HomeMy WebLinkAbout7.1 Amador Station Community Benefit Program Agreement and Affordable Housing Assistance Agreement (PLPA-2021-00019)
STAFF REPORT
CITY COUNCIL
Page 1 of 5
Agenda Item 7.1
DATE: September 21, 2021
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT:
Amador Station Community Benefit Program Agreement and Affordable
Housing Assistance Agreement (PLPA-2021-00019)
Prepared by: Kristie Wheeler, Assistant Community Development
Director and Hazel L. Wetherford, Economic Development Director
EXECUTIVE SUMMARY:
The City Council will consider approval of a Community Benefit Program Agreement and
Affordable Housing Assistance Agreement with BRIDGE Dublin LLC for the development of
300 units of affordable housing on a 3.6-acre site located on Golden Gate Drive adjacent to the
West Dublin/Pleasanton BART Station within the Downtown Dublin Specific Plan Transit-
Oriented District. A Community Benefit Program Agreement is required in order to allocate
units from the Downtown Dublin Specific Plan’s Development Pool. The Site Development
Review Permit for the project was unanimously approved by the Planning Commission on
August 10, 2021.
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Community Benefit Program Agreement and Affordable
Housing Assistance Agreement Between the City of Dublin and BRIDGE Dublin LLC.
FINANCIAL IMPACT:
Funding to support construction of Phase A of the proposed affordable housing project will be
provided from the City’s Affordable Housing Fund, which includes fees paid to the City by
developers to comply with the City’s Inclusionary Zoning Regulation, and by Alameda County
Measure A-1 Bond funds.
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DESCRIPTION:
Background
BRIDGE Housing is proposing a two-phase project on a vacant 3.6-acre site which is located
adjacent to the West Dublin/Pleasanton BART station at 6501 Golden Gate Drive as shown in
Figure 1. The property is bound by I-580 to the south, the future 499-unit Avalon West project
(formerly the St. Patrick Way Residential project) to the west, the Connolly Station residential
community to the north, and Golden Gate Drive to the east.
The project site is located in the Transit-Oriented District of the Downtown Dublin Specific
Plan (DDSP) as shown in Figure 2.
Figure 2: Transit-Oriented District/Vicinity Map
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The DDSP identifies a pool of 2,500 residential units that may be constructed in the DDSP
area. As part of the proposed project, the applicant is required to enter into a Community
Benefit Program Agreement in exchange for using units from the Development Pool. Since
the establishment of the pool, 783 units have been constructed, 499 units have been approved
and 422 units have been reserved. There are 796 units remaining in the pool as shown in
Table 1.
Table 1. DDSP Residential Development Pool
Project Address Units Status
Total Units in Development Pool 2,500
Connolly Station 7550 St. Patrick Way 309 Approved 2012 –
complete
Aster (Bay West) 7544 Dublin Blvd. 313 Approved 2013 –
complete
Valor Crossing (Eden) 6707 Golden Gate Dr. 66 Approved 2013 –
complete
The Perch (Trumark Homes) 7144 Regional St. 60 Approved 2015 –
complete
Avesta Development 7601 Amador Valley Blvd. 35 Approved 2016 –
complete
St. Patrick Way 6700 St. Patrick Way 499 Approved 2018*
Regional Street (Eden) 6543 Regional St. 114 Reserved July 2020
Amador Station (proposed project) Golden Gate Drive 308 Reserved April 2021
Total Approved/Reserved Units (1,704)
Remaining Units 796
*Building permit currently under review and expected to be issued before the end of the year.
On April 20, 2021, the City Council adopted Resolution No. 36-21 appropriating $7.1 million
from the City’s Affordable Housing Fund and authorizing the commitment of $2.9 million in
Alameda County Measure A-1 funds to BRIDGE Housing for 136 units (Phase A of the
proposed project). This came in response to BRIDGE Housing’s Notice of Funding Availability
proposal for the creation of affordable rental housing. In addition, the City Council
authorized the reservation of up to 308 residential units from the DDSP Development Pool and
provided feedback on the negotiated deal points for a Community Benefit Program
Agreement. Upon submittal of the Site Development Review Permit application, BRIDGE
Housing reduced the number of units to 300.
The City Council directed Staff to proceed with processing the project entitlements for
consideration by the Planning Commission and prepare a Community Benefit Program
Agreement for the City Council to consider.
BRIDGE Housing applied for and received Site Development Review Permit approval by the
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Planning Commission on August 10, 2021, pending approval of the Community Benefit
Program Agreement by City Council. The Planning Commission Staff Report is included as
Attachment 4.
Proposal
BRIDGE Housing is seeking 300 units from the residential development pool. In exchange for
this allocation, BRIDGE agreed to provide the following benefits to the City, which were
outlined in the April 20, 2021 City Council Staff Report (Attachment 5), and are memorialized
in the Community Benefit Program Agreement under consideration by the City Council:
• The applicant will build an affordable housing project in two phases. At a minimum,
Phase A of the project will include 136 units (excluding two property manager’s units)
that are affordable to households earning an average of no greater than 43% area
median income (AMI), and Phase B will include the remaining 164 units (excluding two
property manager’s units) that are 100% affordable and may include moderate-income
units.
• The applicant will, upon occupancy of Phase A of the project, fully furnish, at its sole
cost and expense a minimum of 41 units for homeless persons, persons at risk of
becoming homeless, and persons with special needs, with appropriate appliances,
furniture, and basic kitchenware/dishes.
• The applicant will, prior to occupancy of Phase A of the project, construct a warm shell
of at least 2,200 square feet of a ground floor café or similar use in the project.
• The applicant will, prior to occupancy of Phase A of the project, provide plaza
enhancements to improve pedestrian access to the connection of the West
Dublin/Pleasanton BART station to the satisfaction of BART and the City Manager.
• Any affordable housing credits created by virtue of the construction of affordable
housing for Phase A of the project (136 units) shall accrue to the City. Any affordable
housing unit credits created by virtue of the construction of Phase B of the project
(remaining 164 units) will be shared with the applicant to assist with the financing of
the project, if needed. These credits will be limited to the applicable category from
which they are created. If the credits are not needed to finance the project, then all the
credits shall accrue to the City. Any credits the applicant receives will not be allowed
for use within the DDSP area until the City has exhausted its own credits.
In addition to the Community Benefit Program Agreement, an Affordable Housing Assistance
Agreement has been prepared for the project, which sets forth the terms of the City loan for
Phase A and the affordable housing requirements for the project. Prior to issuance of
building permits for each phase of the project, a Regulatory Agreement will be recorded
establishing the affordable housing obligations and other requirements for operation of the
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project and affordable units. The term of the Regulatory Agreement will be 55 years from the
date the City issues a Certificate of Occupancy for the project.
The City Council Resolution approving the Community Benefit Program Agreement is
included as Attachment 1, the Community Benefit Program Agreement is included as
Attachment 2, and the Affordable Housing Assistance Agreement is included as Attachment 3.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities
Objective A: Facilitate production of affordable housing for lower income seniors, workforce
and special needs households by leveraging the Alameda County Measure A-1 Bond funds
and the City’s Affordable Housing Fund.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Two City-led Community Meetings were held on June 30 and July 1, 2021, to provide Dublin
residents with information about the proposed Amador Station residential project. No
residents attended the meeting on June 30, and one resident attended the meeting on July 1
along with four members of the applicant’s team. Staff provided a presentation that included
an overview of the new Community Meeting concept, the City’s development review process,
and the proposed project. Questions were asked about proposed parking and on-site services
available to address resident issues (e.g., substance abuse and/or mental health issues).
A Planning Application sign was posted on the project site and the project was also included
on the City’s development projects webpage. A copy of this Staff Report has been provided to
the Applicant.
ATTACHMENTS:
1) Resolution Approving a Community Benefit Program Agreement and Affordable Housing
Assistance Agreement between the City of Dublin and BRIDGE Dublin LLC.
2) Exhibit A to the Resolution – Community Benefit Program Agreement
3) Exhibit B to the Resolution – Affordable Housing Assistance Agreement
4) Planning Commission August 10, 2021 Staff Report (without attachments)
5) City Council April 20, 2021 Staff Report (without attachments)
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Attachment 1
RESOLUTION NO. XX-21
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A COMMUNITY BENEFIT PROGRAM AGREEMENT AND AFFORDABLE
HOUSING ASSISTANCE AGREEMENT BETWEEN THE CITY OF DUBLIN AND BRIDGE
DUBLIN LLC
WHEREAS,the Applicant, BRIDGE Dublin LLC (also commonly referred to as
BRIDGE Housing) is seeking to develop a 3.6-acre vacant site located on Golden Gate Drive
adjacent to the West Dublin/Pleasanton BART Station within the Downtown Dublin Specific
Plan Transit-Oriented District. The proposed project consists of 300 affordable residential
units in two separate buildings that would be constructed in two phases of 136 units and 164
units, and includes ground floor retail, amenity space, and parking; and
WHEREAS,the 300 residential units and 2,200 square feet of retail in the collective
project are permitted in the Transit-Oriented District of the Downtown Dublin Specific Plan;
and
WHEREAS,the Planning Commission adopted Resolution No. 21-06 approving the
Site Development Review Permit for the proposed project; and
WHEREAS,BRIDGE Housing is seeking 300 units from the residential development
pool. In exchange for this allocation, BRIDGE Housing will contribute community benefits in
the form of affordable housing units, limited furnished units, ground floor retail space and
public plaza improvements; and
WHEREAS,BRIDGE Housing will build an affordable housing project in two phases. At
a minimum, the project will include 136 units (excluding two property manager’s unit) that are
affordable to households earning an average of no greater than 43% area median income
(AMI), and the remaining 164 units (excluding two property manager’s units) will be 100%
affordable and may include moderate-income units; and
WHEREAS, BRIDGE Housing will furnish, at its sole cost and expense a minimum of 41
units for homeless persons, at-risk of becoming homeless persons, and persons with special
needs with necessary and appropriate appliances, furniture, and basic kitchenware/dishes;
and
WHEREAS,BRIDGE Housing will reserve and construct a warm shell of at least 2,200
square feet of a ground floor café or similar use in the project; and
WHEREAS,BRIDGE Housing will provide plaza enhancements to improve pedestrian
access to the connection of the West Dublin/Pleasanton BART station; and
WHEREAS,the term of the Community Benefit Program Agreement shall commence
on the Effective Date and shall extend until the earlier of the following: 1) the Developer has
satisfied all of the obligations to the City as set forth in Section 3 of the Agreement; 2) any of
the project approvals expires; or 3) two years after the Effective Date plus any extensions
granted pursuant to Section 4.1 or Section 4.3 of the Agreement.
