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HomeMy WebLinkAboutItem 8.7 General Plan Amendment to revise strategy III.E of the Housing ElementAPPLICANT: LOCATION: ENVIRONMENTAL REVIEW: NOTIFICATION: ANALYSIS: TO: FROM: PREPARED BY: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: August 5, 1991 Planning Commission Planning Staff 10:Dennis Carrington, Senior Planner Robert Schubert, Contract Planner SUBJECT: General Plan Amendment to revise the Housing Element GENERAL INFORMATION: PROJECT: General Plan Amendment to revise Strategy III.E of the Housing Element City of Dublin City-wide and extended planning area A Negative Declaration of Environmental Impact was prepared for General Plan Amendment 91-001 including an amendment to the Housing Element, a Rental Availability Ordinance, a Planned Development Rezoning (PA 91-001), an Inclusionary Housing Ordinance and a Density Bonus Ordinance. Public Notice of the July 1, 1991 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. This item was continued from the July 1, 1991 Planning Commission hearing to allow revisions of the proposed amendment to the Housing Element. Section 6.3 (Strategy III.E) of the Housing Element requires that a minimum of 10% of the units in large multi -family projects be maintained as rental units for a period of five years. A goal of the Housing Element is to achieve a balanced community with housing available for households over a range of income levels. ITEM NO. e.7 COPIES TO: Agenda/General File Planning/Address File Project Planner Applicant/Owner PAGE..1 OF? The City is experiencing a shortage of rental housing. The City's Housing Element identifies a 5% vacancy rate as necessary to permit rental mobility whereas the City's 3.9% rental vacancy rate falls far below that goal. In addition, rental housing is an important source of affordable housing since down payment requirements and the high cost of new housing limit new ownership housing as an affordable housing source. Also, some households choose to rent for reasons other than affordability. Recently, the JL Construction Company requested that Strategy III.E be amended to allow developers the option of paying an in -lieu fee rather than providing rental units. In response to this request, the City Council initiated this General Plan Amendment. The proposed in -lieu rental fee would be a flat fee for every required rental unit. The fee would be determined by the City Council in the form of a resolution at least every two years. The in -lieu rental fee calculation is based on the subsidy of an equivalent number of three bedroom rental units for the same period of time (i.e., five years) at a Department of Housing and Urban Development (HUD) support level (i.e., 80% of the Alameda County Median Income) most consistent with market rate rents. A three bedroom unit is used as a basis for the fee because three bedroom units which, due to their size, would more adequately house large families in Dublin (as compared to one or two bedroom units). Thirty-four percent of the families on waiting lists for subsidized apartments in Dublin are waiting for three -bedroom units. The Housing Element estimates that 44 overcrowded rental units exist in Dublin. The 80% support level is the income level (of the three available HUD levels) that most closely identifies households which can afford market rate rents. This approach allows flexibility over the long term because the amount of the in -lieu rental fee will change over time as conditions change. The attached Draft General Plan Amendment (Attachment 1) requires that any new multi -family residential development involving more than ten (10) dwelling units, which is approved on or after the effective date of the Ordinance, shall be conditioned to provide ten percent (10%) of the total number of dwelling units within the development as rental units for a period of five (5) years. The obligation to provide rental units may be satisfied by the applicant's payment of in -lieu rental fees. The amount of the flat in -lieu rental fee would be calculated by-multiplying-the-required-number-of-rentai-units-by every two years using the following methodology: The amount necessary to subsidize the rent of a three bedroom market rate apartment for five years for a family of five earning 80% of the Alameda County median income, where no more than 30% of income is /hsng-a -2- PAGE 2- OF -25- spent on rent. For example, a family earning 80% of the median income of $46,850 would earn $37,480. If they could spend 30% of that amount on housing, they would pay $11,244 a year or $937 a month. If market rents for a three bedroom apartment are $1,100, the difference between rents and ability to pay would be $163 per month or $1,956 per year or $9,780 for five years. A 4% 5% rental increase over that period would yield an in -lieu rental fee of $107594 $10,808 per unit. The median income, market rents and rental increase rate will