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HomeMy WebLinkAboutItem 4.08 General Plan Status CITY CLERK File # Dm~OJ-[~a AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 5,2004 SUBJECT: Annual Report on the Status of the Dublin General Plan Report Prepared by: Janet Harbin, Senior Planner ATTACHMENTS: 1. Annual Report on the Status of the Dublin General Plan, July 1,2003 - June 30, 2004 (w/Housing Compliance Report attached) RECOMMENDATION: n A~ /IN V ~. . \ 3. Receive Staff presentation. Accept the Annual Report on the Status of the Dublin General Plan. Direct Staff to forward the Annual Report (Attachment 1), with Housing Compliance Report attached, to the appropriate State agencies (OPR & HCD). . FINANCIAL STATEMENT: None PROJECT DESCRIPTION: Local governments are required by Government Code Section 65400(b)(I) to provide an annual report to their City Council, the State of California Office of Planning and Research (OPR) and the State of California Department of Housing and Community Development (RCD) regarding the status of the General Plan and progress in its implementation. The City of Dublin has made significant progress in implementing the General Plan over the last fiscal year (see Attachment 1, Annual Report on the Status ofthe General Plan, July 1, 2003-June 30, 2004). The Progress Report is divided into the sections of the General Plan, and some of the highlights and accomplishments of the past year are noted in each chapter. The required reporting period on the General plan status is the fiscal year, or July 1st through June 30th. Attached to the report on the status of the General Plan is the Rousing Element Compliance Report which discusses in detail the progress the City has made over the past year, from October 1,2003 to September 30,2004, in meeting the goals, policies, programs and implementation measures ofthe City's Housing Element. This document must be submitted to the State of California's Department of Rousing and Community Development (RCD) before October 31 st for the City to be considered for housing grants and funding. _.--------------------------------------------------------------------~-------------------------------------- G:\General Plan\CC Staff Report GP progress report. doc COPIES TO: In House Distribution B 1Ð1>.;1. ITEMNO.~ ENVIRONMENTAL REVIEW: None required. RECOMMENDATION: Staff recommends that the City Council: 1) receive Staff presentation; 2) accept the Annual Report on the Status of the Dublin General Plan (Attachment 1); 3) direct Staff to forward the Annual Report (Attachment 1), with Housing Compliance Report attached, to the appropriate State agencies (OPR & HCD). :;. r1b~ \ Gb:x) Annual Report on the Status of the Dublin General Plan July 1, 2003 - June 30, 2004 Government Code Section 65400(b) requires that the planning agency of local governments provide an annual report to their legislative body on the status ofthe General Plan. The report must address the City's progress in its General Plan implementation, including the progress in meeting its share of regional housing needs. The Annual Report should also include a discussion of constraints to the maintenance, improvement, and development of housing. The intent of this requirement is to ensure that the General Plan directs all land use decisions and remains an effective guide for future development. Because the role of the General Plan is to act as a "constitution" for the long-term physical development of a community, and because it is required to be updated periodically to reflect current circumstances, it is critical that local planning agencies periodically review the general plan and its implementation. The Progress Report or Annual Report on the Status of the General Plan is the appropriate tool by which to do so. Additionally, the document contains a detailed report on the compliance status of the Housing Element to meet the State requirements relative to that element ofthe General Plan for the period September 30,2003 through October 1,2004. The information that follows is provided for compliance with Government Code Requirements related to the provision of an annual report on the status of the City of Dublin General Plan. General Background The Dublin General Plan was adopted on February 11, 1985, soon after the City was first incorporated. The General Plan contains the seven State-required elements, but organized in a different way. 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 sections: 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 timeline, 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 General Plan. Page J of 11 10 -5.. D~ +.'25 1tt+~Mel\+ J ~fIb ~D IMPLEMENTATION OF GENERAL PLAN GOALS - 2003-2004 The following list represents the progress the City has made towards implementing the goals of the General Plan during the last fiscal year: July 1, 2003 through June 30, 2004. The list is organized to correspond with the elements of the Dublin General Plan. Land Use and Circulation: Land Use Element Amendments The Land Use Element can be amended a maximum of four times per calendar year. During the 2002 calendar year, the Land Use Element of the General Plan was amended twice in 2003, and three times to- date during 2004, as explained below: 2003 General Plan Amendments 1. Site 1SA Amendment: The Land Use Element of the General Plan was amended to change the land use designation for Site 15A, an approximately 11.36 acre property located on the northeast comer of Dublin Boulevard and Arnold Drive, from High Density Residential to Campus Office. The project is now in the final design stage. 2. Eden Senior Housing: The Land Use Element of the General Plan was amended to change the land use designation on the property from Retail/Office to High Density Residential. The project proposed for the site includes up to 53 multi-family senior apartment units and one manager's unit with ground floor parking, a Senior Center, and related site improvements. Occupancy ofthe project is limited to qualified very-low income households with a minimum age requirement. Construction is now underway on the development ofthis project. 2004 General Plan Amendments 1. IKEA Store: The Land Use Element of the General Plan was amended in March 2004 to change the land use designation on 27.54 acres from Campus Office to General Commercial to construct a retail shopping center and related improvements. The site is located north of 1-580, between Arnold Road and Hacienda Boulevard. The project proposes an approximately 317,000 square foot IKEA store on the westerly portion of the site, and an approximately 137,000 square foot retail center on the easterly portion of the site. 2. Rancor Pak-n-Save/Tralee: The Land Use Element of the General Plan was amended in May 2004 to change the land use designation on the 10.61 acre property from Retail Office to Mixed Use. The project proposed a total of233 residential units of high density residential development and up to 34,950 sq. ft of retail/office use, to allow a combination of retail, office, and restaurant and along with the high-density residential uses. The Project site is currently developed as a retail commercial shopping center and is located in the Primary Planning Area of the General Plan. A General Plan Amendment to change the text ofthe General Plan by adding a Mixed Use Category to the Primary Planning Areas was approved prior to the land use change to allow a combination Page 2 of 11 3 tfj3l> of retail/commercial development with high-density residential development on sites in the central area in the City. 3. Bancor Alcosta/San Ramon Village: The Land Use Element of the General Plan was amended in May 2004 to change the land use designation on the 4.62 acre property from Retail Commercial to Mixed Use. The project proposed demolition of approximately 34,000 sq. ft. of commercial buildings and parking lot area in the south portion of an existing San Ramon Village Plaza shopping center at the intersection of Alcosta and San Ramon Roads, located east on San Ramon Road, north of Bellina Street and south of AIcosta Boulevard to provide for the construction of 56 residential townhouse-style condominium units. In addition, the project includes the remodeling of the remaining 14,377 sq. ft. of existing commercial building in the north portion ofthe site to compliment the residential project. Additionally, several other General Plan Amendments are currently being reviewed by Staff at this time, and the General Plan Land Use Map has been updated in 2004 to reflect all land use amendments and changes since the last revision in November 2002. Progress towards meeting goals and guiding policies of the Land Use Element Residential Land Use · The City approved several housing projects over the past year that will provide a range of housing opportunities for current and future Dublin residents. The AMB Corporation project includes up to 304 multi-family housing units, 32 of which will be affordable units. The multi-family development was approved with a 15% reduction in parking standards. · Of last year's approvals, construction on the Eden Housing project to build 53 low-income senior housing units and a new Senior Center in the downtown area of the City is now underway, as is the Fairway Ranch Housing Project for 930 affordable and market rate housing units in Dublin Ranch. The senior housing project was approved with a reduction in the parking ratio for the site. · The City approved two mixed use projects containing high density residential housing units proposed by the Bancor Properties for an additional 295 condominium/apartment units. · Silveria Ranch (Pinn Brothers Fine Homes) is under construction after being annexed to the City with a 254 residential unit project on 108 acres on north