to single-family neighborhoods, duplexes, and
residential use types compatible with a quiet living environment. The R-2 district is
consistent with the Medium Density Residential, and Medium-High Density Residential
designations of the General Plan depending on the lot square footage per dwelling unit
of an area. The lot square footage per dwelling unit of an area in the R-2 district is
expressed as a suffix to the R-2 Zoning Map symbol.
• Multi-Family Residential (R-M): The R-M district is intended to provide for and protect
neighborhoods comprised of single family residences, two family residences, and multi-
family residences that are clustered to provide generous open space areas for common
use, and that are generally close to transit, shopping, and public facilities. The R-M
district is consistent with the Medium Density Residential, Medium-High Density
Residential, and High-Density Residential designations of the General Plan depending
on the lot square footage per dwelling unit of an area. The lot square footage per
dwelling unit of an area in the R-M district is expressed as a suffix to the R-M Zoning
Map symbol.
Dublin's Zoning Ordinance establishes residential development standards for each zone to
ensure quality of development in the community (Table C-27). Characteristic standards
applicable to residential development in the City include standards for lot area, lot width and
frontage, lot coverage, setbacks, height limits, and parking. Developers of certain affordable
and senior housing may request a variety of incentives, including concessions, modifications, or
waivers of otherwise applicable development standards set forth in Chapter 8.36 of the Zoning
Ordinance. Reduced setbacks, reduced parking, concentration of affordable units, and reduced
bedroom sizes were granted in 2003 to facilitate the development of 596 affordable housing
units at the Oak Groves and Pine Groves/Cedar Groves projects within The Groves at Dublin
Ranch (formerly known as Fairway Ranch). In 2009, the City approved the Emerald Vista
project (formerly Arroyo Vista) and granted reduced parking requirements for the affordable
units. Additionally, in 2013 the City approved an affordable housing project geared towards
veterans and granted reduced parking requirements as well as relaxed design standards.
For properties within Specific Plan areas, development standards are provided within the
respective Specific Plan. In the Eastern Dublin Specific Plan area, development standards are
further tailored to individual projects through the Planned Development Zoning and site plan
review process. This provides developers with a basic set of development standards and
guidelines as well as flexibility to enhance project feasibility and deviate from traditional
Appendix C-42
City of Dublin
Housing Element(2015-2023)
development standards contained in the Zoning Ordinance. Flexible development standards
include parking requirements, lot coverage, setbacks, and landscaping among other standards.
Table C-27: Residential Development Standards
Standard A R-1 R-2 R-M
Lot Area
Interior Lot 100 acres 4,000 sq.ft. 8,000 sq.ft. 5,000 sq.ft.
Corner Lot 100 acres 5,000 sq. ft. 9,000 sq.ft. 6,000 sq.ft.
4,000 sq.ft. and 4,000 sq. ft. and
Min. Lot Size NA larger as consistent larger as 750 sq. ft. and larger as
w/General Plan consistent w/ consistent w/General Plan
General Plan
Lot Width and Frontage
Interior Lot 300 ft. 50 ft. 80 ft. 50 ft.
Corner Lot 300 ft. 60 ft. 90 ft. 60 ft.
Lot Depth NA 100 ft. 100 ft. 100 ft.
Residential Use 1 dwelling unit 1 dwelling unit 1 dwelling unit per full 750 sq.
(Max. Per Lot) 1 Second Unit 1 Second Unit 2 dwelling units ft. and larger as consistent w/
General Plan
Setbacks
20 ft. average 20 ft. average
Front 50 ft. 18 ft. minimum to 18 ft. minimum 20 ft.
garage 2
Side 30 ft. (3) 10 ft. 10 ft. (4)
Street Side 50 ft. 10 ft. 10 ft. 10 ft.
Rear 50 ft. 20 ft. 20 ft. 30 ft.
Other
Distance between 100 ft. 10 ft. 20 ft. 20 ft.
Residences
Max. Lot 40% 1 story, 40% 1 story, 40% 1 story,
Coverage NA 35%2 stories 35%2 stories 35%2 stories
Common Useable NA NA NA 30%of net site area
Outdoor Space
Accessory Storage 200 cubic feet
Multi-Famil 6 NA NA min. per unit 200 cubic feet min. per unit
Height Limits (1) (1) (1) (5)
Source: City of Dublin Zoning Ordinance,2013.
Notes:
1. West of Dougherty Road, 25 ft. and 2 stories; may be increased to 35 ft. and 2 stories pursuant to a Site Development
Review approval by the Zoning Administrator. East of Dougherty Road, 35 ft. and 2 stories.
2. Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 sq. ft. in
size.
3. Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 ft. plus one foot for each full 10 ft. by which lot
width exceeds minimum lot width up to a maximum of 10 ft.
4. Buildings with four or more residences in the R-M zoning district must have a 15-ft. Side Yard on one side.
5. 35 ft. if four or fewer dwelling units; 45 ft. if five or more dwelling units; 75 ft. if five or more dwelling units and lot
coverage does not exceed 35 percent.
6. Multifamily accessory storage shall be provided for each unit in a multifamily project that has a private,enclosed garage
attached or assigned to the unit. In addition to the R-2 and R-M Zoning Districts, multifamily accessory storage shall
also be provided in comparable PD(Planned Development)Zoning Districts and the Downtown Dublin Zoning District.
Appendix C-43
City of Dublin
Housing Element(2015-2023)
The City's height limits are set with respect to neighborhood character and allowable densities.
Building height limits in the R-M zone are permitted up to 75-feet for projects with five or more
dwelling units and therefore have not constrained residential development. Additionally,
residential development in Planned Development Zoning Districts around the Dublin/Pleasanton
BART Station is allowed to be constructed with up to five stories of residential uses over
parking, recognizing the advantages of compact transit-oriented development in providing
affordable housing opportunities. Similarly, residential development in the Downtown Dublin
Specific Plan area around the West Dublin/Pleasanton BART Station is allowed to be
constructed with up to eight stories and a maximum building height of 90 feet.
Parking requirements for different types of residential uses in Dublin are summarized in Table
C-28. Dublin's parking requirements for a prototypical 100-unit multi-family residential
development are comparable to requirements of nearby cities (Table C-29). Additionally, the
City has approved reduced parking standards through the Planned Development Zoning
process for multi-family residential and mixed use developments adjacent to the
Dublin/Pleasanton BART Station; residential uses adjacent to the West Dublin/Pleasanton
BART Station also benefit from reduced parking standards contained in the Downtown Dublin
Specific Plan.
Appendix C-44
City of Dublin
Housing Element(2015-2023)
Table C-28: Dublin Parking Requirements for Residential Uses
Residential Use Types Number of Parking Spaces Required
Apartments
Studio
1 Bedroom 1 covered or garaged space per dwelling plus 1 parking space for
unreserved and guest parking.
2+Bedrooms
Condominiums
Studio 1 covered or garaged space per dwelling plus 1 guest parking space
1 Bedroom per dwelling which shall be marked as a guest parking space.
2+Bedrooms 2 covered or garaged spaces per dwelling plus 1 guest parking space
per dwelling which shall be marked as a guest parking space.
Single-Family/Duplex
Lots<4,000 sq.ft. 2 in enclosed garage per dwelling*plus one on-street parking space
per dwelling unit within 150 feet of that dwelling unit.
Lots>4,000 sq.ft. 2 in enclosed garage per dwelling.*
Other Parking Requirements
Senior Citizen Housing 1 covered or garaged space per dwelling plus one guest parking
space for every three dwelling units.
Second Unit 1 parking space per unit. The space may be compact, uncovered,
and in tandem with the required parking of the principal dwelling unit.
Agricultural Housing
Community Care Facility, 2 per dwelling
Small
Mobile Home
Residential Use Secondary 2 per residence
to Commercial Use
Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings
1 parking space for every 20 beds plus 1 parking space for each
Emergency Shelter employee on the largest shift plus 1 parking space for each company
vehicle
Transitional Housing (Small)
2 per dwelling
Supportive Housing (Small)
Transitional Housing (Large) 1 per 3 employees on largest shift, plus 1 per 3 beds
Supportive Housing (Large)
Single Room Occupancy 1 per unit plus 1 guest parking space for every 3 units
SRO
Source:City of Dublin,Zoning Ordinance, 2014.
Notes: *Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of
converting a residential garage to living space.
Appendix C-45
City of Dublin
Housing Element(2015-2023)
Table C-29: Comparison of Parking Requirements for Residential Uses
Unit Type Dublin San Ramon Livermore Pleasanton
Single-Family 2.0/unit 2.0-4.0/unit 1.0-2.0/unit 2.0/unit
Multi-Family
Studio unit 1.0/unit 1.0/unit 1.0/unit 1.5-2.0/unit3
1-Bedroom unit 1.0/unit 1.0/unit 1.0/unit 1.5-2.0/unit3
2-Bedroom unit 1.0/unit 2.0/unit 2.0/unit 1.5-2.0/unit3
3-Bedroom unit 1.0/unit 2.0/unit 2.0/unit 2.0/unit
4-Bedroom+unit 1.0/unit 3.0/unit 2.0/unit 2.0/unit
Guest Spaces Variesz 25% 25% 14%
Prototypical Multi-
Family Rental 200 spaces 200 spaces 200 spaces 181 spaces
Project'
Sources: City of Dublin Municipal Code, 2014; City of San Ramon Municipal Code, 2014; City of
Livermore Municipal Code, 2014; and City of Pleasanton Municipal Code, 2008.
Notes:
1. Prototypical project assumes: 25% 1-bedroom units; 50% 2-bedroom units; and 25% 3-
bedroom units
2. Requirement ranges from 33% for senior projects to 100% for condominium projects and for
apartments.
3. Requirement for first 4 units; 1.5 spaces per unit required for each unit thereafter.
Although the provision of off-street parking can increase the cost of housing, Dublin's standards
are reasonable as requirements for multi-family developments are less than requirements for
single-family detached dwellings and comparable to or lower than parking requirements of
nearby jurisdictions. Guest space requirements for multi-family developments are also
reasonable because these types of developments do not have private driveways for each unit to
accommodate parking for guests as is required for new single-family homes on lots larger than
4,000 square feet. Nevertheless, because the increased cost of off-street parking can impact
the financing of housing affordability, reduced parking and other incentives, concessions, or
waivers and modifications of development standards are available for affordable projects that
are eligible for a density bonus pursuant to Chapter 8.52 of the Zoning Ordinance. Additionally,
as mentioned previously, the City has granted reduced parking standards for numerous
affordable housing projects including Wicklow Square, The Groves at Dublin Ranch, Emerald
Vista and the veterans housing project in the Downtown Dublin Specific Plan area. Reduced
parking standards are also available for transit-oriented development projects that are proposed
adjacent to both BART stations in the City.
Provision for a Variety of Housing
State Housing Element law specifies that jurisdictions identify adequate sites to be made
available through appropriate zoning and development standards to encourage the
development of various types of housing for all economic segments of the population. This
includes single-family housing, multi-family housing, mobile homes, agricultural housing,
emergency shelters, and transitional housing, among others. Table C-30 summarizes the
various housing types permitted and conditionally permitted under the Zoning Ordinance.
