HomeMy WebLinkAboutItem 4.07 General Plan/Housing Element Status
CITY CLERK
File # o[:i][J[Q]-[3][(1]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 17,2006
SUBJECT:
Annual Progress Report on the Status of the Dublin General
Plan and Housing Element Compliance
Report prepared by Mamie R. Nuccio, Associate Planner
ATTACHMENTS:
1)
Annual Progress Report on the Status of the Dublin General
Plan and Housing Element Compliance for Fiscal Year
2005/2006.
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2)
Accept the Annual Progress Report on the Status of the
Dublin General Plan and Housing Element Compliance; and
Direct Staff to forward the Annual Progress Report
(Attachment 1) to the California State Office of Planning &
Research (OPR) and the California Department of Housing
and Community Development (HCD).
RECOMMENDATION:
FINANCIAL STATEMENT:
None.
DESCRIPTION:
Local governments are required by Government Code Section 65400(b) to provide an annual report to
their legislative body, the California Office of Planning and Research (OPR) and the California
Department of Housing and Community Development (HCD) that includes the status of the General Plan
and the progress made in implementing the Plan as well as meeting its share of regional housing needs.
The reporting period for the annual report may be a calendar year or a fiscal year. Over the past few years,
Staff has prepared an Annual Progress Report based on the fiscal year; this year's reporting period for the
Annual Progress Report is Fiscal Year 2005/2006 (July 1, 2005 to June 30, 2006).
During Fiscal Year 2005/2006, the City of Dublin made significant progress in implementing the goals
and policies of the General Plan as well as meeting its share of the regional housing needs.
COPY TO:
ITEM NO.
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In implementing the goals and policies of the General Plan, the Land Use Element was the only Element
of the General Plan that was amended during the last fiscal year. This amendment was approved for the
Fallon Village project in eastern Dublin and included redesignating residential uses for an open space
corridor; intensifying residential densities outside the open space corridor; and creating additional
commercial, office, retail and mixed use designations.
The City's efforts toward meeting its share of regional housing needs during Fiscal Year 200512006
included providing 1,033 residential units of which 217 units are affordable to a variety of income levels
as follows: 77 very low income units (':::;50% Area Median Income (AMI)); 52 low income units (>50%.:::;
80% AMI); and 88 moderate income units (>80% .:::; 120% AMI). The remaining 816 units are above
moderate income units.
The Annual Progress Report (Attachment 1) is divided into sections according to the various elements of
the General Plan. For each element, a description of actions taken to further the policies of that element
are included.
Additionally, the section of the Annual Progress Report on the status of the Housing Element discusses in
detail the progress the City has made over the past fiscal year in meeting the goals, policies, programs and
implementation measures contained within the Housing Element. In order to be considered for housing
grants and funding based on performance during the last fiscal year, this information must be submitted to
the Department of Housing and Community Development (HCD) following the City Council's review and
acceptance.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act (CEQA), compliance reports are exempt
from environmental review.
RECOMMENDATION:
Staff recommends that the City Council: 1) Accept the Annual Progress Report on the Status of the
Dublin General Plan and Housing Element Compliance; and 2) Direct Staff to forward the Annual
Progress Report (Attachment 1) to the California State Office of Planning & Research (OPR) and the
California Department of Housing and Community Development (HCD).
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Annual Progress Report on the Dublin General Plan
and Housing Element Compliance
Reporting Period: Fiscal Year 2005/2006
(July 1, 2005 - June 30, 2006)
Government Code Section 65400(b) requires planning agencies to provide an annual report to their
legislative body, the Office of Planning and Research (OPR) and the Department of Housing and
Community Development (HCD) on the status of their General Plan and their progress in its
implementation. The report must detail the progress in meeting the jurisdiction's share of regional
housing needs and addresses efforts by the local agency to removing governmental constraints to the
maintenance, improvement, and development of housing.
The purpose for the Annual Progress Report is to assess how the General Plan is being implemented in
accordance with adopted goals, policies and implementation measures; identify any necessary adjustments
or modifications to the General Plan as a means to improve local implementation; provide a clear
correlation between land use decisions that have been made during the 12-month reporting period and the
goals, policies and implementation measures contained in the General Plan; and, to provide information
regarding local agency progress in meeting its share of regional housing needs.
The Dublin General Plan was adopted on February 11, 1985, three years following the City's
incorporation in 1982. The General Plan contains the seven State-required elements which are land use,
circulation, housing, conservation, open space, noise and safety. The State allows the combining of
elements or the addition of new elements as long as the required seven elements are present in some
fashion. Dublin's General Plan contains the following elements:
Land Use and Circulation: Land Use Element
Land Use and Circulation: Parks and Open Space Element
Land Use and Circulation: Schools, Public Lands, and Utilities Element
Land Use and Circulation: Circulation and Scenic Highways Element
Housing Element
Environmental Resources Management: Conservation Element
Environmental Resources Management: Seismic Safety and Safety Element
Environmental Resources Management: Noise Element
Local governments are required to keep their General Plans current and internally consistent. There is no
specific requirement that a local government update its General Plan on a particular time line, with the
exception of the Housing Element, which is required to be updated every five years. Dublin's Housing
Element was updated and certified by the State Housing and Community Development Department on
July 11, 2003. Since that time, the City of Dublin has been in the process of implementing the various
programs in the adopted Housing Element and the General Plan.
