HomeMy WebLinkAbout4.9 Planned Development Zoning Amendment for Dublin Transit Center Sites D-2 and E-2 and Hacienda Crossings Shopping Center (PLPA-2022-00036)CELEBRATING
STAFF REPORT
CITY COUNCIL
DUBLIN
CALIFORNIA
LAgenda Item 4.9
DATE: December 6, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SU B.ECT : Planned Development Zoning Amendment for Dublin Transit Center Sites D-
2 and E-2 and Hacienda Crossings Shopping Center (PLPA-2022-00036)
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
On November 15, 2022, the City Council approved the 2023-2031 Housing Element and adopted
related amendments to the General Plan, Eastern Dublin Specific Plan, and Downtown Dublin
Specific Plan. The City Council also waived the first reading and introduced companion Ordinances
approving the Planned Development Zoning for Sites D-2 and E-2 at the Dublin Transit Center and
Hacienda Crossings shopping center. The City Council is now being asked to waive the second
reading and adopt the Ordinances.
STAFF RECOMMENDATION:
Waive the reading and adopt the Ordinance Approving Amendments to the Planned Development
Zoning Stage 1 Development Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2
of the Dublin Transit Center; and waive the reading and adopt the Ordinance Approving
Amendments to the Planned Development Zoning Stage 1 Development Plan and Approving a
Stage 2 Development Plan for the Hacienda Crossings Shopping Center.
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 cost to prepare the Housing Element Update will be offset in
part 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 from
the Regional Early Action Planning (REAP) Grant Program. The City's Fiscal Year 2022-23 Budget
sufficiently covers the remaining cost.
Page 1 of 3
205
DESCRIPTION:
On November 15, 2022, the City Council: 1) adopted Resolution No. 133-22 adopting an Initial
Study/Negative Declaration; approving the 2023 - 2031 Housing Element, associated
amendments to the General Plan, including the Land Use Element and Land Use Map, and Seismic
Safety and Safety Element, and associated amendments to the Eastern Dublin Specific Plan; and
authorizing Staff to submit the Housing Element to the California Department of Housing and
Community Development for certification; 2) adopted Resolution No 134-22 amending the
Downtown Dublin Specific Plan to specify residential units on three Housing Element sites are
allowed by right and not subject to the Development Pool or Community Benefit Program; 3)
waived the reading and introduced the Ordinance approving amendments to the Planned
Development Zoning Stage 1 Development Plan and approving a Stage 2 Development Plan for
Sites D-2 and E-2 of the Dublin Transit Center; and 4) waived the reading and introduced the
Ordinance approving amendments to the Planned Development Zoning Stage 1 Development Plan
and approving a Stage 2 Development Plan for the Hacienda Crossings shopping center. Please
refer to the November 15, 2022 City Council staff report for a complete discussion of these actions
(Attachment 3).
The City Council is being asked to waive the second reading and adopt the Ordinances provided as
Attachments 1 and 2.
ENVIRONMENTAL DETERMINATION:
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City
prepared an Initial Study/Negative Declaration (IS/ND) for the proposed project. The IS/ND was
available for public review between October 4, 2022, and November 2, 2022. The City of Dublin
received minor comments from the Dublin San Ramon Services District and Zone 7 regarding the
"Utilities and Service Systems" and "Hydrology and Water Quality" sections of the IS/ND. On
November 15, 2022, the City Council adopted Resolution No. 133-22, adopting the IS/ND.
STRATEGIC PLAN INITIATIVE:
Strategy 2: Housing Affordability
Objective A: Develop a Certified Housing Element that balances the location of housing options for
all income types.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council agenda was posted.
Page 2 of 3
206
ATTACHMENTS:
1) Ordinance Approving Amendments to the Planned Development Zoning Stage 1 Development
Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2 of the Dublin Transit
Center
2) Ordinance Approving Amendments to the Planned Development Zoning Stage 1 Development
Plan and Approving a Stage 2 Development Plan for the Hacienda Crossings Shopping Center
3) City Council Staff Report, dated November 15, 2022 (without attachments)
Page 3 of 3
207
Attachment I
ORDINANCE NO. XX — 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO THE PLANNED DEVELOPMENT ZONING STAGE 1
DEVELOPMENT PLAN AND APPROVING A STAGE 2 DEVELOPMENT PLAN FOR SITES
D-2 AND E-2 OF THE DUBLIN TRANSIT CENTER
(APNs: 986-0034-012-00 AND 986-0034-014-00)
(PLPA-2022-00036)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The State of California requires cities and counties to adopt a comprehensive, long-term
General Plan for the physical development of the City.
B. The Housing Element is one of seven mandated elements of the General Plan and must
address the existing and projected housing needs for all economic segments of the
community.
C. State law requires Housing Elements to be updated and certified by the California
Department of Housing and Community Development (HCD) every eight years.
D. The City of Dublin prepared the 2023 — 2031 Housing Element in accordance with State
law.
E. The Housing Element must include an inventory of specific sites or parcels that are suitable
for residential development and available for use in the planning period to accommodate
the City's Regional Housing Needs Allocation (RHNA), which is included as Appendix D:
Adequate Sites Analysis in the 2023 — 2031 Housing Element.
F. After accounting for pipeline projects, accessory dwelling units, and existing zoning to
accommodate the RHNA, the Adequate Sites Analysis identified a "remaining need" of 755
units.
G. A portion of the remaining need is proposed to be accommodated on Sites D-2 and E-2
(APNs: 986-0034-012-00 and 986-0034-014-00) at the Dublin Transit Center.
H. On December 3, 2002, the City Council adopted Ordinance No. 21-02 approving a Planned
Development Rezone with a Stage 1 Development Plan for the Dublin Transit Center, which
among other approvals, established a maximum of 1,800 residential units for the Transit
Center and specified Sites D-2 and E-2 shall be developed with a Campus Office use.
I. The City proposes to amend Ordinance No. 21-02 to change the allowed land use on Sites
D-2 and E-2 from Campus Office to Campus Office/High-Density Residential and increase
the maximum residential density from 1,800 units to 2,515 units ("the Project").