Appendix C-46
City of Dublin
Housing Element(2015-2023)
Table C-30: Residential Uses by District
Uses A R-1 R-2 RM C-O C-N C-1 C-2 M-P M-1 M-2
Single-family Residence P P P P -- -- -- -- -- -- --
Agricultural Housing C/ZA -- -- -- -- -- -- -- -- -- --
Second Unit -- P -- -- -- -- -- -- -- -- --
Mobile Home P P P -- -- -- -- -- -- -- --
Mobile Home Parks -- C/PC C/PC -- -- -- -- -- -- -- --
Multifamily Dwellings -- -- P P -- -- -- -- -- -- --
Community Care p P P P
Facility, Small
Community Care C/PC C/PC C/PC -- -- C/PC C/PC C/PC C/PC
Facility, Large
Transitional Housing P P P P
Small
Transitional Housing C/PC C/PC C/PC -- -- C/PC C/PC C/PC C/PC
(Large)
Supportive Housing P P P P
Small
Supportive Housing C/PC C/PC C/PC -- -- C/PC C/PC C/PC C/PC
(Large)
Emergency Shelters -- -- -- -- -- -- -- -- -- P --
Single Room C/PC --
Occupancy Unit
-- -- -- -- -- -- -- -- --
Mixed Use* -- C/PC -- -- -- -- C/PC -- -- -- --
Source: City of Dublin Zoning Ordinance, 2014.
Notes: P — Permitted Use; C/ZA — Conditional Use Permit/Zoning Administrator; C/PC Conditional Use Permit Planning
Commission;--Not Permitted;
*"Residential Use Secondary to Commercial Use" is defined as a residence located above the ground floor commercial uses and
is referred to herein as"Mixed Use."
Single-Family Residence
The term "Single-Family Residence" is defined in the Zoning Ordinance as a building designed
for and/or occupied exclusively by one family. The definition also includes factory-built housing,
modular housing, manufactured housing, mobile homes, and the rental of bedrooms within a
single-family dwelling to no more than four borders. Single-family residences are permitted in all
residential zoning districts.
Agricultural Housing
Agricultural housing is defined as dwellings and/or living quarters for farm laborers, or other
types of dwellings determined to be substantially similar to the above by the Director of
Community Development. Agricultural Housing shall not be in addition to a Caretaker
Residence or a Farm Mobile Home. The 2007-2011 found that only 47 Dublin residents (less
than one percent of the City's residents) were employed the in agriculture, forestry, fishing and
hunting, and mining industry. Despite the limited number of agricultural workers in the City,
Agricultural Housing is permitted in the A district with approval of a Conditional Use Permit
(CUP) by the Zoning Administrator. Conditions would be similar to those for other similar uses
in the same zones and would not serve to constrain the development of such facilities. The
Zoning Administrator must make the following findings established in Section 8.100.060 of the
Zoning Ordinance prior to approval of a CUP for agricultural housing:
Appendix C-47
City of Dublin
Housing Element(2015-2023)
• The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity.
• It will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare.
• It will not be injurious to property or improvements in the neighborhood.
• There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use and related structures would not be
detrimental to the public health, safety, and welfare.
• The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed.
• It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located.
• It is consistent with the Dublin General Plan and with any applicable Specific Plans.
However, pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety
Code), employee housing for agricultural workers consisting of no more than 36 beds in a group
quarters or 12 units or spaces designed for use by a single family or household is permitted by
right in an agricultural land use designation. Therefore, for properties that permit agricultural
uses by right, a local jurisdiction may not treat employee housing that meets the above criteria
any differently than an agricultural use. Furthermore, any employee housing providing
accommodations for six or fewer employees shall be deemed a single-family structure with a
residential land use designation, according to the Employee Housing Act. Employee housing
for six or fewer persons is permitted where a single-family residence is permitted. No
conditional or special use permit or variance is required. The City requires a CUP for all
agricultural uses. Similarly, employee housing on agriculturally designated land requires the
approval of a CUP.
Second Units
A Second Unit is a residential unit with separate kitchen, sleeping, and bathroom facilities that is
a part of, an extension to, or detached from, a detached single-family residence, and is
subordinate to the principal residence. Second units may be an alternative source of affordable
housing for lower income households and seniors.
California law requires local jurisdictions to adopt ordinances that establish the conditions under
which second dwelling units are permitted (Government Code, Section 65852.2). A jurisdiction
cannot adopt an ordinance that precludes the development of second units unless findings are
made acknowledging that allowing second units may limit the housing opportunities of the
region and result in adverse impacts on public health, safety, and welfare. An amendment to
the State's second unit law in September 2002 requires local governments to use a ministerial,
rather than discretionary process for approving second units (i.e. second units otherwise
compliant with local zoning standards can be approved without conditions or a public hearing).
Appendix C-48
City of Dublin
Housing Element(2015-2023)
The City adopted a Second Unit Ordinance in 2003 to allow second dwelling units in the R-1
zoning district with a ministerial permit. The Community Development Department will issue a
building permit for a second unit if all building permit submittal requirements are met, and if it
conforms to the specific standards contained in Section 8.80.040 of the Zoning Ordinance,
including but not limited to:
• The lot is occupied by a legal existing, detached single-family unit.
• The total floor area is not less than 275 square feet or more than 1,000 square feet. In
no case shall a second unit exceed 35 percent of the total floor area of the existing
single-family residence.
• The second unit shall conform to the development standards of the R-1 district.
• One off-street parking space is required but may be uncovered and in tandem with the
parking of the principal unit.
• The principal residence and the second unit combined shall not cover more than 60
percent of the lot.
These development standards are typical and consistent with State law. Since adoption of the
Ordinance in 2003, 89 second units have been constructed. Nearly all of these second units (88
units) were constructed during the last Housing Element planning period. An additional 44
second units are expected to be constructed during the current Housing Element planning
period.
Multi-Family Housing
Multi-Family housing includes duplexes, apartments, condominiums, or townhomes. As of
2013, multi-family housing units constituted approximately 33 percent of Dublin's housing stock.
The Zoning Ordinance provides for multi-family developments by-right in the R-2 and R-M
zoning districts. The R-2 zoning district is consistent with the Medium Density and Medium-
High Density Residential land use designations of the General Plan which allow for 6.1 — 25.0
dwelling units per acre. The R-M zoning district is consistent with the Medium, Medium-High
and High Density Residential land use designations of the General Plan which allow for 6.1 —
25.0+ dwelling units per acre. The General Plan does not place an upper limit on High Density
Residential land uses. Furthermore, the Eastern Dublin Specific Plan allows for the
development of High Density Residential at 25 units per acre or greater, while the Downtown
Dublin Specific Plan allows for Transit Oriented Development at a density of 85 units per acre.
Mobile Homes and Mobile Home Parks
Mobile homes offer an affordable housing option to many lower and moderate income
households. The City permits mobile homes constructed after September 15, 1971 and issued
an insignia of approval by the California Department of Housing and Community Development
(HCD) and permanently located on a permanent foundation system by right in the A, R-1, and
R-2 districts. Mobile Home Parks require approval of a CUP by the Planning Commission within
the R-1 and R-2 zoning districts. Conditions would be similar to those for other similar uses in the
same zones and would not serve to constrain the development of such facilities. The required
findings for approval of a CUP are stated in Section 8.100.060 of the Zoning Ordinance and are
the same as described above for agricultural housing.
Community Care Facilities
Community care facilities are defined as residential facilities that provide 24-hour care for
individuals, including the elderly, persons in an alcoholism or drug abuse recovery or treatment
facility, persons in a facility for mentally disordered, handicapped persons or dependent and
Appendix C-49
City of Dublin
Housing Element(2015-2023)
neglected children, persons in an intermediate care facility/developmentally disabled-
habilitative, intermediate care facility/ developmentally disabled-nursing, and congregate living
health facilities. A community care facility may be located in any type of residence.
Consistent with the State Lanterman Developmental Disabilities Services Act, small community
care facilities serving six or fewer persons are permitted within all residential zones. Large
community care facilities serving seven or more persons require approval of a Conditional Use
Permit (CUP) by the Planning Commission within the R-1, R-2, R-M, C-1, C-2, M-P, and M-1
zoning districts. Potential conditions for approval may include hours of operation, security,
loading requirements, and management. Conditions would be similar to those for other similar
uses in the same zones and would not serve to constrain the development of such facilities.
The required findings for approval of a CUP are stated in Section 8.100.060 of the Zoning
Ordinance and are the same as described above for agricultural housing. As of January 2013,
a number of community care facilities are operating in the City of Dublin:15
• Six adult residential facilities with a total capacity of 34 beds;
• Two group homes for children with a total capacity of 12 beds; and
• Nine residential care facilities for the elderly with a total capacity of 54 beds.
Transitional Housing
Transitional Housing units or facilities provide a residence for homeless individuals or families
for an extended period of time, usually six months or longer, which also offers other social
services and counseling to assist residents in achieving self-sufficiency. Transitional Housing
may be accessory to a public or civic type use.
The City amended the Zoning Ordinance in 2004, and again in 2011, to facilitate and encourage
the provision of transitional housing. Transitional housing that operates as group housing is
subject to the same permitting requirements as community care facilities consistent with the
Lanterman Developmental Disabilities Services Act. Transitional housing that is regular housing
is permitted where similar housing is otherwise permitted.
Emergency Shelters
The term "Emergency Shelter" means a housing facility that provides temporary, short-term
housing, with minimal supportive services, for homeless individuals or families, provided that no
facility shall be used as temporary, short-term housing by any individual or family for more than
30 consecutive days. The City amended the Municipal Code to permit emergency shelters in
the M-1 (Light Industrial) Zoning District and similar PD (Planned Development) Zoning Districts,
if the project site has an Industrial Park or Business Park/Industrial General Plan land use
designation. Applicable development and performance standards are set forth in Section 8.45
of the Municipal Code and are as follows:
• Off Street Parking: 1 parking space for every 20 beds plus 1 parking space for each
employee on the largest shift plus 1 parking space for each company vehicle.
• On-Site Management and Security: On-site management and on-site security shall be
provided during the hours when the Emergency Shelter is in operation.
'S State Department of Social Services, Licensing Division. http:i.i4,,vhw.ccid.ca.aev/does
/ccld search/ccld search.aspx.
Appendix C-50
City of Dublin
Housing Element(2015-2023)
• External Lighting: The Emergency Shelter shall provide external lighting in accordance
with building security requirements contained in Chapter 7.32 to maintain a safe and
secure environment.
• Emergency Shelter Management Plan: The operator of an Emergency Shelter shall
prepare and submit a management plan to the Community Development Director.
• Length of Stay: No individual or family shall reside in an Emergency Shelter for more
than 30 consecutive days.
• Proximity to Public Transit and Services: An Emergency Shelter shall be located near
public transportation, supportive services and/or commercial services to meet the daily
needs of shelter residents. If necessary, an Emergency Shelter shall ensure a means of
transportation for shelter residents to travel to and from related supportive services
provided off-site.
• Noise/Nuisances: All activities associated with an Emergency Shelter shall be
conducted entirely within the building. Noise shall be limited so as not to create an
adverse impact on surrounding uses. No loudspeakers or amplified sound shall be
placed or project outside of the shelter.
• City, County and State Requirements: An Emergency Shelter shall obtain and
maintain in good standing all required licenses, permits, and approvals from City, County
and State agencies or departments. An Emergency Shelter shall comply with all County
and State health and safety requirements for food, medical and other supportive
services provided on-site.