Tassajara Road. The development contains a mix of housing types, including single-family estate-size units, smaller lot single-family cluster homes and multi-family condominiums. Of the single family cluster homes and condominiums, 19 will be affordable units. · Dublin Ranch Villages, which began construction in 2002, includes 1,396 condominiums and townhomes (105 of which are affordable to moderate income households). Several Dublin Ranch single-family home neighborhoods are under construction: Greenbriar Homes (Phase III), Toll Brothers, and Mission Peak Properties are completing construction of single-family homes along Tassajara Road. Additionally, the Apartments at Waterford, a 390 apartment unit project, is now completed and occupied. · City Staff have been working with applicants on several other residential projects, including a proposed 234-unit single family neighborhood in the Area F North portion of Dublin Ranch, and two requested annexations for development of housing in the upper Tassajara Road area to the City's northern boundary. Page 3 of J I L1-'t) 3D · The Dublin Transit Center project, which received its Planned Development approval in November 2002, includes 1,500 residential units adjacent to the City's BART station. The property owner is proposing that 15% of those units be set aside for very-low, low, and moderate income individuals and families. · The Eastern Dublin Property Owners annexation was approved by the Local Agency Formation Commission (LAFCo) in July 2002. Subsequent to the annexation, the City worked with the property owners in the area and a consultant to prepare a Resource Management Plan (RMP) for the area. Resource Management Plan was completed in August 2004. · The City Council approved a revision to the Second Unit Ordinance in July 2003 to permit construction of second units on single-family residential lots without a Conditional Use Permit. The Ordinance change complies with State legislation and establishes criteria to be used for the issuance of a building permit. Commercial and Industrial Land U\'e · The City Council approved a 15,000 square foot expansion to and renovation of the Target Store in the Dublin Place Shopping Center in Downtown Dublin, which has been constructed and occupied. · The Transit Center project noted above also includes up to 2 million square feet of office space and ground floor retail space on property adjacent to the existing east Dublin BART station. · The Shops at Waterford mixed-use project completed construction and is fully occupied. The project includes a 134,025 square foot neighborhood shopping center, 390 multi-family apartment units, structured and surface parking, landscaping and related improvements. · The Ulferts Shopping Center, a two-story 50,530 square foot retail commercial center, was approved in August 2004 for a 4.24 acre site. The project site is located near the southeast corner of Dublin Boulevard and Glynnis Rose Drive, and will contain serve, retail and food businesses in the eastern Dublin area. Construction is expected to begin in Fall 2004. · The City Council approved an 187,000 square foot addition to the Valley Christian Center in 2003, a private school and church facility in Dublin's western hills. In the interim and prior to actual construction of the educational buildings, a use permit has been approved for a trailer for use as the administrative offices of the school, and allow classrooms to be located in the office wing of the main educational building. · The Enea Village Center at Village Parkway and Amador Plaza Road was approved for the construction of a multi-tenant, 8,539-square-foot retail center. Adjacent to the parcel to the east, a 5,582-square-foot office building consisting of two stories is proposed for construction as part of the approved complex. Frontage improvements on Village Parkway and Amador Valley Boulevard are included in the project, and will complete the roadway improvement for the intersection. This corner was designated as an "Opportunity Site" in the Village Parkway Specific Plan, as it has a high redevelopment potential and land use change opportunity. The site was previously developed as a gas station which has been vacant for several years. · Three mixed use projects containing retail/commercial uses and high density residential have been approved by the City Council during the first half of 2004 for redevelopment of vacant or underutilized sites. The additional retail/commercial square footage ofthese projects added to the City's commercial base is a total of approximately 48,500 square feet. These projects are discussed in detail in various sections of this report. Page 4 of J 1 51; 3D Land Use and Circulation: Parks and Open Space Element Amendments The Parks and Open Space Element was not amended this past fiscal year. Progress towards meeting goals and guiding policies of the Parks and Open Space Element Parks and Recreation · Construction of Phase Two of Emerald Glen Park began in June 2003 and has been completed, providing an expansion to the main community park in the eastern Dublin area. The conceptual design of Phase III of the park design has been approved to further enhance the community facility. · The construction of Bray Commons Park began in 2003 and the park construction has been completed, including a dog park for small dogs to serve the residents of Dublin. · Authorization to improve the Alamo Creek Trail between Amador Valley Boulevard and the City Limits was approved in 2003, and improvements are now complete. This project includes an improved bike path. · The City held an art competition to design three new bus shelters in the City. The winning artist was chosen and designs were approved in 2003. The shelters have been installed and are now available for use. · The City commissioned murals to be painted under the Highway 680 at Dublin Boulevard and Highway 680 at Amador Valley Boulevard freeway underpasses. The painting began in 2003 and the project was completed in Fall of2003. · The City's Parks and Recreation Master Plan Update was completed and adopted in March 2004. The City is currently in the process of amending the General Plan to reflect the information in the Master Plan and provide internal consistency between the documents. Additionally, the General Plan amendment will establish new land use designations, Semi-Public Facilities and Regional Parks, in the General Plan text and for the General Plan map. · The City initiated work on the Public Art Master Plan, and final version is expected to be finished within the next fiscal year. · The City completed the improvements at Kolb Park and is in the process replacing aging play equipment at Shannon Park. Additionally, the City is in the process of designing a large dog park on parkland located near Dougherty Road and Stagecoach Road. Oven Svace · 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 is actively negotiating with developers to include natural open space areas in their development projects near undeveloped land in eastern and western Dublin. Page 5 of II it; 'b 30 Land Use and Circulation: Schools, Public Lands, and Utilities Element Amendments The Schools, Public Lands, and Utilities Element was not amended this past fiscal year. Progress towards meeting goals and guiding policies of the Schools, Public Lands, and Utilities Element Schools · City Staff continue 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. Public Lands · As part of a General Plan amendment study, the City is working closely with the leadership at Camp Parks/Parks RFT A military facility to develop a conceptual land use plan and Master Plan for the redevelopment of 187 acres of government property for private commercial, residential and park type uses. City Staff and the applicant will be examining possible land uses over the next few months to determine the uses and type of development that might occur on the property. The process is anticipated to be completed in late 2004, with the environmental analysis for the project commencing in early 2005. 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 this past fiscal year. Progress towards meeting goals and guiding policies of the Circulation and Scenic Highways Element · Several street improvements are either under construction or completed, including: o Dublin Boulevard widening between Village Parkway and Sierra Lane has been completed. o Dublin Boulevard and Central Parkway extensions to Lockhart Way. o Reconstruction of the Highway 580 freeway overpass at Tassajara/Santa Rita Road has been completed. Page 6 of J J r-¡ tb 3D o Village Parkway & Lewis Avenue intersection improvements have been completed, and plans are underway for the design of the sidewalk widening project and installation of new str~etlights to make the area more "pedestrian friendly." o A modified right-of-way alignment was adopted for St. Patrick Way from Golden Gate Drive to Regional Street in December 2003, planned for construction with the AMB Properties development in the West Dublin BART Specific Plan area of the downtown. o Interchange improvements at I-580 and San Ramon Road are under construction and are scheduled for completion in Spring 2004. o Gleason Drive is completed from Tassajara Road to Fallon Road, and will be open to the public within the next month. · Fallon Road northern extension and the connection of Fallon Road and Tassajara Road are currently in the engineering design and environmental review process, and planned for construction in 2004-2005 with the development ofthe Silveria Ranch project and the completion of improvements for Dublin Ranch. · The engineering design phase for the widening of Tassajara Road between 1-580 and the San Ramon city boundary in eastern Dublin began in 2003. · The Alamo Creek Bike