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NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin
hereby approves the Community Benefit Program Agreement and Affordable Housing
Assistance Agreement between the City of Dublin and BRIDGE Dublin LLC as attached as
Exhibit A and Exhibit B to this Resolution.
BE IT FURTHER RESOLVED that the City Council authorizes the City Manager to
execute the Agreement and gives the City Manager authority to execute any minor
amendments to the Agreement, as needed, to carry out the intent of this Resolution.
PASSED, APPROVED AND ADOPTED this 21st day of September 2021, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
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CITY OF DUBLIN COMMUNITY BENEFIT PROGRAM AGREEMENT
BRIDGE Dublin LLC, Golden Gate Drive (APNs 941-2842-002-00 & 941-2842-004-00)
This Community Benefit Program Agreement (“Agreement”) is entered into on September 21,
2021, by and between the City of Dublin, a municipal corporation (“City”) and BRIDGE Dublin LLC, a
California Limited Liability Company (“Developer”). City and Developer are, from time-to-time,
individually referred to in this Agreement as a “Party,” and are collectively referred to as “Parties.”
RECITALS
A.On February 1, 2011, the City adopted Resolution No. 9-11 establishing a “Downtown Dublin
Specific Plan” (the “Specific Plan”), which sets forth a comprehensive set of guiding principles,
standards, and design guidelines for the implementation of future development in Downtown
Dublin (“the Specific Plan Area”).
B.The Specific Plan regulates the density of development allowed in the Specific Plan Area by
establishing a “Base Floor Area Ratio (FAR)” for development in each of the three districts within
the Specific Plan Area.
C.The Specific Plan also establishes a pool of additional development potential, in the form of
1,320,220 square feet of non-residential development, 150 hotel rooms and 2,500 residential
dwelling units (collectively “the Excess Capacity”) apportioned among the three districts in the
Specific Plan Area. The pool can be used by developers that wish to develop a project that exceeds
the Base FAR up to a defined “Maximum FAR” and by developers that wish to develop residential
dwelling units. Developers wishing to utilize said Excess Capacity must participate in the
Community Benefit Program and enter into a Community Benefit Program Agreement with the
City.
D.Developer proposes to develop certain vacant property on Golden Gate Drive (APNs 941-2842-
002-00 & 941-2842-004-00) within the Specific Plan Area (“the Property”), which is within the
Transit Oriented District of the Specific Plan Area, and as part of its proposal desires to develop
300 units of affordable housing on an approximately 3.6-acre site (“the Project”). In exchange for
requesting residential units from the Downtown Dublin Specific Plan Development Pool to enable
development of the Project, Developer proposes to provide a 300-unit affordable housing project
built in two phases, with certain units to be furnished, a ground floor café or similar use within
the Project, plaza enhancements to the West Dublin/Pleasanton BART connection, and
“affordable unit credits” as further set forth below (“the Community Benefit”).
E.Developer has submitted for a Site Development Review for the Property, which approval, if
granted, together with any approvals or permits now or hereafter issued with respect to the
Project are referred to as the “Project Approvals.”
F.The City and Developer have reached agreement with respect to the Community Benefit and
desire to express herein a Community Benefit Program Agreement clearly setting forth the
Attachment 2
Exhibit A to the Resolution
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Community Benefit to be provided by the Developer, and the scope and nature of excess
development capacity to be granted to Developer in exchange for said Community Development.
G. The Project is located within the Downtown Specific Plan area, which was the subject of an
Environmental Impact Report (EIR), State Clearinghouse number 20100022005. The Downtown
Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11 dated February 1,
2011 and updated with addendums adopted by the City in Resolution No. 50-14, Resolution No.
126-19 and Resolution No. 79-20 (“Specific Plan EIR”). Pursuant to the California Environmental
Quality Act (CEQA) Guidelines Section 15168, the Community Benefit Program Agreement is
within the scope of the Project analyzed in the Specific Plan EIR and no further CEQA review or
document is required. This Community Program Benefit Agreement does not impede, impair or
otherwise seek to truncate or limit the City discretion in considering any future Project Approvals
for conducting any future CEQA review as required by applicable law.
NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises,
obligations and covenants herein contained, City and Developer agree as follows:
AGREEMENT
1. Relationship of City and Developer.
It is understood that this Agreement is a contract that has been negotiated and voluntarily
entered into by the City and Developer and that the Developer is not an agent of the City. The
City and Developer hereby renounce the existence of any form of joint venture or partnership
between them and agree that nothing contained herein or in any document executed in
connection herewith shall be construed as making the City and Developer joint venturers or
partners.
2. Effective Date and Term.
2.1 Effective Date. The effective date of this Agreement (“Effective Date”) shall be the date
upon which City Council approves this Agreement.
2.2 Term. The term of this Agreement shall commence on the Effective Date and shall
extend until the earlier of the following: 1) the Developer satisfied all of the obligations
set forth in Section 3 of this Agreement, 2) any of the Project Approvals expires, or 3)
two years after the Effective Date plus any extensions granted pursuant to Section 4.1
or Section 4.3. This term and any extensions granted shall apply to the Site
Development Review permit.
3. Community Benefit to Be Provided by Developer. The following constitute the Community
Benefit to be provided by the Developer in exchange for Residential Allocations granted
pursuant to Section 4.
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3.1 Affordable Housing Project and Provision of Affordable Units. Developer shall provide the
following Community Benefit to the City: the development of an affordable housing
project (“Project”) consisting of 300 units of affordable housing to be built in two phases
(Phase A and B). City recognizes that Developer’s proposed Project qualifies as a
“Community Benefit” under the Specific Plan, as it will assist the City with the provision
of affordable housing, the benefits of which are set forth in greater detail in the Dublin
General Plan’s Housing Element.
3.1.1 Phase A. Phase A shall include 136 units and shall be 100% affordable to extremely
low (e.g. up to 30% AMI) and low income (e.g. up to 80% AMI) households earning an
average of no greater than 43% area median income (AMI), excluding two property
manager unit’s, as further set forth in the Affordable Housing Assistance Agreement
executed herewith.
3.1.2 Phase B. Phase B shall include 164 units, shall be 100% affordable and may include
moderate-income households, excluding two property manager’s units, as further set
forth in the Affordable Housing Assistance Agreement executed herewith. To ensure
Phase B of the Project qualifies as a “Community Benefit” under the Specific Plan for
use of Excess Capacity, Developer shall obtain the City Manager’s written approval of
a final Phase B affordability level plan.
3.2 Certain Units to Be Furnished. Upon occupancy of Phase A, Developer shall fully furnish,
at its sole cost and expense, a minimum of 41 units for homeless persons, at-risk of
becoming homeless persons, and persons with special needs with necessary and
appropriate appliances, furniture, and basic kitchenware/dishes. City recognizes that
Developer’s aforementioned furnishing is a qualifying “Community Benefit” under the
Specific Plan, as it will assist the City with its General Plan and Specific Plan objectives.
3.3 Community Benefit for Commercial Space within Project. Prior to occupancy of Phase A,
Developer shall construct a warm shell of at least 2,200 square feet of a ground floor café
or similar use in the Project. City recognizes that this is a qualifying “Community Benefit”
under the Specific Plan, as it will assist the City with its General Plan and Specific Plan
objectives.
3.4 Community Benefit for Plaza Enhancements for the West Dublin/Pleasanton BART
Connection. Prior to occupancy of Phase A, Developer shall provide Plaza enhancements
acceptable to BART and the City Manager or their designee, to improve pedestrian access
to the connection of the West Dublin/Pleasanton BART station. Developer shall obtain,
in writing, the aforementioned acceptance of the proposed Plaza enhancements, which
may include enhanced paving materials, landscape plantings, including trees, shrubs, and
vines, enhanced lighting, seating areas, and a dog relief area. City recognizes that
Developer’s aforementioned provision of enhancements is a qualifying “Community
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Benefit” under the Specific Plan, as it will assist the City with its General Plan, Specific Plan
and Bicycle and Pedestrian Master Plan.
3.5 Treatment of Affordable Unit Credits Created by Phase A of the Project. The Parties agree
that any “affordable unit credits” created by virtue of the construction of affordable
housing for Phase A of the Project shall accrue to the City. In furtherance of this
Agreement, Developer shall take reasonable efforts to create the “affordable unit credits”
pursuant to Section 8.68.060 of the Dublin Municipal Code and any such credits shall be
deemed immediately transferred to City once they have been created.
3.6 Treatment of Affordable Unit Credits Created by Phase B of the Project. The Parties agree
that any “affordable unit credits” created by virtue of the construction of affordable
housing for Phase B of the Project shall be shared with the Developer to assist with the
financing thereof, if needed. Any “affordable unit credits” from Phase B shared with the
Developer shall be limited to the applicable category from which they are created within
Phase B, meaning each credit shall be for a unit of the same level of affordability as was
created in Phase B. Any “affordable unit credits” not needed to assist with the financing
of Phase B of the Project shall immediately accrue to the City. Lastly, any “affordable
housing credits” from Phase B that the Developer receives shall not be used within the
Downtown Dublin Specific Plan area until the City has exhausted its own “affordable
housing credits.” In furtherance of this Agreement, Developer shall take reasonable
efforts to create the “affordable unit credits” pursuant to Section 8.68.060 of the Dublin
Municipal Code.