The following represents the progress the City has made towards implementing the goals and guiding
policies of the General Plan during the reporting period. The list is organized to correspond with the
elements of the Dublin General Plan.
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Attachment 1
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LAND USE AND CIRCULATION: LAND USE ELEMENT
Amendments
The Land Use Element can be amended a maximum of four times per calendar year. The Land Use
Element of the Dublin General Plan was amended once during the reporting period of Fiscal Year
200612006 for the following project:
1. Fallon Village/Braddock & Logan: A General Plan Amendment for the Fallon
Village/Braddock & Logan project was approved by the City Council in December 2005 and
includes the future development of up to 3,108 residential units at various densities; up to 2.5
million square feet of commercial, office, light industrial and mixed use development; two
elementary school sites, parks, utility extensions and open spaces for 1,134 acres of land within
eastern Dublin.
Progress towards meeting goals and guiding policies of the Land Use Element
Residential Land Use
During the last reporting period, the following residential projects were under review, approved and/or
under construction in furtherance of the guiding policies of the Land Use Element for Residential land
use:
· In December 2005, the City Council adopted an Ordinance approving a rezone for a portion of the
Fallon Village (Braddock & Logan) project for the development of 1,043 of the low density
single family housing units on 488 acres within eastern Dublin.
· In October 2005, the City Council adopted an Ordinance approving a rezone for Dublin Ranch
Area F West and East (Toll Brothers 'Sorrento'); the project includes 1,111 medium density
residential units and will provide a variety of housing types within ten distinct neighborhoods.
The project will also provide a transition between the medium-high and high density residential
projects to the south and the medium and low density residential projects to the north.
· In June 2006, the Planning Commission adopted a Resolution approving a Site Development
Review for the Schaefer Ranch (Discovery Homes) project; this project includes 302 single
family detached residential units in four distinct neighborhoods.
· In June 2006, the City Council adopted an Ordinance to prezone the Mission Peak/Fallon
Crossing (Standard Pacific Homes) project; this project is an annexation request for 74 acres of
land and includes up to 117 single family residential units ranging from small lot and zero lot line
units to large estate lots.
· In March 2006, the City Council adopted a Resolution initiating a General Plan Amendment Study
for the Moller Ranch (DeSilva Group) project; this project is an annexation request for 226 acres
of land and includes a proposal for 326 attached townhomes. The project is currently being
reviewed by City Staff.
· The Dublin Transit Center project includes 1,800 high-density residential units adjacent to the
Dublin/Pleasanton BART Station. Camilla Place (EAR, Inc.) is currently under construction with
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112 apartment units. Avalon Dublin Station (Avalon Bay Communities) and Elan @ Dublin
Station (D.R. Horton) are both under construction with 305 apartment units and 257
condominium units, respectively. In February 2006, the City Council approved a rezone for
Metropolitan @ Dublin Station (D.R. Horton); the project includes the development of 300
condominium units.
· The Starward Row (Braddock & Logan) project is a 10-unit, single family residential infill
project near the central downtown commercial area. The project is currently under construction.
· In March 2005, the City Council adopted a Resolution approving a General Plan Amendment for
the Dublin Ranch West/Wallis project; the project includes the development of a variety of
housing types and residential densities including low, medium and medium-high on 189 acres of
land. The project is currently under review by City Staff and has the potential to provide up to
1,007 housing units.
· The Tralee Village (Pinn Brothers Fine Homes) project IS a mixed-use project containing
medium-high density residential and retail/commercial uses. The project is currently under
construction and will contribute 130 condominiums and 103 townhouse units to the City's multi-
family residential housing stock.
· The Willows at San Ramon Village Plaza (Braddock & Logan) project is another mixed-use
project containing medium-density residential and retail/commercial uses. The project is currently
under construction and will contribute 56 townhouse units to the City's multi-family residential
housing stock.
· The Dublin Ranch Area F North project, which includes Neighborhood F-l 'Sonata' (Standard
Pacific Homes) and Neighborhood F-2 'Verona' (Pulte Homes) will contribute 119 medium
density single family homes and 121 low density single family homes, respectively. Both projects
are currently under construction.
· The Silvera Ranch (Pinn Brothers Fine Homes) project is under construction with 254 residential
units on 105 acres of land. The development contains a mix of housing types, including single-
family estate-size units, smaller lot single-family cluster homes and multi-family condominiums.
· The Dublin Ranch Villages project includes 1,396 condominiums and townhomes and is nearing
completion of construction.
Commercial and Industrial Land Use
During the last reporting period, the following commercial and industrial projects were under review,
approved and/or under construction in furtherance of the guiding policies of the Land Use Element for
Commercial and Industrial land use:
· The Emerald Place (Blake Hunt Ventures) project is a 140,155 square foot retail commercial
shopping center which is currently under construction. The project is located within the Eastern
Extended Planning Area and contributes to a range of commercial and employment generating
uses that will meet the needs of the City and surrounding Tri-Valley area.