Path from Amador Valley Boulevard to the north City limits is completed. · The Tassajara Creek Regional Trail is complete and open to the public from Dublin Boulevard to Somerset Drive. The continuation of the trail is under construction from Somerset Drive to the EBRPD Tassajara Creek Open Space Staging area. · Authorization to improve the Alamo Creek Trail between Amador Valley Boulevard and the City Limits was approved in 2003, and improvements are now under construction. · The City continues to support the construction of a new West Dublin BART station and anticipates the opening of the new station in 2006 or 2007. · The City continues to collect traffic improvement 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 project. · The City has completed the Traffic Impact Fee Study and will be recommending adoption of a fee for new development to the City Council in Fall 2004. Housing Element Amendments The Housing Element was updated this past year and was certified by the State Department of Housing and Community Development on July 11,2003. Progress towards meeting goals and guiding policies of the Housing Element Page 7 of II ~ 'b f:D · The City continues to promote high-density residential mixed-use projects in the development in the Downtown Intensification Area. Two mixed-use development projects in the Downtown Intensification Area have recently been approved: o In March 2004, the City approved a plan for a commercial office and 304-unit multi-family residential project in close proximity to the future West Dublin BART station. o In February 2004, the City approved a plan for a hotel, restaurant, and 21 O-unit multi- family residential project adjacent to the future West Dublin BART station and adjacent to the mixed use project containing 304 multi~family units. · Two high-density residential mixed use development projects in the Primary Planning Area have recently been approved: o Bancor Pak-n-Save/Tralee: The Land Use Element of the General Plan was amended in May 2004 to change the land use designation on the 10.61 acre property from Retail Office to Mixed Use. The project proposed a total of233 residential units of high density residential development and up to 34,950 sq. ft of retail/office use, to allow a combination o(retail, office, and restaurant and along with the high-density residential uses. The Project site is currently developed as a retail commercial shopping center and is located in the Primary Planning Area of the General Plan. A General Plan Amendment to change the text of the General Plan by adding a Mixed Use Category to the Primary Planning Areas was approved prior to the land use change to allow a combination of retail/commercial development with high-density residential development on sites in the central area in the City. o Bancor Alcosta/San Ramon Village: The Land Use Element of the General Plan was amended in May 2004 to change the land use designation on the 4.62 acre property from Retail Commercial to Mixed Use. The project proposed demolition of approximately 34,000 sq. ft. of commercial buildings and parking lot area in the south portion of an existing San Ramon Village Plaza shopping center at the intersection of AIcosta and San Ramon Roads, located east on San Ramon Road, north of Bellina Street and south of Alcosta Boulevard. to provide for the construction of 56 residential townhouse-style condominium units. In addition, the project includes the remodeling of the remaining 14,377 sq. ft. of existing commercial building in the north portion ofthe site to compliment the residential project. · The City is cooperating with nonprofit housing providers to develop units affordable to very-Iow- and low-income households. Examples of City's involvement include: o In February 2003, the City approved a Loan Agreement of $280,000 for a non-profit developer and committed up to $2.4 million for gap financing from the City's in-lieu Housing Fund, for the development of Dublin Senior Affordable Housing at former library site. The project is currently under construction by Eden Housing to provide a 53 unit Affordable Senior Rental Complex for very low-income units for seniors · The City is continuing to provide incentives for the development of affordable housing units. Examples of the City's involvement include: o The City Council approved a density bonus of 186 units to the developer of the Fairway Ranch Affordable Housing Project for the provision of20% of the housing units for low- income and 10% for very low-income. The units are currently under construction. o Financing was committed for $4.5 million from the City's in-lieu housing fund to the developer of the Fairway Ranch Affordable Housing Project depending on results of applications submitted to CDLAC for two tax-exempt bond allocations. Page80fll q tõ ~D · The City is continuing to implement the Inclusionary Zoning ordinance. Approximately 10 different residential developments are currently in various phases of applying for land use entitlements of one form or another. AU of these developments will be required to comply with the Inclusionary Ordinance at the time of their approval. · The City is continuing to work on a commercial linkage study. A consultant has been hired to assist Staff and it is anticipated that the study will be completed by early 2005. · The City is continuing to improve housing affordability with higher densities near the Dublin BART station. An anticipated 514 units will be provided in this area, including affordable housing to low- and very low-income households with 10% of the remaining affordable units for moderate-income households. · The City is continuing to provide priority entitlement and permit processing for senior-housing projects and other residential developments providing 10 percent or more of the housing units as affordable for very low-, low-, and moderate-income households. Expedited entitlement and building permit processing was and will be provided for the Fairway Ranch Affordable Housing Project, a development with 930 units, 535 ofthese affordable to very low-, low- and moderate- income households. · The City has committed to evaluating the feasibility of establishing a shared-living program in Dublin through a nonprofit organization. The City Council has approved funding in the 2003- 2004 Housing budget for a Housing Needs Survey. The intent ofthe survey is to get a better understanding of what the area housing needs are and therefore what programs are likely to succeed. Based on the results of the study, the City may proceed to initiate a Shared-Living Program and seek to locate a Community Based Nonprofit to administer this program. · The City's Housing Specialist continues to maintain and update information on housing assistance programs and facilitates the construction of affordable housing. Affordable housing programs and opportunities, links with other organizations, and information about the first phase of the Dublin Ranch Villages below market rate housing units are listed on the City's Internet webpage. · The City continues to provide opportunities for first-time home buyers to purchase homes in Dublin. In June 2003, the 2003-2004 Housing budget was approved which includes funds to proceed with a Housing Needs Study. The study is currently underway, and pending the study's results, an appropriate First Time Homebuyer Program may be created for the City. · The City continues to work to preserve low-income housing that is present in the community. In December 2002, the list of rental properties was updated and it was determined that there are no subsidized rental properties in the City of Dublin at-risk of converting to market-rate housing. A Condominium Conversion Ordinance has been recently proposed and the City will be critically evaluating the merits of such an ordinance. · The City continues to encourage efficient use of existing housing stock and to promote the development of small units at low cost. In June 2003, the City's ordinance relating to second living units was revised per State law and building permits have been issued for the construction of 3 second units in 2003-2004. · The City is in the process of evaluating the general feasibility of developing additional housing units in an affordable or mixed-income development on the Arroyo Vista site. In May 2003, The City of Dublin entered into an Agreement with the Housing Authority of Alameda County for $30,000 to provide for a feasibility analysis of the possibility of rehabilitating or redeveloping the Arroyo Vista Public Housing Development. Following the signing ofthe agreement, The Housing Authority of Alameda County, along with the City of Dublin, held a tenant meeting at Arroyo Page 9 of 11 I () fJ() ;ø Vista to inform the residents ofthe feasibility study and concept of future development. As of June 2004, the two parties have received the results of the feasibility study, and are in the process of evaluating the results of the analysis for this project. · The City continues to provide subsidies for housing rehabilitation. From July 2003-June 2004, 13 minor home repairs or paint grants and 3 major home improvements were completed. For the next fiscal year, The County of Alameda Housing and Community Development Department (HCD) has made $84,222 available from program income from repaid rehabilitation loans to use for rehabilitation programs within the City of Dublin. · The City continues to promote equal housing opportunities for all Dublin residents by providing funding through CDBG funds for ECHO Housing to continue to administer counseling and investigate housing discrimination complaints. Additionally, The City's 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." · The City is in the process of evaluating the feasibility of a universal design ordinance that provides for greater adaptability and accessibility of housing for persons with disabilities. Environmental Resources Management: Conservation Element Amendments The Conservation Element was not amended this past fiscal year. Progress towards 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 that are established in new neighborhoods are maintained and managed appropriately. · 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 has begun work to preserve Dublin's historic resources. Staff is completing an archeological resource analysis and historic resource inventory study, which analyzes the history of Dublin, quality of Dublin's historic structures, and establishes implementation measures, including the development of design guidelines and recommended changes to the City's zoning ordinance. Work on this project is continuing into the next fiscal year. Pagel00fll \l co !