HomeMy WebLinkAboutFebruary 5, 2022 Special City Council Meeting PacketFebruary 05, 2022 Dublin City Council Special Meeting Agenda 1
COUNCILMEMBERS Civic Center
Melissa Hernandez, Mayor 100 Civic Plaza
Jean Josey, Vice Mayor Dublin, CA 94568
Shawn Kumagai, Councilmember www.dublin.ca.gov
Dr. Sherry Hu, Councilmember
Michael McCorriston, Councilmember Special Meeting of the DUBLIN CITY COUNCIL
Saturday, February 5, 2022 Location: Regional Meeting Room
Civic Center
100 Civic Plaza
Dublin, CA 94568
Notice is hereby given that a Special Meeting of the City of Dublin City Council will be held on
Saturday, February 5, 2022, at 9:00 AM.
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. PUBLIC COMMENT
3. WELCOME AND REVIEW OF STRATEGIC PLAN STRATEGIES AND OBJECTIVES
FROM 2020-2022
4. DISCUSSION OF OPERATING AND CAPITAL BUDGETS
• Presentation and discussion of operating budget
• Review and discussion of capital projects
5. DISCUSS STRATEGIC PLAN STRATEGIES AND OBJECTIVES FOR 2022-2024
Staff Memo
6. ADJOURNMENT
Upcoming City Council Schedule: Regular City Council Meeting, February 15, 2022
This AGENDA is posted in accordance with Government Code Section 54954.2(a)
If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to
persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the
federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation,
please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting.
AFFIDAVIT OF NOTICING AND POSTING:
I, Marsha Moore, City Clerk for the City of Dublin, declare that a copy of this agenda /
notice was posted in the kiosk in front of the Civic Center and that the City of Dublin City
Councilmembers and the Media were provided notice on February 3, 2022.
ATTEST:
________________________________________
Marsha Moore, MMC, City Clerk
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CITY MANAGER’S OFFICE
MEMORANDUM
DATE: February 5, 2022
TO: City Council
CC: Linda Smith, City Manager
Colleen Tribby, Assistant City Manager
FROM: Hazel Wetherford, Economic Development Director
SUBJECT: Downtown Dublin Update
This Memorandum provides an overview of recent Economic Development activities including the key
accomplishments under the Downtown Preferred Vision (DPV). Despite the impact of COVID-19, there
have been several achievements that have been made to move the DPV forward. This memo will share
the progress that has been taken and the path forward.
Past City Council Actions
On October 15, 2019, the City Council adopted Resolution No. 107-19 which approved a Memorandum
of Understanding (MOU) between the City and American Realty Advisors (ARA), the primary property
owner of the Dublin Place shopping center.
On November 5, 2019, the City Council approved the Downtown Dublin Preferred Vision and its three
main principles (sitting of the town square, a new street grid network, and the downtown character).
On December 3, 2019, the City Council adopted Resolution No. 126-19 which amended the General Plan
and Downtown Dublin Specific Plan to allow an increase in the allowable commercial floor area ratio in
the Transit Oriented and Retail Districts, combined new residential dwelling unit allocation into one pool
for all three districts, and amended the parking standards for the Village Parkway and Transit Oriented
Districts.
On July 21, 2020, the City Council adopted Resolution No. 79-20 which amended the Downtown Dublin
Specific Plan to create a new street grid in the Retail District, site a town square, combine the remaining
allocation of new non-residential square footage from the Transit Oriented and Retail Districts into one
pool, allow lodging in the Retail District, and amended the design guidelines for the Core Area of the
Retail District.
On November 17, 2020, the City Council adopted Resolution No. 121-20 which adopted the Downtown
Dublin Streetscape Plan and amended the citywide Streetscape Plan.
On April 6, 2021, the City Council adopted Resolution No. 26-21 which approved a First Amendment to
the MOU with ARA, providing a 12-month term extension.
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City Council Strategic Plan Objectives
In addition to the City Council actions, Staff has been diligently working on the City Council’s Strategic
Plan Objectives to implement the City’s adopted preferred vision for Downtown Dublin. Below is a
summary organized by topic.