4. Residential Allocations; Reservation of Excess Development Capacity.
4.1 Phase A Residential Allocations. As of the Effective Date, City shall grant 136 Residential
Allocations out of the Residential Allocation Pool established by the Specific Plan for the
development of Phase A of the Project. The term “Residential Allocation” as used in the
Agreement means an allocation of the right to construct residential units from the
Residential Allocation Pool established by the Specific Plan. Once granted, the Residential
Allocations for Phase A shall extend until two (2) years from the Effective Date (“Phase A
Residential Allocation Term”). The City Manager may, in his or her sole discretion, extend
the Phase A Residential Allocation Term to a date determined by the City in consideration
of Measure A-1 Bond Fund obligations provided the Developer has at the time of such
extension applied for a building permit for Phase A.
4.2 Phase A Reservation of Excess Capacity. During the Phase A Residential Allocation Term,
and so long as the respective Project Approvals remain in effect, City shall reserve 136
units from the Downtown Dublin Specific Plan Development Pool for Developer’s use in
Phase A. In accordance with the Project’s Measure A-1 Bond Funding requirements,
Developer must start construction on Phase A of the Project within three years from the
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date the City Council allocated the Measure A-1 Bond Funds to the Project. If Developer
fails to comply with this Measure A-1 Bond Fund obligation, or any of its obligations under
this Agreement, the Excess Capacity reserved for Developer’s use in Phase A shall revert
to the pool maintained by the City and will be available to other developers on a “first
come, first served” basis.
4.3 Phase B Residential Allocations. As of the date of the City Manager’s written approval of
the Phase B affordability level plan as set forth in Section 3.1.2, City shall grant 164
Residential Allocations out of the Residential Allocation Pool established by the Specific
Plan for the development of Phase B of the Project. Once granted, the Residential
Allocations for Phase B shall extend for the remainder of the Phase A Residential
Allocation Term including any extensions granted pursuant to Section 4.1 (“Phase B
Residential Allocation Term”). The City Manager may, for good cause, extend the Phase
B Residential Allocation Term up to an additional one (1) year beyond the expiration of
the Phase A Residential Allocation Term, provided the Developer has at the time of such
extension applied for a building permit for Phase B and is otherwise in compliance with
its obligations under this Agreement.
4.4 Phase B Reservation of Excess Capacity. During the Phase B Residential Allocation Term,
and so long as the respective Project Approvals remain in effect, City shall reserve 164
units from the Downtown Dublin Specific Plan Development Pool for Developer’s use in
Phase B. If Developer fails to comply with its obligations under this Agreement, the Excess
Capacity reserved for Developer’s use in Phase B shall revert to the pool maintained by
the City and will be available to other developers on a “first come, first served” basis.
4.5 Limitation on City’s Obligation. This Agreement shall not be construed to require the City
to issue any Project Approvals to the Developer. City is solely required to reserve the
Excess Capacity identified in Section 4 of this Agreement. Other than this obligation,
nothing in this Agreement shall prevent the City from denying or conditionally approving
any subsequent land use permit or authorization for the Project. All of City’s applicable
ordinances, resolutions, rules, regulations and official policies shall apply to the Project
including, but not limited to, those governing the permitted uses of the Property, design
and construction of the Project, density and intensity of use of the Project, and the
maximum height, bulk and size of proposed buildings within the Project.
5. Amendment or Cancellation.
This Agreement may be amended in writing from time to time by mutual consent of the Parties.
6. Severability.
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The unenforceability, invalidity or illegality of any provisions, covenant, condition or term of this
Agreement shall not render the other provisions unenforceable, invalid or illegal, unless a Party’s
consideration materially fails as a result.
7. Attorneys’ Fees and Costs.
If the City or Developer initiates any action at law or in equity to enforce or interpret the terms
and conditions of this Agreement, the prevailing party shall be entitled to recover reasonable
attorneys’ fees and costs in addition to any other relief to which it may otherwise be entitled. If
any person or entity not a party to this Agreement initiates an action at law or in equity to
challenge the validity of any provision of this Agreement, the Parties shall cooperate in defending
such action. Developer shall bear its own costs of defense as a real party in interest in any such
action, and shall reimburse the City for all reasonable court costs and attorneys’ fees expended
by the City in defense of any such action or other proceeding.
8. Assignment.
Developer may wish to sell, transfer or assign all or portions of the Property to other developers
(each such other developer is referred to as a “Transferee”). In connection with any such sale,
transfer or assignment to a Transferee, Developer may sell, transfer or assign to such Transferee
its rights and obligations under this Agreement, so long as said transfer would not result in
development of the Property in excess of the FAR permitted by the Project Approvals. No such
transfer, sale or assignment of Developer’s rights, interests and obligations hereunder shall occur
without prior written approval by the City Manager. The City Manager shall consider and decide
on any transfer, sale or assignment within ten (10) days after Developer’s notice, provided all
necessary documents, certifications and other information are provided to the City Manager to
enable the City Manager to determine whether the obligations incurred by Developer pursuant
to this Agreement will be fully satisfied. Upon its formation, Developer may assign this agreement
to BRIDGE Dublin LLC (an affiliate of Developer) or a limited partnership in which BRIDGE Dublin
LLC (or another LLC affiliate of Developer) is the general partner.
9. Notices.
All notices required to be given to City under this Agreement shall be in writing and shall be
addressed as follows:
City of Dublin
Attn: City Manager
100 Civic Plaza
Dublin, CA 94568
Phone: (925) 833-6650
All notices required to be given to Developer under this Agreement shall be in writing and shall
be addressed as follows:
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BRIDGE Dublin LLC
Attn: Brad Wiblin, Executive Vice President
600 California Street, Suite 900
San Francisco, CA 94108
Phone: (415) 321-3565
Email: bwiblin@bridgehousing.com or nsaxby@bridgehousing.com
10. Agreement is Entire Understanding.
This Agreement constitutes the entire understanding and agreement of the Parties.
11. Legal Authority.
Each individual executing this Agreement hereby represents and warrants that he or she has full
power and authority under the entity’s governing documents to execute and deliver this
Agreement in the name of and on behalf of the company and to cause the entity to perform its
obligations under this Agreement.
12. No Third-Party Beneficiaries.
This Agreement is made and entered into for the sole benefit of the Parties and their successors
and assigns. No other persons shall have any right of action based upon any provision of this
Agreement.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed as
of the date and year first above written.
CITY:
City of Dublin,
a municipal corporation
By:
_________________________________
Linda Smith, City Manager
Attest:
_________________________________
Marsha Moore, City Clerk
Approved as to form
_________________________________
John D. Bakker, City Attorney
DEVELOPER:
BRIDGE Dublin LLC,
a California limited liability company
By: BRIDGE Housing Corporation,
a California nonprofit public benefit
corporation, its sole member and manager
By:
_________________________________
Brad Wiblin, Executive Vice President
3869603.3
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AFFORDABLE HOUSING ASSISTANCE AGREEMENT
Amador Station Housing Project
This Affordable Housing Assistance Agreement (“Agreement”) is entered into as of
September 21, 2021, by and between the City of Dublin, a municipal corporation (“City”), and
BRIDGE Dublin LLC, a California limited liability company (“Developer”).
RECITALS
A.Developer proposes to develop approximately 3.59 acres of vacant property
located on the west side of Golden Gate Drive, north of Interstate 580, in the City of Dublin,
designated as APN Nos. 941-2842-002-00 and 941-2842-004-00 (the “Property”). The Property
is or will be divided into two portions designated as the “Phase A Site” and the “Phase B Site.”
B.Developer intends to develop the Property in two phases, with 136 apartment
units to be constructed on the Phase A Site (“Phase A Project”), and 164 apartment units to be
constructed on the Phase B Site (“Phase B Project”).
C. City and Developer have entered into a “Community Benefit Agreement” with
respect to the Community Benefits to be provided by Developer with respect to the Phase A
Project and the Phase B Project. The Community Benefit Agreement provides that City and
Developer will enter into this Affordable Housing Assistance Agreement with respect to the
affordable housing obligations of each party for the Phase A Project and the Phase B Project.
NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the
mutual promises, obligations and covenants herein contained, City and Developer agree as
follows:
1.Phase A Project. Developer will construct 136 apartment units on the Phase A
Site, together with all associated landscaping, parking and associated improvements (“Phase A
Project”).
2.Phase B Project. Developer will construct 164 apartment units on the Phase B
Site, together with all associated landscaping, parking and associated improvements (“Phase B
Project”).
3.Design and Land Use Entitlements. Developer has concurrently prepared and
submitted, and will process all required applications for City and governmental planning
approvals and entitlements for the Phase A Project and Phase B Project. Developer will be
responsible for the costs of due diligence, design, land use entitlement and permit applications,
consultant and legal costs, and other predevelopment costs; provided that City Loan proceeds
may be used to pay for a portion of such costs.
4.Construction and Permanent Financing. Developer will be responsible for
obtaining all financing and equity required for the construction and permanent financing of the
Phase A Project and Phase B Project. Developer intends for the Phase A Project and the Phase B
Attachment 3
Exhibit B to the Resolution
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Project to be separately financed and constructed. Developer intends to finance the Phase A
Project with 4% Low Income Housing Tax Credits, multifamily housing bond financing, a City
Loan, a County Loan, and other sources to be determined. Expected financing sources for the
Phase B Project are currently unknown. Following the construction closing of Phase A, a default
by Developer under Phase B will not constitute a default under Phase A. Following the
construction closing of Phase B, a default by Developer under Phase A will not constitute a
default under Phase B.
5. City Loan. City will make a construction/permanent loan to the Developer for
the Phase A Project in the amount of $7,100,000 (“City Loan”). The City Loan will accrue
interest at 3% per annum, unless the County of Alameda and California Department of Housing
Community Development each reduce their loan interest rate to below 3% per annum, in which
case the City Loan will accrue interest at the same per annum rate set by the California
Department of Housing Community Development for the Phase A Project. The term of the City
Loan will be the earlier of (i) the fifty-seventh (57th) anniversary of the City Loan origination
date, or (ii) the fifty-fifth (55th) anniversary of the date that City issues a Certificate of
Occupancy for the Phase A Project. The City Loan will be repaid through Developer’s payment
of a mutually determined percentage of the residual receipts of the completed Phase A Project.