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 6 208
J. Consistent with California Government Code Section 65352.3, the City obtained a contact
list of local Native American tribes from the Native American Heritage Commission and
notified the tribes on the contact list of the opportunity to consult with the City on the
proposed Planned Development Zoning Amendments. None of the contacted tribes
requested a consultation within the statutory consultation periods and no further action is
required.
K. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and
City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed
for environmental impacts and that environmental documents be prepared.
L. The City prepared an Initial Study for the 2023 — 2031 Housing Element and corresponding
General Plan Amendments, Specific Plan Amendments, and rezonings, which found there
was no substantial evidence that the project would have a significant adverse effect on the
environment and, therefore, pursuant to the requirements of CEQA, the City prepared a
Negative Declaration (ND), dated October 3, 2022, which reflects the City's independent
judgement and analysis.
M. The Initial Study/Negative Declaration was circulated for public review from October 4,
2022, through November 2, 2022.
N. The City of Dublin received minor comments from the Dublin San Ramon Services District
and Zone 7 regarding the "Utilities and Service Systems" and "Hydrology and Water
Quality" sections of the Initial Study/Negative Declaration.
O. On October 25, 2022, the Planning Commission reviewed the 2023 — 2031 Housing
Element and corresponding General Plan Amendments, Specific Plan Amendments, and
rezonings and adopted Resolution No. 22-14 recommending that the City Council: 1) adopt
an Initial Study/Negative Declaration; 2) approve the 2023 — 2031 Housing Element and
authorize Staff to submit the Housing Element to the California Department of Housing and
Community Development for certification; 3) approve associated amendments to the
General Plan, Eastern Dublin Specific Plan, and Downtown Dublin Specific Plan; and 4)
approve amendments to the Planned Development Zoning for Sites D-2 and E-2 at the
Transit Center and Hacienda Crossings shopping center.
P On November 15, 2022, the City Council held a properly noticed public hearing on the
project, including the Initial Study/Negative Declaration, at which time all interested parties
had the opportunity to be heard.
Q. A Staff Report, dated November 15, 2022, and incorporated herein by reference, described
and analyzed the Project, including the 2023 — 2031 Housing Element, corresponding
amendments to the General Plan, Eastern Dublin Specific Plan, and Downtown Dublin
Specific Plan, and Planned Development Zoning Stage 1 Development Plan Amendments,
for the City Council.
R. The City Council did hear and use independent judgment and considered all said reports,
recommendations, and testimony hereinabove set forth.
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 6 209
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Planned Development ("PD") Zoning Stage 1 Development Plan Amendment and
Stage 2 Development Plan for northern 6.42 acres of sites D-2 and all of site E-2 at the
Dublin Transit Center meets the purpose and intent of Chapter 8.32 in that it provides a
comprehensive development plan that will be consistent with the General Plan and
Eastern Dublin Specific Plan, as amended, and protects the integrity and character of the
area by creating a desirable use of land that is sensitive to surrounding land uses. The
Project will allow a broader range of uses, including the potential for housing.
2. Development of the Project under the PD zoning will be harmonious and compatible with
existing and future development in the surrounding area in that the site will provide a
variety of uses for the proposed Campus Office/High-Density Residential sites. The
subject parcels are surrounded by residential uses to the north and west, by undeveloped
land and Interstate-580 to the south, and by commercial development and undeveloped
land to the east.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows:
1. The PD zoning for the proposed Campus Office/High-Density Residential parcels will be
harmonious and compatible with existing and potential development in the surrounding
area, will take into account adjacent land uses and will provide a wide range of amenities
for the community within the development and the surrounding neighborhoods.
2. The conditions of the proposed Campus Office/High-Density Residential parcels are
physically suitable for the uses permitted through the PD zoning in terms of type and
intensity of the proposed zoning.
3. The PD zoning will not adversely affect the health or safety of persons residing or working
in the vicinity, or be detrimental to the public health, safety, and welfare in that the Project
will comply with all applicable development regulations and standards.
4. The PD zoning is consistent with and in conformance with the Dublin General Plan and
Eastern Dublin Specific Plan, as amended, in that the proposed uses are compatible with
the General Plan land use designation of Campus Office/High-Density Residential.
C. Pursuant to the California Environmental Quality Act, the City Council adopted Resolution
No. 133-22 approving an Initial Study/Negative Declaration, prior to approving the Project.
SECTION 3. AMENDMENT TO EXISTING STAGE 1 DEVELOPMENT PLAN AND ADOPTION
OF A STAGE 2 DEVELOPMENT PLAN
The Planned Development Zoning Stage 1 Development Plan for the Dublin Transit Center is set
forth in Ordinance No. 21-02. Amendments to the Stage 1 Development Plan and standards for
the Stage 2 Development Plan for the Dublin Transit Center Sites D-2a and E-2 are set forth
below.
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 6 210
1. Statement of Proposed Uses. The Stage 1 DP booklet, Appendix 2, Dublin Transit Center
PD Zoning and Uses on page A.6-7 is amended to add "Multi -Family Dwelling" as a
permitted use on Site D-2a and all of Site E-2.
2. Stage 1 Site Plan. Amend the annotations on the Conceptual Illustrative Site Plan in the
Stage 1 DP booklet on page 1.5 to state "Office and/or Multi -Family Dwellings," rather than
"Office." Additionally, amend page 1.15 of the Stage 1 DP Booklet to designate the northern
6.42 acres of Site D-2 as Site D-2a and the southern 5.88 acres as Site D-2b, as shown
below:
-540 FREEWAY
Existing
Proposed
Campus Office ,` High Density Residential
3. Site Area, Proposed Densities. The table titled Dublin Transit Center: Proposed Land
Uses in the Stage 1 DP Book on page 1.13 is amended as follows to add the High -
Density Residential land use and up to 222 units on Site D-2a and up to 493 units on Site
E-2 and footnote #5.