Town Square
As mentioned above, the City has entered into a MOU with the primary property owner of the Dublin
Place shopping center, ARA. This MOU established a partnership between the City and ARA in our
mutual goals of developing the DPV. Due to the COVID-19 pandemic and the significant impact to
owners of retail properties, priorities were shifted and substantial delays in negotiations occurred. Due
to this reason, the City and ARA agreed to extend the MOU for an additional 12-month period.
Since April 2021, the property owner has refocused their priorities and significant strides have been
made in support of the DPV. First, ARA issued a Request for Proposal for a joint venture opportunity
with the goal of redeveloping the Dublin Place shopping center. As ARA went through the RFP vetting
process, they hired the firm Hines, which is one of the largest privately held real estate investors and
managers in the world. It’s worthy to note that Hines owns the Dublin Corporate Center along Tasajarra
Road and I-580, and the City has an established relationship with them.
Shortly after hiring Hines, ARA submitted a new purchase offer to Burlington to acquire the remaining
two parcels needed for Phase I of the DPV which includes the creation of the town square and a mixed-
use development project bordering the town square. Burlington responded with interest and joined a
meeting with City staff and ARA’s development team. At this meeting Burlington expressed a need to
better understand what their options are in the market, and internally discuss whether they want to sell
and/or relocate.
In addition to hiring Hines, ARA issued an RFP for an architectural design firm and that process led them
to hiring Gensler, a global design and architecture firm, to assist with the master planning of the site. It’s
noteworthy to mention that Gensler was the firm Zeiss hired for their Innovation Campus along Dublin
Blvd. ARA, Hines and Gensler embarked on a benchmarking assessment which means they went across
the country touring the best-in-class mixed-use development sites as part of their research in
preparation for developing their master plan.
Lastly, as the property owner works towards acquiring the remaining two parcels from Burlington, then
the City will begin discussions on the mechanism to provide development certainty to ARA in the form of
a Development Agreement or something similar.
Street Grid Network
With the prior action taken by City Council, the street grid network is now embedded in the Downtown
Dublin Specific Plan. Staff has been working with the City’s consultant, Urban Field Studio along with
their subconsultants to evaluate the right-of-way acquisition which requires the study of current city
intersections and streets. There is some cross over with the City’s Citywide Traffic Model project that is
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currently underway which informed Staff that further analysis needed to be done at critical intersections
by taking physical traffic counts.
Those new traffic counts have been collected and the traffic forecasts have been adjusted accordingly.
The traffic consultant is now working on revising the traffic analysis at those intersections based on the
forecasts. In addition to the traffic analysis, progress has been made on the street cross section designs.
Lastly, Staff was able to kick-off the parking analysis with CHS Engineering in late January.
Downtown Opportunity Sites
Staff continues to work in tandem with property owners and brokers to market the opportunity sites in
the Downtown. Examples include the repurposing of the former Hooter’s parcel, the Eden Housing
affordable housing project along Regional St., the re-tenanting of the former OSH site with H Mart, the
BRIDGE affordable housing project on the vacant BART parcel along Golden Gate Dr., and the re-
tenanting of the former Fitness 2000 with ACE Hardware. Staff continues to work with the key
stakeholders for those properties that are either for sale or are vacant such as the former McNamara’s
site along San Ramon Rd., the current Video Only building along Dublin Blvd., the vacant Willow Tree
site, the vacant Coach’s Grille site, and the vacant parcel along Regional St. just to name a few.
Covenants, Conditions & Restrictions (CC&Rs)
Staff worked with the City’s retail consultant and the City Attorney’s Office on a revised draft of a CC&Rs
document that was then routed to the primary property owners of the Dublin Plaza Center shopping
center (home to Ranch 99, Fitness 19, Daiso, Ashley Furniture, etc.). Staff had several discussions with
the primary property owners, which expressed that they would like to hold off on any amendments until
they have developed a plan on how best to develop their sites. As for the Dublin Place shopping center,
ARA has asked to hold off until they acquire the remaining two parcels.
Downtown Building & Site Improvements
Staff continues to work with property owners and developers on projects that are submitted to the City.
