HomeMy WebLinkAbout3 Eastern Dublin Specific Plan OF
t'� ,- &2 STAFF REPORT CITY CLERK
CITY COUNCIL File #410-10
DATE: May 5, 2015
TO: Honorable Mayor and City Councilmembers
FROM: Christopher L. Foss, City Manager J
SUBJECT: Eastern Dublin Specific Plan, Review of Remaining Development Sites
Prepared by Mamie R. Delgado, Senior Planner
EXECUTIVE SUMMARY:
The City Council will receive a report on the Eastern Dublin Specific Plan and the remaining
development sites within the Specific Plan area.
FINANCIAL IMPACT:
None at this time.
RECOMMENDATION:
Staff recommends that the City Council receive the Staff presentation and provide feedback as
appropriate.
DESCRIPTION:
On March 17, 2015, at the request of the City Council, Staff presented an informational report
on the status of planned residential development as set forth in the Dublin General Plan
(Attachment 1). The report summarized the number of residential units remaining to be
constructed City-wide (8,787 units) and identified the units that are vested (5,123 units) under
existing development agreements and/or vesting tentative maps or are otherwise protected in
the Dublin General Plan Housing Element in order for the City to achieve its regional housing
needs allocation.
At the conclusion of the discussion, the City Council requested a Study Session that focuses on
the following topics within the Eastern Dublin Specific Plan area:
a) Remaining non-vested residential development sites;
b) Remaining non-residential development sites;
c) Existing open space lands; and,
d) Options to address future residential development.
Staff has prepared the following information for further discussion at the Study Session and will
be seeking feedback and direction at the Study Session.
Page 1 of 5 ITEM NO. 3.
Remaining Non-Vested Residential Development Sites
Within the Eastern Dublin Specific Plan area there are 1 ,851 non-vested residential units
remaining to be developed (Attachments 2 and 3). A non-vested residential unit is a unit that is
not protected by a development agreement or vesting tentative map. The non-vested residential
units are summarized by land use designation in Table 1 below.
Table 1. Non-Vested Residential Units
EASTERN DUBLIN SPECIFIC PLAN NUMBER OF
LAND USE DESIGNATION UNITS
Single Family Residential 469 units
Medium Density Residential 552 units
Medium-High Density Residential 408 units
High Density Residential 112 units
Mixed Use 115 units
Campus Office 195 units
TOTAL 1,851 units
Of the 1 ,851 non-vested residential units in Eastern Dublin, 448 units are identified in the 2015-
2023 Dublin General Plan Housing Element as meeting the moderate-income requirement of
the regional housing needs allocation, or RHNA (Attachments 2 and 3). These 448 units are
located on six vacant sites that the Eastern Dublin Specific Plan designates for Medium Density
Residential and Medium-High Density Residential. However, only 425 units are required to meet
the moderate-income RHNA resulting in a 23-unit surplus. There are no sites identified in the
Eastern Dublin Specific Plan area that were identified to satisfy the extremely low/very low or
low income requirements of the regional housing needs allocation. All of those sites are in
Downtown.
Table 2 below summarizes the regional housing needs allocation requirement by income
category for the current Housing Element cycle as well as the two previous cycles.
Table 2. Regional Housing Needs Allocation
RHNA EXTREMELY/ LOW MODERATE ABOVE TOTAL
VERY LOW MODERATE
5 th cycle 796 446 425 618 2,285
(2014-2022)
4 th cycle 1,092 661 653 924 3,330
(2007-2014)
3 Id cycle 796 531 1,141 2,668 5,436
(1999-2006)
The City took advantage of existing land use designations on the six vacant sites in order to
achieve the RHNA without having to rezone other properties to accommodate these units. The
six vacant residential sites are part of the overall Eastern Dublin Specific Plan development
concept that generally places higher density housing closer to transit and major roadways such
as Dublin Boulevard, Central Parkway and Tassajara Road. The RHNA obligation on these six
vacant sites assumes a mid-point density and therefore does not obligate more units on these
sites than originally planned in the Eastern Dublin Specific Plan.