Site
Area
(gr.ac.)
Area
(net
ac.)
GP/EDSP
Land Use
Max.
Sq. Ft.
Max.
Units
FAR
(gross)
Density
(gross)
FAR
(net)
Density
(net)
Ancillar
y
Retail
Sq. Ft.
Additional
Units
D-2a
9.04
6.42
Campus
496,166
222
1.26
25
1.80
35
Office and/or
High -Density
Residential
D-2b
8.28
5.88
Campus
454,433
0
1.26
0
1.80
0
Office
E-2
11.20
7.70
Campus
560,000
493
1.15
44
1.67
64
Office and/or
High -Density
Residential
Total
90.65
65.2
2,000,00
2,21
70,000
300
5
0
5
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 6
211
Summary
d/e
38.30
26.4
0
Campus
Office and/or
High -Density
Residential
2,000,00
0
715
1.20
25-44
1.80
35-64
22,500
300
NOTES:
5. Site D-2a and all of Site E-2 allow Campus Office and/or High -Density Residential land uses. The floor area
ratio applies to both development options (Campus Office and High Density Residential) and is for the
combined commercial and residential uses, if residential units are incorporated, or for commercial uses if
commercial is used exclusively. The floor area ratio does not apply to projects with only residential uses.
4. Phasing Plan. For the Phasing Plan, see Stage 1 DP booklet, page 1.17. Amend the
legend to state "Campus Office/High Density Residential" for Site D-2a and all of Site E-2.
5. Master Neighborhood Landscape Plan. See Stage 1 DP booklet, page 2.2 to 2.41.
Amend the annotations on the "Streetscape, Open Space, & Landscape" Figures to state
"Office and/or Multi -Family Dwellings," rather than "Office."
9. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided
in the Stage 1 and 2 Development Plan, the use, development, improvement, and
maintenance of the property shall be governed by the Dublin Zoning Ordinance and shall
comply with the Citywide Multi -Family Objective Design Standards.
SECTION 4. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances,
such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the
remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 6. EFFECTIVE DATE
The Ordinance shall take effect upon certification of the 2023 — 2031 Housing Element by HCD.
{Signatures on the Following Page}
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 6
212
PASSED, APPROVED, AND ADOPTED this 6th day of December 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 6 of 6 213
Attachment 2
ORDINANCE NO. XX — 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO THE PLANNED DEVELOPMENT ZONING STAGE 1
DEVELOPMENT PLAN AND APPROVING A STAGE 2 DEVELOPMENT PLAN FOR
HACIENDA CROSSINGS SHOPPING CENTER
(APNs: 986-0008-009-00 AND 986-0008-010-00)
(PLPA-2022-00036)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The State of California requires cities and counties to adopt a comprehensive, long-term
General Plan for the physical development of the City.
B. The Housing Element is one of seven mandated elements of the General Plan and must
address the existing and projected housing needs for all economic segments of the
community.
C. State law requires Housing Elements to be updated and certified by the California
Department of Housing and Community Development (HCD) every eight years.
D. The City of Dublin prepared the 2023 — 2031 Housing Element in accordance with State
law.
E. The Housing Element must include an inventory of specific sites or parcels that are suitable
for residential development and available for use in the planning period to accommodate
the City's Regional Housing Needs Allocation (RHNA), which is included as Appendix D:
Adequate Sites Analysis in the 2023 — 2031 Housing Element.
F. After accounting for pipeline projects, accessory dwelling units, and existing zoning to
accommodate the RHNA, the Adequate Sites Analysis identified a "remaining need" of 755
units.
G. A portion of the remaining need is proposed to be accommodated on two parcels (APNs:
986-0008-009-00 and 986-0008-010-00) at the Hacienda Crossings shopping center
(formerly known as the Santa Rita Commercial Center).
H. On January 17, 1995, the City Council adopted Resolution No. 95-02 approving a Planned
Development Rezone with a Stage 1 Development Plan for the Santa Rita Commercial
Center, which among other approvals, established regulations for the use, improvement,
and maintenance of the property.
I. The City proposes to amend Resolution No. 95-02 to add "Multi -Family Residence" as a
permitted principal land use on two parcels (APNs: 986-0008-009-00 and 986-0008-010-
00) at the Hacienda Crossings shopping center, and establish a maximum of up to 594
residential units and objective design standards for the two parcels ("the Project").
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 6
214
J. Consistent with California Government Code Section 65352.3, the City obtained a contact
list of local Native American tribes from the Native American Heritage Commission and
notified the tribes on the contact list of the opportunity to consult with the City on the
proposed Planned Development Zoning Amendments. None of the contacted tribes
requested a consultation within the statutory consultation periods and no further action is
required.
K. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and
City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed
for environmental impacts and that environmental documents be prepared.
L. The City prepared an Initial Study for the 2023 — 2031 Housing Element and corresponding
General Plan Amendments, Specific Plan Amendments, and rezonings, which found there
was no substantial evidence that the project would have a significant adverse effect on the
environment and, therefore, pursuant to the requirements of CEQA, the City prepared a
Negative Declaration, dated October 3, 2022, which reflects the City's independent
judgement and analysis.
M. The Initial Study/Negative Declaration was circulated for public review from October 4,
2022, through November 2, 2022.
N. The City of Dublin received minor comments from the Dublin San Ramon Services District
and Zone 7 regarding the "Utilities and Service Systems" and "Hydrology and Water
Quality" sections of the Initial Study/Negative Declaration.
O. On October 25, 2022, the Planning Commission reviewed the 2023 — 2031 Housing
Element and corresponding General Plan Amendments, Specific Plan Amendments, and
rezonings and adopted Resolution No. 22-14 recommending that the City Council: 1) adopt
an Initial Study/Negative Declaration; 2) approve the 2023 — 2031 Housing Element and
authorize Staff to submit the Housing Element to the California Department of Housing and
Community Development for certification; 3) approve associated amendments to the
General Plan, Eastern Dublin Specific Plan, and Downtown Dublin Specific Plan; and 4)
approve amendments to the Planned Development Zoning for Sites D-2 and E-2 at the
Transit Center and Hacienda Crossings shopping center
P On November 15, 2022, the City Council held a properly noticed public hearing on the
Project, including the Initial Study/Negative Declaration, at which time all interested parties
had the opportunity to be heard.