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. The Elephant Bar project is an 8,300 square foot restaurant located within the downtown
commercial area; the project contributes to the intensification of the downtown by revitalizing an
existing vacant building.
· In June 2006 the City Council approved a rezone for a 17,500 square foot commercial building
within the Dublin Place shopping center; the project contributes to the intensification of the
downtown through the development of a new commercial building within an existing shopping
center in the central downtown area.
· The Ulferts Center project is a 50,530 square foot retail commercial center which is currently
under construction. The project is located within the Eastern Extended Planning Area and
contributes to a range of commercial and employment generating uses that will meet the needs of
the City and surrounding Tri-Valley area.
· The Hummer, Saturn and Saab project is a 32,543 square foot automotive dealership which is
currently under construction. The project is located on a parcel of land within the GM Auto Mall
with freeway frontage.
· The Honda project is a 53,680 square foot automotive dealership which is currently under
construction. The project is located on Scarlett Court within close proximity to other automobile
dealerships and has freeway frontage.
· The Dublin Gateway Medical Center is a 178,000 square foot medical office complex which is
currently under construction. The project is located within the Tassajara Gateway planning
Subarea and is within walking distance of Water ford Place, a mixed use project and neighborhood
shopping center.
· The Shamrock Village shopping center is a neighborhood shopping center which is currently
under construction for a fa<;ade enhancement and also includes the construction of a new 25,846
square foot retail building. The project is located within the Downtown Area and contributes to
the strengthening of an existing neighborhood shopping center through the renovation of existing
buildings and the construction of additional retail square footage which together has resulted in a
reduction in vacancy rates within the center.
LAND USE AND CIRCULATION: PARKS AND OPEN SPACE ELEMENT
Amendments
The Parks and Open Space Element was not amended during the reporting period for Fiscal Year
2005/2006.
Progress towards meeting goals and guiding policies of the Parks and Open Space Element
· Construction of Phase III of Emerald Glen Park has been completed and includes new sports
fields, restrooms, picnic areas, bocce ball courts, a cricket pitch, small play area and parking.
Future phases of the park will include the construction of a Recreation and Aquatic Complex, a
Community Center, a lake and outdoor amphitheater.
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· As part of a multi-year project to bring play equipment at City parks into compliance with the
American with Disabilities Act, the renovation of playground equipment at Dolan Park has been
completed.
· The preparation and adoption of the Public Art Master Plan has been completed.
Implementation of the Master Plan includes the placement of public art at Bray Commons,
Dougherty Hills Dog Park, and the Shannon Community Center.
· The Fallon Sports Park Master Plan has been completed for a new 68 acre community park in
eastern Dublin. The new park will include ball fields; several children's play areas; picnic
facilities; basketball, volleyball and tennis courts; a BMX track; and bocce ball courts. The Phase
I construction of the park is expected to begin in Fiscal Year 2007/2008.
· The 2 acre Dougherty Hills Dog Park is currently under construction. The dog park will include
areas for both small and large dogs, benches, a drinking fountain, trash receptacles and a dog
agility course for large dogs. The project is expected to be completed in Spring 2007.
· The construction of the new 15,500 square foot Senior Center was completed and is now open to
the public.
· The building design for a new Shannon Community Center at Shannon Park has been
completed. The new Center will include classrooms, a preschool, outdoor play area, banquet hall,
and full catering kitchen. The project is expected to be complete in Fall 2008.
· The design of a 2 acre neighborhood square within the Sorrento project (Dublin Ranch Area F
South) is underway. The park will include a large open turf meadow, picnic area, children's play
areas and a walking path.
· The City is in the process of replacing park furniture at existing parks with new furniture
comprised of recycled materials.
· The City continues to work with East Bay Regional Park District (EBRPD) to negotiate for land
acquisition in the Western Extended Planning Area for an Open Space Area. Upon completion
of land acquisition the City will complete an Open Space Master Plan and appropriate
environmental review.
· The City continues to negotiate with developers to include natural open space areas within
development projects which are adjacent to undeveloped land.
LAND USE AND CIRCULATION: SCHOOLS, PUBLIC LANDS, AND UTILITIES ELEMENT
Amendments
The Schools, Public Lands, and Utilities Element was not amended during the reporting period for Fiscal
Year 2005/2006.
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Progress towards meeting goals and guiding policies of the Schools, Public Lands, and Utilities
Element
Schools
· City Staff continues to work with developers and property owners to ensure that adequate sites are
reserved to meet the Dublin Unified School District's projected demand for future school uses.
School fees are collected at the building permit issuance stage of project development in
accordance with State law.
· The Quarry Lane School, a privately owned school located within the Eastern Extended Planning
Area is being expanded from an elementary school to include a new middle school and high
school with playing fields and associated improvements. The project is currently under
construction.