>O Environmental Resources Management: Seismic Safety and Safety Element Amendments The Seismic Safety and Safety Element was not amended this past fiscal year. Progress towards meeting goals and guiding policies of the Seismic Safety and Safety Element Due to the nature ofthe goals and policies of the Seismic Safety and Safety Element, most of the efforts to implement the General Plan are ongoing in nature. However, several accomplishments are of note: · Construction on two new fire stations designed to serve the City's Eastern Extended Planning Area has been completed. · An update to the City's Emergency Operations Plan began in March 2003 and has been completed with the distribution of new guidelines and notebooks to Staff in 2004. · The City sponsored disaster preparedness trainings for various community groups and non-profit organizations in Dublin. · The City took part in a county-wide disaster preparedness workshop in April 2004. Another workshop and disaster exercise are planned for September 2004. Environmental Resources Management: Noise Element Amendments The Noise Element was not amended this past fiscal year. Progress towards meeting goals and guiding policies of the Noise Element Due to the nature ofthe goals and policies of the Noise Element, the efforts to implement the General Plan are ongoing in nature. Projects are reviewed on a case-by-case basis for adverse noise impacts to the environment and sensitive receptors. Page 11 of 11 ., '~Jb'o CITY OF DUBLIN GENERAL PLAN HOUSING ELEMENT COMPLIANCE REPORT October 1,2003 - September 30,2004 EXECUTIVE SUMMARY This document constitutes the second annual compliance report on the City of Dublin's Housing Element 1999~2006 certified by HCD on July 11,2003. This report is being presented in compliance with California Government Code Section 65400(b) 2. This document reports the progress of the Housing Element from October 1,2003 through September 30, 2004. Measuring and reporting progress varies with the different types of Housing Element programs listed. Some of the programs are one~time projects with discrete beginnings and ends. For these, staff reports that the program has either been completed or not or is in progress. Other programs are simply "on-going". Additionally, some programs are in progress but the dates indicated on the Housing Element have been changed as finances available to use toward the programs change, or as the development of the specific program turns out to be more complex than initially anticipated and requires more study. The City of Dublin issued 778 building permits for housing units since the last reporting period. From the period of June 1999 through July 2006, it is estimated that approximately 8,769 housing units in all affordability ranges will be constructed in Dublin. This number of housing units will exceed Dublin's Regional Share of Housing of 5,436 by 3,333 units. The total housing units built or under construction in the City to date are allocated by affordability category as follows: · 208 units are in the Very Low affordability category with 54 senior housing units added during this review period. For this affordability category, the Regional Needs projected by 2006 is 796 housing units. To meet that need, an additional 588 Very Low affordability units are needed. · 141 units are in the Low affordability category. For this affordability category, the Regional Needs projected by 2006 is 531. To meet that need, an additional 390 Low affordability units are needed. · 1,258 units are in the Moderate affordability category with 16 deed restricted, for sale units added during this review period. For this affordability category, the Regional Needs projected by 2006 is 1,441 units. To meet that need, an additional 183 Moderate affordabiJity units are needed. · 5,716 units are in the Above Moderate affordability category with 708 units added during this review period. In this affordability category, the Regional Needs projected by 2006 for Dublin is 2,668 units. STATUS OF PROGRAMS IN ADOPTED HOUSING ELEMENT (September 30, 2004) Goal A: To Provide adeauate sites to meet the City Housina Needs 't City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 2 \::>~D Policy 1: Ensure that adequate sites exist to accommodate future housing needs. Program A.t.t The City will continue to use specific plans, planned development pennit processes, and zoning to ensure that adequate sites exist (as defined by state housing element law, Government Code section 65583) to accommodate the City's ABAG regional housing allocation for all income groups. Each year, as part of the City's annual evaluation of its implementation of the General Plan, the City will compare the remaining supply of land by zoning, specific plan, or planned development category in relation to the City's remaining unmet regional allocation. Should the City identify a potential shortage of sites with appropriate densities, it will use the specific plan and planned development process to provide for adequate sites for future residential developments. The City's preference is that development occur at the mid-range density or above, on average, in all land use designations, to ensure the City can accommodate its ABAG-assigned share of housing. The City will consider exceptions to the mid-range density guideline if there is a physical or environmental constraint to a property (for example sensitive habitat or steep slopes) or a regulatory agreement that precludes achievement of the midpoint density. Prol!ress: Ongoing Program A.2.t Promote high-density residential mixed~use projects in the development in the Downtown Intensification Area. · Identify older non~residential properties suitable for recycling for mixed- use, and market these sites to developers. The detennination of suitable mixed-use opportunities will be based on the age and condition of non- residential properties, property location with respect to transportation and services, the economic viability of continued non-residential use, and other relevant factors. The City will undertake the following actions to promote mixed-use. · Use the specific planning process to allow for, and provide regulatory incentives for, mixed-use development, such as the specific plan that was adopted for the West Dublin BART Station area (see Program E, Goal 2). · Use the Planned Development process to allow flexible development standards such as alternatives for parking building height, floor-area ratio, lot-coverage limits, and residential density, to promote mixed-use developments. · Provide incentives for affordable housing in mixed-use projects, including fee deferrals, reduced parking requirements, priority penn it processing, use ofInclusionary Housing Fund, and assistance in accessing state and federal subsidies, and density bonuses. ., City of Dublin Housing Element Compliance Report October 1,2003 - September 30,2004 Page 3 I~~D Pro~ress: Two mixed-use developments currently in processing in the Downtown Intensification Area. May 2004 A development for a mixed use development to include office use and and 304 residential (multifamily rental units) has received full entitlements with reduced parking standards. February 2004 A Specific Plan Amendment by another private developer was approved by the City Council for increase in density in Downtown Intensification Area. The development is proposed to inelude 210 multifamily rental units, a hotel and restaurant. The project is part of planned West Dublin BART Station development. Goal B: To Increase the availability of housinl! affordable to low- and moderate- income households Policy J: Promote development of affordable housing in Dublin. Program B.1.1 Cooperate with nonprofit housing providers to develop units affordable to very-Iow- and low-income households. Private nonprofit housing organizations often have advantages in securing funds for the development of housing, as well as in reducing housing cost to the consumer. The City will market housing opportunities and assist developers with the construction of affordable housing through the following actions: · The City will enter into a ground lease by May 2003 for the former library site to a developer at a minimal cost and possibly use gap financing to facilitate the construction of a low-income senior-housing development. · The City will provide financial assistance from the Inelusionary Housing Fund for the construction of affordable housing consistent with the policies in the City's Inelusionary Housing Ordinance. · The City will offer density bonuses for developments that include at least 10 percent very-low-income units or 20 percent low-income units or 50 percent senior units. · The City will, on a case-by-case basis as indicated in the City's Inclusionary Zoning Ordinance, defer processing and impact fees for affordable units. To receive a fee deferral, the developer