Some examples of recent projects include
• Rebranding and new signage to the Dublin Place shopping center
• Streetscape improvements to St. Patrick Way as well as the exterior design of the co-working
space (AvalonBay)
• Affordable housing project by BRIDGE Housing
• Affordable housing project by Eden Housing
Lastly, Staff was able to negotiate with the property owner of the vacant Hooter’s parcel to design and
install the new Downtown Gateway sign prior to its anticipated delivery date, providing a key marker as
one of the entrances of Downtown.
Downtown Signage
With the contribution from Trumark in the amount of $600,000 towards the use of Downtown Signage,
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Staff is seeking input from the City Council on signage opportunities. Staff has included a map from the
Downtown Streetscape Plan that identifies locations for public art to help guide the City Council’s
discussion on how to invest the money and ideal locations.
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Downtown Signage Map 6
CITY MANAGER’S OFFICE
MEMORANDUM
DATE: February 5, 2022
TO: City Council
CC: Linda Smith, City Manager
Colleen Tribby, Assistant City Manager
FROM: Jeff Baker, Community Development Director
Kristie Wheeler, Assistant Community Development Director
SUBJECT: Overview of City’s Affordable Housing Programs
This memo provides an overview of the City’s affordable housing programs.
Housing Affordability
Housing is typically defined as affordable when a household pays no more than 30% of its gross
income on housing expenses but can vary from jurisdiction to jurisdiction. Every year, the California
Department of Housing and Community Development (HCD) issues annual area median income (AMI)
and corresponding income limits that are used to calculate the maximum affordable rental and sales
prices for affordable housing units. Table 1 illustrates the City’s 2021 income limits for the very-low-,
low-, and moderate-income categories.
Table 1: 2021 Income Limits for Alameda County
Income
Category
% of Area
Median
Income
(AMI)
Household Size
1
2
3
4
5
6
7
Very Low 50% $47,950 $54,800 $61,650 $68,500 $74,000 $79,500 $ 84,950
Low 80% $76,750 $87,700 $98,650 $109,600 $118,400 $127,150 $135,950
Moderate 120% $105,500 $120,550 $136,650 $150,700 $162,750 $174,800 $186,850
Source: California Department of Housing and Community Development, 2021
These income limits are used to calculate the amount of rent a household in each income category
can afford. Table 2 illustrates the amount of rent a household in each income category can afford.
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Table 2: 2021 Rent Limits for Alameda County
Source: City of Dublin, Housing Division, 2021
The City’s housing programs focus on creating and preserving rental and ownership housing
opportunities that are affordable to all income categories. These programs are managed by the City’s
Housing Division within the Community Development Department. The programs and policies
discussed below are ways the City creates and preserves affordable housing.
Inclusionary Zoning Ordinance
The City’s Inclusionary Zoning Ordinance (IZO) was adopted in 2002 and serves to enhance the public
welfare and assure that further housing development contributes to the attainment of the City’s
Housing Element goals by increasing the production of residential units that are affordable to very-
low-, low- and moderate-income households. In addition, the IZO assures that the limited remaining
developable land in the City is utilized in a manner consistent with the City’s housing policies and
needs.
The Inclusionary Zoning Regulations are summarized as follows:
• All new residential development projects with 20 units or more must construct 12.5% of the
total number of units within the development as affordable deed restricted units.
• The affordability level of the required number of deed restricted units must include:
o Rental developments: 30% very low, 20% low and 50% moderate-income units
o Ownership developments: 40% low and 60% moderate-income units.
• An Affordable Housing Agreement must be recorded on the property title prior to issuing a
building permit.
• Payment of a fee in-lieu of constructing up to 40% of the required inclusionary units is an
option available to developers and is paid at the time of building permit. The current in-lieu
fee rate is $217,696 per required affordable unit and is adjusted annually based on the larger
of the increases in either the U.S. Department of Housing and Urban Development (HUD) Fair
Market Rent Limits for the Oakland- Fremont Metropolitan Area, or the change in the Bay
Number of
Bedrooms
Number of
Persons in
Household
Maximum Allowable Rents by Income
Category
Very-Low-
(<50% AMI)
Low-
(<80% AMI)
Moderate-
(<120% AMI)
Studio 1-2 $1,199 $1,919 $2,638
1 1-2 $1,370 $2,193 $3,014
2 2-3 $1,541 $2,466 $3,391
3 3-4 $1,713 $2,740 $3,768
4 4-5 $1,850 $2,960 $4,069
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Area Urban Consumer Price Index (CPI). In-lieu fees are collected in the City’s Affordable
Housing Fund.