vary over time. The in -lieu rental fees would be paid at the time of issuance of a building permit. The in -lieu rental fees, together with any interest earnings on such monies less reasonable administrative charges, would be used for the purpose of providing rental housing in the City through land acquisition, land or rental writedowns, construction of rental housing, rental assistance, direct contributions to a non- profit association or corporation for construction of rental housing, landbanking (including property exchanges) and any other mechanism available to the City to provide rental housing. RECOMMENDATIONS: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt 1) a resolution recommending City Council certification of the Negative Declaration for GPA 91-001; and 2) a resolution recommending City Council approval of the General Plan Amendment to revise Strategy III.E in the Housing Element, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends that the Planning Commission recommend that the City Council adopt the Negative Declaration for GPA 91-001 and adopt the requested General Plan Amendment. ATTACHMENTS: Exhibit A: Resolution recommending City Council certification of the Negative Declaration for GPA 91-001, including the amendment to the Housing Element, the Rental Availability Ordinance, the Planned Development Rezoning (PA 91-001), the Inclusionary Housing Ordinance and the Density Bonus Ordinance. Exhibit B: Resolution recommending that the City Council approve the General Plan Amendment Background Attachments: Attachment 1: Negative Declaration and Initial Study /hsng-a -3- PAGE RESOLUTION NO. 91 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR GENERAL PLAN AMENDMENT 91-001, INCLUDING THE AMENDMENT TO THE HOUSING ELEMENT, THE RENTAL AVAILABILITY ORDINANCE, THE PLANNED DEVELOPMENT REZONING (PA 91-001), THE INCLUSIONARY HOUSING ORDINANCE AND THE DENSITY BONUS ORDINANCE WHEREAS, the City Council initiated a General Plan Amendment to revise Strategy III.E of the Housing Element; and WHEREAS, pursuant to the requested General Plan Amendment by JL Construction to revise Strategy III.E of the Housing Element, the City of Dublin has prepared a Rental Availability Ordinance; and WHEREAS, JL Construction Company has requested approval of a Planned Development Rezoning to amend Condition #54 of City Council Resolution No. 32-89 to allow the option of paying an in -lieu fee rather than providing rental units; and WHEREAS, pursuant to Housing Element Strategy I.B., the City of Dublin has prepared an Inclusionary Housing Ordinance; and WHEREAS, pursuant to Housing Element Strategy I.A and Government Code Section 65915, the City of Dublin has prepared a Density Bonus Ordinance; and WHEREAS, California Environmental Quality Act (CEQA), together with the State Guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, a Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department; and WHEREAS, notice of the preparation of the Negative Declaration was published in the local newspaper and posted in public buildings to provide for a 21 day public review period in accordance with the California Environmental Quality Act (CEQA) Guidelines; and WHEREAS, notice of the preparation of the Negative Declaration was posted in the County Clerk's Office for a period of 30 days in accordance with Section 21092.3 of the Public Resources Code; and WHEREAS, an Environmental Impact Report, SCH #84011002, was prepared for the Dublin General Plan and certified on February 11, 1985; which Environmental Impact Report addressed impacts of the future development of the City of Dublin; and which impacts of said development of the General Plan exceed the impacts of the requested General Plan Amendment 91-001; and EXUIBI!_' PAGE. -OF WHEREAS, the requested General Plan Amendment 91-001 does not raise any new significant environmental issues which were not addressed in the Dublin General Plan Environmental Impact Report; and WHEREAS, the Dublin City Council did review and adopt the Environmental Impact Report on the General Plan at a public hearing on February 11, 1985; and WHEREAS, the Planning Commission at a noticed public hearing on August 5, 1991, did review the requested General Plan Amendment 91-001 relative to the previously adopted Environmental Impact Report for the Dublin General Plan and relative to the Negative Declaration prepared for the subject General Plan Amendment 91-001 and considered all comments received during the public review period; and WHEREAS, the Planning Commission did review and consider said Negative Declaration at its meeting on August 5, 1991. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission recommends that the City Council find that: A. General Plan Amendment 91-001 will not have any significant environmental impacts and is consistent with the information in the Environmental Impact Report prepared for the Dublin General Plan and the Negative Declaration prepared for General Plan Amendment 91-001. B. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guidelines regulations and that it is adequate and complete. PASSED, APPROVED AND ADOPTED this 5th day of August, 1991. AYES: NOES: ABSENT: ATTEST: Planning Director Planning Commission Chairperson hsngreal - 2 i AGE RESOLUTION NO. 91 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF A GENERAL PLAN AMENDMENT TO REVISE THE HOUSING ELEMENT OF THE DUBLIN GENERAL PLAN WHEREAS, the City Council initiated a General Plan Amendment to revise Strategy III.E of the General Plan Housing Element; and WHEREAS, pursuant to the provisions of State Planning and Zoning law, it is the function and duty of the Planning Commission of the City of Dublin to review and recommend action on proposed amendments to the City's General Plan; and WHEREAS, notice of the Planning Commission public hearing was published in the local newspaper and posted in the City Clerk's Office and in other public buildings in accordance with California State Law; and WHEREAS, the proposed revision to the Housing Element has been reviewed in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, an Environmental Impact Report, SCH #84011002, was prepared for the Dublin General Plan and certified on February 11, 1985; which Environmental Impact Report addressed impacts of the future development of the City of Dublin; and which impacts of said development of the General Plan exceed the impacts of General Plan Amendment 91-01 including the revised Housing Element; and WHEREAS, the General Plan Amendment to revise the Housing Element does not raise any new significant environmental issues which were not addressed in the Dublin General Plan Environmental Impact Report; and WHEREAS, on August 5, 1991, the Planning Commission adopted Resolution No. recommending City Council certification of the Negative Declaration as adequate and complete; and WHEREAS, data indicating the amount of cost, or estimated cost, required to provide the housing for which the in -lieu rental fee is levied and the revenue sources anticipated to provide the housing, including General Fund revenues were made available to the public at least 10 days prior to the public hearing; and WHEREAS, the Planning Commission considered all written and oral testimony submitted at the public hearing. EXHIBIT PAGE (o OF -2S NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve the proposed revision to Strategy III.E of the Housing Element, as shown on Attachment 1 attached hereto. BE IT FURTHER RESOLVED THAT the Planning Commission does hereby recommend that the City Council direct Staff to edit, format, and print the revised Housing Element of the Dublin General Plan with all City Council approved revisions and without any other substantive changes. PASSED, APPROVED AND ADOPTED this 5th of August, 1991. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director hsngrea2 PAGE ATTACHMENT 1 III E. Require a that ten (10) percentage of the units in large multi -family projects fi-e-;-projects with more than 10 units} be rented for a specified period of five years time or that a flat in - lieu rental fee be paid for every rental unit that would be determined by the City Council in the form of a resolution every two years.eomputed-by-the-City-Manager-as-fellows:--The-required-number-of rental -units -shall -be -multiplied -times -the -amount -necessary -to subsidize-the-rental-ef-a-three-bedreem-market-rate-apartment-unit-for five-pears-for-a-family-ef-five-earning-80%-ef-the-Alameda-County medfan-ineeme-fas-determined-by-the-U-S--Bepartment-ef-Housing-and Urban-Bevelepment};-where-ne-mare-than-38%-ef-income-is-to-be-spent-en rent.---The-amount-ef-the-in-lieu-rental-fee-will-be-determined-using the-fallowing-table-fthe-numbers-in-the-table-are-illustrative;-the market-rent-and-County-Median-Ineeme-in-the-table-will-be-those-in effect -at -the -time -of -approval -of -the -project}: Family-of-Five7--Alameda-Ceuntp-Median-Ineeme-ef-$4678587 Pereent--Market--Affordable--Difference--l2-Mes7--5yrs-The-Value-ef of Rent Rent the -first Median year1s-rent Income plus-4-years at-4%-yearly adjustments -for rent -increases --88%----$17188---$937 $163 $17956--$9 788---$10 594 The difficulties of first-time home buying make rental units the only affordable housing for many moderate -income households that do not have the assets to make a down -payment on a home. Other households may choose to rent for other reasons. Policy Objective: Insure availability of rental units in Dublin. Action Needed: Require that a minimum of 10% of the units in large multi -family projects with more than 10 units be maintained as rental units for a period of five years or that in -lieu rental fees be required that would be determined as shown above. Financing: No cost to City. Implementation Planning Department, Planning Commission and City Responsibility: Council. hsngrea2 PAGE OF CITY OF DUBLIN PO. Box 