If the City Council desires to reduce the density on any of the six vacant sites by more than 23
units, an alternative site with the same land use designation and density would need to be
Page 2 of 5
identified. Because so few vacant sites remain with the Medium or Medium-High land use
designation, finding an alternative site may require a General Plan and/or Specific Plan
Amendment to re-designate land. The re-designated site(s) would need to have a minimum
density of 10 dwelling units to the acre for Medium Density or 20 dwelling units to the acre for
Medium-High Density. Additionally, the product type for both land uses would need to be multi-
family attached housing in order to qualify as a RHNA site. Potential locations would require
further analysis but could include the Dublin Transit Center, Downtown Dublin Specific Plan
area or the conversion of existing commercial sites outside of these two areas.
Question 1: Is the City Council satisfied with the existing densities in the Eastern Dublin
Specific Plan area? Is the City Council satisfied with the existing RHNA locations?
Remaining Non-Residential Development Sites
Within the Eastern Dublin Specific Plan area there are 447± acres of land remaining to be
developed with approximately 6.8 million square feet of non-residential uses (Attachments 4 and
5). The planned, non-residential square footage is across a diverse range of land uses and is
summarized in Table 3 below.
Table 3. Non-Residential Development Potential
EASTERN DUBLIN SPECIFIC PLAN DEVELOPMENT
LAND USE DESIGNATION ASSUMPTION
(MSF)
Campus Office 2.584
General Commercial 2.246
Neighborhood Commercial 0.286
General Commercial/Campus Office 0.878
Mixed Use 2/Campus Office 0.140
Industrial Park 0.747
TOTAL 6.881
*MSF: Million Square Feet
Of the approximately 6.8 million square feet of vacant, non-residential land remaining up to 3.5
million square feet is vested with Development Agreements (Attachments 4 and 5).
Question 2: Is the City Council satisfied with the amount of remaining non-residential
development potential?
Existing Open Space Lands
Within the Eastern Dublin Specific Plan area there are 1 ,424 acres of land designated for the
protection and preservation of important and/or sensitive environmental resources as well as
active and passive recreational opportunities (see Attachment 6). Table 4 summarizes the
acreage of these areas.
Page 3 of 5
Table 4. Open Space Acres
EASTERN DUBLIN SPECIFIC PLAN ACRES
LAND USE DESIGNATION
Open Space 648
Stream Corridor 58
Rural Residential/Agriculture 511
Parks 207
TOTAL 1,424
Question 3: Is the City Council satisfied with the amount of land designated for these uses?
Options to Address Future Residential Development
As noted above, there are 1 ,851 non-vested residential units remaining to be developed within
the Eastern Dublin Specific Plan area, and of those, 448 units are identified in the Dublin
General Plan Housing Element as sites that meet the moderate-income requirement of the
regional housing needs allocation. The following options are intended to facilitate a discussion
on addressing future residential development within the Eastern Dublin Specific Plan area.
Option 1 . Continue with the current market-based approach to residential development. As it
stands, it will be some time before the bulk of the non-vested units are developed.
The remaining non-vested residential development sites, with the exception of the
two sites in Jordan Ranch, still require significant approvals. The pace of
development of those units will be constrained by the amount of time that it takes
to bring a project to market. This includes the time required to process and obtain:
1) the necessary entitlements and CEQA clearance from the City; 2) permits from
Federal and State environmental resources agencies; 3) grading and utility plans
and obtain Grading Permits; and, 4) architectural plans and obtain Building
Permits. There is also the time necessary to actually construct the physical
improvements. The timeframe to complete these tasks varies by project but
generally takes a minimum of 4 years.
Option 2. Lower residential densities. The Dublin General Plan and Eastern Dublin Specific
Plan establishes the land use pattern for the Specific Plan area and identifies sites
where future residential development may occur. The City Council could consider
lowering existing residential densities on the non-vested sites within the Specific
Plan area. This could be accomplished by restricting projects to the lower end of
the density range permitted within each existing land use designation, or by
changing the existing land use designation to one with a lower density range
altogether. A number of reductions have been recently approved by the City
Council resulting in a 1 ,464 unit reduction in the Eastern Dublin Specific Plan area
(Attachment 7). However, if the City Council were to consider further reductions
and the sites involved have been identified for satisfying RHNA obligations (see
discussion above), alternate RHNA sites would need to be identified.
