HomeMy WebLinkAbout8.2 ABAG Housing Needs Determination CITY OF DUBLIN °-
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 12, 1988
SUBJECT ABAG Housing Needs Determinations _
EXHIBITS ATTACHED Exhibit A: Draft Resolution Revising Dublin's
Share of the Regional Housing Needs
Attachment 1: Summary of Housing Needs
Determinations
Attachment 2: State Planning Law Excerpts
RECOMMENDATION `� Adopt Resolution Revising Dublin's Share of the
,v Regional Housing Needs
FINANCIAL STATEMENT None
DESCRIPTION
State law requires the Association of Bay Area Governments (ABAG) to determine
the regional housing needs and each locality's share of such needs. Each city
must then consider its share of the regional housing needs in an assessment in
the City's General Plan Housing Element. The City's goals and objectives need
not be identical with the identified housing needs.
The State has adopted a housing goal which states, in part, that each local
government has the responsibility to cooperate with other local governments
and the State in addressing regional housing needs (see Attachment 2, Section
65580) .
State law provides that the Housing Element of the City's General Plan shall
contain an assessment of housing needs including the City's share of the
regional housing need. The Housing Element goals and objectives need not be
identical to the identified housing needs, since the needs may exceed
available resources and the City's ability to satisfy the need (see Attachment
2, Section 65583) . The identified housing needs shall not require the City to
expend local revenues for the construction of housing, housing subsidies, or
land acquisition (see Attachment 2, Section 65589) .
ABAG has prepared the "Housing Needs Determinations" report which identifies
each locality's share of the regional housing needs. Staff has reviewed the
methods, data and findings of the report with the ABAG Staff.
Staff can recommend acceptance of most of the report, with one major
exception. ABAG has identified a regional housing need created by localities
(primarily cities) that are adding substantially more jobs than housing for
those workers. That housing need should be included in each locality's share
of the regional housing need. It should then be used to determine each
localities share of the housing need by income category.
ABAG adequately determined the "jobs/housing" need for each locality and
correctly stated that it would be impossible for most cities to meet a goal of
housing all its new workers. ABAG then, however, provides a 50% discount to
the number of housing units needed for new workers. ABAG states that the 50%
discount was an arbitrary number set as a regional goal. ABAG then applied
the 50% discount to the housing need rather than just maintain the discount as
a regional goal.
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ITEM NO. �� �f,, cc: Revan A. F. Tranter,
ABAG Executive Director
Such a substantial discount ignores ABAG's responsibility to identify the
regional housing needs and each locality's equitable share of those regional
housing needs. It also inappropriately mixes the requirement to identify
regional housing needs, with the policy making function of establishing,
regional housing goals.
The effect of the discount is to significantly shift the burden of 1) total
housing needs and 2) housing needs by income category, on to those cities such
as Dublin that have done and will continue to do their share in providing
housing opportunities for their workers.
ABAG's existing report with the discount shows Dublin's housing need as
follows: . -
Total Projected Need: 6.76% of 50,127 a 3391
Very Low: 5.56% of 12,185 a 678
Low: 5.93% of 8,013 — 475
Moderate: 7.39% of 10,560 — 780
Above Moderate: ` 7.53% of 19,369 — 1458
By fully accounting for the jobs/housing needs, Dublin's share of the overall
regional housing needs would be significantly changed.
Dublin's share of the county wide total projected need would be as follows
(see Exhibit A) :
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5.94% instead of 6.76%.
By income category, Dublin's share of the county wide need would be as
follows:
Very Low: 4.85%, instead of 5.56%
Low: 5.21%, instead of 5.93%
Moderate: 6.51%, instead of 7.39%
Above Moderate: 6.61%, instead of 7.53%
If ABAG revises the county wide housing need numbers by income category to
fully account for the job/housing needs, Dublin's need would be as follows
(see Exhibit A) :
Total Projected Need: 5.94% of 57,137 — 3391
Very Low: 4.85% of 13,971 — 678
Low: 5.21% of 9,120 475
Moderate: 6.51% of 11,986 m 780
Above Moderate: 6.61% of 22,060 e 1458
If ABAG feels that a discount in housing need is warranted, the discount
should be equally spread among the localities, and Dublin's need would be as
follows:
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Total Projected Need: 5.94% of 50,127 — 2977
Very Low: 4.85% of 12,185 — 591
Low: 5.21% of 8,013 — 418
Moderate: 6.51% of 10,560 — 688
Above Moderate: 6.61% of 19,369 1280
Staff recommends that the City Council adopt a resolution revising Dublin's
share of. the regional-housing need and requesting ABAG to fully account for
the housing need created by localities that are adding substantially more jobs
than housing for those new workers.
