HomeMy WebLinkAbout3.1 Status Report on the Housing Element Update, Regional Housing Needs Allocation, and Preliminary Sites InventorySTAFF REPORT
CITY COUNCIL
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Agenda Item 3.1
DATE:November 2, 2021
TO:City Council
SUBJECT:Status Report on the Housing Element Update, Regional Housing Needs
Allocation, and Preliminary Sites Inventory
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will receive a status report on the Housing Element Update, Regional Housing
Needs Allocation, and Preliminary Sites Inventory. Each California city and county must update its
General Plan Housing Element every eight years to adequately plan to meet the existing and
projected housing needs for all economic segments of the community. Dublin’s current Housing
Element is for the 2014-2022 planning period. State law mandates updates to the Housing
Element no later than January 2023 for the 2023-2031 planning period. Staff is seeking feedback
from the City Council on policy direction about the Preliminary Sites Inventory. Following the
meeting, Staff will finalize the sites inventory and incorporate it into the draft Housing Element for
consideration by the City Council at a future public hearing.
STAFF RECOMMENDATION:
Receive the report and provide feedback on the Housing Element Update.
FINANCIAL IMPACT:
In July 2020, the City Council approved a consulting services agreement between the City and
Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s
contract amount is $403,000. The City’s Fiscal Year 2021-22 Budget sufficiently covers this cost.
The cost to prepare the Housing Element Update will be offset by grants totaling $401,436,
including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early
Action Planning (LEAP) Grant Program, and $46,436 via the Regional Early Action Planning
(REAP) Grant Program.
DESCRIPTION:
Background
Each local government in California is required to adopt a comprehensive, long-term General Plan
for the physical development of the jurisdiction. A certified Housing Element is one of seven
mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that
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local governments update their Housing Element every eight years to demonstrate how the
jurisdiction has adequately planned to meet the existing and projected housing needs of all
economic segments of the community. The community’s housing need is determined through the
Regional Housing Needs Allocation (RHNA) process.
The City’s current Housing Element covers the period of 2014-2022. The Housing Element must
be updated and then certified by the California Department of Housing and Community
Development (HCD) by January 2023 for the 2023-2031 planning period.
Regional Housing Needs Allocation
The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for
distributing HCD’s Regional Housing Needs Determination (RHND) across the local jurisdictions in
the nine-county Bay Area. Distribution of the RHND results in each jurisdiction’s RHNA, which is
the number of housing units the jurisdiction must plan for in the next Housing Element update.
State law provides a series of statutory objectives that must be met in the RHNA methodology,
including increasing affordability in an equitable manner, improving the balance between low-
wage jobs and lower-income housing (jobs-housing fit), and addressing equity and fair housing.
The statute also requires “consistency” between the RHNA and regional plans, such as Plan Bay
Area.
On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35
times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes
two key components: 1) allocation of the total regional housing need across local jurisdictions;
and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and
above-moderate-income).
On January 21, 2021, the ABAG Executive Board approved the Draft Regional Housing Needs
Allocation (RHNA) Methodology and submitted the draft methodology to HCD for review. On April
12, 2021, HCD confirmed the Draft RHNA Methodology furthers the RHNA objectives.
On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation,
which assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City’s Draft Allocation
by household income category for the 2023 – 2031 planning period:
Table 1. Dublin’s 2023-2031 Draft Allocation
Very-Low-Low-Moderate-Above-
Moderate-Total
Draft Allocation 1,085 625 560 1,449 3,719
On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction of
the City Council with emphasis on past performance and lack of suitable land, as well as the
properties where the City does not have land-use authority. ABAG received appeals from 28
jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG
Administrative Committee considered appeals on six dates in September and October 2021. The
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City's appeal was heard by the ABAG Administrative Committee on September 24, 2021, and the
Committee unanimously voted to preliminarily deny the City’s appeal.
ABAG is anticipated to ratify the final determination of each appeal and issue Final Allocations that
include adjustments from successful appeals in November 2021. If the total number of
successfully appealed units is lower than 7% of the RHND (30,882 units), then ABAG shall
redistribute the units proportionately. If the number is higher than 7% of the RHND, then ABAG
may develop its own methodology to redistribute the units. The ABAG Executive Board will then
conduct a public hearing and adopt the Final RHNA Plan in December 2021.
Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are available for
residential development to meet the RHNA. Land suitable for residential development must be
appropriate and available for residential use in the planning period. Characteristics to consider
when evaluating the appropriateness of sites include physical features (e.g., susceptibility to
flooding, slope instability or erosion, and environmental considerations) and location (proximity
to transit, job centers, and public or community services). Land suitable for residential
development includes vacant sites that are zoned for residential development, underutilized sites
that are zoned for residential development and capable of being redeveloped at a higher density
or with greater intensity, and vacant and underutilized sites that are not zoned for residential
development, but can be redeveloped for, and/or rezoned for, residential use.
On October 6, 2020, the City Council received a report on the Housing Element Update and RHNA.
This included an overview of the framework for selecting sites to include in the Preliminary Sites
Inventory. The City Council was generally supportive of evaluating the options presented by Staff
and gave direction to include sites from the current Housing Element with by-right development
rather than increase the minimum density as further discussed below.
Existing Sites
Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This
inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to
accommodate the RHNA before looking to rezone additional sites. Refer to Attachment 1 for a map
of existing sites. The following describes these components of the Preliminary Sites Inventory:
Pipeline Projects: Pipeline projects are those that are at any stage within the City’s
entitlement process or under construction as of December 15, 2022, but that have not
obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline,
including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff
made these estimates based upon approved entitlements, pending applications, and City
Staff knowledge of forthcoming projects and inquiries with prospective applicants. It is
noteworthy that the pipeline projects exceed the City’s allocated above-moderate-income
units. Refer to Attachment 2 for a list of these projects.
Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very
low-, 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent
Housing Element certifications have allowed ADUs to be included in the Sites Inventory at a
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rate of two times the average ADUs built annually from 2018 – 2021 and multiplied that by
eight years to estimate ADU development for 2023 – 2031. Using this methodology,
approximately 248 ADUs are included in the Preliminary Sites Inventory. ADU quantity
and affordability level estimates are tentative based on recent Housing Element
certifications. In the Bay Area, the actuals are likely to be based on ABAG’s methodology in
development for approval by HCD and use by local jurisdictions. ABAG’s methodology is
anticipated to be similar to the methodology approved by HCD in other certifications,
which is based upon market conditions for ADUs rented in the region. HCD may perform a
review of ADU production (based on Annual Progress Reports) two years into this next
planning period and jurisdictions may need to identify additional sites if the ADU
projections are not being met. Unlike other units, the location of anticipated ADUs do not
need to be mapped in the Preliminary Sites Inventory.
Existing Zoning:The City can take credit in the Preliminary Sites Inventory for existing
zoning capacity as discussed below.
o 5th Cycle Moderate-Income Sites:Staff has identified eligible sites from the current
Housing Element that can be included in the Site Inventory to accommodate 252
moderate-income units. State law limits a jurisdiction’s ability to re-use certain
sites from the prior RHNA cycle. Those limits only apply to sites used to meet the
lower-income categories. See below. A number of 5
th Cycle Sites were designated as
moderate or above-moderate-income sites, since they do not meet the minimum
density of 30 dwelling units per acre required to count for lower-income categories.
These sites can accommodate 252 units.
o Public/Semi-Public Sites: Two Public/Semi-Public Sites in Eastern Dublin can
accommodate 134 lower-income units. On June 15, 2021, the City Council adopted
a General Plan and Eastern Dublin Specific Plan Amendment to change the land use
designation of 2.5 acres of the GH PacVest and 2.0 acres of the East Ranch properties
from Semi-Public to Public/Semi-Public. This amendment allows a broader range of
uses, including the potential for affordable housing developed by a non-profit entity.
These sites can accommodate 134 lower-income units, as the allowed densities
exceed 30 units per acre.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan,
828 units remain in the Development Pool and, if the Housing Element meets
certain requirements, the Sites Inventory for the lower-income categories may
include 828 lower-income units in Downtown Dublin. Non-vacant sites that were
identified in a prior Housing Element may not be counted towards RHNA unless: (a)
the sites are zoned to allow up to 30 dwelling units per acre (they are) and (b) the
Housing Element requires the sites be rezoned by 2026 “to allow residential use by
right for housing developments in which at least 20 percent of the units are
affordable to lower-income households.” A “use by right” is one in which the use
does not require “a conditional use permit, planned unit development permit, or
other discretionary local government review or approval” that would be subject to
CEQA review, although it specifically allows for design review. In October 2020, the
City Council gave direction to prioritize reusing such sites rather than up-zoning
other property. These units in the Development Pool could be counted as lower-
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income units if the City commits in the Housing Element to rezone the sites within 3
years to allow as a use by right housing developments in which at least 20% of the
units are affordable to lower income households.