Public Lands
· As part of a General Plan Amendment study, the City has been working closely with the
leadership at Camp Parks military facility to consider future development under a Master Plan for
the redevelopment of 187 acres of government property for private commercial, residential and
park type uses. The Community Visioning Process was completed in 2004 and the Am1y is
currently soliciting a master developer to create an overall land use plan for the site. The developer
selection process is anticipated to begin in Winter 2006 and should be finalized in Spring 2007.
Once the developer prepares an overall land use plan for the site and an official project application
is submitted to the City, the environmental analysis for the project will commence shortly
thereafter.
Utilities
· The City continues to work closely with project applicants and the service utilities to ensure that
there is adequate capacity to serve all new and existing areas of Dublin.
LAND USE AND CIRCULATION: CIRCULATION AND SCENIC HIGHWAYS ELEMENT
Amendments
The Circulation and Scenic Highways Element was not amended during the reporting period for Fiscal
Year 200512006.
Progress towards meeting goals and guiding policies of the Circulation and Scenic Highways Element
· The City, in cooperation with Caltrans and the cities of Pleasanton and Livermore, is proposing
improvements for the I-580/Fallon Road-EI Charro Road interchange to increase the
interchange capacity while maintaining safe and efficient traffic operations.
· The design of the Dougherty Road improvements has been completed and construction is
scheduled to start in Fall 2006 to widen the existing roadway on Dougherty Road between
Houston Place and I-580 and on Dublin Boulevard between Dublin Court and approximately 700
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feet east of Dougherty Road. The improvements will accommodate additional traffic generated
from planned growth.
· Construction is currently underway for the undergrounding of utilities at the intersection of
Dublin Boulevard and Dougherty Road. The work is scheduled to be completed by the end of
2006.
· The City is working jointly with East Bay Regional Park District, the City of Pleasanton, Caltrans
and Zone 7 to prepare an engineering study to determine the feasibility of constructing an
extension to the Alamo Canal Trail underneath I-580.
· The development of a Citywide Bikeways Master Plan is underway and will evaluate existing
bicycle conditions and incorporate an integrated plan including access to parks and open space
areas.
· The City began preliminary engineering and environmental work for an extension of Scarlett
Drive tying Dublin Boulevard to Dougherty Road along the Iron Horse Trail. The roadway
extension will alleviate traffic congestion at the Dublin Boulevard and Dougherty Road
intersection by providing a bypass to the intersection.
· The preparation of an ADA Transition Plan Update is underway and will complete an
assessment ofthe City's current infrastructures measured against current ADA standards. Existing
wheelchair ramps and driveways will be evaluated and community input will be solicited to
address problems or needs identified by citizens.
· The City continues to provide for the replacement of damaged curbs, gutters and sidewalks at
various locations throughout the city as well as completing annual street overlay and slurry seals
projects.
· The Gleason Drive extension from Tassajara Road to Fallon Road has been completed.
· The northern extension of Fallon Road and the connection of Fallon Road and Tassajara Road
are currently under construction with the development of the Silvera Ranch project and the
completion of improvements for Dublin Ranch. The project is scheduled for completion in Fiscal
Year 200712008.
· The engineering design phase for the widening of Tassajara Road between I-580 and the San
Ramon city boundary in eastern Dublin began in 2003 and continues with the review of future
projects.
· The Tassajara Creek Regional Trail is substantially complete and has opened to the public from
Dublin Boulevard to Somerset Drive. The continuation of the trail was completed for the trail
segment from Somerset Drive to the EBRPD Tassajara Creek Open Space Staging area in 2005.
· The City continues to collect traffic impact fees for new development projects to ensure that new
facilities are built to accommodate the additional vehicle, bicycle, and pedestrian trips that result
from the proj ect.
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HOUSING ELEMENT
Amendments
The Dublin General Plan Housing Element was certified by the Department of Housing and Community
Development on July 11, 2003. The Element was not amended during the Fiscal Year 200512006
reporting period (July 1, 2005 to June 30, 2006).
Progress towards meeting goals and policies of the Housing Element
Number of New Housing Permits Issued
During Fiscal Year 200512006 the City of Dublin issued 182 permits for single-family homes; 22 permits
were also issued for 851 multi-family units for a total of 1,033 new housing units.
Progress toward Mitigating Governmental Constraints in the Maintenance, Improvement and
Development of Housing
The City of Dublin Housing Element identifies governmental and non-governmental constraints relative
to providing housing sufficient to meet the number of units identified in the Regional Housing Needs
Allocation (RHNA) developed by the Association of Bay Area Governments (ABAG). The non-
governmental constraints include market conditions such as land costs; construction and labor costs; and
the cost and availability of financing. Efforts to mitigate non-governmental constraints included the
creation of a First Time Homebuyer Loan Program.
During Fiscal Year 200512006, the City began working on the creation of a First Time Homebuyer Loan
Program to assist lower income households with financing towards the purchase of a home. While the
City of Dublin is committed to assisting with affordability where possible, Dublin does not have a
redevelopment agency and receives very little grant monies from the federal government. These are the
two most common sources of funding to assist with homeownership for lower income households. The
City was successful in developing the First Time Homebuyer Loan program during the reporting period
and officially launched the program in October 2006.