The Phase A Project residual receipts will be allocated on a pro rata basis between the City Loan,
the County Loan and other governmental loans to the Phase A Project which are to be paid
through residual receipts. The terms of the City Loan will be set forth in a Promissory Note to be
provided by Developer to City at the financial closing for the Phase A Project. The City Loan
Promissory Note will be secured by a Deed of Trust to be recorded against the Developer’s
ground leasehold interest in the Property. The Regulatory Agreement will also be recorded
against the ground leasehold interest in the Property. The City Loan will be nonrecourse, and
will be subordinate to the primary construction and permanent loan for the Phase A Project. The
City Loan will be disbursed at the construction loan closing, contingent on Developer receipt of
building permits and all other required City approvals for the Phase A Project, closing of all
other construction financing, and other standard conditions. City and Developer shall enter into
a mutually acceptable Affordable Housing Loan Agreement which sets forth the terms and
conditions of the City Loan, and attaches the form of the Promissory Note, Deed of Trust and
Regulatory Agreement for the Phase A Project.
6. County Loan. City will allocate $2,900,000 of its share of the Alameda County
A1 Bond Program funds to the Phase A Project (“County Loan”). Alameda County (“County”)
will be responsible for making and administering the County Loan. City will enter into an
Intercreditor Agreement with County which sets forth the procedure for allocation of residual
receipts to the City Loan and County Loan, and the provides for the lien priority of the City Loan
Deed of Trust and County Loan Deed of trust to be on parity.
7. No City Commitment of Financial Assistance for Phase B Project. City does
not make any commitment of financial assistance for the Phase B Project. City does not commit
to allocate any of its share of the Alameda County A1 Bond Program funds for the Phase B
Project.
8. Density Bonus. Developer has requested a density bonus for the combined Phase
A Project and Phase B Project, for the purpose of obtaining certain benefits including a parking
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ratio lower than normally applicable City parking requirements as permitted under Government
Code Section 65915(p). The requirement of the density bonus law to restrict the income and
rents of designated affordable units will be satisfied by the Regulatory Agreements described in
paragraphs 9 and 10 below.
9. Phase A Project Affordable Housing. Developer will restrict all of the
apartment units in the Phase A Project (except for two manager’s units) as affordable housing
(“Affordable Units”). The income levels of the Phase A Affordable Units will be at the
extremely low to low income levels, with an average income level of no greater than 43 percent
of Area Median Income. The rent levels of the Phase A Affordable Units will be in accordance
with the requirements of the City’s Inclusionary Housing Ordinance, Municipal Code Chapter
8.68, and state density bonus law requirements. Developer and City will enter into and record
prior to issuance of building permits a Regulatory Agreement, which sets forth the affordable
housing obligations and other requirements for operation of the Phase A Project and Affordable
Units. The term of the Regulatory Agreement will be 55 years from the date of issuance by City
of a Certificate of Occupancy for the Phase A Project. Upon occupancy of the Phase A Project,
Developer shall fully furnish, at its sole cost and expense, a minimum of 41 units for homeless
persons, at-risk of becoming homeless persons, and persons with special needs with necessary
and appropriate appliances, furniture, and basic kitchenware/dishes.
10. Phase B Project Affordable Housing. Developer will restrict all of the
apartment units in the Phase B Project (except for two manager’s units) as affordable housing
(“Affordable Units”). The income level of the Phase B Affordable Units will be no greater than
the moderate income level, with the specific number of units at each income level to be
reasonably determined by mutual agreement of Developer and the City Manager. The rent levels
of, and reporting requirements for, the Phase B Affordable Units shall be reasonably determined
by mutual agreement of Developer and the City Manager, which may include reporting, rental
rates, and selection criteria consistent with City housing programs. Developer and City will
enter into and record prior to issuance of building permits a Regulatory Agreement, which sets
forth the affordable housing obligations and other requirements for operation of the Phase B
Project and Phase B Affordable Units. The term of the Regulatory Agreement will be 55 years
from the date of issuance by City of a Certificate of Occupancy for the Phase B Project.
11. Formation of Developer Entity. Developer intends to form one or more limited
partnerships or other entities to serve as the developer of the Phase A Project and Phase B
Project. BRIDGE Dublin, LLC or an affiliate will be the general partner, managing member or
principal of each Developer entity. Developer’s obligations under this Agreement may be
assigned to such entity or entities or to BRIDGE Dublin LLC or an affiliate thereof.
12. Amendment or Cancellation. This Agreement may be amended in writing from
time to time by mutual consent of the Parties.
13. Severability. The unenforceability, invalidity or illegality of any provisions,
covenant, condition or term of this Agreement shall not render the other provisions
unenforceable, invalid or illegal, unless a Party’s consideration materially fails as a result.
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14. Attorneys’ Fees and Costs. If the City or Developer initiates any action at law
or in equity to enforce or interpret the terms and conditions of this Agreement, the prevailing
party shall be entitled to recover reasonable attorneys’ fees and costs in addition to any other
relief to which it may otherwise be entitled. If any person or entity not a party to this Agreement
initiates an action at law or in equity to challenge the validity of any provision of this Agreement,
the Parties shall cooperate in defending such action. Developer shall bear its own costs of
defense as a real party in interest in any such action, and shall reimburse the City for all
reasonable court costs and attorneys’ fees expended by the City in defense of any such action or
other proceeding.
15. Notices. All notices required to be given to City under this Agreement shall be in
writing and shall be addressed as follows:
City of Dublin
Attn: City Manager
100 Civic Plaza
Dublin, CA 94568
All notices required to be given to Developer under this Agreement shall be in writing
and shall be addressed as follows:
BRIDGE Dublin LLC
Attn: Brad Wiblin, Executive Vice President
600 California Street, Suite 900
San Francisco, CA 94108
16. Agreement is Entire Understanding. This Agreement constitutes the entire
understanding and agreement of the Parties.
17. Legal Authority. Each individual executing this Agreement hereby represents
and warrants that he or she has full power and authority under the entity’s governing documents
to execute and deliver this Agreement in the name of and on behalf of the company and to cause
the entity to perform its obligations under this Agreement.
18. No Third-Party Beneficiaries. This Agreement is made and entered into for the
sole benefit of the Parties and their successors and assigns. No other persons shall have any right
of action based upon any provision of this Agreement.
19. No Performance Guaranty. This Agreement is not intended to obligate the
Developer to construct a phase, until such time as the applicable phase is fully funded, the
construction financing for such phase has been closed by Developer and Developer has
commenced construction.
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IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed
as of the date and year first above written.
CITY:
City of Dublin,
a municipal corporation
_________________________________
Linda Smith, City Manager
Attest:
_________________________________
Marsha Moore, City Clerk
Approved as to form:
_________________________________
John D. Bakker, City Attorney
DEVELOPER:
BRIDGE Dublin LLC,
a California limited liability company
By: BRIDGE Housing Corporation,
a California nonprofit public benefit
corporation, its sole member and manager
By:
_________________________________
Brad Wiblin, Executive Vice President
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STAFF REPORT
Planning Commission
Page 1 of 18
Agenda Item 6.1
DATE: August 10, 2021
TO: Planning Commission
SUBJECT: Amador Station (PLPA-2021-00019)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will consider a Site Development Review Permit to develop a 3.6-
acre site located on Golden Gate Drive adjacent to the West Dublin/Pleasanton BART Station
within the Downtown Dublin Specific Plan Transit-Oriented District. The proposed project
consists of 300 affordable residential units in two separate buildings that would be
constructed in two phases of 136 units and 164 units, and includes ground floor retail, amenity
space, and parking.
STAFF RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt a Resolution
approving a Site Development Review Permit for the Amador Station project on Golden Gate
Drive in Downtown Dublin.
DESCRIPTION:
Background
BRIDGE Housing is proposing a two-phase project on a vacant 3.6-acre site which is located
adjacent to the West Dublin/ Pleasanton BART station at 6501 Golden Gate Drive as shown in
Figure 1. The property is bound by I-580 to the south, the future 499-unit Avalon West project
(formerly the St. Patrick Way Residential project) to the west, the Connolly Station residential
community to the north, and Golden Gate Drive to the east.
Attachment 4
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The project site is located in the Transit-Oriented District of the Downtown Dublin Specific
Plan (DDSP) as shown in Figure 2.
Figure 2: Transit-Oriented District/Vicinity Map
The DDSP identifies a pool of 2,500 residential units that may be constructed in the DDSP
area. As part of the proposed project, the applicant is required to enter into a Community
Benefit Agreement in exchange for using units from the pool. The Community Benefit
Agreement is subject to review and approval by the City Council. Since the establishment of
the pool, 783 units have been constructed. There are 796 units remaining in this pool as
shown in Table 1 below.
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Table 1. DDSP Residential Development Pool
Project Address Units Status
Total Units in Development Pool 2,500
Connolly Station 7550 St. Patrick Way 309 Approved 2012 – complete
Aster (Bay West) 7544 Dublin Blvd. 313 Approved 2013 – complete
Valor Crossing (Eden) 6707 Golden Gate Dr. 66 Approved 2013 – complete
Trumark Homes 7144 Regional St. 60 Approved 2015 – complete
Avesta Development 7601 Amador Valley Blvd. 35 Approved 2016 – complete
St. Patrick Way 6700 St. Patrick Way 499 Approved 2018
Regional Street (Eden) 6543 Regional St. 114 Reserved July 2020
Amador Station
(proposed project) Golden Gate Drive 308 Reserved April 2021
Total Reserved Units (1,704)
Remaining Units 796
On April 20, 2021, the City Council adopted Resolution No. 36-21 appropriating $7.1 million
from the City’s Affordable Housing Fund and authorizing the commitment of $2.9 million in
Alameda County Measure A-1 funds to BRIDGE Housing for 136 units (Phase A of the
proposed project). This came in response to BRIDGE Housing’s Notice of Funding Availability
proposal for the creation of affordable rental housing. In addition, the City Council
authorized the reservation of up to 308 residential units from the DDSP Development Pool and
provided feedback on the negotiated deal points for a Community Benefit Agreement. Upon
submittal of the Site Development Review Permit application, BRIDGE Housing reduced the
number of units to 300. As a result, the negotiated deal points include the following:
• In exchange for the allocation of up to 300 units, the applicant will build an affordable
housing project in two phases. At a minimum, the project will include 136 units
(excluding one property manager’s unit) that are affordable to very low-, low-, and
moderate-income households earning an average of no greater than 43% area median
income AMI, and the remaining 164 units will be 100% affordable at a minimum to
moderate-income households.