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RESOLUTION NO. 88 -
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
REVISING THE CITY OF DUBLIN'S SHARE OF THE REGIONAL HOUSING NEEDS
WHEREAS, the Association of Bay Area Governments is the council of
governments (hereinafter "ABAG") under the Joint Exercise of Powers Act for the
San Francisco Bay Area; and
WHEREAS, each council of governments is required by Section 65584
of the Government Code, as added by Chapter 1143, Statutes of 1980 (hereinafter
"Section 65584") , to determine the existing and projected housing needs for its
region; and
WHEREAS, each council of governments is further required to
determine each city's and county's share of the regional housing needs; and
WHEREAS, ABAG's staff has prepared and circulated, for public
review and comment, a draft "Housing Needs Determinations" report considering
the requirements of Section 65584; and
WHEREAS, the ABAG Executive Board found such report includes
consideration of all factors listed in Section 65584 in proposing the initial
determination of regional housing needs; and
WHEREAS, the Housing Needs Determinations report was approved by
the ABAG Executive Board for the purpose of beginning the official review and
revision of the determinations contained therein; and
WHEREAS, ABAG's staff has worked with the City of Dublin staff to
ensure that the most complete and reliable information has been used in the
determination of housing needs for this jurisdiction; and
WHEREAS, the City of Dublin desires to revise its share of the
regional housing need based on available, data and accepted planning methodology
in accordance with the requirements of Section 65584;
NOW, THEREFORE; BE IT RESOLVED that, pursuant to Section 65584, the
City of Dublin revises its share of the regional housing need, as contained in
the September 15, 1988, Housing Needs Determinations report published by ABAG;
and be it further
RESOLVED, that this revision is made effective December 13, 1988;
and be it further
RESOLVED, that the revision, and the data and methodology used to
support such revision, is described in the attached report (Exhibit 1) ; and be
it further
RESOLVED, that the ABAG Executive Board is requested to fully
account for the regional housing need created by localities that are adding
substantially more jobs than housing for those new workers; and be it further
RESOLVED, that the ABAG Executive Board is requested to keep a
clear distinction between a) identification of regional housing needs, and b)
statements of regional housing goals, objectives, and policies; and be it
further
RESOLVED, that the ABAG Executive Board is requested to act on such
revision in accordance with the requirements of Section 65584; and be it
further
RESOLVED, that a copy of this resolution and the attached report be
transmitted to the Executive Director of the Association of Bay Area
Governments.
PASSED, APPROVED AND ADOPTED this '12th day of December, 1988.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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EXHIBIT 1.-
ATTACHMENT TO RESOLUTION REVISING DUBLIN'S SHARE
OF THE REGIONAL HOUSING NEEDS
The ABAG Housing Needs Determinations report of September 1988 should fully
account for the regional housing need created by localities that are adding
substantially more jobs than housing for those new workers.
"Table 5 Existing and Projected Housing Needs, Alameda County and Cities"
should be revised as follows:
Revised Revised
Alternative Total
Zoning Projected
Projected Need Need
Alameda 881 3,295
Albany -0- 86
Berkeley 2,284 3,172
Dublin -0- 3,391
Emeryville -0- 765
Fremont 992 8,647
Hayward -0- 8,734
Livermore 1,162 3,121
Newark 2,038 2,875
Oakland 4,272 11,010
Piedmont -0- 29
Pleasanton 2,388 4,741
San Leandro -0- 2,425.