Option 3. Limit number of residential permits issued annually. The pace of residential
building permits is driven by market conditions and when the market is strong, the
number of building permits issued for residential unit's increases. The City Council
could regulate the pace of future growth by limiting the number of residential
permits issued annually. This could include both vested and non-vested sites;
however, vested sites would have priority to develop pursuant to their respective
Page 4 of 5
development agreements. The units constructed could be amortized over time
resulting in periods of little to no new construction.
If the City Council were to proceed with Option 2 or 3, a moratorium could be used to
temporarily prohibit the establishment of particular land uses while the City studies either
lowering residential densities or limiting the number of residential permits issued annually. A
moratorium would require a four-fifths vote of the City Council and would be in effect for forty-
five days from the date of adoption. Upon subsequent notice and public hearing, a moratorium
may be extended for up to two years.
Question 4: Is the City Council satisfied with the market based approach?
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Public noticing is not required for an informational report to the City Council; however, a notice
of this meeting was published in the Valley Times and mailed to owners of vacant property that
is within the Eastern Dublin Specific Plan area and specifically identified as part of this
informational report. A copy of the Staff Report was also provided on the City's website.
ATTACHMENTS: 1 . City Council Staff Report dated March 17, 2015, with attachment
2. Table of Remaining Non-Vested Residential Development Sites
3. Map of Remaining Non-Vested Residential Development Sites
4. Table of Remaining Non-Residential Development Sites
5. Map of Remaining Non-Residential Development Sites
6. Map of Open Space lands
7. Table of Residential Projects with Reduced Densities
Page 5 of 5
or
19 82 STAFF REPORT CITY CLERK
` CITY COUNCIL File #410-10
DATE: March 17, 2015
TO: Honorable Mayor and City Councilmembers
FROM: Christopher L. Foss, City Manager "
SUBJECT: Informational Report on Residential Development Projects
Prepared by John Bakker, City Attorney and Luke Sims, Community
Development Director
EXECUTIVE SUMMARY:
The City Council has requested an informational report on the status of planned residential
development under the Dublin General Plan. The report summarizes the number of residential
units remaining to be constructed City-wide and identifies the units that are vested under
existing development agreements and/or vesting tentative maps or are otherwise protected in
the Dublin General Plan Housing Element in order for the City to achieve the regional housing
needs allocation.
FINANCIAL IMPACT:
No financial impact.
RECOMMENDATION:
Staff recommends that the City Council receive the report.
_ .... °...._ J'
Submitted By Submitted By 'A Reviewed By
Community Development City Attorney Assistant City Manager
Director
DESCRIPTION:
On February 17, 2015, the City Council requested that Staff prepare an informational report on
planned residential development with and without vested development rights (i.e. Development
Agreements and/or Vesting Tentative Maps).
Vested Development Rights
Under California law, cities can generally restrict development projects from going forward up
until the point where the developer has completed substantial construction based on a building
permit. The Legislature has developed two mechanisms to provide security to developers:
Page 1 of 4 ITEM NO. 8.3
development agreements and vesting tentative maps. Residential development projects that
have adopted Development Agreements or approved Vesting Tentative Maps have vested
development rights. These rights provide security to developers that the City will not change its
zoning and other laws applicable to the project. As of December 31, 2014, there were 5,123
vested residential units City-wide; this represents over half (58%) of the remaining units planned
under the Dublin General Plan. The remaining 42% (3,664 units) are considered non-vested.
Of the non-vested residential units, nearly 60% (2,191 units) are located within the Downtown
Dublin Specific Plan area and the remaining 40% (1,467 units) are located in the Eastern Dublin
Specific Plan area. Table 1 summarizes vested and non-vested residential units by planning
area.