Table 2 below details how the various proposed components of the Preliminary Sites Inventory
above would reduce the City’s RHNA and require that the inventory include a site or sites that
could accommodate 247 lower-income units.
Table 2. Dublin’s Remaining Need
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Draft Allocation 1,710 560 1,449 3,719
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-Public Sites 134 --134
Downtown Dublin 786 42 -828
Remaining Need 247 (18)(695)247
To minimize the number of additional sites needed to accommodate the RHNA, Staff prepared an
inventory scenario that assumes 100% of the units produced on the Public/Semi-Public sites and
in Downtown Dublin would be affordable to lower-income households. This approach avoids the
need to identify a significant number of additional sites that would need to be rezoned at densities
of at least 30 units per acre.
On the other hand, this approach would create certain consequences under the “No Net Loss” law
(Government Code § 65863) that are important considerations. Among other things, the “No Net
Loss” requires a jurisdiction, if it approves a project on a site included in the Site Inventory with
fewer than the number of lower-income units identified in the inventory, to identify additional
sites to continue to accommodate the RHNA by income level. It is unlikely that 100% of the units
actually produced on the Downtown Dublin sites would be affordable to lower-income
households. The Public/Semi-Public Sites are likely to develop with affordable housing because
the land use designation only allows residential uses if developed by “a non-profit entity and
serves to meet affordable housing needs or the housing needs of an underserved economic
segment of the community.”
Therefore, if the actual development of these Downtown Dublin sites includes all or some portion
of market rate units, the City will be required to identify new sites – within 180 days of the project
approval – to accommodate the lower-income units that were included on the sites in the
inventory. Quickly completing such an identification may be a difficult undertaking.
The City could limit this consequence of the “No Net Loss” law by assuming that a lower
percentage of the units would be affordable to lower-income households. However, such an
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alternative approach would require the Housing Element to include an increased number of sites
in the Sites Inventory and would increase the overall number of units planned in the community.
Given the significant policy implications of either approach, Staff believes it prudent for the City
Council to consider both approaches. Tables 3 and 4 below illustrate two affordability scenarios
for the units in the Downtown: 100% and 50% affordable. The 100% affordable scenario could
accommodate all but 247 RHNA units using existing sites. Alternatively, the 50% scenario can
accommodate all but 644 RHNA units using existing sites. Both scenarios show a surplus of above-
moderate-income units, since the Pipeline Projects exceed the City’s allocated above-moderate-
income units, and the 50% scenario assumes half the units in the Downtown are affordable and
half are above-moderate-income units.
Table 3. Remaining Need with Downtown 100% Affordable Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Downtown Dublin 786 42 -828
Remaining Need 247 (18)(695)247
Table 4. Remaining Need with Downtown 50% Affordable Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Downtown Dublin 389 25 414 828
Remaining Need 644 (1)(1,109)644
It should be noted that the 100% scenario (Table 3) clusters most of the lower-income RHNA units
in the Downtown. This approach further assumes that all remaining units in the Downtown
Development Pool (i.e., 828 units) would be lower-income units. These units would be in addition
to the 839 already existing and planned lower-income units in the Downtown.
As an additional consideration, this Housing Element cycle includes for the first time an express
requirement the Housing Element “affirmatively further fair housing.” Affirmatively furthering fair
housing means “taking meaningful actions, in addition to combating discrimination, that overcome
patterns of segregation and foster inclusive communities.” These new statutory obligations charge
all public agencies with broadly examining their existing and future policies, plans, programs,
rules, practices, and related activities and make proactive changes to promote more inclusive
communities. Concentrating affordable housing in the Downtown has benefits, such as promoting
transit-oriented development, decreasing household transportation expenses, and decreasing
greenhouse gas emissions; however, HCD and others may argue that concentrating affordable
housing in one area is inconsistent with the obligation to affirmatively further fair housing.
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Additional Sites
As discussed above, the City would have to include an additional 247 or 644 units in the Sites
Inventory, depending on the level of affordability as illustrated in the two scenarios above (Tables
3 and 4). This section addresses the potential “additional sites” that could accommodate the
remaining need.