Mixed Use
Residential uses located above the ground floor of a commercial use are conditionally permitted
in the R-1 and C-1 zoning districts and require approval of a Conditional Use Permit (CUP) by
the Planning Commission. The City has had much success in promoting and attracting new
mixed use development throughout the City, particularly in recent years. These mixed-use
projects include:
• AMB/Prologis: 308 multi-family apartment units and 150,000 square feet of office space
adjacent to the West Dublin/Pleasanton BART Station
• Tralee Village: 233 multi-family units include 130 apartment units over 33,500 square
feet of ground floor commercial and 103 townhouse units
• Eclipse at Dublin Station: formerly Avalon at Dublin Station, 305 multi-family apartment
units over 15,000 square feet of ground floor commercial
• Essex/Connolly Station: 309 multi-family apartment units adjacent to the West
Dublin/Pleasanton BART Station; future phases include 150-room hotel and 7,500
square feet of commercial
• Crown Chevy Redevelopment Site: 314 multi-family apartment units over 17,000 square
feet of ground floor commercial and 72 affordable rental units for veterans
Single Room Occupancy Units (SROs)
SRO units are one-room units intended for occupancy by a single individual. It is distinct from a
studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and
bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs
have one or the other. In April 2011, the Dublin Municipal Code was amended to conditionally
permit SROs in the C-2 district, or comparable PD Zoning District, as long as the following
development standards and regulations are met:
• All required findings in Chapter 8.100 (Conditional Use Permit) can be made.
Appendix C-51
City of Dublin
Housing Element(2015-2023)
• Common bathroom facilities are provided on-site if individual units do not contain a
bathroom.
• Common kitchen facilities are provided on-site if individual units do not contain a kitchen.
• Individual Single Room Occupancy Units may contain either kitchen or bathroom
facilities, but shall not contain both.
• Off-street parking is provided in accordance with Chapter 8.76 (Off-Street Parking and
Loading Regulations).
• All new construction or conversion of existing structures complies with Chapter 8.104
(Site Development Review).
• All other applicable provisions of the Zoning Ordinance are met.
Supportive Housing
California Government Code Section 65582 (f) defines "supportive housing" as housing with no
limit on length of stay, that is occupied by the target population, and that is linked to an onsite or
offsite service that assists the supportive housing resident in retaining the housing, improving
his or her health status, and maximizing his or her ability to live and, when possible, work in the
community. Government Code Section 65582 (g) further defines "target population" as persons
with low incomes who have one or more disabilities, including mental illness, HIV or AIDS,
substance abuse, or other chronic health condition, or individuals eligible for services provided
pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing
with Section 4500) of the Welfare and Institutions Code) and may include, among other
populations, adults, emancipated minors, families with children, elderly persons, young adults
aging out of the foster care system, individuals exiting from institutional settings, veterans, and
homeless people.
The City amended the Zoning Ordinance in 2011 to facilitate and encourage the provision of
supportive housing. Supportive housing that operates as group housing is subject to the same
permitting requirements as community care facilities consistent with the Lanterman
Developmental Disabilities Services Act. Supportive housing that is regular housing is permitted
where similar housing is otherwise permitted.
Site Improvements, Exactions, and Development Fees
Site Improvements
For large subdivisions, the City requires the construction of reasonable on- and off-site
improvements pursuant to the Subdivision Map Act. The minimum improvements required of
the developer include:
• Grading and improvement of public and private streets including surfacing, curbs,
gutters, cross gutters, sidewalks, ornamental street lighting, street name signs and
necessary barricades and safety devices;
• Storm drainage and flood control facilities within and outside of when necessary the
subdivision sufficient to carry storm runoff both tributary to and originating within the
subdivision;
• Debris basins and erosion and siltation control measures to control erosion and siltation;
• A sewage system that meets public sewer system standards;
• A water distribution system providing an adequate supply of potable water to each lot
and fire hydrant within the subdivision;
• Fire hydrants and connections shall be of the type and at locations specified by the fire
marshal; and
Appendix C-52
City of Dublin
Housing Element(2015-2023)
• Public utility distribution facilities including gas, electric, telephone and cable television
necessary to serve each lot in the subdivision.
The City also requires dedication of land intended for public use. Dedicated streets, easements,
rights-of-way, etc., must be designed, developed, and improved according to City of Dublin
Public Works standards. Street design criteria are summarized in Table C-31.
Table C-31: Street Design Criteria
Minimum Service
Right of Curb to and
Design Criteria Way Curb Curve Landscape
Radius Easement
Arterials
4-lane 104' 80' 1,200' 107side
6-lane 128' 104' 1,200' 10'/side
8-lane 152' 128' 1,200' 10'/side
Collectors
Class 1 92' 76' 1,100' 107side
Class II 68' 52' 450' 10'/side
Residential 56' 40' 450' 57side
Residential 46' 36' 1 200' 1 5'/side
Cul-de-Sacs 46' 36' 200[ 5'/side
Source: City of Dublin,2014.
Residential development projects with more than 20 residential units must comply with the City's
Public Art Program pursuant to Chapter 8.58 of the Zoning Ordinance. Under the Program,
developers are required to acquire and install a public art project on or in the vicinity of the
development site, or make a monetary contribution in-lieu. The value of the public art project or in-
lieu monetary contribution shall equal or exceed 0.5 percent of the development project's building
valuation (excluding land). The purpose of the City's Public Art Program is, in part, to promote the
public interest and general welfare through the acquisition and installation of public art works.
Participation in the program by residential projects with more than 20 units is not an undue
constraint on housing development in the City because: 1) the requirement applies to single-family
homes, townhomes, condominiums, and apartments alike; and 2) housing projects that set-aside
100 percent of units for lower income households are exempt from the public art requirement.
The City often requires dedication of bicycle paths for the use and safety of residents of large
residential subdivisions. Schools, fire stations, libraries, or other public facilities may also be
required. Park dedication or fee in-lieu of dedication required according to the standard of five
acres per one thousand persons, consistent with the Quimby Act. This ratio amounts to 740.5
square feet per single-family unit, 675.2 square feet per multi-family unit, and 370.3 square feet
per mobile home unit proposed. Specific standards for design and improvements of
subdivisions must be in accordance with the applicable sections of the Zoning Ordinance, the
General Plan, the Subdivision Ordinance, any specific plans adopted by the City, and
requirements established by the City Engineer. Improvement and dedication requirements are
important to maintaining the quality of life in Dublin and to ensuring public health and safety.
These standards are typical in the region.
Appendix C-53
City of Dublin
Housing Element(2015-2023)
Development Fees and Exactions
In addition to improvements and dedication of public land, land developers are subject to a variety of
fees and exactions to cover the cost of processing permits and providing necessary services and
facilities. In general, these fees can be a constraint on housing development and compromise
project feasibility because the additional cost borne by developers contributes to overall increased
housing unit cost. However, the fees are necessary to maintain adequate planning services and
other public services and facilities in the City. The City's Planning Division fee schedule is
summarized in Table C-32 and current development impact fees are provided in Table C-33.
Reduced, waived, or reimbursed fees are possible incentives that can be requested under the
City's Density Bonus Ordinance. The City has demonstrated a commitment to providing
concessions that facilitate the construction of affordable housing by waiving future commercial
linkage fees on commercially-zoned property within the Dublin Ranch community as an
incentive for a developer to provide additional affordable units as part of the Oak Groves and
Pine Groves/Cedar Groves apartment communities. A total of 626 rental units have been
constructed within the Oak Groves and Pine Groves/Cedar Groves communities of which 535
units are affordable to very low, low and moderate income households, for both families and
seniors.
Table C-32: Planning Division Fee Schedule
Services Performed Fee Typical
Deposit*
Residential CUP $1,939 N/A
Time Extension Request(PC) $1,125 N/A
Time Extension Request(Admin) $225 N/A
Zoning Clearance $50 N/A
Residential Variance T&M Varies
Site Development Review T&M Varies
Planned Development T&M $10,000
Tentative Subdivision Map T&M $10,000
Tentative Parcel Map T&M $10,000
CEQA Initial Study and Negative Declaration T&M $25,000+
CEQA Initial Study and Mitigated Negative
Declaration T&M $25,000+
CEQA Initial Study and Environmental Impact Report T&M $50,000+
General Plan Amendment T&M $10,000
Specific Plan Amendment T&M $10,000
Rezone T&M $10,000
Source: City of Dublin,2014.
Note: *Deposits are based on the City Planner's estimate of hours necessary to complete
review of the project. Additional deposits may be required at a later date. Any remaining
funds are refunded after the completion of the project.
Appendix C-54
City of Dublin
Housing Element(2015-2023)
Table C-33: Development Impact Fees
Fee Type Amount Fee Type Amount
Water System Connection Fee Freeway Interchange Reimbursement
Traffic Impact Fees
Single Family $11,931/du Low/Medium Densitya $333.72/du
Multi-Family Varies' Medium/High Density5 $233.60/du
Water Meter Assembly Fee High Density6 $200.22/du
Single Family $587/du Tri-Valley Transportation Development Fee
Multi-Family I Varies' Attached Units $2,313/du
Regional Sewer Connection Fee Detached Units $1,472/du
Single Family $14,383/du Downtown Traffic Impact Fee
Multi-Family Apt: $9,479/du Low/Medium Densitya $2,378
Condo: $10,788/du
Local Sewer Connection Fee Medium/High Density5 $1,666
Single Family $1,74 /du High Density6 $1,426
Multi-Family Apt: $1,151/du Noise Mitigation Fee(East Dublin Only)
Condo: $1,309/du
Public Facilities Fee Single-Family/ $4.74/du
Medium Density
Single Family $22,070/du2 Medium High Density $3.32/du
Multi-Family $13,794/du2 High Density $2.85/du
School Impact Fees Eastern Dublin Traffic Impact Fees3
Citywide $4.97/sf Low/Medium Densitya $8,686-$9,476/du
Fire Impact Fee Medium/High Density-' $6,081 -$6,634/du
Single-Family $870/du High Density6 $3,954-$5,685/du
Multi-Family $544/du Drainage Fee
All Units $1.00/sf13
Source:City of Dublin, January 1,2014.
Notes:
'Varies,depending on size of the water meter. a<14 units per acre.
3Additional fees for East Dublin and Schaefer Ranch 514 to 25 units per acre.
Varies by category and location inside or outside of 6,25 units per acre.
Transit Center Area.
Total fees average about $68,418 per single family unit and about $41,398 per multi family unit.
These figures include school, water, and sewer fees that are imposed by outside agencies over
which the City has no control.
According to the Building Official, the valuation of a typical single-family unit is $371,467 and
that of a typical multi-family unit is $239,048. Overall, development impact fees represent
slightly more than 18 percent of the development costs of a single-family unit, excluding land
costs. For a typical multi-family unit, development impact fees represent just over 17 percent of
the development costs, excluding land costs. Land cost is a significant component of the overall
development costs. When land costs are factored into the equation, development impact fees
represent an even smaller portion of the total development costs. Nevertheless, the City
recognizes the impact of fees on affordable housing development. Therefore, the City offers
deferment or amortization of fees for senior housing and housing for lower income households.