The main governmental constraints identified in the Housing Element are Permits and Processing fees.
Dublin charges a number of planning, building and engineering fees to cover the cost of processing
development requests, providing public facilities and services to new development, and mitigating the
environmental impacts of new development. Although these fees are necessary to meet City service and
environmental standards, they can have a substantial impact on the cost of housing. Impact fees for water
and sewer services are charged by other agencies.
Affordability of New Units Including the Number of Deed Restricted Affordable Housing Units
· The median sales price for a single family home in Dublin at the end of Fiscal Year 200512006
was $695,000.1 These units are financially available to above-moderate income households.
· The median sales price for condominiums in Dublin at the end of Fiscal Year 2005/2006 was
$569,000.2 These units are also financially available to above moderate-income households
1 Bay East Association of Realtors, June 2006 Housing Statistics - Single Family Residence
2 Bay East Association of Realtors, June 2006 Housing Statistics - Condominium
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however a moderate-income household may also be able to financially afford these units by
obtaining special financing through certain governmental agency programs such as the California
Housing Finance Agency (CaIHF A) Loan Program.
· Of the affordable units constructed during this reporting period, 29 have been sold at The
Terraces @ Dublin Ranch to moderate-income households with 30-year deed restrictions and 4
have been sold at Roxbury, 2 to moderate, 1 to low and 1 to very low income households with 55-
year deed restrictions.
· Two apartment projects at The Groves at Dublin Ranch, formally knows as Fairway Ranch,
were under construction during the reporting period for a total of 626 units. These two projects of
304 units and 322 units have been financed by Private Activity tax-exempt bonds, tax credits, and
various other layers of financing as well as City gap financing. Of these units, 535 units will be
restricted to various income levels; 221 units will be for moderate income households; 187 will be
for low income households (below 60% of Area Medium Income (AMI)); and, 127 will be for
very low income households.
· Two apartment projects, Camellia Place and the Willows, have received permits during the
reporting period for a total of 167 units. Camellia Place, with 112 units, was financed by HCD-
MHP, tax-exempt bonds, investor equity, HOME loan funds and gap financing by the County of
Alameda. All 112 units in Camellia Place will be restricted to very low and low income
households as follows: 67 very low and 45 low (below 60% of AMI); 7 of the units in the
Willows will be restricted as follows: 2 very low, 1 low (below 60% of AMI), and 4 moderate.
Comparison of Units Added To Re?:ional Housing Need Allocation by Income for the 1999-2006 Period
The City of Dublin's fair share of regional housing need for the 1999-2006 Housing Element cycle is
5,436 units. At the end of Fiscal Year 2005/2006 Dublin has issued Building Permits for 3,585 residential
units; additional residential units were approved through the entitlement process some of which are
currently in Plan Check Review and others which have not yet been submitted for Plan Check Review and
are not shown in the chart below. For the purposes of meeting its fair share of the regional housing need,
Dublin has removed constraints and adequately zoned land that would allow for the construction of all
5,436 units.
Income Level New Units Added in Total Units Remaining
Construction FY 2005-2006 Permitted** for the Construction
Need For 1999-2006 period Need
1999-2006
Very Low Income 796 77 257 539
.t;50% AMI*)
Low Income 531 52 239 292
(>50% < 80% AMI)
Moderate Income 1 ,441 88 369 1,072
(>80% < 120% AMI)
Above Moderate Income 2,668 816 2,720 (52)
(> 120% AMI)
Total 5,436 1,033 3,585 1,851
* AMI: Area Median Income
**Permitted is defined as the issuance of Building Permits for the construction of a residential unit.
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Status of Programs in Adopted Housing Element (Fiscal Year 2005/2006)
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GOAL A:
POLICY 1:
Progress:
POLICY 2:
Progress:
GOAL B:
POLICY 1:
Progress:
TO PROVIDE ADEQUATE SITES TO MEET THE CITY HOUSING NEEDS
Ensure that adequate sites exist to accommodate future housing needs.
Ongoing.
Increase units produced in Dublin; increase sites appropriate for affordable housing
and accessible to downtown.
Three new residential developments have been approved in the Downtown Intensification
Area.
A development for a mixed-use project to include 150,000 square feet of office space and
304 residential (multifamily rental) units in the West Dublin BART Specific Plan area has
received full entitlements. The development includes 30 affordable units: 9 very low, 6
low, and 15 moderate income rentals. The Developer has not yet begun construction on
this project, but continues to indicate that the project will be developed in the future. The
project will be built on the site of a former warehouse building.
A 51-unit high density senior housing development was constructed in the Downtown
Intensification Area in 2005. Called Wicklow Square, the housing units are reserved for
persons 55 and over, and were built immediately adjacent to the City's new Senior Center
at the site ofthe former County Library, which was relocated in 2003.
A 21O-unit high density condominium project adjacent to the City's future West
Dublin/Pleasanton BART Station (now under construction) received preliminary land use
entitlements in 2004. This Fall, the project developer anticipates submitting the final
architectural plans for the buildings and the site for City review and approval. The project
will be built on a vacant piece of property.