• The applicant will, upon occupancy of the project, furnish, at its sole cost and expense
a minimum of 41 units for homeless persons, at-risk of becoming homeless persons,
and persons with special needs with necessary and appropriate appliances, furniture,
and basic kitchen ware/dishes.
• The applicant will, upon occupancy of the project, reserve and construct a warm shell
of at least 2,200 square feet of a ground floor café or similar use in the project.
• The applicant will provide plaza enhancements to improve pedestrian access to the
connection of the West Dublin/Pleasanton BART station.
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• Any affordable housing credits created by virtue of the construction of affordable
housing for the 136 units of the project shall accrue to the City. Any affordable housing
unit credits created by virtue of the construction of the remaining 164 units of the
project may be shared with the applicant to assist with the financing of the project, if
needed. These credits will be limited to the applicable category from which they are
created. If the credits are not needed to finance the project, then the credits shall
accrue to the City. Any credits the applicant received will not be allowed for use within
the DDSP area until the City has exhausted its own credits.
The City Council directed Staff to proceed with processing the project entitlements for
consideration by the Planning Commission and prepare a Community Benefit Agreement for
the City Council to consider.
Proposal
BRIDGE Housing is proposing to construct 300 affordable residential units in two separate
buildings that would be constructed in two phases of 136 units (Phase A) and 164 units (Phase
B). The proposed project includes ground floor retail, amenity space, parking and overall site
improvements such as landscaping and the completion of the BART plaza.
ANALYSIS:
Site Development Review Permit
The DDSP contains allowed uses, development standards, and design guidelines for all
projects within its boundaries. The development standards contained in the DDSP are
purposefully permissive to allow flexibility in project design and implementation.
The two proposed buildings meet all the development standards of the Transit-Oriented
District (DDSP Section 4.2). An overview of those standards and a comparison to the proposed
project is provided in the table below.
Table 2. Overview of DDSP Development Regulations
Development
Regulation Standard Proposed
Density Range 30 to 85 units per acre (108-306
units) 83.3 units per acre (300 units)
Building Height 8 floors / 90 feet 5 floors / 61 feet
Setbacks:
Golden Gate Dr.
Interior
5 feet min.
15 feet max. (80% of bldg.
façade)
6 – 12 feet
17.5 feet
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Development
Regulation Standard Proposed
I-580 Freeway
5 feet min.
10 feet min.
24 feet
Parking:
Residential
1.5 spaces per unit / 450 spaces .79 spaces per unit / 238 spaces1
Commercial2
1 per 300 SF / 7 spaces 7 spaces
Guest Parking
Loading Spaces
Up to 15% of required parking
None
Included in residential parking
requirement
3 spaces
1 Recent changes in State Density Bonus Law allow qualifying projects, as a matter of right, to obtain lower parking
requirements than what would otherwise be required by local government standards. See parking section below for
additional information.
2 Commercial parking requirement based on “Eating and Drinking Establishment - Take out”
Site Layout and Circulation
The two proposed buildings would be sited on the east and west sides of the parcel and would
be separated by a central drive aisle (Lane A). Refer to the site plan in Figure 3 below. The east
building (Phase A) would be oriented along Golden Gate Drive and Entry Drive. The west
building (Phase B) would be oriented along Lane A and Entry Drive.
The vehicular access to the project would be from Entry Drive, a private street located on the
subject parcel, that shares access with the Connelly Station residential community to the
north and connects to both Golden Gate Drive and St. Patrick Way. Lane A connects to Entry
Drive and provides access to both parking garages. The area of Lane A south of the parking
garage entrances is designed as a pedestrian open space and preserves its function for
emergency vehicle access.
All amenity and common spaces including community rooms, lobbies, mail rooms, and
property management offices are located on the ground floor along the Golden Gate Drive
and Entry Drive frontages. Loading and drop-off parking spaces are provided along Entry
Drive adjacent to Phase A. On the southeast corner of the parcel is the future BART plaza,
which will continue to be owned by BART. As part of the Community Benefit Agreement, the
applicant is responsible for the construction of the BART plaza. Per draft condition of
approval #18, final design is subject to review and acceptance by the Community
Development Director in collaboration with the Public Works Director.
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Figure 3: Site Plan
Architecture and Materials
The architectural concept for the development is contemporary five story buildings with four
floors of residential above ground floor parking, ground floor retail, and amenity space. The
exterior finishes include a variety of contemporary building materials including, cementitious
panels (vertical and horizontal), masonry veneer, stucco, glass and metal screens, railings
and awnings. Each building’s façade is articulated through the use of a three-story
architectural element of grouped windows and varying window patterns that create visual
interest at different levels.
The roofline has a traditional contemporary form with taller elements on the prominent
corners. The prominent corners of the Phase A building, which include Golden Gate Drive at
the BART plaza and Golden Gate Drive at Entry Drive, are defined by their height and
vertically oriented metal panels. A long decorative screen projects from the building façade
along the second, third and fourth floors adding a unique element. Figures 4 through 6
provide views of the Phase A building from the BART plaza, Golden Gate Drive and I-580.
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Figure 4. Partial South Elevation from BART Plaza
Figure 5. View from Golden Gate Drive looking south toward Entry Drive
Figure 6. South Elevation – I-580
The buildings are further accented with various color and material changes. The ground floor
is clad with masonry and articulated with window and architectural awnings at the parking
garage entries and other non-residential spaces such as the property management offices,
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lobbies, utility and bicycle closets and the community room. The second, third and fourth
floors are grouped in large blocks that project beyond the ground floor. This area is separated
from the fifth floor through the use of horizontal siding, the addition of balconies, and varied
colors of horizontal bands of cementitious panels. The fifth floor and upper most story is
highlighted with tall narrow windows, decorative awnings and vertical siding.
The ground level of the Phase A building along Golden Gate Drive and Entry Drive is
highlighted with a property management office, community room, and retail space that fronts
the future BART plaza and will help to activate the streetscape.
Building perspectives and elevations are included in Attachment 2, Sheets A2.0-A4.5.
Landscape Design
The landscaping is designed to enhance the two building’s architecture while complementing
the already established landscaping in the surrounding developments and on the street,
including the more recent streetscape improvements along Golden Gate Drive. The landscape
is also functionally designed to buffer the proposed buildings in key locations such as along 1-
580 and the future residential development to the west. The DDSP encourages the use of
landscaping on all sides of buildings, along streets, walkways, driveways and private outdoor
spaces. A combination of trees, shrubs and groundcovers are also encouraged which may be
provided in planters, pots or in the ground. The DDSP supports the inclusion of shade trees
along walkways and near buildings. These encouraged features are included in the proposed
design.
As previously stated, the area of Lane A between the two buildings south of the parking
garage entrances is designed as a pedestrian open space and preserves its function for
emergency vehicle access. This pedestrian promenade is enhanced with decorative pavers,
reclaimed redwood benches and planting areas.
In addition to the ground level plantings, the buildings are designed with courtyards above
the parking garages. The east building (Phase A) has two smaller courtyards allowing for
residential units in the middle of the building. The west building (Phase B) is a circular layout
with one centralize courtyard. As shown in Figure 7 below, the design concept for the interior
courtyards provides a combination of planting area, artificial turf, children’s play equipment,
sand pit, wood decking and a BBQ with seating.
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Figure 7: Courtyards
The plants selected will provide year-round seasonal interest, with a mix of evergreen and
deciduous plantings. The plantings will be drought tolerant with water management features
that will allow the site to use a minimum amount of water while creating an attractive and
thriving environment.
The conceptual landscape plan is included in Attachment 2, Sheet L0.01, with details on
Sheets L0.02 and L0.03.
Parking
With the passage of Assembly Bill 2345 (State Density Bonus Law), an affordable housing
project located within ½ mile of an accessible major transit stop is entitled to a reduced
parking requirement of .5 space per residential unit.
As noted in Table 2 above, the DDSP requires 1.5 spaces per residential unit and up to 15% of
the required parking for guest spaces. The project proposes a total of 245 spaces in two
ground level parking garages, including 238 spaces for the residential units and guest parking
(.79 spaces per unit), and seven spaces for the ground floor retail.
BRIDGE Housing agreed to prepare a parking study for the project to evaluate the adequacy of
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the proposed parking. The City engaged CHS Consulting Group to conduct the parking study,
which evaluated parking based on the following:
1. Institute of Transportation Engineers (ITE) Parking Generation Manual;
2. Comparative Parking Data from existing BRIDGE Housing sites; and
3. GreenTRIP Connect Dashboard parking analysis tool.
ITE Parking Generation Manual
CHS first conducted a parking demand analysis using the ITE Parking Generation Manual
Land Use Code 223 (Affordable Housing) for a general urban/suburban setting located within
½ mile of transit. This land use exhibited a range in parking demand from 0.32 to 1.66 parking
spaces per unit, with an average demand of 0.99 parking spaces per unit. The proposed
project includes 66 studio units of permanent supportive housing for tenants who would not
own cars and would not receive on-site parking spaces. Therefore, CHS assumed a baseline of
234 units and 2,200 square feet of retail use for the ITE analysis.
While the ITE analysis shows that the reduced parking ratio would meet the project’s
estimated parking demand, it was noted that ITE’s parking demand tool draws from
nationwide parking data. CHS, therefore, conducted further analysis for the proposed project
utilizing parking data from existing BRIDGE Housing peer sites and GreenTRIP, as these
resources provide a more accurate assessment of current Bay Area parking conditions at
affordable housing developments in similar local land use contexts.