Appendix C-55
City of Dublin
Housing Element(2015-2023)
In addition to deferment or amortization of fees, and as noted above, the City has demonstrated
a commitment to providing concessions that facilitate the construction of affordable housing by
waiving commercial linkage fees on commercially-zoned property within the Dublin Ranch
community in order to facilitate the development of affordable housing within the Oak Groves
and Pine Groves/Cedar Groves apartment communities
Inclusionary Housing
The City adopted an Inclusionary Housing Ordinance in 2002. Under the Regulations, all new
residential development projects of 20 units or more designed and intended for permanent
occupancy must construct 12.5 percent of the total number of dwelling units within the
development as affordable units. Of the affordable rental units, 30 percent must be set aside for
very low income households, 20 percent for low income households, and 50 percent for
moderate income households; of the owner occupied affordable units, 40 percent must be set
aside for low income households and 60 percent for moderate income households. (The City
amended the Ordinance in December 2008 to remove the requirement of very low income units
for for-sale housing to recognize that requirement's cost impact on feasibility.) The City will
continue to work with stakeholders to review and consider modifications to the Inclusionary
Zoning Regulations to enhance their feasibility.
The Ordinance provides for five exceptions to the 12.5 percent affordability requirement
(Section 8.68.040):
• Payment of in-lieu fees;
• Off-site projects;
• Land dedication;
• Credit transfers; and
• Waiver of requirements.
Pursuant to the Ordinance, developers can pay as an in-lieu fee up to five percent of the
inclusionary housing requirement, with the remaining 7.5 percent of the requirement as must-
build units. Any request for payment of in-lieu fee above the five percent requires City Council
approval. The amount of in-lieu fee is adjusted annually based on real estate indicators.
Therefore, the fee is sensitive to the fluctuation in market conditions. Currently, the in-lieu fee is
set at$96,000 per affordable unit required. The fee has remained fairly level during the last two
years.
The last exception, waiver of requirements, gives the City Council flexibility to make exceptions
to the Ordinance. Also, Section 8.68.070 provides incentives to make the construction of
affordable units more feasible, including:
• Fee Deferral— processing and impact fees
• Design Modifications-
- Reduced lot size
- Reduced setback requirements
- Reduced open space requirements
- Reduced landscaping requirements
- Reduced interior or exterior amenities
- Reduction in parking requirements
- Height restriction waivers
Appendix C-56
City of Dublin
Housing Element(2015-2023)
For example, the Positano project is a single-family detached residential product that is subject
to the Inclusionary Ordinance. In order to assist the developer in making the provision of
affordable housing more feasible, the City Council granted the developer's request that a portion
of the affordable units be provided off-site or through the payment of in-lieu fees. The City has
also granted the developer's request to provide affordable housing in the form of second
dwelling units.
Since adoption of the Inclusionary Housing Ordinance in 2002, the City has approved more than
8,000 housing units by private developers. Given the flexibility and incentives offered by the
City's Inclusionary Housing program, and as demonstrated by the significant housing
development entitled after the adoption of the Inclusionary Housing Ordinance, the City's
affordable housing requirements are not constraining residential development. Furthermore, the
City's High Density Residential zone offers a density of over 25 units per acre. Since there is no
established maximum density and the City offers flexibility through its PD process, a project can
be tailored to ensure feasibility.
Development Permit Procedures
Development review and permit procedures are necessary steps to ensure that residential
construction proceeds in an orderly manner. The following discussion outlines the level of
review required for various permits and timelines associated with those reviews. The timelines
provided are estimates; actual processing time may vary due to the volume of applications and
the size and complexity of the projects.
Single-Family
All new single family dwellings are subject to Site Development Review approval by either the
Director of Community Development or the Planning Commission. The Building and Safety
Division of the Community Development Department also reviews building permit applications
for conformity to adopted building codes. Approval of a building permit for a single-family
dwelling is ministerial and processing time is highly dependent on the quality of the initial
submittal.
Multi-Family Housing
All multi-family housing projects are subject to Site Development Review by the Planning
Commission. If the multi-family housing is proposed as a condominium, the approval process
also includes a subdivision map. The tentative subdivision map and Site Development Review
are processed concurrently. The application procedure is established in Chapter 8.104 of the
Zoning Ordinance. The purpose of the review is to:
A. To preserve the architectural character and scale of neighborhoods and the community.
B. To ensure that development is well designed in relation to surrounding properties,
including that the design, character, height, facade length, roof forms, colors, materials,
roof mounted equipment and architectural details of a proposed structure or remodeled
structure are compatible with the design, character, height, fagade length, roof form,
colors, materials and architectural details of structures in the vicinity.
C. To ensure that projects enhance their sites and are harmonious with high standards of
improvements in the surrounding area.
Appendix C-57
City of Dublin
Housing Element(2015-2023)
D. To enhance the residential and business property values within the City.
E. To ensure compliance with development regulations and the requirements of zoning
districts, including but not limited to, setbacks, height, parking, landscaping, public art,
fences, accessory structures and signage.
F. To ensure that each project is designed to comply with the intent and purpose of the
zoning district in which it is located and with the General Plan and applicable Specific
Plan.
G. To promote the health, safety and general welfare.
H. To ensure that projects provide adequate circulation for automobiles as well as
pedestrians and bicyclists to create a pedestrian friendly environment.
The following findings must be made prior to the approval of a Site Development Review
application:
A. The proposal is consistent with the purposes of this Chapter, with the General Plan and
with any applicable Specific Plans and design guidelines.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the project is proposed.
D. The subject site is physically suitable for the type and intensity of the approved
development.
E. Impacts to existing slopes and topographic features are addressed.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other development
in the vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to
ensure visual relief, adequate screening and an attractive environment for the public.
H. The site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles.
As the Site Development Review is required for residential and non-residential uses alike and
the findings are the same for all uses subject to the requirement, the Site Development Review
process is not a constraint on the provision of multi-family housing in Dublin.
Appendix C-58
City of Dublin
Housing Element(2015-2023)
Processing Timeframes
Processing time frames for single-family and multi-family subdivisions vary depending on a
number of factors, including size, location, environmental constraints, and developer
responsiveness. Much of the newer residential development (single-family and multi-family) is
located within the Eastern Dublin Specific Plan Area and is governed by the Eastern Dublin
Specific Plan and associated Environmental Impact Report. The Specific Plan establishes land
use designations for all property within the Specific Plan area and contains development
standards such as dwelling units per acre and floor area ratio. The Specific Plan also includes
design guidelines and resource management. These standards and guidelines coupled with the
Planned Development Zoning process provide the developer with a framework for development
as well as flexibility to design a project without being limited by traditional setbacks and lot
coverage restrictions. Planned Development Zoning is processed concurrently with site plan
review and therefore does not increase the processing timeline. Additionally, the certification of
an Environmental Impact Report (EIR) for the Specific Plan area reduces the processing
timelines for development projects that are consistent with the Specific Plan. For example, all of
the high-density residential projects at the Dublin Transit Center as well as the Dublin Ranch
communities of Oak Groves and Pine Groves/Cedar Groves were deemed categorically exempt
from further environmental review because they were consistent with the Specific Plan. The
one factor that contributes to increased processing timelines is the lack of responsiveness by
developers to public agency comments. This lack of response often results in additional review
time that increases the processing timeline and costs associated with the project. However,
since adoption of the Eastern Dublin Specific Plan and Planned Development Zoning in 1994
the City has been able to work successfully with the development community resulting in the
approval of over 13,000 residential units.
Building Codes and Enforcement
The City of Dublin currently uses the following Codes: 2012 Edition of the International Building
Code (2013 CA Building Code); 2012 Edition of the International Fire Code (2013 CA Fire
Code); 2012 Edition of the Uniform Mechanical Code (2013 CA Mechanical Code); 2012 Edition
of the Uniform Plumbing Code (2013 CA Plumbing Code); 2012 Edition of the National Electrical
Code (2013 CA Electrical Code); and 1997 Uniform Housing Code.
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and
quality of neighborhoods. City staff investigates violations of property maintenance standards
as defined in the Municipal Code as well as other complaints. When violations are identified or
cited, staff encourages property owners to seek assistance through available housing
rehabilitation programs. Although current building codes may be a barrier to the rehabilitation of
older properties that are required to be brought up to current code standards, the intent of the
codes is to provide structurally sound, safe, and energy-efficient housing.
The City of Dublin proactively enforces property maintenance, graffiti and substandard housing
ordinances throughout the City. Between 2007 and 2012, Code Enforcement officials
documented 3,104 residential code violations. When code violations are unable to be resolved
through voluntary compliance or through the nuisance abatement procedure, the City refers
such cases to the City Attorney for prosecution. The City Attorney's office may seek injunctions,
receivership and civil lawsuits to achieve compliance with City codes. Since 2007, no
residential building-related cases were referred to the City Attorney's office. The City will
Appendix C-59
City of Dublin
Housing Element(2015-2023)
continue to enforce property maintenance standards and abate substandard structures through
Code Enforcement.
Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and
Housing Act direct local governments to make reasonable accommodations (i.e. modifications
or exceptions) in their zoning laws and other land use regulations when such accommodations
may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.
The City assessed its zoning ordinance, permitting procedures, development standards, and
building codes to identify potential constraints for housing for persons with disabilities. The
City's policies and regulations regarding housing for persons with disabilities are described
below.
Zoning and Land Use
Under State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small
community care facilities for six or fewer persons must be treated as regular residential uses
and be permitted by right in all residential districts; Dublin is compliant with the Lanterman Act.
Large community care facilities for more than six persons are conditionally permitted within the
R-1, R-2, R-M, C-1, C-2, M-P, and M-1 zoning districts. Potential conditions for approval may
include hours of operation, security, loading requirements, and management. Conditions would be
similar to those for other similar uses in the same zones and would not serve to unduly constrain
the development of residential care facilities for more than six persons. The City has not adopted a
spacing requirement for community care facilities.
The Land Use Element and Zoning Ordinance provide for the development of multi-family
housing in the R-2 and R-M zoning districts. Regular multi-family housing for persons with
special needs, such as apartments for seniors and the disabled are considered regular
residential uses permitted by right in these zones. The Zoning Ordinance has a provision to
allow exceptions to development standards for accessory structures (Section 8.40.020.F.2.a).
Similarly, the Development Regulations section of the Zoning Ordinance has provisions that
allow for encroachments into required setbacks (Section 8.36.050.8.2 & 3). These
exceptions/encroachments are allowed citywide and could accommodate a wide range of needs
for persons with disabilities.
However, circumstances may arise when it would be reasonable to accommodate requests from
persons with disabilities to waive a setback requirement or another standard of the Zoning
Ordinance to ensure that homes are accessible for the mobility impaired. Whether a particular
modification is reasonable depends on the circumstances, and must be decided on a case-by-
case basis. In April 2011, the City adopted a formal ministerial process for persons with
disabilities to seek relief from the strict or literal application of development standards to enable
them to enjoy their dwellings like other residents in Dublin.
The City has not established any special distance requirements for the housing for persons with
disabilities. Therefore, the State distance standard of 300 feet applies. In order to facilitate
housing for persons with disabilities, the City offers fee deferment or amortization for senior
housing (which often includes accessible units and is occupied by many seniors with
disabilities.)