For comparison purposes, Staff reviewed the affordable housing and in-lieu fee requirements for the
Tri-Valley cities and found that they vary widely. Table 3 provides a comparison of the inclusionary
requirements and in-lieu fees for the five cities.
Table 3: Tri-Valley Inclusionary Comparison
Dublin Danville Livermore Pleasanton San Ramon
% of total
project
12.5%
8-19 units
or < 7
units/acre:
10%
20+ units or
>7
units/acre:
15%
15% except:
10% in
Downtown SP
20% in Isabel
Neighborhood
SP
Single-family:
20%
Multi-family:
15%
Single-
family: 10%
Multi-family:
15%
(including
attached
ownership)
In-lieu
fee
May pay in-lieu
fee for up to
40% of
requirement
($217,696/unit)
<13
units/acre
may pay in-
lieu fee
with
Council
approval
(No set fee)
<11 units:
Rental
exempt from
in-lieu fee
For-sale
subject to in-
lieu fee
11+ units
subject to
must-build
requirement
($29.23/total
sq. ft. within
overall
project)
May pay in-
lieu fee:
Single-family
detached
($47,762/unit
within overall
project)
Multi-family
($46,732/unit
within overall
project)
<10 units
may pay in-
lieu-fee
($12.50/total
sq. ft.)
10+ single-
family units
may pay in-
lieu fee.
($15.00/total
sq. ft. within
overall
project)
Affordable Housing Inventory
As of January 31, 2022, there are 1,414 affordable units in Dublin reserved for households earning less
than 120% AMI. Figures 1 shows the number of each type of affordable unit and Figure 2 shows the
distribution of units by income category.
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CITY MANAGER’S OFFICE
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Figure 1: Affordable Housing Inventory
Figure 2: Income Distribution
Rental Projects
77%
(1,097 units)
Ownership
12%
(164 units)
Affordable ADUs
11%
(153 units)
Rental Projects
Ownership
Affordable ADUs
0
50
100
150
200
250
300
350
400
450
500
< 50% AMI < 80% AMI < 120% AMI
Rental Projects Ownership Affordable ADUs
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The City’s inclusionary housing program is designed to provide a balance of housing types to satisfy
the housing needs of the community. As shown in Figure 1, rental units comprise the largest portion
of the City’s affordable housing stock. Most of these units are available to very-low-income
households, while ownership units are predominantly available to moderate-income households.
Affordable housing for lower income households requires significant subsidies and there are more
funding sources available to produce rental housing in this income category. Additionally, rental units
are often better suited for lower income households that may not have the financial resources to
produce a down payment, or to pay property taxes, homeowner’s association dues, and the cost of
ongoing maintenance associated with homeownership.
Rental Units (1,097 units)
There are 1,097 deed restricted affordable rental units in Dublin as noted in Figure 1. Of the 1,097
units, 311 units (28%) are restricted for moderate-income households, 310 units (28%) are restricted for
low-income households, and 476 units (44%) are restricted for very-low-income households. There are
both 100% affordable rental projects as well as rental projects that include a mix of market rate and
affordable units. The 100% affordable rental projects have been built by non-profit developers with a
combination of government funding sources, including money allocated from the City’s Affordable
Housing Fund, and often with the contribution of land. The BMR rental units are managed by a
community manager and/or non-profit organization -- the City does not own or manage any units.
However, Staff monitors BMR rental units annually to ensure compliance with the community’s
Affordable Housing Agreement. This includes a review of tenant income certification, rent prices, and
waitlist procedures. Refer to Attachment 1 for a list of all the rental communities with BMR rental units,
and information about each project including property manager.
Ownership Units (164 units)
As noted in Figure 1, there are 164 deed restricted affordable ownership units, also referred to as below
market rate (BMR) units, in Dublin. Of the 164 units, 154 units (94%) are restricted for moderate-
income households, five units (3%) are restricted for low-income households, and five units (3%) are
restricted for very-low-income households. The sales price for a BMR unit is based on the income limit
for the income category of the unit, number of bedrooms, and estimated monthly housing payment,
which includes the cost of the mortgage payment (principal and interest), homeowner’s association
dues, property taxes, utilities, homeowner’s insurance, and private mortgage insurance (if applicable).