All of the remaining need is in the “lower income” category, which requires sites allow “at least 30
units per acre.” To satisfy the additional remaining need, the City will need to amend the General
Plan and/or rezone additional sites to accommodate these units. For each of these additional sites,
Staff and the consultant assigned a potential density between 30 and 85 units per acre. The
proposed densities are based on other similar existing sites/developments in Dublin. The assigned
density for the additional sites could be adjusted based on direction from the City Council. Refer to
Attachment 3 for a map of the additional sites.
Staff has identified the following properties that could accommodate the remaining units:
Development Pool Amendment:The City could amend the Downtown Dublin Specific
Plan to increase the Downtown Development Pool. This action would be consistent with
the Downtown Dublin Preferred Vision which contemplates the need for additional units to
support the transition of Dublin Place and Dublin Plaza over the term of 30-50 years. Such
changes could accommodate between 1,200 - 2,200 lower-income units. The City can
maintain the Downtown Development Pool after the Housing Element Update.
Alameda County Surplus Properties: The General Plan land use designation for the
remaining 13.35-acre undeveloped sites at the Transit Center (Sites D-2 and E-2) is
currently Campus Office. If developed at a density of 85 units per acre, which is consistent
with the existing development at the Transit Center, such as Avalon at Dublin Station and
Dublin Station by Windsor, then these sites could accommodate up to 1,133 lower-income
units,not including the southern portion of Site D-2 where the Westin Hotel is approved.
SCS Property:The SCS Property is the vacant 76.9-acre property located north of I-580
between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive.
The existing General Plan and EDSP assume residential development of 261 units. This site
is the subject of a General Plan Amendment Study. The City Council directed Staff to work
with the property owner to conduct a community outreach process to gather input on the
future use and development of the property. That process is underway and the number of
residential units on this site has not yet been determined.
Hacienda Crossings: Rezoning a portion of Hacienda Crossings for mixed-use
development at a minimum density of 48 units per acre could accommodate up to 1,839
lower-income units. Staff preliminarily envisions such density to result in a product like
the Waterford Place Apartments, while balancing other impacts such as traffic and parking.
North Side of Dublin Boulevard: Rezoning the commercial sites on the north side of
Dublin Boulevard, between Dublin Court and Clark Avenue to a minimum density of 30
du/acre could accommodate up to 548 lower-income units. This density would be
consistent with the existing Tralee Apartments located in the vicinity and meets the
minimum density requirement to qualify as lower-income units. Additionally, the Tralee
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Apartments could be cited as an example to HCD about the viability of these properties
being redeveloped.
IKEA Site: Rezoning approximately seven acres of the Ikea site not slated for the IKEA
store to a minimum density of 48 units per acre could accommodate approximately 315
lower-income units. This density would be like that of the Waterford Place Apartments,
which is the density Staff preliminarily envisions could be accommodated on this site,
while balancing other impacts and development standards, such as traffic and parking.
Hexcel Corporation Site: The Hexcel Site, located at 11711 Dublin Boulevard directly west
of the Dublin Historic Park and Museums, comprises two parcels totaling 8.95 acres. Hexcel
will be relocating from this site which is currently available for sale. The entire site has a
General Plan Land Use of Business Park/Industrial. Both parcels are in the Dublin Village
Historic Area Specific Plan and have a Business Park/Industrial land use. The eastern
portion of the site is zoned Light Industrial (M-1) and the western portion of the site has
Planned Development Zoning that allows Commercial-Office (C-O) uses. If the site is
redeveloped at a minimum density of 30 units per acre, then 264 lower-income units
could be accommodated. This density was selected as it meets the minimum density
requirement to qualify as lower-income units.