Comparative Parking Data (BRIDGE Housing)
CHS reviewed parking supply and occupancy data of other existing BRIDGE Housing sites
with similar characteristics (multistory, transit-oriented developments with 100 percent
affordable housing programs) and on-site parking ratios are at or below the proposed
project’s parking ratio of .79 spaces per unit (or .82 spaces per unit inclusive of the
commercial parking spaces). Five peer sites with similar program characteristics were
selected including four in the San Francisco Bay Area and one in San Diego, California. Two
additional sites that are not transit-oriented sites in the San Francisco Bay Area were also
compared.
GreenTRIP
CHS employed GreenTRIP to estimate the proposed project’s anticipated parking demand
based on similarly sited Bay Area affordable housing projects and assessed the ability of
transportation demand management (TDM) strategies to reduce parking demand at the
project site. Similar to the ITE analysis, CHS assumed a baseline of 234 units for the
GreenTRIP analysis. The conclusions of the GreenTRIP analysis for the proposed project’s
residential parking demand are consistent with the ITE parking demand analysis and the
parking demand data gathered from BRIDGE Housing’s peer sites
Based on parking analysis prepared by CHS, the proposed project’s parking supply of 245
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spaces would exceed parking demand and would not result in a parking deficit. Due to the
proposed project’s affordable housing program and its location within a half-mile the West
Dublin/Pleasanton BART Station, it would meet the State Density Bonus Law requirements for
a reduced parking ratio of 0.5 spaces per residential unit (150 spaces). The commercial space
would be required to provide up to seven spaces for a combined requirement of 166 spaces.
The proposed project would provide 245 parking spaces, exceeding the requirement by 79
spaces. Refer to Attachment 3 for the CHS parking study.
Public Art
The City’s public art requirement does not apply to 100% low-income housing projects. If the
affordability levels of the project were to increase, public art would be required pursuant to
Dublin Municipal Code Chapter 8.58 Public Art Program Contribution.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING
ORDINANCE
The project is consistent with the General Plan land use designation of Downtown Dublin –
Transit-Oriented District and the DDSP. The DDSP was written as a comprehensive plan for
future development in the Downtown area. The Specific Plan contains the allowed uses,
development standards, and design guidelines with which all projects within the boundaries
must be in compliance. The proposed project, with the allocation of residential units from
the Development Pool as described above, is consistent with the DDSP and the City’s Zoning
Ordinance. The proposed project has been designed to be compatible with surrounding
residential and commercial properties, while encouraging the appropriate integration to
activate this key area of Downtown Dublin. In addition, the proposed project will contribute
to the implementation of the vision of the DDSP and the housing opportunities offered in the
DDSP area.
Downtown Dublin Specific Plan Guiding Principles
A set of guiding principles are included to help prioritize the direction and development
strategy for Downtown Dublin as a whole (DDSP Section 3.3). The purpose of the guiding
principles is to define a framework for future land uses, development standards and design
guidelines.
In addition, guiding principles for Downtown Dublin as a whole, guiding principles have been
identified for the Transit-Oriented District (DDSP Section 3.3.3). Those that apply to the
proposed project are as follows:
• Promote transit-oriented development to create a distinctive and active district;
• Identify opportunity sites for future development that incorporate mixed-use and
provide public and/or private plazas and outdoor gathering areas at strategic locations;
and
• Encourage underground and/or above ground parking structures.
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Downtown Dublin Specific Plan Vision
The established vision of the DDSP is to make Downtown Dublin “a vibrant and dynamic
commercial and mixed-use center that provides a wide array of opportunities for shopping, services,
dining, working, living and entertainment in a pedestrian-friendly and aesthetically pleasing setting
that attracts both local and regional residents.” The development of the subject property is an
important incremental improvement to advance this vision.
The proposed project also supports the narrower vision for the Transit-Oriented District
which is “to encourage the development of the area with land uses that support and complement
transit uses, particularly the West Dublin BART Station. These uses include high-density multi-
family residential and those that are generally more urban that the surrounding area”. In addition,
a pedestrian-scale, walkable environment is encouraged through the development of plazas
and connectively within the District and areas outside the District. The proposed project with
its completion of all frontage improvements and site design will further the vision of the
Transit-Oriented District.
Downtown Dublin Specific Plan Design Guidelines
The DDSP establishes design guidelines for development within the plan area (DDSP Section
4.4). The proposed project meets the key design guidelines of the DDSP (DDSP Section 4.4),
including:
• Using high-quality building materials and treating all building facades that are visible
from the public realm with similar architectural elements, materials, and colors;
• Incorporating treatments into the building design to ensure articulation and visual
interest by utilizing techniques such as changing direction of the wall or façade,
altering the height of the rooflines, providing projecting elements such as canopies,
balconies, trellises, and breaking up large surfaces with logical changes in materials,
texture, or colors;
• Use of bold colors as accent features only and maximizing the use of muted or soft
colors;
• For residential uses, porches, balconies, and courtyards and providing ground-floor
access to both individual and common building entrances; and
• Finishing materials and color used on all building facades should be complementary to
cone another and appropriate for the architectural style and character of the building.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San
Ramon Services District reviewed the project and provided Conditions of Approval where
appropriate to ensure that the project is established in compliance with all local ordinances
and regulations. Conditions of Approval from these departments and agencies have been
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included in the attached Resolution (Attachment 1).
ENVIRONMENTAL DETERMINATION:
The proposed project is located within the Transit-Oriented District of the DDSP, which was
the subject of an Environmental Impact Report (EIR), State Clearinghouse No. 20100022005.
The DDSP Final EIR was certified by City Council Resolution No. 08-11 on February 1, 2011.
Pursuant to the California Environmental Quality Act (CEQA), the proposed residential
development is: (1) exempt from further environmental review under Government Code
Section 65457 and CEQA Guidelines Section 15182; and (2) under CEQA Guidelines Section
15168, this residential project is in conformity with the DDSP and within the scope of the
project analyzed in the DDSP EIR, and, therefore, no further CEQA review or document is
required.
Government Code sec. 65457 and CEQA Guidelines Section 15182 - Exemption
Pursuant to Government Code sec. 65457 and CEQA Guidelines Section 15182(c)(Residential
Projects Implementing Specific Plans) of the CEQA Guidelines which states: "Eligibility.
Where a public agency has prepared an EIR on a specific plan after January 1, 1980, a
residential project undertaken pursuant to and in conformity to that specific plan is exempt
from CEQA if the project meets the requirements of this section….If after the adoption of the
specific plan, an event described in Section 15162 occurs, the exemption in this subdivision
shall not apply until the city or county which adopted the specific plan completes a
subsequent EIR or a supplement to an EIR on the specific plan. As identified in CEQA Section
15162 and briefly described as follows, supplemental environmental review is required only
when there are new or substantially more severe significant environmental impacts which
require major revisions to the EIR due to project changes, substantial changes with respect to
circumstances under which the project is undertaken or new information of substantial
importance, or other standards under CEQA section 15162 are met.
On February 1, 2011, the City Council approved the DDSP to guide development within the 284-
acre Downtown Dublin area and create a vibrant and dynamic mixed-use center (Resolution
No. 09-11). Pursuant to the requirements of the California Environmental Quality Act (CEQA),
a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2010022005) was prepared
for the DDSP and certified by the City Council on February 1, 2011 (Resolution No. 08-11).
On May 6, 2014, the City Council adopted Resolution No. 49-14 adopting an Addendum to the
DDSP EIR for changes to the DDSP. The changes included increasing the number of
residential units permitted in the DDSP area by 1,200 units and decreasing the amount of
commercial square footage permitted by 773,000 square feet, creating minimum density
thresholds for the Transit-Oriented and Retails Districts, and restricting residential
development on the west side of San Ramon Road in the Retail District.
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On December 3, 2019, the City Council adopted Resolution No. 126-19 adopting an Addendum
to the DDSP EIR for changes to the DDSP. The changes included an amendment to the General
Plan and DDSP to allow an increase in the allowable commercial floor area ratio in the Transit-
Oriented and Retail Districts to 2.5 and 2.0 respectively, combining the new residential dwelling
unit allocation into one pool for all three districts, and amending the parking standards in the
Village Parkway and Transit-Oriented Districts.
On July 21, 2020, the City Council adopted Resolution No. 79-20 adopting an Addendum to the
DDSP EIR for changes to the DDSP to implement the Downtown Dublin Preferred Vision
approved by City Council on November 5, 2019. The changes included a new street grid of
both public and private streets in the Retail District, siting of the Town Square, combining the
remaining allocation of new non-residential square footage from Transit-Oriented and Retail
Districts into one pool for the two areas, adding lodging as a permitted use in the Retail
District, and modifying the design guidelines in “The Core” area of the Retail District to
encourage walkable and pedestrian-friendly development.
DDSP EIR and the subsequent Addendums analyzed the construction of approximately 2.2
million square feet of non-residential development and 2,500 residential dwelling units,
included in the DDSP. Of the 2,500 residential dwelling units, 1,900 unit were allocated to the
Transit-Oriented District. As shown in Table 1 above, the proposed project’s 300 units are
within the already contemplated residential development activity in the DDSP.
The project is consistent with DDSP. Approval of the proposed 300-unit residential project
would be within the development threshold of the 2,500 residential dwelling units allocated
for the DDSP. In addition, the proposed project conforms with the development regulations
and design guidelines established in the specific plan in which is located as shown in Table 2
above.
As provided in Government Code Section 21166 and Section 15162 of the CEQA Guidelines,
when an EIR has been prepared for a project (DDSP EIR), no new environmental document
shall be prepared for the proposed project, unless the Planning Commission makes one of the
following determinations under Section 15162(a):
1. Substantial changes are proposed in the project which will require major revisions of
the previous EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the EIR due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; or
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3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the EIR was adopted,
shows any of the following:
a. The project will have one or more significant effects not discussed in the previous
EIR;
b. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measures or
alternative; or
c. Mitigation measures which are considerably different from those analyzed in the
previous EIR would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation measure.