Q. A Staff Report, dated November 15, 2022, and incorporated herein by reference, described
and analyzed the Project, including the 2023 — 2031 Housing Element, corresponding
amendments to the General Plan, Eastern Dublin Specific Plan, and Downtown Dublin
Specific Plan, and Planned Development Zoning Stage 1 Development Plan Amendments,
for the City Council.
R. The City Council did hear and use independent judgment and considered all said reports,
recommendations, and testimony hereinabove set forth.
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 6 215
1. The Planned Development ("PD") Zoning Stage 1 Development Plan Amendment and
Stage 2 Development Plan for the two parcels at the Hacienda Crossings shopping center
meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive
development plan that will be consistent with the General Plan and Eastern Dublin
Specific Plan, as amended, and protects the integrity and character of the area by
creating a desirable use of land that is sensitive to surrounding land uses. The Project
will allow a broader range of uses, including the potential for housing.
2. Development of the Project under the PD zoning will be harmonious and compatible with
existing and future development in the surrounding area in that the site will provide a
variety of uses for the proposed sites. The subject parcels are surrounded by residential
uses to the north, by commercial development to the east and west, and by commercial
development and Interstate 580 to the south.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows:
1. The PD zoning for the two parcels will be harmonious and compatible with existing and
potential development in the surrounding area, will take into account adjacent land uses
and will provide a wide range of amenities for the community within the development and
the surrounding neighborhoods.
2. The conditions of the two parcels are physically suitable for the uses permitted through
the PD zoning in terms of type and intensity of the proposed zoning.
3. The PD zoning will not adversely affect the health or safety of persons residing or working
in the vicinity, or be detrimental to the public health, safety, and welfare in that the Project
will comply with all applicable development regulations and standards.
4. The PD zoning is consistent with and in conformance with the Dublin General Plan and
Eastern Dublin Specific Plan, as amended, in that the proposed uses are compatible with
the General Plan land use designation of General Commercial.
C. Pursuant to the California Environmental Quality Act, the City Council adopted Resolution
No. 133-22 approving an Initial Study/Negative Declaration, prior to approving the Project.
SECTION 3. AMENDMENT TO EXISTING STAGE 1 DEVELOPMENT PLAN AND ADOPTION
OF A STAGE 2 DEVELOPMENT PLAN
The Planned Development Zoning Stage 1 Development Plan for the Hacienda Crossings
shopping center is set forth in Resolution No. 95-02. Amendments to the Stage 1 Development
Plan and standards for the Stage 2 Development Plan for the two subject parcels (APNs: 986-
0008-009-00 and 986-0008-010-00) are set forth below.
2. The permitted principal land uses are amended to add "Multi -Family Residence."
8.J. The required parking spaces are amended to add the following parking requirements:
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 6 216
USE
PARKING REQUIRED
Residential Units
Per Dublin Municipal Code Section 8.76
11. The following objective design standards shall apply to Multi -Family Residences:
The Hacienda Crossings shopping center is as a pedestrian- oriented mixed -use
development with service, retail, commercial, and entertainment uses serving the daily
needs of nearby residential neighborhoods and the larger community. Multi -family
residential development with ground floor retail/commercial uses and residential units
above is strongly encouraged on two parcels within the shopping center (APNs: 986-
0008-009-00 and 986-0008-010-00). An internal street network shall be added to the
shopping center with new minimum eight -foot -wide unobstructed sidewalks to
accommodate pedestrian circulation and to divide large parking areas into smaller lots.
New multi -family residential and mixed -use buildings shall:
A. Form a continuous edge along the internal street network that gives definition
and scale to the street where buildings are built up to and parallel to sidewalks,
except deviations may provide for outdoor dining areas, entry plazas, and other
outdoor gathering areas.
B. Incorporate balconies and upper story windows that open on internal streets and
other outdoor gathering areas.
C. Be designed with ground floor facades fronting internal streets with at least 60
percent transparent window surface.
D. Include colorful awnings, signage, lighting, and other architectural details along
facades to emphasize the pedestrian scale and experience.
The following development standards shall apply to Multi -Family Residences:
STANDARD
REQUIREMENT
Access
Building Entrance
At least 1 public entrance per business with street
frontage shall be provided along a facade facing the
street. Locate entrances in key retail clusters close
together.
Pedestrian Access
Direct pedestrian access shall be provided from the
sidewalk and parking areas, including structured
parking, to building entrances (excluding private
service entrances).
Service Access
Service access must be located a minimum of 15 feet
from storefront or residential entrances.
Density
Residential units are allowed at a minimum density of
48 dwelling units per acre.
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 6
217
Mixed -Use Development
Ground floor retail or office shall be provided with a
minimum Floor Area Ratio of 0.3.
Retail or office space shall be built along at least 80
percent of the property's street frontage and setback
no more than 10 feet from the building setback
requirement.
Minimum height of ground floor retail/commercial to
second floor is 18 feet.
Common Useable
Common useable outdoor space for the residential
units shall be provided at a rate of 15 percent of the
site's total area.
Outdoor Space
Height Limits
56 feet
Stories
Four stories
Multi -Family Residences shall also comply with the Citywide Multi -Family Objective
Design Standards.
SECTION 4. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances,
such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the
remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 6. EFFECTIVE DATE
The Ordinance shall take effect upon certification of the 2023 — 2031 Housing Element by HCD.