Table 5 below summarizes the potential sites to accommodate Dublin’s remaining need of 247 or
644 units, depending on the level of affordability as illustrated in the two scenarios:
Table 5. Potential Sites to Accommodate Remaining Need
Site Potential Number of Units
Development Pool Amendment and Retail District Up-Zoning 1,200 - 2200 units
Alameda County Surplus Properties 1,133 units
SCS Property TBD
Hacienda Crossings 1,839 units
North Side of Dublin Boulevard 548 units
Ikea Site 315 units
Hexcel Corporation Site 264 units
When selecting “Additional Sites,” notable factors and characteristics to consider include, but are
not limited to, the following:
Proximity to Public Transit and Vehicle Miles Traveled
Displacement of Existing Uses
Probability of Redevelopment
Mix of Compatible Uses
Site Constraints
The extent to which a particular site affirmatively furthers fair housing
Tables 6 and 7 illustrate potential options to accommodate the remaining RHNA units again using
the assumption that either 100% or 50% of the units on these sites are produced as affordable
units. Simply for illustrative purposes, Table 6 adds 247 units at the Transit Center. Table 7 adds
450 units at the Transit Center and 194 units at Hacienda Crossings.
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Table 6. Preliminary Sites Analysis Example (100% Affordable Scenario)
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-Public Sites 134 --134
Downtown Dublin 786 42 -828
Alameda County Surplus
Properties 247 --247
Total 1,710 578 2,144 4,432
Table 7. Preliminary Sites Analysis Example (50% Affordable Scenario)
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-Public Sites 134 --134
Downtown Dublin 389 25 414 828
Alameda County Surplus
Properties 450 -450 900
Hacienda Crossings 194 -194 388
Total 1,710 561 3,202 5,473
As shown in Table 6 above, the 100% affordable scenario would result in 4,432 units, including
713 more units than the City’s Draft Allocation. Most of that excess includes 678 above-moderate-
income units in the project pipeline. This option still relies on all remaining units in the Downtown
Development Pool to satisfy a portion of the lower-income category. However, this reliance on the
units in the Downtown could be reduced by increasing the number of lower-income units placed
on the Alameda County Surplus Properties.
As shown in Table 7 above, the 50% affordable scenario would result in 5,473 units, including
1,754 more units than the City’s Draft Allocation. That excess above our Draft Allocation primarily
includes above-moderate-income units in the project pipeline, Downtown Dublin, Alameda County
Surplus Properties, and Hacienda Crossings. This results from the assumption that only 50% of the
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units on those sites would be affordable. This scenario would reduce the clustering of lower-
income units in the Downtown by only relying on approximately half of the current Development
Pool to satisfy the lower-income categories.
Staff seeks feedback from the City Council on the following questions:
1. What percentage of planned units should be assumed as affordable on opportunity sites?
Should Staff assume 100%, 50%, or a different percentage of affordable units?
2. Based on the requirement to affirmatively further fair housing, should an emphasis be
placed on providing lower-income affordable units in the Downtown or should they be
dispersed throughout the City?
3. Which “Additional Sites” should be prioritized to accommodate the RHNA obligation not
met by “Existing Sites”?
Following the meeting, Staff will work with the Consultant to refine and finalize the sites inventory
to be included in the Housing Element which the City Council will consider adopting at a future
public hearing.
Project Schedule and Next Steps
Table 8 below summarizes the key dates in the Housing Element Update Process:
Table 8. Key Dates
Step / Task Date(s)
Public Outreach (Survey and Stakeholder Workshops)November 2021 – February 2022
City Council Approve Draft Housing Element and Submit
to HCD for Review
May 2022
Environmental Review June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022
Adopt Housing Element Update December 2022 / January 2023
ENVIRONMENTAL DETERMINATION:
The informational report on the Housing Element Update is exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities.
Objective E: Update the City’s General Plan Housing Element in accordance with state law and to
ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation
for the period 2023-31.