would have to demonstrate that the deferral is necessary for the financial feasibility of the project. Necessity can be established through the submittal of a pro- fonna statement showing financial need for a deferral, and the City's Housing Specialist will review the project details. ., \ 5"b3D City of Dublin Housing Element Compliance Report October I, 2003 - September 30, 2004 Page 4 · The City will negotiate alternative development standards through its planned development process, such as alternative parking standards, street improvement standards, maximum density, and lot coverage and height limits. · The City will continue to promote the addition of second housing units to single~family homes with the goal of creating additional affordable units in both new and existing neighborhoods (see Program 0.1.1). · The City will offer assistance in accessing local, state, and federal funding for affordable housing by: 1) applying for such funding on behalf of affordable-housing developers when eligible applicants are limited to public agencies; or 2) providing technical assistance or documentation necessary to support applications for funding by affordable housing developers upon request. Technical assistance will include, but not be limited to: o provision of data or documents within the City's possession that will contain necessary information or assist in the preparation of a successful grant application, o letters of support (for projects that have received penn it approvals by the City), and o assistance from the City's Housing Coordinator/Specialist to locate potential sources of matching funds. February 2004 City entered into a Loan Agreement of $2,248,248 approved and disbursed funds to non-profit developer to provide Senior Affordable Housing at fonner library site. February 2004 Lease entered into with non-profit developer at $1 per year for 99 years, for construction of affordable senior housing. City Staff provided assistance to non-profit developer of Dubl in Senior Affordable Housing in preparing application for successful TCAC as well as TCAC review after awarded tax credits. City entered into a Loan Agreement of $2,250,000 approved and disbursed funds to Fairway Family Apartments 304 units with 80% affordable units Loan Agreement of $2,250,000 approved and disbursed funds to Dublin Ranch Senior Apartments with 322 units with 90% affordable unit. City Staff provided assistance to developer of both Fairway Family Apartments as well as Dublin Ranch Senior Apartment for the preparation ofTCAC applications as well as review required by TCAC after tax credits are awarded. PrOl!ress: July-August 2003 December 2003 December 2003 July - Dec. 2003 City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 5 I~ DQ';~ Policy 2: Provide incentives for affordable units. Program B.2.1 Continue to allow density bonuses in excess of the bonus required by the state law (a 30 percent density bonus if at least 20 percent of the housing units will be affordable to very low- and low~income households with special needs) in addition to a minimum density bonus of25 percent pursuant to state law (Government Code 65915) for very low-, low-income, or senior housing. PrOlZress: July 2003 Density Bonus of 186 units were provided to two developments at Fairway Ranch (Fairway Ranch Family Apartments and Dublin Ranch Senior Apartments) for the provision of20% of development for low-income and 10% at very low-income . Alternate development standards were provided with reduced parking standards for both developments listed above. October 2003 Reduced parking standards were allowed for Dublin Senior Housing at 7606 Amador Valley Blvd. for 54 aoartment units of very low income senior housing. May 2004 Multifamily Development with 112 units for low- and very low- income households was approved with reduced parking standards. Policy 3: Require the development of lower-income housing Program B.3.1 Implement the City's Inelusionary zoning ordinance, which requires that at least 12.5 percent of new housing units be affordable to very low-, low~, and moderate-income households. The breakdown of units is required to be 50 percent moderate-income, 20 percent low-income, and 30 percent very low~ income. The City will also strive to disperse affordable throughout a new development (not concentrated in one or few areas); although, if a highly- desirable affordable project comes in that the City wants that is concentrated, the flexibility should be available. The revised ordinance will allow homebuilders several options for compliance: · Construct at least 12.5 percent ofthe housing units as affordable to very low- low-, or moderate-income households. · Construct at least 7.5 percent of the housing units as affordable to very low-, low-, or moderate-income households and pay a fee of $82,466 for each affordable housing unit not constructed (equal to the remaining 5 percent of the affordable housing requirement). · Donate land to the City or a non-profit affordable-housing developer. Donated land must have the equivalent value of the in-lieu fee to be paid for the affordable housing units not constructed, ineluding land and infrastructure costs. \1øo~ City of Dublin Housing Element Compliance Report October 1,2003 - September 30, 2004 Page 6 In-lieu fees collected under the program will be deposited into a fund to be used exclusively for housing programs, constructing, purchasing sites, providing infrastructure, paying fees, subsidizing rents, and offsetting other costs of providing very low-, low-, and moderate-income housing in Dublin. The City requires that Inclusionary housing units remain affordable for 55 years. Prollress: July 2003 July 2003 November 2003 December 2003 April 2004 May 2004 June 2004 June 2004 City provided complete entitlements for a tax-exempt bond financed multi-family development. Of these units 243 units will be affordable. Of these 90 will be for moderate-, 90 will be for low-, and 63 will be for very low-income households. City provided complete entitlements for 322 unit tax exempt bond financed senior rental development. Of these units 292 will be affordable rentals. Ofthese 131 will be for moderate, 97 will be for low-, and 64 will be for very low-income households. City provided complete entitlements for ownership residential subdivision with 254 units, with 19 affordable sim!le-familv and townhomes. Of these 9 will be for moderate-, 4 will be for low-, and 6 will be for very low-income households. All affordable units will have 55 year resale restrictions. City provided complete entitlements for ownership residential subdivision with 108 units, with 8 affordable townhomes. Of these 8, 4 will be for moderate-, 2 for low- and 2 for very low- income households. All affordable units will have 55 year resale restrictions. City provided complete entitlements for a MHP funded project by a non-profit with 112 affordable rental units. Of these 45 are for low- and 67 are for very low-income households. All 112 rental units will have restrictions on rental rates for 55 years. City provided complete entitlements for a 304 residential rental development, with 30 affordable rental units. Of the affordable units, 15 are for moderate, 6 for low- and 9 for very low-income households. All 30 affordable units will have restrictions on rental rates for 55 years. City provided complete entitlements for ownership residential for 56 units with 7 affordable townhomes. Of the 7 townhomes 4 will be for moderate-, 1 for low-, and 2 for very low-income households. All affordable units will have 55 year resale restrictions. Of the 1395 ownership condominium developments previously approved, buildings I and 2 are in construction with 28 moderate-income condominiums. 3 of these units have already City of Dublin Housing Element Compliance Report October I, 2003 ~ September 30,2004 Page 7 l <$ "Ü~O been sold with resale restrictions. Total of 105 affordable condo units will be sold to moderate-income household with Resale restrictions. Policy 4: Conduct a Housing and Commercial Nexus Study to determine the feasibility of establishing a commercial linkage fee to be deposited in the City's Inelusionary Housing Fund. Program B.4.1 The City has fonned a task force to direct the preparation of a nexus study that is required to establish a commercial linkage fee. A commercial linkage fee is a charge imposed on non-residential developments, typically based on the square footage and type of commercial building space. The fee may only be charged if the City can establish a direct relationship ("nexus") between commercial development and the need for additional housing. This nexus is typically related to employment created by commercial development. The commercial linkage fee will only be charged if legally supportable by the nexus study. The commercial linkage fee shall be calculated by using a fonnula detennined by the results ofthe study and adopted via ordinance approved by the City Council. If charged, the commercial linkage fee will be deposited into the City's Inelusionary Housing Fund. Progress: October 2003 Nexxus study complete and presented to City Council. The City Council detennined, due to the economic conditions at the time, to withhold applying the Commercial Linkage fee and review at a later date. Policy 5: Improve housing affordability with higher densities near BART Program B.5.1 Prepare a plan for the Dublin Transit Center that provides for higher-density residential development in a mixed-use specific plan surrounding the new BART station in the Tri-Valley area. The station is located east ofI-680 on the existing BART right-of-way in the 1-580 median. The East Dublin/Pleasanton Station plan area is anticipated to have 1,000 BART parking spaces in one garage, offices, and