Union City -0- 1,956
SubTotal 14,020 54,247
Co. Remainder -0- 2,890
County Total 14,020 57,137
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Each locality's percentage share of the Alameda Countywide housing need by
income category should be based on the revised Total Projected Need as shown in
Figure 1:
FIGURE 1
PERCENTAGE SHARE OF COUNTYWIDE NEED BY INCOME CATEGORY
ALAMEDA COUNTY AND CITES; ABAG %/REVISED%
Existing Total
Housing Projected Very Above
Units Need Low Low Moderate Moderate
Alameda 6.04 5.70/5.77 5.86/5.90 6.42/6.50 5.67/5.77 5.30/5.38
Albany 1.52 0.17/0.15 0.19/0.17 0.19/0.17 0.17/0.15 0.15/0.14
Berkeley 9.52 4.05/5.55 5.00/6.81 4.31/5.91 3.66/5.03 3.56/4.89
Dublin 1.24 6.76/5.94, 5.56/4.88 5.93/5.21 7.39/6.51 7.53/6.61
Emeryville 0.66 1.53/1.34 1.63/1.42 1.72/1.51 1.59/1.40 1.34/1.18
Fremont 11.88 16.26/15.13 14.72/13.61 15.26/14.22 16.21/15.15 17.67/16.46
Hayward 8.26 17.42/15.29 17.20/15.00 18.53/16.28 18.19/16.03 16.69/14.65
Livermore 4.06 5.06/5.46 4.59/4.92 4.75/5.13 5.05/5.47 5.50/5.94
Newark 2.47 3.70/5.03 3.04/4.12 3.24/4.42 3.86/5.27 4.22/5.73.
Oakland 31.40 17.70/19.27 21.85/23.64 18.83/20.53 16.81/18.37 15.12/16.47
Piedmont 0.79 0.06/0.05 0.05/0.04 0.05/0.04 0.05/0.04 0.07/0.06
Pleasanton 3.40 7.08/8.30 6.11/7.13 6.20/7.28 6.71/7.91 8.24/9.67
San Leandro 6.12 4.84/4.24 4.97/4.34 5.14/4.52 4.82/4.25 4.64/4.07
Union City 3.08 3.90/3.42 3.53/3.08 3.66/3.21 4.07/3.59 4.15/3.64
Unincorp 9.56 5.77/5.06 5.70/4.97 5.77/5.07 5.75/5.06 . 5.82/5.11
Countywide 100 100/100 100/100 100/100 100/100 100/100
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"Table 21 Projected Housing Need By Income Category, Alameda County and Cities"
should be revised as- follows to reflect each--locality's share of the countywide --.=
housing need:
REVISED TABLE 21
Total
Projected Very Above
Need Low' Low Moderate Moderate
Alameda 3295 824 593 692 1186
Albany 86 23 15 18 30
Berkeley 3172 952 539 603 1078
Dublin 3391 678 475 780 1458
Emeryville 765 199 138 168 260
Fremont 8647 1902 .'1297 1816 3632
Hayward 8734 2096 1485 1921 3232
Livermore 3121 687 468 655 1311
Newark 2875 575 403 632 1265
Oakland 11010 3303 1872 2202 3633
Piedmont 29 6 4 5 14
Pleasanton 4741 996 664 948 2133
San Leandro 2425 606 412 509 898
Union City 1956 430 293 430 803
Unincorp 2890 694 462 607 1127
Countywide 57137 13971 9120 11986 22060
If ABAG determines that different housing need numbers are justified for
Table 21, each locality's share should reflect the revised percentage shares
previously shown in Figure 1.
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San Francisco Bay Area
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Dre(t�-11r1jI121ti1�1� I J 115
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September 1988
Association of Bay Area Governments
ATTAWnME
SUMMARY of 4iou.610 MMS PMRMIW(Od
San Francisco Bay Area Housing Needs Determinations
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., Summary Housing needs determinations for the San Francisco
Bay Area are proposed in a report prepared by the
ABAG staff. This report was prepared to meet the
requirements of State law. The following are
highlights of the report:
i • On January 1, 1988 the housing vacancy rate was
3.58%—slightly better than the 1980 rate of 3.4%
but still below an acceptable level to promote mobility
and provide choices for those seeking affordable
Housing needs housing.
E determinations for the Bay
tt Area must, by law, be • A regional vacancy goal of 4.5%is set, and the
completed by July 1, 1989.
,4 ABAG staff propose that existing housing need, associated with this goal, is
3 the Executive Board make about 21,000 units above that produced between
such determinations at the 1981 and 1988. This represents an unmet demand for
i September 15 meeting. affordable housing throughout Bay Area jurisdictions.
This would start a
90-review period during • The Bay Area is expected to have 2.4 million
which local governments
f could change their share households by 1995. The region needs to add another
of the regional need for 210,000 housing units between 1988 and 1995 to
housing under a process accommodate the expected growth.
specified by law. The
Executive Board would • Also needed are about 9,000 units associated with
then have 60 days to
accept or reject city.or a market vacancy rate for new households.
county revisions— at the
Board's January 19 • Roughly one third of the region's local governments
meeting. (39 out of 106) are also called upon to alter existing
housing policies to encourage production needed to
house workers for jobs being planned in those
communities. A regional goal is suggested to house up
to 50% of the difference between the growth in Bay
Area jobs and the growth in the region's labor supply.