TO INCREASE THE AVAILABILITY OF HOUSING AFFORDABLE TO LOW-
AND MODERATE-INCOME HOUSEHOLDS
Promote development of affordable housing in Dublin.
Wicklow Square, owned by Eden Housing, Inc., a non-profit housing developer,
completed a 54 unit senior complex. All units are affordable to seniors over 62 years of
age at very low and extremely low income. The City of Dublin provided a loan for
$2,248,248 as well as a 99-year ground lease for $1 per year on the City-owned property.
Camellia Place (EAR, Inc.), a multi-family development with 112 units is nearly
complete. The City participated in expediting the Plan Check process, assisting in
document review for the financing sources, and allowing for the concentration of low and
very low income units at the Dublin Transit Center to be in one location so that the
developer could make use of financing opportunities for low and very low income multi-
family housing. The project received all entitlements including reduced parking standards.
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POLICY 2:
Progress:
POLICY 3:
Progress:
/ / all
The Groves @ Dublin Ranch, formerly Fairway Ranch, includes a 304 unit multi-family
apartment project known as Oak Groves. This project is 80% affordable and is currently
under construction. The City of Dublin provided a loan for $2,250,000 to assist with the
financing of the project.
The Groves @ Dublin Ranch, formerly Fairway Ranch, also includes a 322 unit senior
apartment project known as Pine Groves and Cedar Groves. This project is 90%
affordable and is currently under construction. All units are restricted to seniors 55+ years
of age. The City of Dublin provided a loan for $2,250,000 to assist with the financing of
the project.
Provide incentives for affordable units.
The City is currently updating the City's Density Bonus Ordinance to comply with current
State Law and is providing low interest loans to assist with the development of two
projects which include affordable units.
Require the development of lower-income housing.
Silvera Ranch (Pinn Brothers Fine Homes), a residential ownership subdivision totaling
254 units, will have a total of 19 affordable single-family dwellings and town homes. Of
these, 9 units will be for moderate income households, 4 units will be for low income
households, and 6 units will be for very low income households. All affordable units will
have 55 year resale restrictions.
Roxbury (Greenbriar Homes), a residential ownership subdivision totaling 108 units, will
have a total of 8 affordable town homes. Of these, 4 units will be for moderate income
households, 2 units will be for low income households and 2 units will be for very low
income households. All affordable units will have 55 year resale restrictions.
Camellia Place (EAR, Inc.), a multi-family residential apartment community totaling 112
units, will be entirely affordable to very low and low income households. This project is
owned by a non-profit housing developer that received a buyer for private activity tax
exempt bonds issued through CalHF A. This project has been issued a MHP grant and tax
credits. Of the 112 units 45 are for low income households, 63 are for very low income
households and 4 are for extremely low income special needs households. All 112 units
will have restrictions on rental rates for 55 years.
The Villages @ Dublin Ranch (Toll Brothers), a multi-family residential condominium
community of 4 neighborhoods totaling 1,395 ownership units, will have a total of 105
affordable units. All of the affordable units will be located within the neighborhood
known as The Terraces and will be affordable to moderate income households; all
affordable units have 30 year resale restrictions.
Elan at Dublin Station (D.R. Horton), a multi-family residential condominium project
totaling 257 ownership units, will have 26 affordable units for sale available to moderate
income households. All affordable units will have 55 year resale restrictions.
The Willows (Braddock & Logan), a multi-family residential town home community
totaling 56 ownership units, will have a total of 7 affordable units. Of these, 2 units will be
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POLICY 4:
Progress:
POLICY 5:
Progress:
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for very low income households, 1 unit for low income households and 4 units for
moderate income households. All affordable units will have 55 year resale restrictions.
Avalon at Dublin Station (Avalon Bay Communities), a multi-family residential
apartment community totaling 305 rental units, will have a total of 30 affordable units for
rent to moderate income households. All affordable units will have restrictions on rental
rates for 55 years.
Tralee (Pinn Brothers Fine Homes), a multi-family residential mixed use project totaling
233 ownership units, will have 29 affordable units for sale. Of these, 9 units will be for
very low income households, 6 units will be for low income households and 14 units will
be for moderate income households. All affordable units will have 55 year resale
restrictions.
The Groves at Dublin Ranch, formally known as Fairway Ranch, has a multi-family
residential apartment community and a senior apartment community totaling 626 units.
The multi-family project, The Oaks has 304 units of which 243 will be affordable as
follows: 90 moderate income units, 90 low income units and 63 very low income units.
The senior project, The Pine Groves and The Cedar Groves has 322 units of which 292
will be affordable as follows: 131 moderate income units, 97 low income units and 64
very low income units. All affordable units will have restrictions on rental rates for 55
years.
Conduct a Housing and Commercial Nexus Study to determine the feasibility of
establishing a commercial linkage fee to be deposited in the City's Inclusionary
Housing Fund.
Task force duties have been completed. The commercial linkage fee was approved by the
City Council on May 3,2005. The nomesidential development affordable housing impact
fee was also adopted at that time. Funds deposited will go to a Housing In-lieu fund for
funding affordable housing programs. A total of$163,649 has been collected through June
30, 2006.