Appendix C-60
City of Dublin
Housing Element(2015-2023)
Building Codes
The City enforces Title 24 of the California Code of Regulations that regulates the access and
adaptability of buildings to accommodate persons with disabilities. In 2007, the City adopted a
Universal Design Ordinance that requires new single-family home developers to install base
Universal Design features in all single-family developments of 20 or more homes. The
Universal Design Ordinance is substantially the same as the Model Universal Design Local
Ordinance adopted by the California Department of Housing and Community Development. The
City developed a brochure on the Universal Design Ordinance after its adoption in December
2007 and has updated it periodically to ensure that current information regarding the Ordinance
is distributed. The brochure and other related information regarding the Ordinance has been
posted to the City's website and is also available at the public counter. In 2010, there was an
update to the Ordinance to meet the current building code and which took effect January 1,
2011. The City will continue to enforce the provisions of this ordinance.
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-
family buildings without elevators consisting of three or more rental units or four or more
condominium units be subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted
by site impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served
by an accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible
route. Rooms and spaces located on the primary entry level and subject to this chapter
may include but are not limited to kitchens, powder rooms, bathrooms, living rooms,
bedrooms, or hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces is required.
No unique Building Code restrictions are in place that would constrain the development of
housing for persons with disabilities. Compliance with provisions of the City's Municipal Code,
California Code of Regulations, California Building Standards Code, and federal Americans with
Disabilities Act (ADA) is assessed and enforced by the Building and Safety Division of the
Community Development Department as a part of the building permit submittal.
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a "family"
by the definition specified in the Zoning Ordinance. Specifically, a restrictive definition of
"family" that limits the number of and differentiates between related and unrelated individuals
living together may impermissibly limit the development and siting of group homes for persons
with disabilities but not for housing families that are similarly sized or situated.16
16 California court cases (City of Santa Barbara v. Adamson, 1980 and City of Chula Vista v. Pagard, 1981, etc.)
have ruled an ordinance as invalid if it defines a "family" as(a) an individual; (b)two or more persons related by
blood, marriage, or adoption; or(c)a group of not more than a specific number of unrelated persons as a single
housekeeping unit. These cases have explained that defining a family in a manner that distinguishes between
blood-related and non-blood related individuals does not serve any legitimate or useful objective or purpose
recognized under the zoning and land use planning powers of a municipality, and therefore violates rights of
privacy under the California Constitution.
Appendix C-61
City of Dublin
Housing Element(2015-2023)
In April 2011, the City of Dublin amended its definition of "family." The Zoning Ordinance now
defines a "family" as one or more persons occupying a dwelling and living as a single, non-profit
housekeeping unit, including any servants. This is distinguished from a group occupying a
boarding house, community care facility, supportive or transitional housing when configured as
group housing, hotel or motel, club, fraternity or sorority house.
Conclusion
After the extensive Zoning Ordinance revisions completed in 2011, there are no longer any City
policies or regulations that serve to constrain housing for persons with disabilities. However, the
City will continue to monitor the Zoning Ordinance for potential constraints and make
amendments as needed.
C. Public Policy Constraints
State and Federal requirements may act as a barrier to the development or rehabilitation of
housing, and affordable housing in particular. These include State prevailing wage
requirements, Article 34 of the State Constitution and environmental review requirements.
State Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) expanded the kinds of projects that require
the payment of prevailing wages. Labor Code Section 1720, which applies prevailing wage
rates to public works of over $1,000, now defines public works to mean construction, alteration,
installation, demolition, or repair work done under contract and paid for in whole or in part out of
public funds. For example, public transfer of an asset for less than fair market value, such as a
land write-down, would now be construed to be paid for, in part, out of public funds and trigger
prevailing wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of
affordable housing projects, prevailing wage requirements could effectively reduce the number
of affordable units that can be achieved with public subsidies. The following types of projects
are exempt from the prevailing wage requirement:
• Residential projects financed through issuance of bonds that receive an allocation
through the State; or
• Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Article 34 of the California Constitution
Article 34 of the State Constitution requires a majority vote of the electorate to approve the
development, construction, or acquisition by a public body of any "low rent housing project'
within that jurisdiction. In other words, for any projects to be built and/or operated by a public
agency where at least 50 percent of the occupants are low income and rents are restricted to
affordable levels, the jurisdiction must seek voter approval known as "Article 34 authority" to
authorize that number of units.
Dublin has not sought voter approval to grant "Article 34 authority." In the past, Article 34 may
have prevented certain projects from being built. In practice, most public agencies have learned
Appendix C-62
City of Dublin
Housing Element(2015-2023)
how to structure projects to avoid triggering Article 34, such as limiting public assistance to 49
percent of the units in the project. Furthermore, the State legislature has enacted Sections
37001, 37001.3, and 37001.5 of the Health and Safety Code to clarify ambiguities relating to the
scope of the applicability of Article 34. Although Dublin does not have Article 34 authority, the
City does not view this as a significant constraint to the development of affordable housing since
the City does not typically function as a developer.
Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects
(e.g., subdivision maps, development review permits, etc.). Costs resulting from the
environmental review process are also added to the cost of housing and are passed on to the
consumer to the extent that the market can bear. These costs include fees charged by local
government and private consultants needed to complete the environmental analysis, and from
delays caused by the mandated public review periods. However, the presence of these
regulations helps preserve the environment and ensure environmental safety to Dublin
residents.
D. Utility and Public Service Constraints
The provision of utilities such as water and sewer as well as public services including police,
fire, and schools is costly to local governments and special districts providing municipal
services. New development must pay for much of these costs thereby increasing the overall
cost of housing. This section provides an overview of potential utility and public service
constraints in Dublin.
Water Supply and Distribution
Dublin's water is distributed by Dublin San Ramon Services District (DSRSD), which purchases
water from Zone 7 of the Alameda County Flood Control and Water Conservation District,
which, in turn, imports it from three sources: State water project, local runoff from the Arroyo Del
Valle watershed (stored in Lake Del Valle) and from natural recharge of the groundwater basin.
A recent United States District Court decision mandated a 35 percent reduction in pumping from
the Sacramento Delta to protect the endangered Delta Smelt. As a result of this mandated
reduction, alternative measures to conserve existing and secure additional water supply will be
necessary. The largest categorical consumer of water is residential users, and more specifically,
single-family residential users. Although the total water demand over the past 10 years has
increased for the single-family residential category, the total number of single-family households
has increased at a greater rate than the total water demand rate. Therefore, the average annual
consumption of a single family household has decreased from 140,700 gallons per year in 2002
to 117,200 gallons per year in 2012, according to the DSRSD. This 16-percent decrease in the
average household consumption is due to many factors, including a greater use of water
efficient features, installation of more water-efficient landscapes, and greater public education
regarding the importance of water conservation.
DSRSD has a comprehensive Water Conservation Program in place that includes both supply-
and demand-side measures, including audits, incentives, optimal management practices,
enforcing wastewater and landscape regulations, education programs, support activities,
Appendix C-63
City of Dublin
Housing Element(2015-2023)
metering, and pipe replacement. The City of Dublin also currently utilizes several means to
promote water conservation and efficiency in new development:
• Implementation of Chapter 8.88 of the Municipal Code (Water Efficient Landscape
Regulations) which requires that development projects of a certain size and scope be
designed with landscape materials and maintenance that is sensitive to reducing water
use. Chapter 8.88 conforms to the state mandate to either have a local Water Efficient
Landscape Ordinance or require that new projects conform to the statewide Water
Efficient Landscape requirements.
• Implementation of Chapter 7.94 of the Municipal Code (Dublin Green Building Code),
with the purpose of enhancing the design and construction of buildings and encouraging
sustainable construction practices in several categories including water efficiency and
conservation.
• Participation and collaboration with outside organizations and agencies on programs to
educate the public and provide hands-on assistance to increase water conservation
efforts.
Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant
priority to proposed development that includes housing affordable to lower-income households.
The legislation also prohibits water providers from denying or conditioning the approval of
development that includes housing affordable to lower income households, unless specific
written findings are made. The City will provide a copy of the adopted 2015-2023 Housing
Element to DSRSD within 30 days of adoption. The City will also continue to coordinate with
the DSRSD to ensure affordable housing developments receive priority water service provision.
Sewage Collection and Treatment
The Dublin San Ramon Services District (DSRSD) is the purveyor of wastewater collection and
treatment services in the City of Dublin. The wastewater collection system includes over 170
miles of sanitary sewers ranging from six to forty-two inches in diameter that are from five to
over forty years old. Disposal of treated wastewater is under the jurisdiction of the Livermore-
Amador Valley Water Management Authority (LAVWMA). Wastewater collected from the
DSRSD service area travels by gravity to the DSRSD wastewater treatment plant which is
located in the City of Pleasanton. The plant has a rated dry-weather capacity of 17.0 million
gallons per day (mgd). Disposal of treated effluent from the treatment plant in Pleasanton is
provided by the Livermore-Amador Valley Water Management Agency (LAVWMA) who exports
secondary treated wastewater to the East Bay Dischargers Authority interceptor pipeline for
ultimate discharge to the San Francisco Bay via a deep-water outfall. LAVWMA facilities are
designed to export a maximum flow of 41.2 mgd during wet weather events.
Senate Bill 1087 described above also mandates priority sewage collection and treatment
service to housing developments providing units affordable to lower income households. The
City will continue to coordinate with DSRSD to ensure priority service provision to affordable
housing developments.
Fire Protection
The Alameda County Fire Department (ACFD) serves as the fire department for the City of
Dublin and provides all fire prevention, fire protection and First Responder Emergency Medical
Services, including advanced life support (paramedics), within the City. The ACFD has
Appendix C-64
City of Dublin
Housing Element(2015-2023)
identified the need to modernize its fleet and make staffing adjustments to adequately serve
future development while maintaining current service levels to existing development.
Schools
The Dublin Unified School District (DUSD) provides public education in the City of Dublin.
DUSD currently operates elementary, middle and high schools in the Primary and Eastern
Extended Planning Areas. At build-out of the General Plan, which is expected to occur in 2035,
DUSD estimates a student enrollment of 9,755 students.
E. Environmental Constraints
A community's environmental setting affects the feasibility and cost of developing housing.
Environmental issues range from the conservation of biological resources to the suitability of
land for development due to potential exposure to seismic, flooding, wildfire and other hazards.
This section summarizes these potential constraints in Dublin. (Refer to the Conservation
Element, Seismic Safety and Safety Element, and the Schools, Public Lands, and Utilities
Element of the General Plan for more detailed analyses and mitigating policies that address
environmental issues or hazards within the Dublin planning area.)
Biological Resources
Dublin's Primary and Eastern Extended Planning Areas are located within Livermore Drainage
Unit which is one of two major drainage basins in the Alameda Creek Watershed. Of the many
streams in the Livermore Drainage Unit, two flow through Dublin's Primary and Eastern
Extended Planning Areas — Alamo Creek and Tassajara Creek, respectively. Portions of these
creeks have been channelized and remaining sections are being improved as a result of
subdivision developments. The Western Extended Planning Area lies within the San Lorenzo
Creek Watershed and includes the Palomares Creek and Dublin Creek sub-watersheds.
Several significant streams traverse the Western Extended Planning Area including Hollis
Canyon and Martin Canyon Creeks in the western hills. Extensive areas of riparian vegetation
are located along stream courses in the Western Extended Planning Area. This riparian
woodland has importance to wildlife in the area. Considerable damage to riparian areas has
resulted from intensive grazing.
Oak woodland is another sensitive habitat community located in Dublin. Most of the oak
woodland that can be found in Dublin is concentrated in the Western Extended Planning Area.