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NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
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Legend
City Boundary
Existing Sites
Downtown Dublin - Retail District
Downtown Dublin - Transit Oriented District
Public/Semi-Public*
Pipeline Projects
5th Cycle Housing Element Sites
*Note: The exact location of the Public/Semi-Public sites on
the GH PacVest and East Ranch properties will be determined
at the time of the Stage 2 Development Plan approval
Map of Existing Sites
Attachment 1
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Attachment 2
PipelineProjects Table
Pipeline Project Address Units Very Low Low Moderate Above Moderate TotalEden Housing / Regional Street 6543 Regional Street 112 0 0 1 113East Ranch (Croak Road) Croak Road 0 50 18 555 623Bridge Housing / Amador Station 6501 Golden Gate Drive 56 78 162 4 300Ashton at Dublin Station Dougherty Road 0 0 22 198 220Boulevard (Phases 2 + 3)Dougherty Road 0 0 0 225 225Boulevard (Phases 4 + 5)Dougherty Road 0 0 0 451 451Avalon Bay Communities (Saint Patrick Way)6700 Golden Gate Drive 0 0 0 499 499Eastern Dublin/Pleasanton BART Station (Site D-1)Dougherty Road 98 0 0 1 99Branagh1881 Collier Canyon Road 0 0 0 97 97RighettiUnaddressed0009696
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Legend
City Boundary
Additional Sites
Downtown Dublin Development Pool Amendment
Alameda County Surplus Property
North Side of Dublin Boulevard
Hacienda Crossings
Hexcel Corporation Site
Ikea Site
SCS Property
Map of Additional Sites
Attachment 3
16
Housing Element Update,
Regional Housing Needs Allocation,
and Preliminary Sites Inventory
City Council
November 2, 2021
Item 3.1
Final Methodology and
Draft Allocation
•Draft allocation assigns 3,719 units to Dublin
•Draft allocation on appeal
•ABAG Executive Board will tentatively adopt
the Final RHNA in December 2021
Income
Category Very Low Low Moderate Above
Moderate Total
Units 1,085 625 560 1,449 3,719
Preliminary Sites Inventory
•Must include an inventory of specific sites available
for residential development to meet RHNA
•October 6, 2020 –City Council received a report on
Housing Element Update and directed Staff to
include sites from the current Housing Element
•Preliminary Sites Inventory prioritizes pipeline
projects, ADUs, and existing zoning to
accommodate RHNA before looking to rezone
Existing Sites
•Pipeline Projects
•Accessory Dwelling Units
•Existing Zoning:
–5th Cycle Housing Element Sites
–Public/Semi-Public Sites
–Downtown Dublin
Map of Existing Sites
Dublin’s Remaining Need
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Draft Allocation 1,710 560 1,449 3,719
Pipeline Projects 394 202 2,127 2,723
ADUs 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-
Public Sites 134 --134
Downtown Dublin 786 42 -828
Remaining Need 247 (18)(695)247
“No Net Loss”
•If project approved with fewer than number of
lower-income units identified in inventory, City
would need to identify additional sites to
accommodate RHNA by income level
•Identify new sites within 180 days of project
approval
Affordability Scenarios
Remaining Need with Downtown 100% Affordable Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Downtown Dublin 786 42 -828
Remaining Need 247 (18)(695)247
Remaining Need with Downtown 50% Affordable Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Downtown Dublin 389 25 414 828
Remaining Need 644 (1)(1,109)644
Additional Sites
•Identified additional sites to accommodate the
remaining need
•Second part of tonight’s discussion due to
recusal of Council Members
Questions
1.What percentage of planned units should be assumed as
affordable on opportunity sites?Should Staff assume
100%, 50%, or a different percentage of affordable units?
2.Based on the requirement to affirmatively further fair
housing, should an emphasis be placed on providing lower-
income affordable units in the Downtown or should they
be dispersed throughout the City?
Additional Sites
•Sites for unmet housing need
•All remaining sites must allow at least 30
units/acre
•Potential densities between 30-85 units/acre,
based on similar existing developments
•Site characteristics
Potential Additional Sites to
Accommodate Remaining Need
Site Potential Number of
Units
Downtown Dublin 1,200 –2,200 units
Alameda County Surplus Properties 1,133 units
SCS Property TBD
Hacienda Crossings 1,839 units
North Side of Dublin Boulevard 548 units
IKEA Site 315 units
Hexcel Corporation Site 264 units
Sites Inventory Example:
100% Affordability Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Pipeline Projects 394 202 2,127 2,723
ADUs 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-Public
Sites 134 --134
Downtown Dublin 786 42 -828
Alameda County
Surplus Properties 247 --247
Total 1,710 578 2,144 4,432
Sites Inventory Example:
50% Affordability Scenario
Very-Low-
and Low-Moderate-Above-
Moderate-Total
Pipeline Projects 394 202 2,127 2,723
ADUs 149 82 17 248
5th Cycle Sites -252 -252
Public/Semi-Public
Sites 134 --134
Downtown Dublin 389 25 414 828
Alameda County
Surplus Properties 450 -450 900
Hacienda Crossings 194 -194 388
Total 1,710 561 3,202 5,473
Map of Additional Sites
Question
3.Which “Additional Sites” should be prioritized
to accommodate the RHNA obligation not met
by “Existing Sites”?