The City conducted a review to determine if the proposed project met any of the standards
requiring the preparation of supplemental environmental review under CEQA and concluded
that the project is within the scope of development analyzed by the DDSP EIR and subsequent
Addendums. The circumstances under which the project is to be undertaken have not
substantially changed since the DDSP EIR and subsequent Addendums were prepared and
will not substantially change with approval of the project. The DDSP EIR adequately
described the impacts of the project for the purposes of CEQA, and no mitigation measures or
new alternatives are required other than those previously disclosed and analyzed in the DDSP
EIR and subsequent Addendums. Approval of the project will not create any site-specific
operations giving rise to environmental effects different from those examined by the DDSP
EIR or requiring the preparation of an Initial Study. The proposed project is subject to the
DDSP Mitigation Monitoring and Reporting Program. Consequently, pursuant to CEQA
Guidelines Section 15182, the project impacts are covered by the DDSP EIR and its
Addendums.
Based on a review of the project, the environmental analysis in the DDSP EIR and all the
information in the project record as a whole, the City has determined that there is no
substantial evidence that any of the standards are met. As part of this determination, the City
had an analysis of parking and noise impacts prepared for the project to ensure that potential
impacts in those areas did not present new or substantially more severe significant impacts
than presented in the DDSP EIR. The results of the analysis is provided below.
Therefore, pursuant to Government Code Section 65457 and CEQA Guidelines Section 15182,
the project is exempt from CEQA and no further environmental review is required for this
project.
Section 15168 – WITHIN SCOPE OF CERTIFIED DDSP PROGRAM EIR
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The DDSP was prepared as a Program EIR under CEQA Guidelines Section 15168 to be used as
the CEQA review for future implementing projects. Section 15168(a) defines a “program EIR”
as one prepared on a series of actions that can be characterized as one large project and are
related geographically and by other shared characteristics. Section 15168(c) states that later
activities in the program EIR must be examined in the light of the program EIR to determine
whether an additional environmental document must be prepared. If the agency finds that
pursuant to CEQA Guidelines Section 15162, no subsequent EIR would be required, the agency
can approve the activity as being within the scope of the project covered by the program EIR
and no new environmental document would be required.
Operation Traffic Analysis
The DDSP EIR assessed the transportation impacts of the DDSP by generally identifying large
areas for development. For the subject property, the DDSP EIR assumed a 150-room hotel
since this was a potentially known project at the time the DDSP was adopted. In 2018, a signal
warrant analysis was completed in conjunction with the St. Patrick Way Residential project
(PLPA-2017-00069) for the intersection of Golden Gate Drive and St. Patrick Way. The study
found that a traffic signal was not warranted by the project alone; however, it did note that in
the future (before 2040) with additional projects (including the Amador Station project), the
signal will be required. This finding was consistent with the DDSP EIR Mitigation Measure 3.9-
1. This mitigation measure requires the City to collect impact fees from developers in the
Specific Plan Area for the Tri-Valley Transportation Development Fee as well as the Western
Dublin Traffic Impact Fee programs prior to issuance of building permits. This will fund local
and regional transportation improvements. The signal at Golden Gate Drive and St. Patrick
Way has already been identified in the Western Dublin TIF program and the payment of the
required TIF fees addresses this previously identified impact.
Noise Impacts
The DDSP EIR identified the impact pertaining to the increase of noise levels in the area from
mobile sources (vehicular traffic) at existing and future uses. To mitigate this impact, the City
adopted Mitigation Measure 3.7-3. This mitigation measure requires that future development
within the DDSP project area located adjacent to I-580 prepare a site-specific acoustical
analysis subject to review and approval by the City. The mitigation required that the
acoustical analysis evaluate resultant noise impacts in comparison to the City’s noise criteria
for Land Use Compatibility for Community Noise Environments. Feasible project specific
mitigation measures are required as part of the project design to reduce noise impacts at
future noise sensitive land uses, including but not limited to: 1) site design; 2) operational
restrictions; 3) barriers; 4) setbacks; and 5) insulation.
An acoustical assessment dated July 2021, was prepared by Kimley Horn on behalf of the
applicant. The assessment evaluated future uses at the project site and potential noise levels
they would be exposed to. The assessment includes an evaluation of the existing conditions
and concluded that the primary noise source was traffic on I-580. As required by Mitigation
Measure 3.7-3, the assessment made project specific design recommendations to address
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noise levels to 49 effected units. The recommendations are as follows:
1) Upgraded windows and entry doors on the affected units; and
2) The final site design should implement centralized heating/ventilation/air-conditioning
units (HVAC) on all the affected units.
With implementation of the above recommendations, the interior noise levels at the project
would not exceed the 45dBA interior threshold required by the California Building Code and
the Dublin General Plan.
Based on the project record as a whole, the proposed project is within the scope of the project
covered by the DDSP EIR and subsequent Addendums. The circumstances under which the
project is to be undertaken have not substantially changed since the DDSP EIR and
subsequent Addendums were prepared and will not substantially change with the approval of
the project. As supported by the operational traffic analysis and noise study, the EIR
adequately describes the impacts of the project for the purposes of CEQA, no mitigation
measures or new alternatives are required by the project other than those previously
disclosed and analyzed in the DDSP EIR and subsequent Addendums. Approval of the project
will not create any site-specific operations giving rise to environmental effects different from
those examined by the EIR or requiring the preparation of an Initial Study. The proposed
project is subject to the DDSP Mitigation Monitoring and Reporting Program. Consequently,
pursuant to CEQA Guidelines Section 15182, the project impacts are covered by the DDSP EIR
and its Addendums and no further environmental review is required for this project.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Two City-led Community Meetings were held on June 30 and July 1, 2021, to provide Dublin
residents with information about the proposed Amador Station residential project. No
residents attended the meeting on June 30. One resident attended the meeting on July 1 along
with four members of the applicant team. Staff provided a presentation that included an
overview of the new Community Meeting concept, the City’s development review process,
and the proposed project. Questions were asked about proposed parking and on-site services
available to address resident issues (i.e., residents that might have drug/alcohol abuse and/or
mental health issues).
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public
hearing. A public notice also was published in the East Bay Times and posted at several
locations throughout the City. A Planning Application sign was posted on the project site and
the project was also included on the City’s development projects webpage. A copy of this Staff
Report has been provided to the Applicant.
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ATTACHMENTS:
1) Resolution Approving the Site Development Review Permit
2) Exhibit A to Attachment 1 Project Plans
3) Parking Study prepared by CHS
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STAFF REPORT
CITY COUNCIL
Page 1 of 7
Agenda Item 7.1
DATE: April 20, 2021
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: BRIDGE Housing Affordable Rental Housing Project Unit Reservation and
Funding Allocation
Prepared by: Amy Million, Principal Planner, Kristie Wheeler, Assistant
Community Development Director, and Hazel L. Wetherford, Economic
Development Director
EXECUTIVE SUMMARY:
BRIDGE Housing is seeking to develop a 3.6-acre site located at 6501 Golden Gate Drive within
the Downtown Dublin Specific Plan area. This proposal is in response to the City’s Notice of
Funding Availability for affordable housing and direction received from the City Council after
reviewing the initial proposal on November 17, 2020. The proposed project consists of 308
affordable units to be built in two phases of 136 units and 172 units, and includes ground floor
retail, amenity space, and parking. The City Council will consider reserving up to 308 units
from the Downtown Dublin Specific Plan Development Pool and related deal points for a
Community Benefit Agreement for the affordable housing project. The City Council will also
consider appropriating $7.1 million from the City’s Affordable Housing Fund and authorizing
the commitment of $2.9 million in Alameda County Measure A-1 Bond funds to BRIDGE
Housing for the project.
STAFF RECOMMENDATION:
Adopt the Resolution Appropriating $7.1 Million From the City’s Affordable Housing Fund
and Authorizing the Commitment of $2.9 Million in Alameda County Measure A-1 Funds
From Dublin’s Base City Allocation to BRIDGE Housing, authorize the reservation of up to 308
residential units from the Downtown Dublin Specific Plan Development Pool, and provide
feedback on the negotiated deal points for a Community Benefit Agreement.
FINANCIAL IMPACT:
Funds contributed to support construction of the proposed affordable rental housing
development would be provided from the City’s Affordable Housing Fund including fees paid
Attachment 5
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to the City by developers to comply with the City’s Inclusionary Zoning Regulation, and by
Alameda County Measure A-1 Bond funds.
DESCRIPTION:
Background
On November 17, 2020, the City Council received a report regarding affordable rental housing
proposals that had been received in response to the Notice of Funding Availability (NOFA)
issued by the City in July 2020 (refer to Attachment 2). The two proposals included a 77-unit
project that was part of a larger multi-phase project proposed by BRIDGE Housing at 6501
Golden Gate Drive and the subject of this Staff Report, and a 121-unit project proposed by
Eden Housing at 7922 Dublin Boulevard. The City Council directed Staff to continue to work
with BRIDGE Housing on refinements to their proposal but also consider potential
opportunities to provide funding to both projects. Since that time, Eden Housing has
withdrawn their proposal. In addition, the BRIDGE Housing proposal has changed
considerably and now would be 100% affordable.
Proposal
BRIDGE Housing is proposing a two-phase project on a vacant 3.6-acre project site which is
located adjacent to the West Dublin/Pleasanton BART station at 6501 Golden Gate Drive as
shown in Figure 1 below. The property is bound by I-580 to the south, the future 499-unit St.
Patrick Way residential project to the west, Connolly Station residential community to the
north, and Golden Gate Drive to the east.
Figure 1. Project Location
The two-phase project would consist of a total of 308 units. BRIDGE’s NOFA proposal requests
funding for 136 units in Phase A (refer to Attachment 3). Table 1 below provides the mix of
income levels based on a percentage of area median income (AMI) for these units. BRIDGE
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has indicated that the remaining 172 units would be 100% affordable and may include
moderate-income units but a detailed affordability matrix has not yet been determined. In
addition, BRIDGE anticipates that 30% of the units in Phase A would be set aside for special
needs populations that could include formerly homeless individuals/families and/or veterans.