• To reduce jobs-housing imbalances in the region,
about 48,000 units are needed in the 39 communities
—only 18 of which are called upon to house 50% of
the difference between the growth in local jobs and
I the growth in the local labor supply.
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Y; i`•
• The other 21 jurisdictions were in the past better
defined as "bedroom" communities providing job
center communities with a needed labor supply. But
today these communities too must provide more
housing for the needed labor supply to fill jobs being
planned. Otherwise, the Bay Area's local governments
will be imposing a larger burden of their housing
needs on non-Bay Area communities for the job levels
they are planning.
• The total projected housing need for the Bay Area is
288,000 units.
• Each city's and each county's share of the regional
housing need is distributed by four income categories,
as required by State law. This distribution seeks to
avoid further "impaction" of communities with
relatively high concentrations of lower–income
households. Each community is expected to plan for a
more equitable distribution of housing opportunities
—more like the region as a whole—for households
of all income levels.
VI :'
(e) The Legislature finds that the purpose of
the Important Farmland Series map and the Interim
Farmland maps is not to consider the economic
viability of agricultural lands or their current _
designation in the general plan. The purpose of
the maps is limited to the preparation of an
inventory of agricultural lands, as defined in
this chapter, as well as land already camnitted
to future urban or other nonagricultural
purposes.
(Amended by Stats. 1983, Ch. 924; Stats. 1985,
Ch. 1342; Amended by Stats. 1986, Ch. 1053.)
Article 10.6. Housing Elements
Policy 6 5580. The Legislature finds and declares as
follows:
(a) The availability of housing is of vital
statewide importance, and the early attainment of
decent housing and a suitable living environment
for every California family is a priority of the
highest order.
(b) The early attainment of this goal requires
the cooperative participation of government and
the private sector in an effort to expand housing
opportunities and accamnodate the housing needs
of Californians of all econanic levels.
(c) The provision of hzusing affordable to low-
and moderate-income households requires the
cooperation of all levels of government.
(d) Local and state governments have a
responsibility to use the powers vested in then
to facilitate the improvement and development of
housing to make adequate provision for the
housing needs of all economic segments of the
community.
(e) The Legislature recognizes that in carrying
out this responsibility, each local goverrment
also has the res�consibility to consider eccnanic,
environmental, and fiscal factors and cammunity
goals set forth in the general plan and to
coeoerate with other local goverrments and the
L45581.te in addressing r gcnal housing needs.
Added by Stats. 1980, Ch. 1143.
Intent TE is tfie intent ot the Legis ature 17
enacting this article:
( a) To assure that counties and cities
recognize their responsibilities in contributing
to the attainment of the state housing goal.
(b) To assure that counties and cities will
prepare and implement housing elements which,
along with federal and state prograns, will move
toward attainment of the state housing goal.A TEM
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STATE fUNNI N G LAW ExGeRP'TS
(c) To recognize 'that each locality is best ,
capable of determining what efforts -are required
by i t to contribute -to the attairmient of-the
:. state housing goal, -provided such a determination
W- is compatible with the state housing goal and
regional housing needs.
-(-d) To ensure that each local government
cooperates with other local caaverrments in order
to address regional housing needs.
}; (Ad tats. 1980, Ch. 1143.
Definitions 582. As used in this is e:
( a) "Community;" "locality, " ' local
government," or -"jurisdiction," means a city,
city and county, or county.
4.� (b) "Department" means the Department of
Housing and Community Development.
(c) "Housing, element" or "element" means the
' housing elements of the"amminity's general plan,
as '. required pursuant to this article and
subdivision (c) `of Section 65302.
(Added by Stats: =1980, Ch. 1143.)
±s
Housing element 65583.
ng Zhe 'housing element shall consist of an
content - -. identification and analysis of existing and
rK: projected housing needs and a statement of goals,
zl, policies, quantified objectives, and scheduled
programs for the preservation, improvement, and
development of housing. The housing element
L . shall identify adequate sites for housing,
including rental housing, factory-built housing,
and mobilehomes, * and shall make adequate
provision for the existing and projected needs of
:r all economic se mens of the community. e
`. a Ement shall contain all of a ollowi
a) An assessment of housing needs and an
inventory of resources and constraints relevant
to the meeting of these needs. The assessment
and inventory shall include the following:
(1) Analysis of population and employment
trends and documentation of projections and a
quantification of the locality's existing and
projected housing needs for all income levels.