{Signatures on the Follow Page}
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 6 218
PASSED, APPROVED, AND ADOPTED this 6th day of December 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 6 of 6 219
CELEBRATING
STAFF REPORT
CITY COUNCIL
DUBLIN
CALIF RNIA
DATE: November 15, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
Attachment 3
SU B,ECT : 2023 - 2031 Housing Element and Related Amendments to the General Plan,
Eastern Dublin Specific Plan and Downtown Dublin Specific Plan, and
Planned Development Zoning for Dublin Transit Center Sites D-2 and E-2 and
Hacienda Crossings Shopping Center (PLPA-2022-00036)
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider the proposed 2023 - 2031 Housing Element and related
amendments to implement the Housing Element. This includes amendments to the General Plan,
Eastern Dublin Specific Plan, and Downtown Dublin Specific Plan, and amendments to the Planned
Development Zoning for Sites D-2 and E-2 at the Dublin Transit Center and Hacienda Crossings
shopping center. Additionally, the City Council will consider an Initial Study/Negative Declaration.
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, and: 1) adopt the Resolution Adopting an Initial
Study/Negative Declaration; Approving the 2023 - 2031 Housing Element, Associated
Amendments to the General Plan, Including the Land Use Element and Land Use Map, and Seismic
Safety and Safety Element, and Associated Amendments to the Eastern Dublin Specific Plan; and
Authorizing Staff to submit the Housing Element to the California Department of Housing and
Community Development for Certification; 2) adopt the Resolution Amending the Downtown
Dublin Specific Plan to Specify Residential Units on Three Housing Element Sites are Allowed by
Right and Not Subject to the Development Pool or Community Benefit Program; 3) waive the
reading and INTRODUCE the Ordinance Approving Amendments to the Planned Development
Zoning Stage 1 Development Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2
of the Dublin Transit Center; and 4) waive the reading and INTRODUCE the Ordinance Approving
Amendments to the Planned Development Zoning Stage 1 Development Plan and Approving a
Stage 2 Development Plan for the Hacienda Crossings Shopping Center.
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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 cost to prepare the Housing Element Update will be offset in
part 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 from
the Regional Early Action Planning (REAP) Grant Program. The City's Fiscal Year 2022-23 Budget
sufficiently covers the remaining cost.
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 mandates that 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.
RHNA is the state -mandated process to identify the number of housing units, by affordability level,
that each jurisdiction must accommodate in the Housing Element of its General Plan. On December
16, 2021, the Association of Bay Area Governments (ABAG) Executive Board adopted the Final
RHNA Plan: San Francisco Bay Area, 2023 - 2031. The plan allocates 3,719 housing units to the
City of Dublin. Table 1 below shows the City's final RHNA by household income category for the
2023 - 2031 planning period. The City's updated Housing Element must demonstrate how it can
accommodate its RHNA.
Table 1: Dublin's 2023 - 2031 Regional Housing Needs Allocation
Very-Low-
Low-
Moderate- Above-
Moderate -
Total
Final Allocation
1,085
625
560
1,449
3,719
The Draft 2023 - 2031 Housing Element was published for a 30-day public review period on April
15, 2022. On May 17, 2022, the City Council reviewed the Draft 2023 - 2031 Housing Element and
directed Staff to submit it to the California Department of Housing and Community Development
(HCD). On May 27, 2022, Staff submitted the Draft 2023 - 2031 Housing Element to HCD for their
review. HCD concluded their review and provided comments on August 29, 2022. The Draft
Housing Element has been revised to reflect comments received from HCD and interested parties
as further discussed later below.
The City Council is being asked to review the 2023 - 2031 Housing Element and associated
amendments to the General Plan, including the Land Use Element and Land Use Map, and Seismic
Safety and_Safety Element; amendments to the Eastern Dublin Specific Plan (EDSP) and
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Downtown Dublin Specific Plan (DDSP); and amendments to Planned Development Zoning for
Sites D-2 and E-2 at the Dublin Transit Center and Hacienda Crossings shopping center. The City
Council Resolutions and Ordinances are Attachments 1- 6.
Analysis
General Plan Amendments
Housing Element
Staff prepared the 2023-2031 Housing Element (Attachment 2), which includes the following
components:
■ Chapter 1: Introduction. Contains a summary of the content, organization, and statutory
considerations of the Housing Element.
■ Chapter 2: Housing Plan. Describes Dublin's housing plan, including goals, policies,
programs, and objectives.
■ Appendix A: Review of Past Performance. Evaluates the housing programs and
quantified objectives outlined in the past Housing Element and the City's efforts in meeting
the program requirements and achieving the quantified objectives.
■ Appendix B: Community Profile. Contains an analysis of the City's population, household
and employment base, and the characteristics of the housing stock.
■ Appendix C: Housing Constraints, Resources, and Affirmatively Furthering Fair
Housing (AFFH). Summarizes governmental and non -governmental constraints on
production, maintenance, and affordability of housing and provides a summary of housing
resources, including funding and financial considerations, as well as a fair housing analysis.
■ Appendix D: Adequate Sites Analysis. Identifies candidate sites by income category to
meet the City's RHNA.
■ Appendix E: Housing Plan Programs Summary. Summarizes Chapter 2.
■ Appendix F: Community Engagement Summary. Summarizes the City's community
engagement efforts to achieve public participation of all economic segments of the
community.
■ Appendix G: Glossary of Terms. Defines terms and acronyms using in the Housing
Element.
A comprehensive update is proposed to the Housing Element of the General Plan. The Housing
Element identifies residential sites by income category to meet the City's RHNA. The sites
identified in the Housing Element represent the City's ability to accommodate housing at the
designated income levels during the 2023 - 2031 planning period. The Housing Element also
analyzes governmental constraints to housing maintenance, improvement, and development;
addresses conservation and improvement of the condition of existing affordable housing stock;
and outlines policies and programs that promote housing opportunities for all persons.
The 2023 - 2031 Housing Element also includes a review of the goals, policies, programs, and
objectives of the existing Housing Element, and reports on the attainment and disposition of the
programs. In some instances, the programs from the previous Housing Element are continued
through to the 2023 - 2031 Housing Element. Many existing programs have been amended and
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continue to reflect current conditions in the City as described in Chapter 2: Housing Plan of the
2023 - 2031 Housing Element.