apartments. Environmental review of the project is underway. Progress: August 2003 City approved Application by a developer to study an increase in the density allowed by the West Dublin BART Specific Plan to permit construct 210 units, which was approved by the City Council. This site is adjacent to the second future BART station in Dublin, the West Dublin BART Station. Policy 6: Simplify and coordinate the means of obtaining project approvals for senior projects and those with below-market-rate units Program B.6.1 Continue to provide priority processing for senior-housing projects and other residential developments providing 10 percent or more of the housing units City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 8 l~'D ~ as affordable for very low-, low-, and moderate-income households. Projects meeting these criteria will be reviewed ahead of other projects regardless of when completed applications are submitted. Pro~ress: Ongoing. Expedited processing was provided for Fairway Ranch, a development with 930 units, 535 of these affordable to very low-, low- and moderate-income households. Policy 7: Encourage reduction of housing expenses through shared-living arrangements. Program B.7.1 Evaluate the feasibility of establishing a shared-living program in Dublin through a nonprofit organization that operates shared-housing programs. Shared living occurs when people live together for social contact, mutual support and assistance, and lor to reduce housing expenses. State law requires that small shared-living facilities (serving six or fewer persons) be pennitted in all single- and multi-family districts. The City will contact nonprofit organizations and public agencies that operate shared-housing programs in the Bay Area to obtain information on their programs and approaches to shared housing. Based on the characteristics of the target population groups for shared housing, and consultation with local agencies serving those groups, the City will detennine whether a shared housing program would be feasible. If the City detennines that a shared housing program is feasible, it will issue a Rt:quest for Proposals to organizations and agencies to apply for COBO funding to establish a program in Dublin. Once the City selects a qualified nonprofit or agency, the City will execute an agreement for operating a shared-housing program. The City will promote the program, if established, in the following manner: · Provide program literature developed by the operating entity at Dublin Civic Center, the library, senior center, and other public places. · Designate the City's Housing Coordinator/Specialist as a point-of- contact and referral for the shared-housing program. · Provide program infonnation on the City's web site. Progress: Request for Proposals is currently out to procure a consultant to produce a Housing Needs Survey. The intent of the survey is to get a better understanding of what the area housing needs are and therefore what programs a likely to succeed. Current schedule anticipates the result of the study to be complete by March of2005. Based on the results of the study, the City may proceed to initiate a Shared-Living Program and seek to locate a Community Based Nonprofit to administer this program. City of Dublin Housing Element Compliance Report October 1, 2003 ~ September 30, 2004 Page 9 é1Ð 'b 31J Policy 8: Encourage development of affordable housing by private organizations primarily engaged in housing construction or management Program B.S.1 Continue to support semi-public institutions, such as religious and community service organizations, that desire to sponsor housing affordable to very low- and/or low-income households or special needs housing (such as senior, congregate care, transitional, or emergency shelter) on their sites in conjunction with their semi-public uses. With public funding for the development of affordable housing extremely limited, the City will support efforts by semi-public institutions to provide housing on their sites. To promote the use of sites designated "semi-public" for affordable housing, the City will: · Approve a specific plan amendment or planned development rezone to allow for housing in conjunction with semi-public uses on sites designated "semi-public" if such projects are comprised entirely of very low-, low-, senior, or other special needs housing in conjunction with a semi-public use. · Offer financial incentives with regulatory requirements (to be negotiated for each project) as described in Programs A and B, Goal 2. To promote the policy of pennitting housing on sites designated "semi- public," the City will: · Send written infonnation annually to affordable housing developers active in the Tri-Valley area that may have an interest in collaborating with a property owner to construct affordable housing. · Designate the Housing Coordinator/Specialist as a point-of-contact for providing further infonnation about the City's policy and how it can be applied for housing proposals. · Provide pre-planning/application counseling to review concepts for housing on semi-public sites and discuss approaches to providing affordable housing. Prol!ress: Ongoing Policy 9: Promote the use of available funds and funding mechanisms in private-sector housing development. Program B.9.1 The City will designate the Housing Coordinator/Specialist as the responsible individual for maintaining and updating information on housing assistance programs (local, state, federal, and private), and local policies and regulatory incentives designed to facilitate the construction of affordable housing. Housing program infonnation will be posted on the City's web site and City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 10 ~lrt:30 updated as funding becomes available, new programs are established, or program requirements change. The Housing Coordinator/Specialist will also assist developers in applying for funding sources by providing demographic or other background data necessary to complete funding requests, review and comment on funding applications, provide letters of support as appropriate, and recommend City Council actions in support of funding requests. Progress: Ongoing. July 2003 The City of Dublin webpage was initiated. The Housing Division is listed with entries for affordable housing programs and opportunities as well as links with other organizations. August 2003 The City of Dublin is listing Phase 1 of the Dublin Ranch Villages, The Terraces BMR units in the City web pages. June 2004 The City of Dublin is listing the Interest List that a non-profit developer is maintaining in relation with the 54-unit Senior Affordable Housing anticipating completion by summer 2005. June 2004 The web page is updated routinely to provide up to date information on various housing opportunities in the region. Included in the web page is the Inclusionary Ordinance and the Inelusionary Ordinance Guidelines to assist developers. Policy 10: Promote energy efficiency in new projects Program B.10.1 The City will promote energy conservation through the following actions: · Continue to implement the Waste Managements Authority's model ordinance on rel.:ycling of construction waste. · Continue to implement state building standards (Title 24 of the California Code of Regulations) regarding energy efficiency in residential construction. · Continue to provide on-site training for its City Building and Planning Staff on Green building techniques. · Continue to review proposed developments for solar access, site design techniques, and use of landscaping that can increase energy efficiency and reduce lifetime energy costs without significantly increasing housing production costs. · Provide access to information on energy conservation and financial incentives (tax credit, utility rebates, etc.) through public information to be provided at the City's public counter, on the City's web site, at public libraries and community centers. Progress: City of Dublin Housing Element Compliance Report October 1,2003 - September 30,2004 Page 11 ~ ~.tb 3t> July 2003 The City of Dublin in partnership with the non-profit developing a 54 unit affordable senior development participated in the Alameda County Waste Management Authority's Green Building Design Assistance Project. The development received financial assistance and was selected for review and technical assistance and recommendations for the increased use of green building design. Policy J J: Provide opportunities for firsHime homebuyers to purchase homes in Dublin. Program B.ll.! Continue to participate in the Alameda County MCC program and combine this program with the first-time home buyer assistance from Dublin's Inclusionary Housing Fund or state or federal funding sources. The City will continue to use the planning process (planned development and specific plans) to promote the construction of affordable ownership housing options such as .condominiums and town homes. The City will encourage developers to provide smaller market-rate ownership units affordable to moderate- income households by providing incentives through the planned development process, such as reduced parking and street standards and higher densities on smaller lots. See programs B.2.1 and B.2.2 for a list of incentives the City will offer. An example of this process is the City's work with a developer of a large condominium project that will include 105 moderate-income for-sale units in a project of 1,400 units. The City will promote the first-time home buyer program in the following ways: · Prepare a brochure to be updated and distributed as needed by the Housing Coordinator/Specialist to local real estate firms, lending institutions, area developers, and community organizations serving low- and moderate-income clients who may be eligible for