Improve housing afford ability with higher densities near BART.
A new BART Station and BART parking structure will be constructed within western
Dublin in the Downtown Intensification Area. Adjacent to the new BART station will be a
210 unit high density residential project and a 304 unit high density residential project,
along with other commercial, retail and office uses. The Inclusionary Zoning requirements
for the 210 unit project have been waived however the 304 unit project will be subject to
the City's Inclusionary Zoning Ordinance.
Dublin Transit Center Master Plan is complete. Up to 1,800 units of high density
residential housing is allowed within the Dublin Transit Center. Currently, four high
density residential projects have been approved and three are under construction.
Camellia Place (EAR, Inc) will provide 112 very low and low income apartment units;
Elan @ Dublin Station (D.R. Horton) will provide 257 for sale condominium units with
26 units set aside for moderate income households; and, Avalon @ Dublin Station
(Avalon Bay Communities) will provide 305 apartment units with 30 units set aside for
moderate income households. The fourth high density residential project, Metropolitan
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@ Dublin Station (D.R. Horton) will provide 300 market-rate, for sale condominium
units.
POLlCY 6: Simplify and coordinate the means of obtaining project approvals for senior projects
and those with below-market-rate units.
Progress: The Building Division expedited the processing of Camellia Place, a 112 unit affordable
apartment community for very low and low income households at the Dublin Transit
Center.
POLlCY 7: Encourage reduction of housing expenses through shared-living arrangements.
Progress: Evaluation of feasibility of shared-housing program complete through a Housing Needs
Survey was completed in June 2005. Information collected in a random sample by Godbe
Research indicates the residents did not indicate any interest in a shared housing program
nor would use a shared-housing program.
POLlCY 8: Encourage development of affordable housing by private organizations primarily
engaged in housing construction or management.
Progress: Ongoing.
POLlCY 9: Promote the use of available funds and funding mechanisms in private-sector housing
development.
Progress: The City of Dublin webpage continues to provide information on those developers
accepting applications for restricted Inc1usionary BMR units for both ownership and rental
units. The web page is updated routinely to provide up-to-date information on various
housing opportunities in the region. Included on the web page are the Inc1usionary
Ordinance and the Inc1usionary Ordinance Guidelines to assist developers with the
requirements related to the development of affordable housing units.
POLICY 10: Promote energy efficiency in new projects.
Progress: The City requires all developments to submit a Waste Management Plan to meet the City's
Construction and Debris Ordinance to divert at least 50% of waste to landfills. In addition,
the City Council adopted Green Building Guidelines for use in Civic Buildings in the
future to promote energy efficiency. The City continues to implement the Guidelines on a
project specific basis.
POLlCY 11: Provide opportunities for first-time homebuyers to purchase homes in Dublin.
Progress: The City continues to support the Tri- Valley Housing Opportunity Center (TVHOC)
designed to serve as a one-stop center for affordable homeownership in the Tri- Valley.
Staff continued working on the First Time Homebuyer Loan Program for an October 2006
launch date. Two orientations were held, one for realtors and one for the lending
community outlining the Program. A housing consultant was hired to assist in the
development ofthe loan documents and guidelines for the Program.
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POLICY 12: Continue to make available fee deferrals to encourage the development of affordable
housing.
Progress: Ongoing.
POLICY 13: Encourage a mix of housing types as a means of achieving a wider range of housing
types, sizes, and potential afford ability to low and moderate income households,
including affordable by design units and large family units.
Progress: Fallon Village: Includes a variety of residential densities including low, medium,
medium-high and mixed-use for a total of 3,108 units. All projects within Fallon Village
are subject to the City's Inclusionary Zoning Ordinance. The first project within Fallon
Village (by Braddock & Logan) is currently under review and includes 1,043 low density
single family housing units.
Dublin Ranch Area F West and East (Sorrento): Includes a variety of housing types
within ten distinct neighborhoods for a total of 1,111 medium density residential units.
The Inclusionary Zoning requirements for this project have been satisfied within the
Fairway Ranch project. Each neighborhood has between 4 and 9 varying floor plans and
units range in size from 1,320 square feet up to 2,981 square feet.
Schaefer Ranch: Includes 302 units in four distinct neighborhoods. Housing types and
sizes include one-story and two-story single detached units with 20 differing floor plans.
Units range from 2,692 square feet up to 6,853 square feet.
Wallis Annexation: This project would also include a variety of housing types and
residential densities including low, medium and medium high. The project has the
potential to provide up to 1,007 housing units and is currently under review. Staff
anticipates a variety of floor plans and unit sizes.
GOAL C:
TO CONSERVE THE EXISTING STOCK OF AFFORDABLE RENTAL
HOUSING
POLICY 1:
Preserve low income housing.
Progress:
In 2005, a Condominium Conversion Ordinance was passed by the City Council to
preserve existing rental housing stock. In addition, for each for-sale unit, the buyers must
sign a Resale Restriction Agreement that guarantees that the units will remain affordable
for up to 55 years.