Adequate Sites Analysis. As noted above, the Housing Element must include an inventory of
specific sites or parcels that are suitable for residential development and available for use in the
planning period to accommodate the City's RHNA. The Housing Element has identified that the
City has the capacity to meet the RHNA through a variety of methods, including: 1) projects in the
pipeline; 2) future development of accessory dwelling units (ADUs); 3) capacity on existing,
residentially -zoned sites; and 4) identification of land to rezone to accommodate remaining RHNA.
Table 2, below, shows the City's 2023-2031 RHNA by income category and how the RHNA will be
accommodated.
Table
2: Sites Inventory
Very -Low-
and Low-
Summary
Moderate-
Above -
Moderate-
Total
Allocation
1,710
560
1,449
3,719
Pipeline Projects
(535)
(210)
(2,104)
(2,849)
Accessory Dwelling Units
(96)
(48)
(16)
(160)
5th Cycle Sites
0
(252)
0
(252)
Public/Semi-Public Sites
(134)
0
0
(134)
Downtown Dublin
(190)
(50)
0
(240)
Remaining Need
755
0
0
Table 3 demonstrates how the remaining need will be accommodated on Transit Center Sites D-2
and E-2, Hacienda Crossings shopping center, and the SCS Property.
Table 3: Distribution
of
Very -Low-
and Low-
Remaining Need
Moderate-
Above -
Moderate-
Total
Transit Center Sites D-2 & E-2
(Alameda County Surplus
Property)
358
0
357
715
Hacienda Crossings
297
0
297
594
SCS Property
100
0
0
100
Total
755
0
654
1,409
HCD Review. On August 29, 2022, the City received the results of HCD's review. While the Draft
2023 -2031 Housing Element met many of the statutory requirements, HCD identified revisions
that they deemed necessary before the agency will certify the Housing Element (Attachment 8).
The following is a summary of changes made to address HCD's comments:
■ Chapter 2 (Housing Plan), Section 2 (Housing Programs), and Appendix E (Housing Plan
Programs Summary): Updated Program A.5 (Preserve and Monitor Affordable Units At -
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Risk of Converting to Market Rate) with an objective to proactively seek funding
opportunities for units at -risk of converting to market -rate units.
• Chapter 2, Section 2, and Appendix E: Modified Program B.16 (Publicly -Owned Lands) to
work with the Alameda County Surplus Property Authority to develop a schedule for the
development of the Dublin Transit Center and conduct a mid -cycle review of progress
made.
• Chapter 2, Section 2, and Appendix E: Updated Program B.17 (Community Care Facilities)
to include language regarding reviewing and revising the definition of "family" to address
potential constraints for persons with disabilities and to specify the City will update the
Zoning Ordinance to allow community care facilities in all zoning districts allowing a
residential use.
• Chapter 2, Section 2, and Appendix E: Added Program B.18 (Planned Development (PD)
Zoning) with the objective to review vacant and underutilized properties with existing PD
zoning and identify properties for rezoning to traditional residential districts and consider
amendments to the Zoning Ordinance to provide options for developers to request PD
zoning if they desire more flexibility. Based on preliminary analysis, the City identified
approximately nine properties requiring rezoning.
• Chapter 2, Section 2, and Appendix E: Added Program B.19 (Development of Large Parcels)
to incentivize residential development on parcels over ten acres.
• Chapter 2, Section 2, and Appendix E: Added development standards for emergency
shelters and modified Program D.3 (Emergency Shelters) to specify parking requirements
will be updated to comply with Assembly Bill (AB) 139.
• Chapter 2, Section 2, and Appendix E: Added Program D.6 (Parking Requirements Near
Public Transit) to specify parking requirements will be updated to comply with AB 2097.
• Chapter 2, Section 2, and Appendix E: Added specific dates that certain programs will be
completed.
• Appendix C (Housing Constraints, Resources, and Affirmatively Furthering Fair Housing),
Section A (Housing Constraints), Subsection 2 (Governmental Constraints): Further
analyzed development standards and land use controls and added information to support
that they do not impact housing supply, costs, financial feasibility, timing, approval
certainty and ability to achieve maximum densities without exceptions.
• Appendix C, Section A, Subsection 2: Added analysis to support that parking requirements
for multi -family residential development projects do not impact cost, supply, housing
choice, or financial feasibility.
• Appendix C, Section A, Subsection 2: Clarified that Density Bonus incentives may count
towards the City's Inclusionary Zoning Ordinance requirements.
• Appendix C, Section A, Subsection 2: Added a table detailing actual time between receiving
a Planning entitlement and applying for a building permit.
• Appendix C, Section D (Affirmatively Furthering Fair Housing), Subsection 10 (Fair Housing
Laws): Added additional discussion about the City's compliance with fair housing laws.
• Appendix C, Section D, Subsection 12 (Analysis of Federal, State, and Local Data and
Knowledge): Analyzed integration and segregation trends over time.
• Appendix C, Section D, Subsection 12: Added additional language to provide a regional
context for Racially Concentrated Areas of Affluence.
• Appendix C, Section D, Subsection 12: Added information on the approval of district -based
elections beginning in 2024.
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■ Appendix C, Section D, Subsection 14 (Analysis of Sites Pursuant to AB 686): Added
additional data and analysis about candidate housing sites and affirmatively furthering fair
housing.
■ Appendix D (Adequate Sites Analysis), Section A (Adequate Sites Analysis Overview),
Subsection 2 (ADUs and Junior ADUs): Decreased accessory dwelling unit (ADU)
projections from 248 to 160 ADUs and increased the number of units at the Dublin Transit
Center to accommodate that shortfall.
■ Appendix D, Section B (Very Low- and Low -Income Sites Inventory), Subsection 2
(Calculation of Unit Capacity): Added evidence to support realistic capacity, including
density, acreage, and affordability levels of past projects.
■ Appendix D, Section B, Subsection 3 (Adequacy of Sites to Accommodate Very Low- and
Low -Income Housing): Added additional language to support parcels over 10 acres that are
planned to accommodate lower -income households.