BMR units are deemed affordable if the sales price results in annual housing expenses not exceeding
35% of the maximum income level for low- and moderate-income households, adjusted for household
size. Each BMR unit is deed restricted to a specific income category for between 30 and 55 years,
depending on the Affordable Housing Agreement. Staff monitors these units annually to ensure they are
owner-occupied and compliant with any refinancing or resale requirements. Each new BMR homeowner
must attend a Homebuyer Education course at time of purchase.
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Accessory Dwelling Units (153 units)
Pursuant to the IZO, the City Council may approve alternate methods of meeting the inclusionary zoning
regulations. In some cases, ownership development projects have satisfied their affordable housing
requirement through the production of accessory dwelling units (ADUs) that can be rented to very-low-,
low-, or moderate-income households. There are 153 deed restricted ADUs as noted in Figure 1, which
are located in Positano, Schaefer Ranch and Tassajara Hills (where additional units are anticipated at
project build out). Of the 153 ADUs, 44 units (29%) are restricted for moderate-income households, 87
units (57%) are restricted for low-income households, and 22 units (14%) are restricted for very-low-
income households. If the homeowner chooses to rent their deed restricted ADU (not mandated), the
tenant’s rent and income level are restricted to what is prescribed in the Affordable Housing Agreement
for that development. Staff monitors these units annually to ensure compliance with the deed
restriction if the unit is rented.
Pipeline Projects (435 units)
In addition to the City’s existing affordable housing stock, the Ashton at Dublin Station project, which is
currently under construction, will include 22 moderate-income rental units. In Downtown Dublin, there
are also two 100% affordable rental projects that recently received Site Development Review Permit
approval. The 300-unit Amador Station project will be built in two phases. Phase I of the Amador Station
project will include 136 units affordable to households earning an average of no more than 43% AMI
(excluding two manager’s units), Phase II of Amador Station will include 164 units affordable at a
minimum to moderate-income households (excluding two manager’s units), and the Regional Street
Senior Affordable project will include 113 units affordable to households earning no more than 60%
AMI, with 30% of the units affordable to households earning no more than 30% AMI (excluding one
manager’s unit). Both projects are receiving financial support from the City. The City committed $7.1
million from the City’s Housing Fund and $2.9 million in Measure A-1 Bond funds to Phase 1 of the
Amador Station project, and the City committed $5 million in Measure A-1 bond funds and facilitated
the site acquisition at low cost (valued at $5 million) for the Regional Street Senior Affordable project.
Efforts to Facilitate Additional Affordable Housing
Staff is working with the Alameda County Surplus Properties Authority on the acquisition of an
approximately one-acre site located on Iron Horse Parkway in the Transit Center for an affordable
housing project. This site is the remaining portion of a 2.4-acre site on which the County is going to
build a parking garage. In preliminarily discussions with Eden Housing, Staff anticipates that the one-
acre site can accommodate an approximately 99-unit affordable housing project.
To facilitate the production of ADUs, Staff has created permit-ready ADU prototype plans that provide a
cost savings to homeowners interested in building an ADU. In addition, the City prepared an ADU
Manual to assist homeowners who are not familiar with the development process. Finally, to further
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CITY MANAGER’S OFFICE
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incentivize ADUs, the City relaxed development standards and waived certain permitting fees for ADUs
applied for between January 1, 2022, and December 31, 2026.
First Time Homebuyer Loan Program
The City’s First Time Homebuyer Loan Program (FTHLP) provides financial assistance in the form of a
deferred loan to moderate-income households. Up to $160,000 is budgeted in the current fiscal year
for new loans. All FTHLP loans have a 30-year deferred payment term with a 3.5% simple interest rate;
deferred principal and interest are due in full at time of sale or after 30 years, whichever is earlier.
Households may pay off the loan at any time without penalties.
To qualify, applicants must be first time homebuyers or not have owned property in the last three years.