the program. · Distribute program information at the civic center, library, and other public buildings. · Post information on the City's web site. · Schedule a meeting between housing developers and the Housing Coordinator/Specialist as part of pre-application or application review to inform developers of home buyer assistance programs and options. Progress: Ongoing, meeting with developers to inform of home buyer assistance programs available in the area. July 2003 2003-2004 Housing budget includes funds to proceed with a Housing Needs Study. Pending the study's results, a better more appropriate First Time Homebuyer Program may be created. City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 12 ~ ~tJb3(; Policy 12: August 2003 Application packets for Phase I of series ofBMR ownership units has been prepared by City Staff and distributed throughout the community Information about this same BMR opportunity is posted on the City's web site. February 2004 The City of Dublin hosted three (3) infonnational sessions on the area-wide California Home Source Lease-Purchase Program. Continue to make available fee deferrals to encourage the development of affordable housing Program B.12.1 Defer or amortize application fees for senior-housing units and affordable units for very low-, low-, and moderate-income households to reduce the initial cost impact on an affordable housing project. The City will detennine on a case-by-case basis the financial need of the project and the most appropriate type of assistance based on the City's Inelusionary Zoning Ordinance. Progress: Ongoing Policy 13: Encourage a mix of housing types as a means of achieving a wider range of housing types, sizes, and potential affordability to low- and moderate-income households, including affordable by design units and large family units. Program B.13.1 The City will continue to require a mix of housing types and sizes as part of its negotiated process through specific plans, planned developments, and development agreements as a means of achieving a wider range of housing types, sizes, and potential affordability to low- and moderate~income households, ineluding affordable by design units and units for large families. Prol!ress: Ongoing Goal C: To conserve the existinl! stock of affordable rental housinl! Policy 1: Preserve low-income housing. Program C.l.l Each year the City will update its list of subsidized rental properties that may be potential acquisition and/or rehabilitation targets. The City will determine which properties are immediately at-risk (during the subsequent two-year period) of converting to market-rate rental housing and will contact those owners regarding their interest in selling properties or maintaining the rental units as affordable units. The City will assist in the acquisition/rehabilitation by providing Inelusionary Housing Funds, applying for state or federal funding on behalf of the entity, or assisting the entity in accessing state, federal, or private funding for acquisition/rehabilitation. The City will support the developer's proposal by contractually dedicating the necessary funds to an escrow or some other holding account until the developer can secure complete financing. In cases where the City has dedicated funding for an acquisition- City of Dublin Housing Element Compliance Report October 1,2003 - September 30,2004 Page 13 ~ ~ ~1) rehabilitation project and the developer cannot secure complete or adequate financing, the funding shall be shifted back into the Inelusionary Housing Fund. Progress: December 2003 List of rental properties updated. There are no subsidized rental properties in the City of Dublin at-risk of converting to market- rate housing. Goal D: To Preserve and increase the efficient use of the city's existin1! housin1! stock Policy 1: Encourage efficient use of existing housing stock; promote development of small units at low cost. Program D.1.1 Promote the development of second units in existing single-family homes. The City will market this program though an infonnational brochure and an annual notice. The brochure will also be available at: . The civic center, library, senior center, and other public locations. . The City's web site. To encourage homeowners to create second units with affordable rents for very low- and low-income households, the City will provide financial assistance through its Inelusionary Housing Fund to construct second units in exchange for deed restrictions, limiting rents, and rent increases for 30 years. Progress: Ordinance has been revised to allow for second units per State law. The Housing Needs Survey RFP has been distributed. This survey will ask residents about perceived need for second units and from the results may proceed to enhance opportunities for second units. Program D.1.2 Evaluate the general feasibility of developing additional housing units in an affordable or mixed-income development on the Arroyo Vista site. The purpose of the study would be detennine options for increasing housing densities and the total number of housing units to make more efficient use of the site. The study should consider the existing Arroyo Vista development as well as the more recently developed Park-Sierra multi-family project. Progress: July 2003 The Housing Authority of Alameda County along with the City of Dublin held a tenant meeting at Arroyo Vista Public Housing to infonn the residents of the feasibility study and concept of future development. The City of Dublin and the Dublin Housing Authority have received the results of a feasibility study for the possible re~use of the ArroyoVista public housing development. Feasibility analysis currently under consideration. June 2004 ~S"b3t) City of Dublin Housing Element Compliance Report October 1,2003 - September 30, 2004 Page 14 Policy: 2: Provide subsidies for housing rehabilitation Program D.2.1 The City will continue to contribute a portion of its CDSO funds to Alameda County's two housing rehabilitation programs in proportion to the estimated annual need for rehabilitation assistance. Progress: July 2003 July 2003 to June 2004 The County of Alameda Housing and Community Development Department (HCD) administers a Minor and Major Home Improvement Program for the City of Dublin. For the fiscal year from July 1,2003 - June 30, 2004 HCD has available $84,222 from program income from repaid rehabilitation loans for use in these programs within the City of Dublin. Ten minor Home Repairs, 3 paint grants and 3 Major Home Repairs Improvements were conducted in Dublin during this reporting period by the County of Alameda Minor and Major Home Improvement Program. Goal E: To promote equal housinl! opportunities for all Dublin residents Policy J: Support services and programs that fight housing discrimination; direct persons towards agencies that provide assistance to victims of discrimination. Program E.!.! Promote equal·housing opportunity for all Dublin residents and others seeking housing in Dublin. The City of Dublin contracts through Alameda County with ECHO Housing to investigate fair-housing complaints and provide mediation services. The City's Housing Coordinator/Specialist is the point·of-contact for fair-housing complaints, information requests, and referrals to ECHO housing. The City will also distribute fair-housing information each year to public locations throughout the City; post information on the City's web site; and distribute information to real estate agents, rental property owners, and financial institutions in Dublin. The City also participates in Alameda County's Impediments to Fair Housing Study through the CDSG program. Progress: July 2003 July 2003 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 Responsibi I ities." Funding was provided through CDBG funds for ECHO Housing to continue to provide counseling and investigate housing discrimination complaints. City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 15 ~tJb3 þ Policy 2: Encourage greater access to housing for persons with disabilities. Progress: The City's Planning and Building and Safety Divisions ofthe Community Development Department continue to implement the ADA requirements for new construction in evaluating and approving projects for entitlements. Program E.2.1 The City will evaluate the feasibility of a universal design ordinance that provides for greater adaptability and accessibility of housing for persons with disabilities. The City's Housing Task Force will provide advice to the City on potential approaches to universal design and recommendations on an implementing ordinance. If a universal design ordinance is determined to be feasible, the City will prepare an ordinance and produce a brochure on universal design, resources for design approaches, and compliance with City requirements. The City will distribute the brochure to residential developers active in the Tri-Valley area and to community organizations and agencies serving individuals with disabilities. The City will also distribute the brochure to public locations throughout the City and post information on universal design requirements and resources on the City's web site. Progress: Evaluation in process Goal F: To orovide short-term shelter for individuals and families without affordable oermanent housine Policy 1 Allow emergency shelters and transitional housing for homeless. Program F.1.1 Adopt an amendment to the Zoning Ordinance allowing emergency shelters in commercial and industrial zoning districts and transitional housing in medium- and high-density residential zoning districts. Emergency shelters and transitional housing will be permitted as conditional uses under the City's existing conditional-use permit process. Conditional- use permit standards will include the following requirements: · Emergency