■ Appendix D, Section B, Subsection 4 (Non -Vacant Sites): Added additional support for the
suitability of non -vacant sites.
■ Appendix F (Community Engagement Summary), Section 16 (Summary of Public
Comments): Updated Table F-1 to include public comments received by HCD.
Land Use Element
Transit Center Sites D-2 and E-2 currently have a General Plan land use designation of Campus
Office. The land use for the northern 6.42 acres of Site D-2 and all of Site E-2 would be changed to
a combined Campus Office/High-Density Residential land use designation to accommodate
additional residential units at the Transit Center as shown in Figure 1 below. Additionally, the City
proposes to update the assumed residential household size based on Dublin's average household
size of 2.99 persons per unit as reported in the 2020 US Census data. Corresponding amendments
are proposed to the Population Density Measurements (Section 1.8.1.2), Land Use Classification
(Section 1.8.1.6), Land Use Map (Figure 1-1) (Dublin General Plan Land Use Map), Primary
Planning Area (Section 2.2), Table 2.1 (Land Use Development Potential: Primary Planning Area),
Eastern Extended Planning Area (Section 2.3), Table 2.2 (Land Use Development Potential:
Eastern Extended Planning Area), and Table 2.3 (Land Use Development Potential: Western
Extended Planning Area), as further described in Attachment 1.
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Figure 1: General Plan Land Use Map
PiA.1416010 Puife ;
4F 'i.r... j
"tiOtit.!t._Ir. 4.. ALTAFIIRMO AV
Existing
Site E-2
Facility — '_•._. — - .�
_ ALTAMIRgryO AV
A!
Proposed
Campus Office / High Density Residential
Seismic Safety and Safety Element
Government Code Section 65302(g) requires Safety Elements to address the protection of the
community from any unreasonable risks associated with the effects of seismically induced surface
rupture, ground shaking, ground failure, tsunami, seiche, and dam failure; slope instability leading
to mudslides and landslides; subsidence, liquefaction and other seismic hazards or geologic
hazards; flooding; and wildfires and urban fires. The statute requires that seismic and geologic
hazard areas be mapped. It also requires the element to address evacuation routes, military
installations, peak load water supply, minimum road widths and clearances around structures for
geologic and fire hazards identified in the element. Senate Bill (SB) 1035 requires local
governments to revise their Safety Element to identify flood hazards and address the risk of fire
hazards in certain lands upon each revision to the Housing Element. Additionally, Assembly Bill
(AB) 2140 allows California cities and counties to adopt local hazard mitigation plans into their
Safety Element, making them eligible to be considered for part or all their local -share costs on
eligible Public Assistance funding provided by the State through the California Disaster Assistance
Act.
Amendments to the Seismic Safety and Safety Element are proposed to satisfy the requirements of
SB 1035 and AB 2140. These amendments include adding background language about geologic
and seismic hazards, liquefaction and landslide hazards, wildfires, flooding and dam failure, and
hazardous materials in Dublin; referencing the Emergency Operations Plan; adopting the Tri-
Valley Local Hazard Mitigation Plan into the Safety Element by reference; identifying wildfires
over 10 acres near the City; referencing evacuation plans; and updating all maps and figures based
on currently -available data. Please refer to Attachment 3.
Environmental Justice Policies
SB 1000 requires local governments to identify disadvantaged communities and incorporate
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226
environmental justice into their general plans. The City prepared an Environmental Justice Memo
(Attachment 7), which concludes that Dublin does not have any communities meeting the
definition of a disadvantaged community under SB 1000 and, therefore, the inclusion of an
Environmental Justice Element or environmental justice policies in other required General Plan
Elements is not required.
Specific Plan Amendments
Eastern Dublin Specific Plan
Similar to the General Plan amendments described above, the EDSP is proposed to be amended to
address the change in land use on the northern portion of Site D-2 and all of E-2. The EDSP land
use designation for these two sites would be changed from Campus Office to Campus Office/High
Density Residential as shown in Figure 2 below. Additionally, the City proposes to update the
assumed residential household size, based on Dublin's average household size of 2.99 persons per
unit as reported in the 2020 US Census data. Corresponding amendments are proposed to the
Land Use Map (Figure 4-1), Table 4.1 (Eastern Dublin Specific Plan Land Use Summary), Table 4.2
(Eastern Dublin Specific Plan Population and Employment Summary), Table 4.3 (Projected
Jobs/Housing Balance, and land use description (Section 4.8), as described in Attachment 1.
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227
Figure 2: Eastern Dublin Specific Plan Land Use Map
Existing
Proposed
Campus Office f High Density Residential
Downtown Dublin Specific Plan
State law requires that any non -vacant site identified in a prior Housing Element must be zoned at
a minimum of 30 units per acre and allow residential use by right for housing developments in
which at least 20 percent of the units are affordable to lower -income households if they are to be
considered an adequate site to accommodate the very low- and low-income categories of the
RHNA.
Three non -vacant sites, located in Downtown Dublin that were identified in the 2014 - 2022
Housing Element, are shown to be suitable for lower -income housing in the Housing Element Sites
Inventory. Therefore, the City is required by statute to permit at least 30 units per acre, which it
does, on these sites and to allow residential use by right for housing developments when at least
20 percent of the proposed units are affordable to lower -income households. Residential
development within the Downtown Dublin Specific Plan is governed by a Development Pool. To
reserve residential units from the Development Pool, a developer must enter into the Community
Benefit Program Agreement. The three sites in Downtown Dublin that have been identified in the
Sites Inventory would provide 416 units affordable to lower -income households. To comply with
State law to facilitate the development of these 416 units, the Downtown Dublin Specific Plan is
proposed to be amended to exempt these units from the Development Pool and the Community
Benefit Program Agreement requirement. Please refer to Attachment 4.