Eligible households purchasing a BMR home can apply for a loan up to 15% of the purchase price with a
maximum loan amount of $40,000. Eligible households purchasing a market rate home can apply for a
loan up to 10% of the purchase price, with a maximum loan amount of $40,000.
Since inception in 2006, over $2.1 million in loans has been awarded to 62 homebuyers. Of the 62
loans, 41 have been paid off, and there was one short sale and one write off, leaving 19 active loans. In
the last five years, the City has approved four FTHLP loans, including one in 2017, two in 2019, and one
in 2021.
Local Funding Sources for Affordable Housing Development
The development of affordable housing requires a significant amount of government subsidy, which
often comes from a combination of local, regional, state, and federal sources. Local and regional
sources include the City’s Affordable Housing Fund and the Alameda County Measure A-1 Bond Fund.
Additionally, affordable housing projects typically rely on a number of federal and state programs such
as low-income tax credits, bond money, and money allocated to facilitate development of housing for
special needs populations. The following is a brief overview of local and regional funding.
Dublin Affordable Housing Fund
The City’s IZO provides developers the option to pay an in-lieu fee for up to 40% of their inclusionary
housing requirement. The in-lieu fee was adopted in 2002. At the time, the fee was
$72,176/inclusionary unit and was calculated based on the difference between the cost of constructing
a 1,200-square-foot moderate-income home and the market cost of building that home. The fee is
adjusted annually based on the CPI and is currently $217,696/inclusionary unit. In 2005, the City Council
also adopted a commercial linkage fee, which currently ranges from $0.52/square foot for services and
accommodations to $1.53/square foot for office. These fees are collected in the City’s Affordable
Housing Fund and used to fund the City’s affordable housing programs, such as the FTHLP and to award
loans to non-profit affordable housing developers to build or preserve affordable housing.
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CITY MANAGER’S OFFICE
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Since the fund was established in 2002, the City has awarded over $22 million in grants and loans to
create new affordable housing. In particular, this fund helped facilitate development of Wicklow Square,
Carlow Court and Wexford Way at Emerald Vista, and Valor Crossing. Funds have also been allocated to
Phase I of the future Amador Station project as previously discussed in this memo.
The Affordable Housing Fund currently has approximately $6.1 million available to fund programs after
current commitments and operational reserves. It is estimated that the Housing Fund balance could
increase to a range of $11.5 to $17.5 million over the five years (excluding future allocations from the
Housing Fund) resulting from in-lieu fee contributions from future housing developments.
Alameda County Measure A-1 Bond Funds
Alameda County Measure A-1 was passed in November 2016 to fund programs related to
homeownership and rental housing. Of the total amount allocated to the Rental Housing Development
Fund, the City’s Net Base Allocation is $7,948,319. On January 25, 2022, the Alameda County Board of
Supervisors adopted resolutions committing up to $2.9 million to Phase I of the Amador Station project
and $5,048,319 to the Regional Street Senior Affordable project. Measure A-1 Bond Funds also support
County programs, such as AC Boost and Renew AC, as further discussed later in this memo.
Middle-Income Rental Housing
In September 2020, the City Council authorized the City to become an Additional Member of the
California Community Housing Agency (CalCHA) joint powers authority for the production, preservation,
and protection of middle-income rental housing and authorized the City Manager to enter into Purchase
Option Agreements with CalCHA for middle-income rental housing created within City. As a condition,
Purchase Option Agreements are limited to no more than four properties totaling no more than 1,000
units during the first five years and the location of properties must be evaluated to ensure they are
geographically separated from one another and dispersed throughout the City. Since that time, CalCHA
has purchased the Aster project in Downtown Dublin with 313 units and the Fountains at Emerald Park
with 324 units.
In June 2021, the City Council authorized the City to become an Additional Member of the California
Statewide Communities Development Authority (CSCDA) for the production, preservation, and
protection of middle-income rental housing and approved the form of a Public Benefit Agreement. In
addition, the City Manager requested that further guidance be set relating to the overall amount of
property tax revenue the City would be willing to forgo. The City Council discussed a maximum of
between $800,000 and $1 million in City property tax revenues and approved the issuance of revenue
bonds by the Authority for the purpose of financing the acquisition of the Waterford Place Apartments
with 390 unit.