-These existing na rojected needs shall
include the locality's share of the regional
housiLg need in accordance with Section 65584.
na ysis ancl documentation of ouse o
characteristics, including level of payment
compared to ability to pay , housing
characteristics, including overcrowding, and
housing stock condition.
?' ( 3) An inventory of land suitable for
residential development, including vacant sites
and sites having potential for redevelopment, and
an analysis of the relationship of zoning and
'1 �f public facilities and services to these sites.
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( 4 ) Analysis of potential and actual
governmental constraints upon the maintenance,
improvement, or development of housing for all
income levels, including land use controls,
building codes and their enforcement, site
improvements, fees and other exactions required
of developers, and local processing and permit
procedures.
( 5 ) Analysis of potential and actual
nongovernmental constraints upon the maintenance,
improvement, or development of housing for all
income levels, including the availability of
financing, the price of land, and the cost of
construction.
(6) Analysis of any special housing needs, such
as those of the handicapped, elderly, large
families, farmworkers, families with female
heads of households, and fanilies and persons in
need of emergency shelter.
( 7) Analysis of opportunities for energy
conservation with respect to residential
velo
( ) A statement of the community's goals,
ucuaanV������Avelcgnent relative to
the velcgnent of
housing.
It is. rec ognized that the total housing needs
identified suant to subdivision (a) may exceed
avail resources and the cc mnunity's ability
to satisfy this need within the content of the
general plan requirements outlined in Article 5
cammencing with Section 65300) . Under these
circumstances, the quantified objectives ne not
be identical to e 1 entified existing housing
nom, but should esta lisp eta maximum nnnber of
ou..2 units that can be constructed ,
rehabilitated, and conserved over a five-year
time frame.
c program which sets forth a five-year
schedule of actions the local government is
undertaking or intends to undertake to implement
the policies and achieve the goals and objectives
of the housing element through the administration
of land use and development controls, provision
of regulatory concessions and incentives, and the
utilization of appropriate federal and state
financing and subsidy programs when available.
In order to make adequate provision for the
housing needs of -all economic segments of the
community, the program shall do all of the
following:
(1) Identify adequate sites which will be made
available through appropriate zoning and
development standards and with public services
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and Safety Code,<that:have been required for
replacement or authorized to be converted or
demolished as -identified :in paragraph (3).—The
location of the replacement- units, either onsite,
elsewhere within the locality's jurisdiction
within the coastal zone, or within three miles of
the coastal zone within the locality' s
r jurisdiction, shall be designated in the review.
(Amended by Stats. 1984, Ch. 208. .Effective
Jun& 90, 19R4
Legal effect 65589. (a) Nothing in this .article shall
...require a city, county, or city and county to do
anv of e following: .
1) Expend local revenues-for the construction
of housing , housing subsidies , or .land
acquisition.
i sapprovp -any-residential development.
which is consistent with the general plan.
(b) Nothing in this article shall be'.construed
to be a grant of authority or a repeal of any
authority which may .exist of a local government
}' to impose rent controls or restrictions on the
F sale of real property.
(c) Nothing in this article shall be construed
to be a grant of authority or a repeal of any
K� authority which may exist of a local government
with respect to measures that may be undertaken
y or required by a local government to be
v� undertaken to implement the housing element of
} the local general plan.
(d) The provisions of this article shall be
: i construed consistent with, and in promotion of,
the statewide goal of a sufficient supply of
decent housing to meet the needs of all
t Californians.
(Added by Stats. 1980, Ch. 1143.)
Findings to reject 65589.5. When a proposed housing development
housing development project complies with the applicable general
approvals plan, zoning, and development policies in effect
~} at the time that the housing development
project' s application is determined to be
complete, but the local agency proposes to
disapprove the project or to approve it upon the
condition that the project be developed at a
lower density, the local agency shall base its
` decision regarding the proposed housing
development project upon written findings
r° supported by substantial evidence on the record
that both of the following conditions exist:
(a) The housing development project would have
a specific, adverse impact upon the public health
or safety unless the' project is disapproved or
approved upon the condition that the project be
developed at a lower density.
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