In addition to California live oaks, other species such as bay, laurel and California buckeye are a
vital part of this plant community. The City emphasizes preservation of oak woodland in the
Western Extended Planning Area. Development should be clustered in grassland areas
wherever possible to protect existing trees. However, as part of comprehensive planning for
development in this area, some oak woodland may need to be removed. Removal of oaks is
allowed only after all feasible site planning efforts have been made to preserve trees.
Heritage Tree Preservation
Heritage trees, defined as any oak, bay, cypress, maple, redwood, buckeye, and sycamore tree
having a trunk or main stem of 24 inches or more in diameter or any other tree required to be
preserved as part of a discretionary entitlement, are protected by City ordinance. Removal of
heritage trees requires a permit upon finding that the tree presents a public safety risk, removal
Appendix C-65
City of Dublin
Housing Element(2015-2023)
is necessary for reasonable development of property, does not increase erosion or stream water
flow potential, or would not otherwise affect neighborhood aesthetics.
Seismic Hazards
The Calaveras Fault is the major active fault in the planning area with rupture potential and runs
parallel to and just west of San Ramon Road. The Pleasanton Fault, located near the west edge
of Camp Parks, is difficult to locate precisely. The State has established Alquist-Priolo Special
Studies Zones along both faults, requiring detailed studies of rupture hazards prior to
construction. Few potential building sites within the City of Dublin or the extended planning area
are without geologic impact or hazard. The hazard may be actual, such as an active landslide
or proximity to an active fault, or potential, such as a proposed cut that might activate a
landslide. Mitigation of hazards may increase construction cost, but will reduce long-term costs
to both property owners and the City.
Fire Hazards
Steep, inaccessible slopes and brush create a high fire hazard in the western hills. Additionally,
areas within the Extended Planning Areas that are adjacent to open space are susceptible to
fire hazards. For projects that are constructed outside a fire station service area (greater than
1.5 miles from the nearest fire station) and/or interface with open space, certain built-in fire
protection measures will be necessary. For example, sprinklers are required for all habitable
structures beyond five minutes response time from a station. A fire protection buffer zone may
also be required around the perimeter of residential development situated adjacent to
undeveloped open space land. Furthermore, the City enforces its Fire Safe Roof and Spark
Arrestor ordinances for development proposed near high fire hazard areas. These measures
may increase the cost of new housing in vulnerable areas; however, the added protection is
necessary to ensure public health, safety, and welfare.
Flooding
Both 100 and 500 year flood zones have been identified in portions of the Primary and Eastern
Extended Planning Areas; no100 year or 500 year flood zones have been identified in the
Western Extended Planning Area. Most of the areas in the 100 year flood plain have been built
upon. Any new construction in flood prone areas must comply with Chapter 7.24 (Flood Control)
of Title 7 of the Dublin Municipal Code including constructing the first floor above the floodplain
level. A number of channel improvements have been implemented since the early 1990's as a
result of local developments partnering with Zone 7 and/or the City of Dublin, and Caltrans
transportation projects.
Channel improvements have been made along Tassajara Creek (Line K), Alamo Creek (Line F),
and Big Canyon Creek (Line J-1). In addition to the major creeks in Dublin, several tributaries
have undergone improvements as well, including the undergrounding of Line G-3 and the
channel wall-raising of Line G-5.
While no major flood improvement projects have clearly been identified in the City of Dublin for
the future, Zone 7 is presently working on an update to their Stream Management Master Plan
(SMMP), which will consider new, innovative approaches to providing regional flood protection,
including options that may include the use of enhanced floodplains and vegetated stormwater
Appendix C-66
City of Dublin
Housing Element(2015-2023)
channels. Areas along Chabot Canal located in Camp Parks and upland areas along Tassajara
Creek will likely present partnering opportunities for Zone 7 and the City of Dublin.
Appendix C-67
City of Dublin
Housing Element(2015-2023)
3. Housing Resources
This section evaluates the resources available in Dublin for the development and preservation
of housing.
A. Regional Housing Needs Assessment (RHNA)
State law (California Government Code Section 65584) provides for 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 (ABAG) is the council of governments authorized under State law to
identify existing and future housing needs for the region. ABAG adopted a new regional
housing allocation plan on July 18, 2013. This "Regional Housing Needs Assessment" (RHNA)
covers the planning period from January 1, 2014 through October 31, 2022. Existing need is
evaluated based on overpayment (30 percent or more of income), overcrowding by lower
income households, and the need to raise vacancy rates in the jurisdiction to a level at which
the market would operate freely. The housing assessment also includes an impaction
correction to reduce the further concentration of lower income households in jurisdictions that
already have more than the regional average of such households.
ABAG's methodology is based on the regional growth estimates developed by the State
Department of Housing and Community Development (HCD). These are "planning goals" and
are not meant to match, and often exceed, anticipated housing production. The planning goals
developed by HCD are provided to ABAG in the form of regional housing goals, divided into
income categories. ABAG is responsible for allocating the RHNA goals to cities and counties in the
Bay Area.
The RHNA is a minimum needs number—jurisdictions are free to plan for, and accommodate,
a larger number of dwelling units than the allocation. The jurisdiction must, however, identify
adequate sites at appropriate zoning and development standards to accommodate its RHNA.
While the jurisdiction must also show how it will facilitate and encourage the development of
these units, it is not obligated to build any of the units itself or finance their construction.
According to the RHNA, the City of Dublin has a total housing construction need of 2,285 units.
Table C-34 shows Dublin's 2014-2022 planning period allocation. The City must accommodate
these units either through production of units or provision of adequate sites that can
accommodate these units. Specifically, for facilitating the development of lower income units,
the State has established a default density of 30 units per acre.
Appendix C-68
City of Dublin
Housing Element(2015-2023)
Table C-34: Regional Housing Needs Assessment (2014-2022)
Income Level Dwelling Units % of Total
Extremely Low/Very Low-Income' 796 34.8%
Low-Income 446 19.5%
Moderate-Income 425 18.6%
Above-Moderate-Income 618 27.0%
Total 2,285 100.0%
Source:ABAG Regional Housing Needs Assessment
Note 1:AB 2634 amending the Housing Element law requires local jurisdictions project its future housing needs
for extremely low income households(0-30 percent AMI). Specifically, State law provides two methodologies for
estimating the extremely low income needs —either by splitting the very low income category evenly between
extremely low(0-30 percent AMI)and very low(31-50 percent AMI)incomes;or to apportion the very low income
category based on Census data. The 796 very low income RHNA units can be split into 398 extremely low(50
percent)and 398 very low(50 percent)income units.
B. Credits against the RHNA
Approved Projects
As the RHNA is for the planning period of January 1, 2014 through October 31, 2022, housing
units approved but not yet constructed as of January 1, 2014 can be credited toward the RHNA.
As of February 2014, seven projects have been approved in the City but not yet constructed.
These recent development activities in the City have been primarily lower and medium density
developments, and most opted to pay a fee in-lieu of including affordable units on site.
One project — the Crown Chevy redevelopment site (formerly known as the Kingsmill project) -
fulfills its affordable housing requirement by providing a 1.37-acre parcel to Eden Housing to
develop up to 76- apartments for low income households. At least 38 units will be reserved for
returning veterans who have been severely injured. The remaining 38 units will be set aside for
low income families with a preference for families of veterans.
Project Very Low Low Moderate Above Total
Moderate
Crown Chevy/Kingsmill 0 0 0 314 314
Veteran Housing 0 76 0 0 76
AMB/Prologis 0 0 1 0 310 310
Nielsen 0 0 0 36 36
Transit Center E-1 0 0 0 105 105
Moller Ranch 0 0 0 370 370
Dublin Ranch North 0 0 0 4 4
Total 0 76_1 0 1,139 1 1,215
Appendix C-69
City of Dublin
Housing Element(2015-2023)
Remaining RHNA
Based on units approved, the City has already met a portion of its RHNA obligations.
Specifically, the City has met its requirement for the above moderate income RHNA, with a
remaining RHNA of 1,591 lower and moderate income units (see Table C-35).
Table C-35: Remaining RHNA
Extremely/ Low Moderate Above Total
Very Low Moderate
RHNA 796 446 425 618 2,285
Units Approved 0 76 0 1,139 1,215
Remaining RHNA 796 370 425 0 1,591
C. Future Development Potential
Vacant Sites
Vacant residential properties in the City can accommodate a maximum of 1,620 units based on
maximum permitted densities (Table C-36). However, based on the recent trend of
development proposals averaging closer toward the mid-point densities, the more realistic
estimate of development potential is 965 units.
Appendix C-70
City of Dublin
Housing Element(2015-2023)
Table C-36:Vacant Sites
Dens!t units/Acre
No. Project Min. Max. Potential Potential GP Land Use EDSP Land APN Lot Size Zoning Existing
Units Units Units Affordability Use (Acres) Min. Max. Pot'I Use
905-0002-
Above Single 002
(1) Croak 104 692 346 Moderate Low Density Family 905-0002- 115.4 PD 0.9 6.0 3.0 Vacant
001-01
(2) Righetti 59 134 77 Above Medium Medium 905-0001- 9.6 PD 6.1 14.0 8.0 Vacant
Moderate Density Density 005-02
(3) Branaugh 59 136 78 Above Medium Medium 905-0001- 9.7 PD 6.1 14.0 8.0 Vacant
Moderate Density Density 004-04
Rural
(4) Kobold 12 28 16 Above Medium Medium 985-0072- 2.0 PD 6.1 14.0 8.0 Homesite
Moderate Density Density 002
Medium Medium 986-0028- Single
(5) McCabe 6 14 10 Moderate Density Density 002 1.0 PD 6.1 14.0 10.0 Family
Home
Medium Medium 905-0002-
(6) Croak 63 146 104 Moderate Density Density 001-01 10.4 PD 6.1 14.0 10.0 Vacant
Tipper 50 115 82 Moderate Medium Medium 986-0004- 8.2 PD 6.1 14.0 10.0 Agricultur
(7) Ti pp Density Density 01 al
(8) Anderson 99 175 108 Moderate Medium- Medium- 7.0 PD 14.1 25.0 15.4 Vacant
High Density High Density.
Beltran/ Medium- Medium-
(9) Sperfslag 45 80 64 Moderate High Density High Density 3.2 PD 14.1 25.0 20.0 Vacant
e
(10) Chen 56 100 80 Moderate Medium- Medium- 985-0027- 4.0 PD 14.1 25.0 20.0 Vacant
High Density High Density 002
Total: 1 553 1,620 965 170.5
Note:
1. A rural homesite is a land use description used by the County Assessors Office. It is largely a vacant lot,previously zoned for agricultural uses,and is
currently occupied by a single-family home and accessory structures.
Appendix C-71
City of Dublin
Housing Element(2015-2023)
Figure C-8:Vacant Residential Sites
`4 City of Dublin Vacant Residential Sites
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Appendix C-72
City of Dublin
Housing Element(2015-2023)
Downtown Dublin Specific Plan
The Downtown Dublin Specific Plan combined the area of the former Downtown Core
Specific Plan, Dublin Downtown Specific Plan, San Ramon Road Specific Plan, Village
Parkway Specific Plan, and West Dublin BART Specific Plan into one comprehensive plan
(Figure C-9). This plan was approved by the Dublin City Council on February 1, 2011.