Table 1. Anticipated Affordability Mix for 136 Units
% of Area Median Income (AMI) No. of
Units
20 41
40 15
50 40
60 39
Market Rate (Manager’s Unit) 1
Total 136
The subject property is located in the Transit-Oriented District of the Downtown Dublin
Specific Plan (DDSP) as shown in Figure 2.
Figure 2: Transit-Oriented District/Vicinity Map
The DDSP provides a list of permitted uses, development standards and design guidelines for
all development within the Plan area. The DDSP identified a pool of 2,500 residential units
that may be constructed in the DDSP area. A developer must provide a benefit to the
community for the use of these units. Since the establishment of the Development Pool, 1,396
units have been reserved and/or constructed. There are 1,104 units remaining in the Pool as
shown in Table 2 below.
Table 2. DDSP Residential Development Pool
Project Address Units Status
Total Units in Pool 2,500
Connolly Station 7550 St. Patrick Way 309 Approved 2012 – complete
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Project Address Units Status
Aster (Bay West) 7544 Dublin Blvd. 313 Approved 2013 – complete
Valor Crossing (Eden) 6707 Golden Gate Dr. 66 Approved 2013 – complete
Trumark Homes 7144 Regional St. 60 Approved 2015 – complete
Avesta Development 7601 Amador Valley Blvd. 35 Approved 2016 – complete
St. Patrick Way 6700 St. Patrick Way 499 Allocated 2018
Regional Street (Eden) 6543 Regional St. 114 Reserved July 2020
Total Reserved Units (1,396)
Remaining Units 1,104
The two-phase BRIDGE project proposes an overall residential density of 85.5 units per acre
(308 units/3.6 acres = 85.5 unit/acre), which would exceed the maximum density of 85 units
per acre allowed under the DDSP by two units. In order to achieve this density, the BRIDGE
proposal would rely on a density bonus using State Density Bonus Law. State Density Bonus
Law is implemented through the City’s Density Bonus Ordinance and provides incentives to
developers for the production of housing affordable to lower income households, senior
citizens, disabled veterans, and homeless persons.
The following is an overview of the DDSP Development Standards for the Transit-Oriented
District and a comparison to the proposed project.
Table 3. Overview of DDSP Development Regulations
Development
Regulation Standard Proposed
Density Range 30 to 85 units per acre (108-306
units) 308 units
Density Bonus
35% based on min. 20% low
income units (105 density bonus
units)
2 units
Building Height 8 floors / 90 feet 5 floors / approx. 65 feet
Setbacks:
Golden Gate Drive
Interior
I-580 Freeway
5 feet min.
15 feet max. (80% of bldg. façade)
5 feet min.
10 feet min.
TBD – conceptual plan only
Parking:
Residential
1.5 spaces per unit / 462 spaces .83 spaces per unit / 253 spaces
plus 2 spaces for employees1
Commercial
1 per 300 SF / 7 spaces 2 spaces1
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Development
Regulation Standard Proposed
Guest Parking Up to 15% of required parking 2 spaces
1 Recent changes in State Density Bonus Law allow qualifying projects, as a matter of right, to obtain lower
parking requirements than what would otherwise be required by local government standards. With the
passage of Assembly Bill 2345, a 100% affordable housing project located within ½ mile of an accessible major
transit stop is entitled to a reduced parking requirement of ½ space per unit unless a higher parking ratio is
supported by a parking study. Additionally, the applicant’s proposal includes certain units that serve
populations which do not drive and, thus, reduce the need for parking. The proposed parking is currently
under review by Staff.
The applicant has prepared a conceptual site plan and elevations of the proposed project as
viewed from Golden Gate Drive, from the future BART plaza and from the BART platform
over Interstate 580 (refer to Attachment 4). The architectural concept for the development is
contemporary five story buildings with four floors of residential above ground floor parking,
ground floor retail, and amenity space. The conceptual design shows a variety of
contemporary building materials (including cementitious panels, metal panels, awnings and
railings, brick veneer, and stucco) varying vertical parapet heights, and upper level balconies.
The ground level along Golden Gate Drive and Entry Drive is highlighted with property
management offices, community rooms, and a retail space that fronts the future BART plaza
and will help to activate the streetscape.
Community Benefit Agreement
As previously discussed, there are 1,104 units remaining in the residential development pool
for the downtown. The applicant proposes to utilize 308 units from the Development Pool and
must provide a benefit to the community for the use of these units. (DDSP § 3.5, p. 48; § 6.4,
pp. 120-122.) The DDSP lists a number of potential benefits and indicates that the City Council
can approve other benefits and the community benefit requirement shall, “[s]o far as
possible, be uniformly applied proportionate to the density obtained, while acknowledging
that some benefits may be particularly valuable to the City.” (DDSP § 6.4, pp. 120-122.)
The applicant and Staff have discussed the terms of the proposed Community Benefit
Agreement as follows:
• In exchange for the allocation of up to 308 units, the applicant will build an affordable
housing project in two phases. At a minimum, the project will include 136 units that are
affordable to households earning an average of no greater than 43% AMI, and the
remaining 172 units will be 100% affordable and may include moderate income units.
• The applicant is also proposing to make the units which are made affordable for
homeless persons, at-risk of becoming homeless persons, and persons with special
needs to be fully furnished with appliances, furniture, and basic kitchenware/dishes.
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• In addition, the applicant will, upon occupancy of the project, reserve and construct a
warm shell of at least 2,200 square feet of a ground floor café or similar use in the
project.
• The applicant will also provide plaza enhancements to improve pedestrian access to
the connection of the West Dublin/Pleasanton BART station.
• Lastly, any affordable housing credits created by virtue of the construction of
affordable housing for 136 units of the project shall accrue to the City. Any affordable
housing unit credits created by virtue of the construction of the remaining 172 units of
the project shall be shared with the Developer to assist with the financing of the
project, if needed. These credits will be limited to the applicable category from which
they are created. If the credits are not needed to finance the project, then the credits
shall accrue to the City. Any credits the applicant received will not be allowed for use
within the DDSP area until the City has exhausted its own credits.
Funding Commitment
BRIDGE is requesting $10 million in financial assistance for 136 units, or $73,529 per unit.
Refer to BRIDGE Housing’s project description and financing plan in Attachment 3. Keyser
Marston Associates, a real estate advisory firm, reviewed BRIDGE’s funding proposal and
concluded that the development costs and financing plan are consistent with the experiences
of other similar affordable housing projects that they had recently evaluated and appears
reasonable. Furthermore, the amount of local subsidy that is being requested per unit of
development is less than what is being provided for the other comparable projects that they
evaluated. Keyser Marston’s review is provided in Attachment 5.
Next Steps
Next steps will include preparation of complete applications for a Site Development Review
Permit and Tentative Parcel Map for consideration and action by the Planning Commission. A
Community Benefit Agreement will be brought forward to the City Council for consideration
after the Planning Commission takes action on the entitlements.
ENVIRONMENTAL DETERMINATION:
The action before the City Council is not subject to the requirements of the California
Environmental Quality Act (CEQA) as it does not have the potential to result in a direct
physical change in the environment or a reasonably foreseeable indirect change in the
environment and, thus, does not meet the definition of a project under CEQA Guidelines
Section 15378. Future applications for a Site Development Review Permit and Tentative
Parcel Map for the proposed project would be subject to CEQA prior to consideration and
action by the Planning Commission.
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STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities
Objective A: Facilitate production of affordable housing for lower income seniors, workforce
and special needs households by leveraging the Alameda County Measure A-1 Bond funds
and the City’s Affordable Housing Fund.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Although a public notice is not required, the City mailed a notice to all property owners and
occupants within 300 feet of the proposed project. A public notice was published in the East
Bay Times and posted in the designated posting places. A copy of this Staff Report was
provided to the applicant and was made available on the City’s website.
ATTACHMENTS:
1) Resolution Appropriating $7.1 Million From the City’s Affordable Housing Fund and
Authorizing the Commitment of $2.9 million in Alameda County Measure A-1 Funds From
Dublin’s Base City Allocation to BRIDGE Housing
2) November 17, 2020 City Council Staff Report
3) BRIDGE Housing Project Description and Financing Plan
4) Preliminary Site Plan and Conceptual Architecture
5) Keyser Marston Associates Memorandum
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BRIDGE Housing Community Benefit
Program Agreement and Affordable
Housing Assistance Agreement
City Council
September 21, 2021
Item 7.1
Background
•April 20, 2021 –City Council:
–Appropriated $7.1 million from City’s Affordable Housing Fund and authorized commitment of $2.9 million in Alameda County Measure A-1 Funds to BRIDGE Housing
–Authorized the reservation of 308 units from the Downtown Dublin Specific Plan Development Pool
–Provided feedback on deal terms for Community Benefit Agreement
•August 10, 2021 –Planning Commission:
–Approved Site Development Review Permit for 300 affordable rental units in two phases
BRIDGE Proposal
•Vacant 3.6-acre site located adjacent to West
Dublin/Pleasanton BART station
Project Summary / Site Plan
•Two -phases with 300
affordable units
–136 units (Phase A)
–164 units (Phase B)
–Ground floor retail,
amenity space and
parking
–BART Plaza
Phase APhase B
I-580 Golden Gate Drive
Project Design
Phase B
Phase A
Connelly Station
Avalon West
BART Parking
Garage
View from BART Platform
View from Golden Gate Drive
Community Benefit Agreement
•Affordability level
•Fully furnished units
•2,200 sq. ft. ground floor café
•Plaza enhancements
•Affordable housing unit credits
Affordable Housing Assistance
Agreement
•Sets forth terms of City loan for Phase A and
affordable housing requirements for overall project
•Regulatory Agreement establishing affordable housing
obligations and other requirements for operation of
project and affordable units will be recorded prior to
building permit for each phase
•Term of Regulatory Agreement will be 55 years from
date City issues a Certificate of Occupancy for each
phase of project
Recommendation
•Adopt Resolution Approving the Community
Benefit Program Agreement and Affordable
Housing Assistance Agreement Between the
City of Dublin and BRIDGE Dublin, LLC