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Rezoning
The Housing Element must include an inventory of specific sites or parcels that are suitable for
residential development and available for use in the planning period to accommodate the City's
RHNA. After taking into account projects in the pipeline; future development of ADUs; and
capacity on existing, residentially -zoned sites; the City has a remaining need of 755 lower -income
units. The proposed project includes rezoning the northern portion of Site D-2 and all of Site E-2 at
the Dublin Transit Center, and two parcels at the Hacienda Crossings shopping center to
accommodate that remaining need, as previously directed by the City Council and further
described below.
Additionally, the SCS Dublin project, which is currently under consideration by the City Council,
proposes 100 lower -income units on a 2.5-acre Public/Semi Public site that would satisfy a
portion of the RHNA.
Transit Center Sites D-2 and E-2
On December 3, 2002, the City Council adopted Ordinance No. 21-02 approving a Planned
Development (PD) Rezone with a Stage 1 Development Plan for the Dublin Transit Center, which
specified that Sites D-2 and E-2 be developed with a Campus Office use. The Transit Center PD
Zoning Stage 1 Development Plan is proposed to be amended to change the allowed land uses on
the northern 6.42 acres of Site D-2 and all of Site E-2 from Campus Office to Campus Office/High
Density Residential, add 715 residential units to accommodate the RHNA on these sites, amend
annotations on the Conceptual Illustrative Site Plan and the Streetscape, Open Space, and
Landscape figures to state "Office and/or Multi -Family Dwellings" rather than "Office," amend the
Phasing Plan legend to state Campus Office/High Density Residential for Sites D-2 and E-2,
approve a Stage 2 Development Plan, and specify that development must comply with the
Citywide Multi -Family Objective Design Standards. Please refer to Attachment 5.
Hacienda Crossings
On January 17, 1995, the City Council adopted Resolution No. 95-02 approving a PD Rezone,
establishing regulations for the use, improvement, and maintenance for a retail commercial
shopping center. The PD Zoning is proposed to be amended to add "Multi -Family Residential" as a
permitted land use to accommodate the RHNA. The amendment would also establish additional
objective design standards, such as parking requirements, minimum sidewalk width, minimum
density, common useable outdoor space requirements, and height limits. The Development Plan
also includes guidance about building placement, upper -story windows and balconies, ground
floor transparency, architectural detailing, and a preference for ground floor retail/commercial
uses with residential units above, to transition the shopping center to a more pedestrian -oriented
mixed -use development. Please refer to Attachment 6.
ENVIRONMENTAL DETERMINATION:
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City
prepared an Initial Study/Negative Declaration (IS/ND) (Attachment 9) for the proposed project.
The IS/ND was available for public review between October 4, 2022, and November 2, 2022. No
public comments on the IS/ND were received.
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PLANNING COMMISSION REVIEW:
On October 25, 2022, the Planning Commission considered the proposed 2023 - 2031 Housing
Element and related amendments to implement the Housing Element and unanimously adopted
Resolution No. 22-14 recommending City Council approval (Attachment 10).
STRATEGIC PLAN INITIATIVE:
Strategy 2: Housing Affordability
Objective A: Develop a Certified Housing Element that balances the location of housing options for
all income types.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City implemented an outreach and engagement program to inform the community and seek
input regarding the Housing Element Update. Between December 20, 2021, and February 28,
2022, the City conducted an online survey to receive community feedback. Staff also hosted two
Housing Element Workshops on January 19 and February 17, 2022. The workshops provided an
overview of the Housing Element, RHNA, Preliminary Sites Inventory, and required policy and
program topics, and provided an opportunity for the community to provide feedback. The
community was notified of these engagement opportunities through the City's social media,
website, push notifications, and email. Additionally, Staff held one-on-one meetings with the
property owners of the "Additional Sites" identified to satisfy the "remaining need" for sites to
accommodate the RHNA. The City also has a Housing Element Update webpage on the City's
website that serves as a landing place for information. The Planning Commission held a study
session on March 8, 2022, reviewed the Draft 2023 - 2031 Housing Element on April 26, 2022,
and reviewed the revised Draft 2023 - 2031 Housing Element on October 25, 2022. The City
Council also held meetings to receive updates regarding the Housing Element Update on February
18, 2020, October 6, 2020, June 15, 2021, November 2, 2021, March 15, 2022, and May 17, 2022.
The feedback and information received through these outreach efforts was used to help create the
proposed policies and programs to address the housing needs.
In accordance with State law, a public notice was published in the East Bay Times and posted at
several locations throughout the City. Notification was also provided to those that had previously
signed up on the interested parties list. Additionally, the City Council Agenda and the Staff Report
was made available on the City's website.
The public comments received prior to publishing this report are included as Attachment 11. A
summary and response to all public comments is included in Table F-1 (Summary of Public
Comments) in the 2023 - 2031 Housing Element.
ATTACHMENTS:
1) Resolution Adopting an Initial Study/Negative Declaration; Approving the 2023 - 2031
Housing Element, Associated Amendments to the General Plan, Including the Land Use
Element and Land Use Map, and Seismic Safety and Safety Element, and Associated
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Amendments to the Eastern Dublin Specific Plan; and Authorizing Staff to submit the
Housing Element to the California Department of Housing and Community Development for
Certification
2) Exhibit 1 to the Resolution - 2023 - 2031 Housing Element
3) Exhibit 2 to the Resolution - Seismic Safety and Safety Element Amendments
4) Resolution Amending the Downtown Dublin Specific Plan to Specify Residential Units on
Three Housing Element Sites are Allowed by Right and Not Subject to the Development Pool
or Community Benefit Program
5) Ordinance Approving a Planned Development Rezone with an Amended Stage 1
Development Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2 of the
Dublin Transit Center
6) Ordinance Approving a Planned Development Rezone with an Amended Stage 1
Development Plan and Approving a Stage 2 Development Plan for the Hacienda Crossings
Shopping Center
7) Environmental Justice Memo
8) HCD's Comments
9) Initial Study/Negative Declaration
10) Planning Commission Resolution No. 22-14 (without exhibits)
11) Public Comments
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