Existing uses in the Downtown Dublin Specific Plan area are characterized by commercial
and office uses with large surface parking spaces. Existing vacancies and underutilization
of land are evident throughout the Specific Plan area.
Within the Specific Plan, three districts have been identified to establish unique development
standards and guidelines:
• Retail District: Comprised of mostly regional serving large-format retailers bounded
by Amador Valley Boulevard, 1-680, Dublin Boulevard and San Ramon Road. The
Specific Plan allow for up to 100 residential units in the Retail District.
• Transit-Oriented District: Comprised of land south of Dublin Boulevard and within
walking distance to the West Dublin BART Station. The Specific Plan allows for up to
1,100 residential units in the Transit-Oriented District; to date, 1,009 units have been
entitled, with a remaining cap of 91 units only.
• Village Parkway District: Comprised of retail and service-oriented businesses along
both sides of Village Parkway. The Specific Plan allows for up to 100 residential units
in the Village Parkway District.
As previously discussed (Table C-24), multi-family and mixed use developments are
permitted in the three districts, with an established cap of 1,300 residential units in the
Specific Plan area.
Appendix C-73
City of Dublin
Housing Element(2015-2023)
Figure C-9: Downtown Dublin Specific Plan
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QS�,'t: Plan:rvdar
Spesi}ic Plan Dmfricts
Pood
T.a.il.!henle9_..icl
A.. .,.i. s.Ci'16-i
7,
if•.D'
The City is in the process of amending the Downtown Dublin Specific Plan to increase
residential development opportunities in the area and distribute potential development
across three districts. Once amended the Specific Plan would allow for 300 additional units
in the Retail District (400 units total), 800 additional units in the Transit-Oriented District
(1,900 units total), and 100 additional units in the Village Parkway District (200 units total).
With the amendment, a total of 2,500 residential units would be permitted in the Specific
Plan area. However, about 1,009 of the 1,900 units in the Transit-Oriented district have
been entitled already, leaving a capacity of 891 additional units in that district.
Table C-37: Amendment to Downtown Dublin Specific Plan
Existing Proposed
District Density Dwelling Unit Dwelling Unit
Density Ca Ca
Retail 0.35 FAR 100 22.0 du/ac (min) 400
Transit-Oriented 85.0 du/acre 1,100 30.0 du/ac(min) 1,900
Village Parkway 15.0 du/acre 100 15.0 du/ac(max) 200
Total 1,300 2,500
Appendix C-74
City of Dublin
Housing Element(2015-2023)
As part of the Downtown Dublin Specific Plan amendment and this Housing Element
update, City staff conducted a parcel-specific vacant and underutilized sites analysis to
identify properties with near-term development potential within the three districts. Factors
considered included:
• Developer interest
• Existing vacancies and availability of space for lease
• Properties available for sale
• Age of existing structures
• Deferred maintenance
• Existing Floor Area Ratio (FAR) compared to allowable FAR
• Size of property and lot consolidation potential
If these properties were to be redeveloped according to the proposed allowable densities,
up to 408 units may be achieved in the Retail District, 1,679 units in the TOD District, and
488 units in the Village Parkway District, for a total capacity of 2,679 units. However, given
the dwelling unit cap established in each district, only about half of the capacity is used to
fulfill the RHNA. (A detailed sites inventory is included in Appendix D.)
Density and Affordability
State Housing Element law establishes a default density of 30 units per acre for
communities in Alameda County with a population over 25,000 as being adequate to
facilitate and encourage the development of lower income housing. However, this default
density is not a mandate and local jurisdictions can use alternative density thresholds to
measure feasibility for lower income housing based on a demonstrated history. City staff
researched recent affordable housing projects in the Greater Tri-Valley region and
concluded that affordable housing for lower income households can be achieved at a
density between 20 and 25 units per acre (Table C-38). The City had also previously
contacted EAH, developer of Camellia Place at the Dublin Transit Center. The
representative of EAH commented that affordable housing can be achieved in Dublin at a
density of around 22 units per acre. At this density, it is feasible to develop two-three story
walkup apartments at a reasonable level of subsidies.
Based on the affordable housing projects in the Greater Tri-Valley area, this Housing
Element uses 22 units per acre as a density threshold for measuring feasibility for lower
income housing. Specifically because once amended, the majority of the Retail District of
the Downtown Dublin Specific Plan would require a minimum density of 22 units per acre,
75 percent of the development cap in this district is credited toward the lower income RHNA.
Development potential in the TOD District, with a minimum density of 30 units per acre,
defaults to the lower income level of affordability.
Appendix C-75
City of Dublin
Housing Element(2015-2023)
Table C-38: Greater Tri-Valley Affordable Housing Projects
Total Affordable Density
Project Name City Units Units Affordability Level Unit Type (d /ac)
Anderson Dublin 108 88 Lower and Moderate Apartment 15.4
Wicklow Square Dublin 57 57 Very Low Apartment 19.4
Emerald Vista Dublin 180 178 Lower Apartment/Senior 17
Kingsmill Dublin 76 76 Lower Apartment/ 53
Veteran
Quail Ridge Danville 13 7 Very Low Apartment 21
Valley Vista San Ramon 105 105 Lower Apartment/Senior 22
Seville San Ramon 165 165 Lower Apartment 25
Highland Point San Ramon 293 293 Lower and Moderate I Apartment 25
Valencia San Ramon 186 186 Lower and Moderate Apartment 24
Carmen Avenue Livermore 30 29 Very Low Apartment 29
For projects to be developed in the Medium Density (6.1-14.0 units per acre) and Medium-
High Density (14.1-25.0 units per acre) categories, the City evaluated the affordability level
on a site-by-site basis. For sites that are most likely to be developed as single-family homes,
these sites are credited toward meeting the City's above moderate income RHNA. For sites
that are most likely to be developed as attached multi-family development (such as
condominiums and townhomes), these sites are used to fulfill the City's moderate income
RHNA.
Adequacy of Sites Inventory
The City's remaining residential sites and sites in the Downtown Dublin Specific Plan area,
along with approved projects, have the potential to accommodate up to 3,671 units. Overall,
the available sites/approved units total 1,367 lower income units, 448 moderate income
units, and 1,856 above moderate income units (see Table C-39), adequate to meet the
City's RHNA for the planning period.
Table C-39: Summary of Sites Inventory and Remaining RHNA
Extremely Above
Low/ Low Moderate Moderate Total
Very Low
RHNA 796 446 425 618 2,285
Units Approved 0 76 0 1,139 1,215
Sites Capacity
Vacant Residential Sites 0 448 517 965
Downtown Dublin SP
Retail 400 0 0 400
TOD' 891 0 0 891
Village Parkway 0 0 200 200
Surplus/(Shortfall) +125 +23 +1,238 +1,386
Note 1: Represents 891 units in remaining building cap in this district.
Appendix C-76
City of Dublin
Housing Element(2015-2023)
Infrastructure Capacity
According to the Dublin San Ramon Services District Water Master Plan (2005), the Dublin
San Ramon Services District (DSRSD) currently serves the Central Dublin, Eastern Dublin,
and Camp Parks area. The District's service area will encompass approximately 27 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 78,260 residents by
2020. Due to the recent economic recession and depressed housing market, buildout of the
service area has delayed. For example, current (2012 American Community Survey)
population in Dublin is estimated at 45,800, well below the projected 2015 population of
50,320, or 10,320 residents below the projected population by 2020. The City has a RHNA
of 2,285 units through 2023. Prorating this RHNA for the planning period of the master plan
yields an additional 1,430 units. At an average household size of 2.7 persons per
household, the additional units would yield 3,860 additional residents in Dublin, well below
the projected buildout provided for in the water plan. Therefore, projected water services
capacity is adequate to accommodate the City's RHNA.
The Dublin San Ramon Service District also provides wastewater collection and treatment
services to the City of Dublin in Alameda County and portions of the City of San Ramon in
Contra Costa County. The District's wastewater service area is smaller than the water
service area (wastewater service to the northern portion of San Ramon and to the
Dougherty Valley is provided by the Central Contra Costa Sanitary District). The DSRSD
wastewater collection system includes over 107 miles of sanitary sewers from 6 to 42 inches
in diameter. The ages of the sewers range from less than 5 to over 40 years old. The
DSRSD Wastewater Collection System Master Plan Update (February 2000) states that
there are eight improvement projects recommend providing the required capacity in the
District's wastewater collection system. All necessary capital improvements were completed
by 2003 to serve future growth.
D. Financial Resources
Inclusionary Zoning In-Lieu Fee
As a small city, the City of Dublin has very limited access to financial resources for
affordable housing. The significant resource for the City is the Inclusionary Zoning In-Lieu
Fee. The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing
development contributes to the attainment of the City's housing goals by increasing the
production of residential units affordable by households of very low, low, and moderate
incomes. Upon request, the City Council can allow the applicant to pay a fee in-lieu of
constructing the affordable units that the developer would otherwise be required to
construct. In-lieu fees are placed into an Inclusionary Zoning In-Lieu Fee Fund. The In-Lieu
Fee is primarily used to support the construction of affordable housing units.
The City also approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to
non-residential developments, based on the square footage and type of commercial building
space and placed into an Inclusionary Zoning In-Lieu Fee Fund.
Appendix C-77
City of Dublin
Housing Element(2015-2023)
As of April 2014, the City's Inclusionary Zoning In-Lieu Fee Fund has a balance of
$7,013,816. The funds are to be used for the following activities:
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
Community Development Block Grant (CDBG)
CDBG is the largest federal housing-related program for affordable housing. It is a "pass-
through" program that allows local governments to use federal funds to alleviate poverty and
blight. Cities with populations of over 50,000 receive CDBG funds directly from HUD, while
smaller cities usually use county-administered CDBG funds. HUD makes allocations based
on a formula that takes population, poverty, and housing distress into account. CDBG funds
are used for a variety of housing efforts including activities aimed at reducing costs for
private development (helping fund site acquisition, improvement, and other soft costs);
housing acquisition and rehabilitation through short and long-term loans, grants or loan
guarantees; direct payment of rent or mortgage and housing counseling services; and fair
housing activities. CDBG funds are best used in combination with other subsidy sources or
to provide pre-development funding to initiate housing development.
As a small city, the City of Dublin does not qualify to receive CDBG funds directly from HUD.
However, it participates in the County of Alameda CDBG program. The County offers the
Home Improvement Program for Dublin residents using CDBG funds.
E. Administrative Resources
The Bay Area is fortunate to have a large number of successful non-profit and for-profit
housing developers who have produced thousands of high-quality, well-managed affordable
housing projects for lower and moderate income households. Collectively, they have
produced multi-family developments, single-family developments, rental and ownership
opportunities, sweat-equity developments, mixed income projects, mixed use developments,
and housing that is specifically designed to meet the needs of seniors, disabled persons,
farm workers, female-headed households, people with substance abuse problems, and/or
homeless persons.
Active affordable housing developers in the region include Resources for Community
Development, Satellite Housing, East Bay Habitat for Humanity, Eden Housing, East Bay
Housing Organizations, ECHO Housing, and BRIDGE Housing Corporation, among others.
The City of Dublin also achieves affordable housing through its Inclusionary Zoning
Ordinance.