Table 1. Vested and Non-Vested Residential Units
1 Ir r r l i
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rrdll rr�rrr rr� rrrr� , 111/I><rrrrl
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Eastern Dublin Specific Plan 3,006 1,467 4,473
Dublin Crossing Specific Plan 1,995 0 1,995
Downtown Dublin Specific Plan 0 2,191 2,191
Heritage Park 54 0 54
Schaefer Ranch 68 6 74
TOTAL UNITS 5,123 3,664 8,787
Percentage 58% 42% 100%
While the 2,191 residential units within the Downtown Dublin Specific Plan area are considered
non-vested, two projects (Baywest and Eden Housing) totaling 386 units have been approved
and are under construction. If they are included, the number of protected or "vested" units
increases to 5,509 units representing almost 63% of the total planned units (Attachment 1).
Dublin General Plan Housing Element
While non-vested units do not have the same development protections as vested units, the
Dublin General Plan Housing Element relies on some of these non-vested units to meet the
City's Regional Housing Needs Allocation ("RHNA").
Under state law, each city is assigned a regional housing needs allocation ("RHNA"). The
Department of Housing and Community Development ("HCD") determines the share of the
state's housing need for each region. The RHNA includes allocations within various income
categories, including market rate units. In turn, the council of governments in the region—the
Association of Bay Area Governments in the Bay Area—allocates to each locality within its
region a share of housing needs for each income category.
After the RHNAs are determined, cities must update their General Plans to demonstrate that
there is an adequate amount of land, at appropriate densities, to achieve its RHNA for the
current planning period. There is no requirement that the units actually be built; the requirement
is merely to ensure that regulations allow them.
Dublin's RHNA allocation for the 2015-2023 planning period is set at 2,285 units. The Dublin
General Plan Housing Element was updated in November 2014 and demonstrates how the
RHNA can be achieved through a combination of approved projects and planned residential
units. Table 2 illustrates the City's RHNA by income category and how it will be achieved.
Page 2 of 4
Table 2. Summary of Sites Inventory and 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 District 400 0 0 400
Transit Oriented District 891 0 0 891
Village Parkway District 0 0 200 200
Surplus/(Shortfall) +125 +23 +1,238 +1,386
The City has an obligation to ensure that its inventory of available residential sites remains
adequate during the entire eight-year planning period to meet the City's RHNA. If a particular
City action would result in inadequate planned sites to meet the required need, the City would
be required to add sites to the Housing Element inventory so there is no net loss of residential
capacity.
As Table 2 above notes, the City's planned residential units exceed its RHNA by 1,386 units. As
a result, the City could reduce its residential density by up to 1,386 units without triggering the
need to add new sites. However, this apparent flexibility is less than it seems. The City's surplus
of above moderate units (1,238 units) is much more substantial than the City's surplus in the
very low-, low-, and moderate-income categories. In particular, the City relies on the potential for
higher density development in the Downtown Dublin Specific Plan area to meet its RHNA for
very low- and low-income units; similarly, the City relies on the medium and medium-high
density sites in the Eastern Dublin Specific Plan area for moderate-income units (refer to Table
3 below). The 425 moderate-income units are identified on the following sites: Croak (104 units),
McCabe/Gygi (10), Anderson (108), Chen (80), Tipper (82), and Beltran/Sperfslage (64). (The
Housing Element actually identifies 448 moderate-income units on those sites.)
Table
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII��.�.��f�(t r�r rl f r rrr�r�i rrfr�rrr�rl irr r r�„,r(«r r
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Eastern Dublin Specific Plan - - 425 425
Dublin Crossing Specific Plan
Downtown Dublin Specific Plan 796 446 - 1,242
Historic Area Specific Plan
Schaefer Ranch
Total Units 796 446 425 1,667
Page 3 of 4
Table 4 identifies the number of unrestricted residential units by planning area after factoring in
vested development rights and the City's RHNA obligations.