The list of rental properties is updated when new projects are complete. The Tri-Valley
Area Affordable Rental Housing Directory will be updated in late 2006 with new projects
in the Tri-Valley. There are no subsidized rental properties in the City of Dublin at risk of
converting to market-rate housing this reporting period.
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GOAL D:
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TO PRESERVE AND INCREASE THE EFFICIENT USE OF THE CITY'S
EXISTING HOUSING STOCK
POLICY 1:
Encourage efficient use of existing housing stock; promote development of small units
at low cost.
Progress:
Providing financial assistance to construct second units on sites with existing single family
homes was evaluated by the Housing Needs Study. The Study indicated that residents did
not find that providing financial assistance for second units was a highly needed program
for the City. However, in October 2005, the City Council approved a new Second Unit
Ordinance that makes it easier for families to provide alternative housing by means of
second units.
In Summer 2006, the Dublin Housing Authority reviewed proposals for the reconstruction
of the Arroyo Vista project. The Housing Authority selected a conceptual development
plan and authorized Staff to begin negotiations with a development team of Eden Housing
and Citation Homes to redevelop the existing site with approximately 400 housing units, in
a combination of affordable and market rate, rental and ownership units. Staff is currently
working with the developers to navigate the US Housing and Urban Development (HUD)
process to get authorization to proceed with the project.
POLICY: 2: Provide subsidies for housing rehabilitation.
Progress: The Alameda County Community Development Agency administers a Minor and Major
Home Improvement Program for the City of Dublin. For Fiscal Year 2005/2006, the
Agency had $16,713 available from Dublin's CDBG grant to use for these programs
within the City of Dublin. 2 Minor Home Repairs, 2 Paint Grants and 2 Major Home
Improvements were conducted in Dublin during this reporting period through this
Program.
GOAL E: TO PROMOTE EQUAL HOUSING OPPORTUNITIES FOR ALL DUBLIN
RESIDENTS
POLICY 1: Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination.
Progress: The City of Dublin web page has an entry for fair housing issues directing interested
readers both to ECHO Housing and to the State of California Consumer Affairs Office
booklet, "California Tenants: Guide to Residential Tenants and Landlord's Rights and
Responsibilities. "
POLICY 2: Encourage greater access to housing for persons with disabilities.
Progress: As part of the 2005 Goals and Objectives, the City Council established as a high priority
the establishment of a Universal Design Ordinance. Staff is currently reviewing the
requirements for universal design as set forth in State law.
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GOAL F:
TO PROVIDE SHORT-TERM SHELTER FOR INDIVIDUALS AND FAMILIES
WITHOUT AFFORDABLE PERMANENT HOUSING
POLICY 1:
Allow emergency shelters and transitional housing for homeless.
Progress:
An Emergency Shelter Ordinance was adopted by the City Council in October 2004 as
required by State law. In addition, the City gives a CDBG grant to the Tri-Valley Haven
which supports a Domestic Violence and Homeless Shelter.
ENVIRONMENTAL RESOURCES MANAGEMENT: CONSERVATION ELEMENT
Amendments
The Conservation Element was not amended during the reporting period of Fiscal Year 2005/2006.
Progress toward meeting goals and guiding policies of the Conservation Element
· The City continues to review each new development project that is proposed near a natural
resource such as a stream corridor with the intent of protecting the resource. Conditions of
approval include measures to ensure adequate setbacks, minimal impacts to water quality, passive
recreational opportunities, and the maintenance of natural systems to the extent possible.
· The City continues to work with developers to ensure that open space corridors established in new
neighborhoods are maintained and managed appropriately, and open space areas are contiguous
with other such lands.
· The City is currently collaborating with property owners in the western hills and the East Bay
Regional Park District to create a regional park in the City's Western Extended Planning Area.
· The City continues to work on preserving Dublin's historic resources. After completing an
archeological resource analysis and historic resource inventory study in 2005, the City adopted a
Historic Overlay Zoning District and Historic Area design guidelines for projects within the
historic area.
ENVIRONMENTAL RESOURCES MANAGEMENT: SEISMIC SAFETY AND SAFETY
ELEMENT
Amendments
The Seismic Safety and Safety Element was not amended during the reporting period for Fiscal Year
2005/2006.
Progress toward meeting goals and guiding policies of the Seismic Safety and Safety Element
· In conjunction with the Dublin Unified School District, a school disaster training course and
curriculum has been developed.
· The City took part in a citywide functional disaster exercise by participating in the statewide
Golden Guardian Terrorism exercise.
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ENVIRONMENTAL RESOURCES MANAGEMENT: NOISE ELEMENT
Amendments
The Noise Element was not amended during the reporting period for Fiscal Year 200512006.
Progress toward meeting goals and guiding policies of the Noise Element
Due to the nature of the guiding and implementing policies of the Noise Element, the efforts to implement
this element of the General Plan are on-going in nature. Projects are reviewed on a case-by-case basis for
adverse noise impacts to the environment and sensitive receptors. Additionally, a Noise Mitigation fee is
charged to developers in the Eastern Extended Planning Area to assist in funding the construction of
improvements to mitigate noise impacts.
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