Appendix C-78
City of Dublin
Housing Element(2015-2023)
Appendix D: Vacant and Underutilized Sites in Downtown Dublin
Specific Plan
Downtown Dublin Specific Plan-Transit Oriented Develo ment(TOD)District
roperty ndition
Assessor Building Year Age of FAR FAR Developer of
Parcel Number Address Descri tion of Parcel Acres S .Ft. Built Structure (existing) DDSP Units Interest
941-1500-042-06 6701 AMADOR PLAZA ROAD Stoneridge Chrysler 4.07 23,856 2000 13 0.135 0.5 122 Yes 4
941-1500-051-02 6665 AMADOR PLAZA ROAD Fountainhead Montessori 1.15 20,604 1983 30 0.412 0.5 34 Yes 2.3c.
941-1500-053-00 6670 AMADOR PLAZA ROAD Fountainhead Montessori 2.41 20,604 1983 30 0.196 0.5 72 Yes 2.3c.
941-1500-052-00 6690 AMADOR PLAZA ROAD Fountainhead Montessori 0.99 20,604 1982 31 0.476 0.5 30 Yes 2.3c.
941-1500-049-05 6694 AMADOR PLAZA ROAD Mai Plaza,por.(Golf 2.41 26,886 1992 21 0.256 0.5 72 2.3a.
941-1500-049-07 6698 AMADOR PLAZA ROAD Enea Plaza,por. 0.85 5,120 1992 21 0.139 0.5 25
941-1500-048-02 6770 AMADOR PLAZA ROAD Enea Plaza,por.(Big 5) 1.84 20,196 1988 25 0.252 0.5 55
bld s 941-1500-038-03 7350 AMADOR PLAZA ROAD Enea Plaza,por.(3 3.90 46,096 0.271 0.5 117
941-1500-033-00 6511 GOLDEN GATE DRIVE Randalls Food and 1.89 33,438 1980 33 0.406 0.5 57 2.3a.4.
Dru s
941-1500-046-04 Vacant 3.74 n/a n/a n/a 0.5 112
941-1500-015-24 7600 DUBLIN BOULEVARD Chase Bank 3.10 66,695 1986 27 0.493 0.5 93 2.3unk.
941-1500-015-19 7704 DUBLIN BOULEVARD Mancini's 1.98 15,868 1987 26 0.184 0.5 59 2.3a.
941-1500-044-02 7884 DUBLIN BOULEVARD Dublin Retail Center 10.51 147,807 1971 42 0.323 0.5 315
941-1500-030-00 6513 REGIONAL STREET Willow Tree 1.17 C5,0651 42 0.5 35 Yes
941-1500-031-00 6513 REGIONAL STREET Parking Lot-Regional 0.49 n/a 0.5 15 Yes 3a.
St.Property
941-1500-025-00 6543 REGIONAL STREET Libby building 1.33 31 0.259 0.5 40 Yes 3a.
941-1500-054-00 6680 REGIONAL STREET Holiday Inn 4.65 39 0.597 0.5 140 Yes
941-1500-029-02 6750 REGIONAL STREET Ead Anthony's 3.54 36 0.231 0.5 106 Yes
941-1500-036-02 7944 DUBLIN BOULEVARD Hooters 0.80 33 0.146 0.5 24 Yes
Appendix D-1
City of Dublin
Housing Element(2015-2023)
Downtown Dublin Specific Plan-Transit Oriented Development(TOD)District
Condition
Assessor Building Year Age of FAR FAR Developer of
Parcel Number Address Description of Parcel Acres S .Ft. Built Structure (existing) (DDSP) Units Interest Property
941-1500-028-02 7922 DUBLIN BOULEVARD Furniture Store 1.46 19,200 1980 33 0.302 0.5 44
941-1500-037-00 7950 DUBLIN BOULEVARD Corrie Center 3.72 78,516 1979 34 0.484 0.5 112 Yes 3unk.
Total 56.01 1,679
Condition of buildings:
1=For-Sale sign posted
2=For-Lease sign posted
3=Existing vacancies
a=1-3 vacancies
b=4-6 vacancies
c=7 or more vacancies
4=Deferred maintenance
Appendix D-2
City of Dublin
Housing Element(2015-2023)
Downtown Dublin Specific Plan-Retail District
Condition
Assessor Parcel Building Year Age of FAR FAR Units Developer of
Number Address Description of Parcel Acres Sq.Ft. Built Structure (existing) (DDSP) Interest
Property
941-0173-006-01 7991 AMADOR VALLEY BLVD Big Lots 2.90 22,206 1960 53 0.176 0.5 41 4.5.
941-0173-004-05 7723 AMADOR VALLEY BLVD Shamrock Village,por. 0.85 9,200 1960 53 0.250 0.5 12 3a.
(left of GS H)
941-0173-003-00 7667 AMADOR VALLEY BLVD Urgent Care 0.41 1,590 2000 13 0.090 0.5 6 4
941-0173-001-09 7601 AMADOR VALLEY BLVD Erik's 0.98 3,880 1966 47 0.091 0.5 14 4
941-0305-004-01 7990 AMADOR VALLEY BLVD Big and Tall 1.32 14,500 1969 44 0.253 0.5 29 3a.2.
941-0305-023-00 7180 REGIONAL ST Almond Plaza 4.50 4,235 1979 34 0.022 0.5 99 3c.2.
941-0305-024-00 7144 REGIONAL ST Horizon 2.72 8,640 1976 37 0.073 0.5 60 Yes 4.5.
941-0305-034-02 7080 SAN RAMON RD See's lot 1.20 n/a n/a 0.000 0.5 26 1
941-0305-014-02 7337 AMADOR VALLEY BLVD Ranch 99 2.00 28,080 1971 42 0.323 0.5 44 2.3a.
941-0305-044-00 7575 DUBLIN BLVD Bassett 1.48 17,789 2006 7 0.275 0.5 33 2.3a.
941-0174-002-02 7567 AMADOR VALLEY BLVD Office Building 0.98 38,760 1985 28 0.908 0.5 3 Sunk.2.
941-0305-032-00 7123 AMADOR PLAZA RD Amador Center 1.38 19,300 1980 33 0.322 0.5 30 3a.
Total 20.72 408
Condition of buildings:
1=For-Sale sign posted
2=For-Lease sign posted
3=Existing vacancies
a=1-3 vacancies
b=4-6 vacancies
c=7 or more vacancies
4=Deferred maintenance
Appendix D-3
City of Dublin
Housing Element(2015-2023)
Downtown Dublin Specific Plan-Villa a Parkway District
Assessor Description of Parcel Address Acres Building Year Age of', FAR FAR Units
Parcel Number Sq Ft Built Structure (existing) (DDSP)
941-0175-021-05 Yu-Yu 7465 AMADOR VALLEY BLVD 0.25 1,280 1968 45 0.12 0.5 4
941-0175-021-06 Valley Center,por. 7435 AMADOR VALLEY BLVD 0.55 6,320 1966 47 0.26 0.5 8
941-0175-021-08 Valley Center,por. 7381 AMADOR VALLEY BLVD 0.57 7,720 1966 47 0.31 0.5 9
941-0175-021-07 Dentist 7252 VILLAGE PKWY STE B 0.12 1,581 1966 47 0.29 0.5 2
941-0197-079-05 Fitness 2000,por. 7479 VILLAGE PKWY 0.49 4,750 0.22 0.5 7
941-0197-079-06 Fitness 2000,por. 7447 VILLAGE PKWY 0.06 2,400 0.99 0.5 1
941-0197-079-07 Fitness 2000,por. 7395 VILLAGE PKWY 0.12 5,000 1970 43 0.99 0.5 2
941-0197-079-08 Fitness 2000,por. 7373 VILLAGE PKWY 0.60 23,200 1970 43 0.89 0.5 9
941-0197-079-09 Fitness 2000,por. 7311 VILLAGE PKWY 0.14 6,750 1.09 0.5 2
941-0197-079-10 Fitness 2000,por. 7303 VILLAGE PKWY 0.28 12,285 1.00 0.5 4
941-0197-079-11 Fitness 2000,por. 7293 VILLAGE PKWY 0.08 3,600 1.00 0.5 1
941-0197-079-12 Copper Skillet 7281 VILLAGE PKWY 0.47 2,520 1977 36 0.12 0.5 7
941-0197-079-14 Fitness 2000 Parking Lot 7293 VILLAGE PKWY 3.93 523 1976 37 0.00 0.5 59
941-0210-001-05 7410 AMADOR VALLEY BLVD 0.81 1 6,258 1968 45 0.18 0.5 12
941-0210-001-04 Vacant 7400 AMADOR VALLEY BLVD 0.26 0.00 0.5 4
941-0210-002-02 Parkway Center,por. 7150 VILLAGE PKWY 0.99 6,379 1968 45 0.15 0.5 15
941-0210-005-04 Parkway Center,por. 7114 VILLAGE PKWY 2.01 13,021 1968 45 0.15 0.5 30
941-0210-005-05 Parkway Center,por. 7080 VILLAGE PKWY 0.73 12,750 0.40 0.5 11
941-0210-005-03 Parkway Center,por. 7032 VILLAGE PKWY 0.56 0.00 0.5 8
941-0210-006-00 7000 VILLAGE PKWY 1.10 7,076 1975 38 0.15 0.5 17
941-0210-007-01 Office Building 6966 VILLAGE PKWY 0.93 9,600 1971 42 0.24 0.5 14
941-0210-008-00 6900 VILLAGE PKWY 1.10 12,456 0.26 0.5 17
941-0210-009-00 6894 VILLAGE PKWY 1.10 23,770 0.50 0.5 17
941-0210-010-01 6842 VILLAGE PKWY 0.56 8,685 1975 38 0.35 0.5 8
941-0210-010-02 6830 VILLAGE PKWY 0.35 1,498 1971 42 0.10 0.5 5
941-1401-019-00 Dublin Auto Wash 7240 VILLAGE PKWY 0.62 2,347 1974 39 0.09 0.5 9
Appendix D-4
City of Dublin
Housing Element(2015-2023)
Downtown Dublin S ' ,&Plan-Villa a Parkwa`District
Assessor Building. Year Age of FAR FAR
Descnptiort Of Panel Address "Acres Aces Uhas
.Parcel Mumber BvEft= Strycture (esbr�gl (ObSP)
941-1401-021-01 Shangrila 6558 VILLAGE PKWY 1.07 3,824 1978 35 0.08 0.5 16
941-0210-030-00 Hostess 6841 VILLAGE PKWY 0.71 6,200 0.20 0.5 11
941-0210-029-00 Parkway Vet 6851 VILLAGE PKWY 0.37 2,215 1971 42 0.14 0.5 6
941-0210-019-00 6891 VILLAGE PKWY 1.00 15,701 1970 43 0.36 0.5 15
941-0210-018-00 Post Office 6937 VILLAGE PKWY 1.00 5,712 1969 44 0.13 0.5 15
941-0210-032-00 Speedee 6955 VILLAGE PKWY 0.46 5,031 0.25 0.5 7
941-0210-031-00 Corwood 6973 VILLAGE PKWY 0.53 2,800 0.12 0.5 8
941-0210-016-02 7033 VILLAGE PKWY 1.02 21,298 1972 41 0.48 0.5 15
941-0210-015-00 Village Green 7065 VILLAGE PKWY 1.05 12,260 0.27 0.5 16
941-0210-014-00 Vacant/Rahma Market&Taco Bell 7111 VILLAGE PKWY 1.05 6,059 1975 38 0.13 0.5 16
Total 27.07 407
Appendix D-5