Table 4, Units Not Restricted by Vesting or RHNA
r r ,
tr rrrrrrrrrrrrrr ti„»»»�1r�r l�rr���r��� i u uu»»�u r a�i�r,rrrrrrrc iiii i r� ��rtiitttrr,1111�t 111111�r pit��i�Rio
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Eastern Dublin Specific Plan 1,467 425 1,042
Dublin Crossing Specific Plan
Downtown Dublin Specific Plan 2,191 1,242 949
Historic Area Specific Plan
Schaefer Ranch 6 - 6
Total Units 3,664 _ 1,667 1,997
As noted earlier in this report, two projects in the Downtown Dublin Specific Plan area (Baywest
and Eden Housing) totaling 386 units are not vested but are under construction. Their inclusion
in the "vested” category would further reduce the number of non-vested units to 3,278 units. As
such, there are a total of 1,611 non-vested units City-wide after factoring in vested development
rights, the City's RHNA obligation, and commitments to the two projects in the Downtown.
CONCLUSION:
As of December 31, 2014, the Dublin General Plan identifies 8,787 planned residential units
remaining to be constructed. Of those units, 7,176 units (82%) have secured development rights
(5,509 units) or are restricted by RHNA (1,667 units) and 1,611 units (18%) are considered non-
vested and not restricted by RHNA.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
A public notice is not required for an informational report to the City Council.
ATTACHMENTS:
1) Vested Residential Development Projects
Page 4 of 4
Vested Residential Development Projects
Planning Ar+ealProject Vested
Chits
Eastern Dublin Specific Plan
Dublin Ranch Lot 3 122
Dublin Ranch North 4
Dublin Ranch Subarea 3 437
Dublin Ranch. The Plaza 235
Dublin Transit Center 437
Jordan Ranch 510
Moller Ranch 371
Tassajara Highlands 48
Terrace Ridge (Nielsen) 36
Wallis Ranch 806
Dublin Crossing Specific Plan 1 ,995
Historic Specific Plan Area
Heritage Park 54
Western Extended Planning Area
Schaefer Ranch 68
Subtotal 5,123
Downtown Dublin Specific Plan
Bay West (Kingsmill) 314
Eden/Veterans 72
GRAND TOTAL 5,509
ATTACHMENT
Eastern Dublin Specific Plan
Non-Vested Residential Development Sites
Number of General Plan Moderate Income
Map No. Project Site Non-Vested Units Land Use RHNA
1 Gygi/McCabe/Roshan 10 Medium Density 10
(6.1-14.o du/acre)
2 Kobold/Liu 20 Medium Density -
(6.1-14.o du/acre)
3 Sperfslage/Beltran 64 Medium-High Density 64
(14.1-25.o du/acre)
4 Tipper/Singh 82 Medium Density 82
(6.1-14.o du/acre)
5 Righetti 96 Medium Density -
(6.1-14.o du/acre)
6 Branaugh 97 Medium Density -
(6.1-14.o du/acre)
7 Anderson 108 Medium-High Density 108
(14.1-25.o du/acre)
8 Chen 8o Medium-High Density 80
(14.1-25.o du/acre)
9 Jordan 115 Mixed Use -
(6.1-25.o du/acre)
100 Medium Density -
(6.1-14.o du/acre)
10 DiManto 43 Medium Density -
(6.1-14.o du/acre)
106 Medium-High Density -
(14.1-25.o du/acre)
112 High Density -
(25.1+du/acre)
11 Croak 469 Low Density -
(0.5-3.8 du/acre)
104 Medium Density 104
(6.1-14.o du/acre)
12 DTC Site D-1 195 Campus Office -
TOTAL UNITS 1,803. 448*
*425 units are required to satisfy the Moderate Income Regional Housing Needs Allocation(RHNA)resulting in a surplus of 23 units.
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Recent Approvals
with Reduced Densities
Original Approved
Project Units Units Difference
Jordan Ranch 1,064 964 -100
Wallis Ranch 1,423 806 -617
SubArea 3 474 437 -37
Lot 304 122 -182
Dublin Ranch North 68 4 -64
Moeller Ranch 490 370 -120
Tassajara Highlands 118 48 -70
Transit Center A-1 131 52 -79
Transit Center Esprit 300 105 -195
Total: 4,372 2,908 -1,464