shelters and transitional housing should be built with high access and low visibility. High access is based on the location of a proposed facility in relation to public transit, public and private supportive services, and job skills training. Low visibility is based on the exterior operation of a facility (see proposed standards below). · Emergency shelters and transitional housing should be located with access to transportation, supportive services, and commercial services to meet daily living needs. · Such uses will be permitted in association with religious establishments. City of Dublin Housing Element Compliance Report October 1, 2003 - September 30, 2004 Page 16 ;;(1'b~O · The design and location ofthe emergency shelters or transitional housing should reflect the needs of clients being served (single adults versus women with children, for example.) To facilitate the location of emergency shelters and transitional housing, the City will adopt criteria to address: · hours of operation; · extemallighting and noise; · provision of security measures for the proper operation and management of a proposed facility; · measures to avoid queues of individuals outside proposed facilities; · transportation of individuals to and from proposed facilities; · compliance with county and state health and safety requirements for food, · medical, and other supportive services provided on-site; · maintenance in good standing of county and/or state licenses, if required by these agencies for the owner(s), operator(s), and/or staff of a proposed facility; and · similar operations and management issues. Prollress: The Emergency Shelter and Transitional Housing Amendment to the Zoning Ordinance will be considered and adopted by the City Council in October 2004. This Zoning Ordinance amendment contains evaluation criteria based on the guidelines in Program F.l.l ofthe Housing Element and will allow emergency shelters and transitional housing to be pennitted with a Conditional Use Permit from the Planning Commission. PROGRESS TOWARD MITIGA TING GOVERNMENTAL CONSTRAINTS IDENTIFIED IN THE HOUSING ELEMENT City of Dublin Housing Element Compliance Report October 1,2003 - September 30, 2004 Page 17 (),'t, fib ~ The Dublin Housing Element identifies governmental constraints related to the development of residential housing are the standards ofthe Zoning Ordinance, which apply strict regulations and development standards to new development, and the City and agency fees required of developers to cover the cost of infrastructure and services for new housing. The progress the City has made in mitigating these constraints and allowing some flexibility in strict development standards are as follows: · Development Standards and Zoning Regulations: The majority of new development in Dublin is regulated through Planned Development District zoning rather than the stricter standards ofthe Zoning Ordinance. The Planned Development District zoning allows flexibility development standards unique to the particular characteristics of the property and the intended use. · Mixed Use Projects and Parking Regulations: The City approved three mixed use projects as Planned Developments in 2004 containing high density residential housing units proposed by the Bancor Properties and AMB Properties for an additional 595 condominium/apartment units near commercial areas. Parking standards were reduced for these projects based on traffic and parking studies supporting the reduction, and because of the proximity of services, retail/commercial uses and pub I ic transportation facilities. Parking regulations for the Senior Housing project on the fonner Alameda County Library site on Amador Valley Boulevard were also reduced based on a specific traffic and parking study for the use. · Reasonable Accommodations and Meeting Housing Needs: The Emergency Shelter and Transitional Housing Amendment to the Zoning Ordinance will be considered and adopted by the City Council in October 2004. This Zoning Ordinance amendment will allow emergency shelters and transitional housing to be pennitted with a Conditional Use Pennit. Prior to this amendment, tht: City had no mechanism or standards by which to permit these housing alternatives in the City. Additionally, the City Planning and Building and Safety Divisions of the Community Development Department continue to implement ADA requirements for new construction in evaluating and approving projects for entitlements to ensure that sufficient access is available for the disabled. Some recent developments approved contain units designed and available for disabled residents. · Affordabilty and Equal Opportunities: The City continues to provide subsidies for housing rehabilitation. From July 2003-June 2004, 13 minor home repairs or paint grants, and 3 major home improvements were completed. For the next fiscal year, The County of Alameda Housing and Community Development Department (HCD) made $84,222 available from program income from repaid rehabilitation loans to use for rehabilitation programs within the City of Dublin during the review period. The City continues to promote equal housing opportunities for all Dublin residents by providing funding through CDBG funds for ECHO Housing to continue to administer counseling and investigate housing discrimination complaints. Additionally, The City's web page has an entry for fair housing issues, directing interested readers both to ECHO Housing and to the State of City of Dublin Housing Element Compliance Report October 1,2003 - September 30, 2004 Page 18 ~.!1b 3D California Consumer Affairs Office booklet, "California Tenants: Guide to Residential Tenants and Landlord's Rights and Responsibilities." · Permits and Processing: The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility to persons with disabilities. Additionally, when a Conditional Use Permit is needed for use by a special needs group, such as for a residential care facility, it is reviewed and processed in the same way as all other residential use permits. The zoning and permit processes also allow supportive services and accessory uses on-site. · Housing Incentives: The City has two specific types of regulations which ensure that senior and affordable housing is constructed. Through the use of the Density Bonus regulations of the Zoning Ordinance, developments of five or more residential units may qualify for additional density in the project if it meets certain criteria related to affordability. Additionally, in May 2002 the City updated its Inclusionary Zoning Regulations to provide additional affordable housing to meet the City's housing policies and needs. Under the recent modifications to the regulations, a developer must provide 12.5 % of new units as affordable housing units for the very low-income, low-income and moderate income. A minimum of 7.5 percent must be built and the 5 percent may be paid with in-lieu fees. Other means by which the City provides an incentive is through financial assistance from the Inc1usionary Housing Fund for the construction of affordable housing consistent with the policies in the City's Inc1usionary Housing Ordinance. The City also offers density bonuses for developments that include at least 10 percent very-low-income units, 20 percent low-income units, or 50 percent senior units. The City will, on a case-by-case basis as indicated in the City's Inc1usionary Zoning Ordinance, defer processing and impact fees for affordable units. To receive a fee deferral, the developer would have to demonstrate that the deferral is necessary for the financial feasibility of the project. Necessity can be established through the submittal of a pro-fonna statement showing financial need for a deferral, and the City's Housing Specialist will review the project development. · Second Units: The City continues to encourage efficient use of existing housing stock and to promote the development of small units at low cost. The City Council approved a revision to the Second Unit Ordinance in July 2003 to penn it construction of second units on single~family residential lots without a Conditional Use Permit. The Ordinance change complies with State legislation and establishes criteria to be used for the issuance of a building pennit. Building permits have been issued for the construction of 3 second units in 2003-2004. · Permit and Development Fees: The City 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. Generally, the Planning fees charged to developers are relatively low; however, Building, Engineering, Special District and other agencies fees can relatively high for a residential unit. The fee amount often is determined by the complexity of the project or its location. Typical fees average City of DubIin Housing Element Compliance Report October 1,2003 - September 30,2004 Page 19 ~3D approximately 5 to 7 percent of the cost of a minimum priced single-family home, and 10 percent of the cost ofa typical multi-family home. The City routinely reviews and evaluates the fees charged to residential developments to ensure that they are appropriate for the situation. Prior to City fee increases, a fee analysis and study is prepared to determine the appropriate amount to charge for the services provided. . Environmental Constraints: The City is actively negotiating with developers to include natural open space areas in their development projects near undeveloped land in eastern and western Dublin for red-legged frog, tiger salamander and golden eagle. Often, clustering of housing units on a particular portion of the site is allowed in a development to preserve a greater habit area for the wildlife, while still permitting the project to go forward. Additionally, 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 to improve the quality of life in the community.