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CITY MANAGER’S OFFICE
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A total of 1,027 rental units will be preserved as middle-income housing by CalCHA and CSCDA. The
conversion of these units to middle-income housing will take place over time as existing tenants are
either income qualified for the program at the time their lease is renewed, or as existing tenants vacate
the property and are replaced by new tenants that meet the income qualifications for middle-income
housing. When fully converted, these projects will provide the community with 342 low-income units,
342 median-income units and 343 moderate-income units dispersed throughout the three projects.
The acquisition of these three projects for middle-income housing removes them from the property tax
roll. As a result, the City will forgo approximately $830,641 in property tax revenue.
Home Rehabilitation Program
In December 2020, the City Council approved the Home Rehabilitation Grant Program to assist
qualifying low-income households to maintain their homes in a safe, livable condition and to prevent
neighborhood blight. There are two types of grants:
• Rehabilitation Grants: This program provides grants of up to $5,000 to eligible homeowners to
increase the safety and energy efficiency of their homes, construct accessibility improvements,
and/or to rehabilitate and improve electrical, plumbing, roofing, and other similar
improvements.
• Beautification Grants: This program provides grants of up to $5,000 to eligible homeowners to
improve the exterior appearance of their homes and prevent neighborhood blight such as
exterior paint or removal of overgrown vegetation, and other similar improvements.
To date, the City has received one application but has not yet approved any grants.
Additional Housing Resources
The Alameda County Department of Housing and Community Development (HCD) has a number of
programs to help low-income households. These programs include: 1) the Mortgage Credit Certificate
Program, funded by the State of California, which provides income eligible first-time homebuyers with
an opportunity to receive a tax credit on the first 20% of their annual mortgage interest payments; 2) AC
Boost, which provides down payment assistance to income eligible first-time homebuyers using
Measure A-1 Bond funds; and 3) Renew AC, which helps low-income households with low-interest
deferred payment loans for home improvement projects that maintain safe housing, increase
accessibility, and ultimately prevent homeowner displacement using Measure A-1 Bond funds.
Federal programs that assist low-income households, include the Housing Choice Voucher Program
(commonly referred to as Section 8), which extends rental subsidies to extremely-low- and very-low-
income households, including families, seniors, and the disabled. The program offers a voucher that
pays the difference between the current fair market rent (FMR) as established by HUD and what a
tenant can afford to pay (i.e., 30 percent of household income). In addition, the City participates in the
Alameda County “Urban County” for federal HUD Community Development Block Grant (CDBG) funding.
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CITY MANAGER’S OFFICE
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Alameda County HCD administers a home repair and improvement programs for the City using CDBG
Capital Improvement funds.
Attachments
1. List of Rental Communities with BMR Units
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Attachment 1
Affordable Rental Projects in Dublin
As of 5/2019
Community Name
Year of
Agreement/
Effective Date
Year
Restrictions
Expire
Total
Affordable
Units
Total
Units Property Manager
Mixed Income Projects with both Market Rate and Affordable Rental Units:
Park Sierra* 1999 2029 57 283 Shea Properties
Avana (Archstone)
Apartments 2001 2031 2 177 Greystar
Dublin Ranch Pine Grove
Senior + Oak Grove
Family (Fairway)
2006 2061 535 626 FPI Management
Dublin Station by
Windsor
aka Avalon Eclipse -
5300 Iron Horse)
2007 2062 30 305
Windsor Property
Management
Company
Tralee Village 2011 + 55 16 130 Bell Partners Inc.
Avalon at Dublin Station
5200 Iron Horse) 2013 2068 50 505 AvalonBay
Communities, Inc.
Subtotal: 690 2,026
100% Affordable Rental Unit Projects by Non-Profit Developers with Funding and Land Dedication by the City:
Wicklow Square 2006 2061 53 54 Eden Housing
Camellia Place 2007 2062 111 112 EAH Housing
Wexford Way 2012 2067 129 130 Eden Housing
Carlow Court 2012 2067 49 50 Eden Housing
Valor Crossing 2016 2071 65 66 Eden Housing
Subtotal: 407 412
Grand Total 1,097 2,438
At Park Sierra, 14 of the affordable units are very low income units required & funded by other sources.
17