2340, Dublin, California 94568 City Offices, 100 Civic Plaza, Dublin, California 94568 NEGATIVE DECLARATION NEGATIVE DECLARATION FOR: (Pursuant to Public Resources Code Section 21000, et seq.) LOCATION: Citywide and assessors parcels 941-2765-82 to 296 DESCRIPTION: 1. Adopt Volume 2, Technical Supplement as part of the General Plan and make appropriate text changes to the Background section of the General Plan. 2. Correct typographical/editorial errors in the Background section of the General Plan; the Parks and Recreation and Circulation and Scenic Highways Elements of the General Plan and the Technical Supplement to the General Plan. 3. Add statutory discussion and references to the introductions of the Land Use; Parks and Open Space; Schools, Public Lands and Utilities; Circulation and Scenic Highways; Conservation; Seismic Safety and Safety; and Noise Elements of the General Plan. Add notation where statutory requirements do not apply to Dublin. 4. Add implementation policies reflecting existing City programs in the Parks and Open Space Element, Circulation and Scenic Highways Element and the Seismic Safety and Safety Element of the General Plan. 5. Add text to the Schools, Public Lands and Utilities Element to reflect recent statutory changes. 6. Amend maps and/or text of the Background section of the General Plan and the Land Use Element to make the General Plan internally consistent. 7. Amend the Housing Element of the General Plan to allow fees to be paid in -lieu of a requirement by Housing Element Policy IIIE which requires a percentage of units in large multifamily projects (i.e., projects with more than 10 units) be rented for a specified period of time. 8. Adoption of an ordinance to allow fees to be paid in -lieu of a requirement that a percentage of units in large multifamily projects be rented for a specified period of time. Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620 Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Planning (415) 833-6610 Police (415) 833-6670 • Public Works (415) 833-6630 • Recreation (415) 833-6645 PAGE. OFs 9. Adoption of an ordinance allowing an inclusionary housing policy and payment of in -lieu fees as permitted by Program IB of the Housing Element. 10. Adoption of an ordinance permitting a density bonus program as permitted by Program IA of the Housing Element and Sections 65913.4, 65915 and 65917 of the Government Code. 11. Planned Development rezone for Dublin Meadows PA 91-001 to allow fees to be paid in -lieu of a requirement that a minimum of 10% of multifamily units be maintained as rentals for a period of five years. NAME OF PROJECT: General Plan Amendment 91-01, related implementing actions and Planned Development Rezone (Dublin Meadows) PROPONENT: City of Dublin. FINDINGS: INITIAL STUDY: The project will not have a significant impact on the environment. The Initial Study is attached with a brief discussion of the following environmental component. 1) Housing PREPARATION: This Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 833-6610. SIGNATURE: Laurence L. Tong, Planning Director DATE: February 25, 1991 LLT/DHC: /JLGPAND PAGE f © 0 Application Name: General Plan Amendment 91-01 APPENDIX D -- (PART I) INITIAL STUDY (ENVIRONMENTAL INFORMATION FORM) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: !< r.J A v-1 2 5 ( 9 ct 1 GENERAL INFORMATION: 1. Name and address of developer or project sponsor: City of Dublin, 100 Civic Plaza, Dublin, CA 94568 (415) 833-6610 and JL Construction, 5966 La Place Court, Carlsbad, CA 92008 (619) 431-9844. 2. Address of Project: Citywide 3. Name, address and telephone number of person to be contacted concerning this project: Dennis Carrington, 100 Civic Plaza, Dublin, CA 94568 (415) 833-6610. 4. List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: None. 5. Existing zoning district: Citywide. 6. Description of Project: (Include site area, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be complete and accurate. Exhibits or photographs should be identified and attached). PAGE OF 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach additional sheets as necessary). YES NO f 1. Change in existing features of any bays, tidelands, beaches, lakes or hills, or substantial alteration of ground contours. f / / / / 2. Change in scenic views or vistas from existing residential areas or public lands or roads. 3. Change in pattern, scale or character of general area of project. 4. Significant amounts of solid waste or litter. 5. Change in dust, ash, smoke, fumes or odors in vicinity. 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. / 7. Substantial change in existing noise or vibration / levels in the vicinity. 8. Site on filled land or on slope of 10 percent (10%) or `/ 9. more. Use of disposal of potentially hazardous materials, / such as toxic substances, flammables or explosives. ✓ 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). ✓/ 11. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). ,// 12. Relationship to a larger project or series of projects. ENVIRONMENTAL SETTING 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. If necessary, attach photographs of the site. Citywide. JL Construction/Dublin Meadows, 206 built condominiums on a level site adjacent to Stagecoach Drive, Amador Valley Boulevard and Amador Creek. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, historical or scenic aspects and the type of land use. Citywide. Areas adjacent to Dublin Meadows: South - vacant; East - Village I (Crosscreek) and Arroyo PAG OF Vista homes, North - Dublin Hills Development and Open Space; West - Heritage Commons. Vacant areas are in Alamo Creek and Dougherty Hills Park. These areas are riparian in nature or grassy hills. No known cultural, historical or scenic areas are adjacent to the site. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief. Dated: rebrc wv ZS ' q g Signature Dennis H. Carrington Print Name City of Dublin, Senior Planner Title/Company PAGE OF A C- APPLICATION NO.: General Plan Amendment 91-01, Associated Ordinances and Planned Develpment Rezone INITIAL STUDY (ENVIRONMENTAL CHECKLIST FORM) (Completed pursuant to City of Dublin Environmental Guidelines, Section 1.6) I. BACKGROUND 1. Name, Address and Phone Number of Proponent: City of Dublin, 100 Civic Plaza, Dublin, CA 94568; (415) 833-6610 2. Agency Requiring Checklist: City of Dublin Planning Department, 100 Civic Plaza, Dublin, CA 94568 3. Name of Proposal, if applicable: General Plan Amendment 91-01, Associated Ordinances and Planned Development Rezone 4. Description of Project: A. Adopt Volume 2, Technical Supplement as part of the General Plan and make appropriate text changes to the Background section of the General Plan. B. Correct typographical/editorial errors in the Background section of the General Plan; the Parks and Recreation and Circulation and Scenic Highways Elements of the General Plan and the Technical Supplement to the General Plan. C. Add statutory discussion and references to the introductions of the Land Use; Parks and Open Space; Schools, Public Lands and Utilities; Circulation and Scenic Highways; Conservation; Seismic Safety and Safety; and Noise Elements of the General Plan. Add notation where statutory requirements to not apply to Dublin. -1- PAGE OF ,c D. Add implementation policies reflecting existing City programs in the Parks and Open Space Element, Circulation and Scenic Highways Element and the Seismic Safety and Safety Element of the General Plan. E. Add text to the Schools, Public Lands and Utilities Element to reflect recent statutory changes. F. Amend map and/or text of the Background section of the General Plan and the Land Use Element to make the General Plan internally consistent. G. Amend the Housing Element of the General Plan to allow fees to be paid in -lieu of a requirement by Housing Element Policy IIIE which requires a percentage of units in large multifamily projects (i.e., projects with more than 10 units) be rented for a specified period of time. H. Adoption of an ordinance to allow fees to be paid in -lieu of a requirement that a percentage of units in large multifamily projects be rented for a specified period of time. I. Adoption of an ordinance allowing an inclusionary housing policy as permitted by Program IB of the of the Housing Element. J. Adoption of an ordinance permitting a density bonus program as permitted by Sections 65913.4, 65915 and 65917 of the Government Code. K. Planned Development rezone for Dublin Meadows PA 88-009.1 to allow fees to be paid in -lieu of a requirement that a minimum of 10% of multifamily units be maintained as rentals for a period of five years. - 2 - PAGE L- OF -2 s II. ENVIRONMENTAL IMPACTS YES MAYBE NO SOURCE ✓ 2 ✓ 1. EARTH. Will the proposal result in: a. Unstable earth conditions or in changes of geologic substructures? b. Disruptions, displacements, compaction or over covering of the soil? c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? 2— e. Any increase in wind or water erosion of soils, either on or off the site? ✓ '� f. Changes in deposition or erosion of ✓ 2- ✓ 2_ 'i✓ z-- v g• beach sands, or changes in siltation, deposition, or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? Exposure of people or property to geologic hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? 2. AIR. Will the proposal result in: a. Substantial air emissions of deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? d. Construction or alteration of a facility within one-fourth of a mile of a school which might emit hazardous air emissions? If Yes, school district must be consulted and must be given written notification of the project not less than 30 days prior to approval of EIR or Negative Declaration (Pub. Res. Code 21151.4). -3- PAGE « OF 2- 3. WATER. Will the proposal result in: a. Changes in currents, or the course of direction of water movements, in either marine or fresh waters? / v b. Changes in absorption rates, drainage patterns or the rate and amount of surface water runoff? ✓ 2 c. Alterations to the course or flow of flood waters? -v ✓ 2- / d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality, including but not limited to, temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? V/ 2- i. Exposure of people or property to water related hazards such as flooding or tidal waves? ✓ 1- 1 2- 4. PLANT LIFE. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants in a barrier to the normal replenishment of existing species? v/ Z d. Reduction in acreage of any agricultural crop? - 4 - PAGE OF 5. ANIMAL LIFE. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects)? b. Reduction of the numbers of any unique, rare or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 6. NOISE. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? `Z-- 7. LIGHT AND GLARE. Will the proposal produce new light or glare? 8. LAND USE. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. NATURAL RESOURCES. Will the proposal result in: a. Increase in the rate of use of any natural resources? b. Substantial depletion of any non- renewable natural resource? 10. RISK OF UPSET. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? ✓ r b. Possible interference with an emergency response plan or an emergency evacuation plan? - 5 - PAGE OF ✓ 2- 11. POPULATION. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 12. HOUSING. Will the proposal affect existing housing, or create a demand for additional housing? 13. TRANSPORTATION/CIRCULATION. Will the proposal result in: '/ -2— a. Generation of substantial additional vehicular movement? ,/ 2-- b. Effects on existing parking facilities, or demand for new parking? --- c. Substantial impact upon existing transportation and traffic systems? ‘,/ 2- d. Alterations to present patterns of circulation or movement of people and/or goods? ✓ ---- e. Alterations to waterborne, rail or air traffic? ✓ Z f. Increase in traffic hazards to motor ✓ 2 ✓ 2 ✓ 2 ✓ 'z-- vehicles, bicyclists or pedestrians? 14. PUBLIC SERVICES. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas? a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? 15. ENERGY. Will the proposal result in: a. Use of substantial amounts of fuel or energy? -6-- PAGE OF ✓ 2 b. Substantial increase in demand upon existing sources of energy or require the development of new sources of energy? 16. UTILITIES. Will the proposal result in a need for new systems or substantial alterations to the following utilities: ✓ 2 a. Power or natural gas? ‘/ 'L b. Communications systems? 2 c. Water? v7 2- d. Sewer or septic tanks? Z- e. Storm water drainage? f. Solid waste and disposal? 17. HUMAN HEALTH. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? b. Exposure of people to potential health hazards? 18. AESTHETICS. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? ✓ 2- 19. RECREATION. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. CULTURAL RESOURCES. a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric, historic, or architecturally significant building, structure, or object? -7- PAG a OF ✓ -. 1 2— c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 21. MANDATORY FINDINGS OF SIGNIFICANCE. ✓ -z-- a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ✓ b. Does the project have the potential to achieve short-term to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long- term impacts will endure well into the future). ✓ `_-- c. Does the project have impacts which are individually limited but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). ,/ v d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ✓ 2— 22 EIR REQUIRED BY STATUTE. Does the project involve construction of any facility which burns municipal waste or refuse -derived fuel? NOTE: If the answer is yes, then an EIR must be prepared and certified under Public Resources Code Section 21151.2(a) unless subsections (b) and (c) make that section inapplicable. -8- PAGE III. DISCUSSION OF ENVIRONMENTAL EVALUATION (see attached) IV. DETERMINATION On the basis of this initial evaluation: I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION WILL BE PREPARED. I find that although the proposed project could have a significant effect on he environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required. I find that State statute requires that an ENVIRONMENTAL IMPACT REPORT be prepared and certified. Signature Dennis H. Carrington Printed Name (1) (2) (3) (4) (5) (6) (7) (8) Determination Determination Determination Determination Determination Determination Not applicable Other (state data). based based based based based based Senior Planner Title February 25, 1991 Date on location of project. on staff office review. on field review. on the City of Dublin on the City of Dublin on Specific Plan. General Plan. Zoning Ordinance. -9-- PAGE OF PART I, #6 DESCRIPTION OF PROJECT: INITIAL STUDY REGARDING GENERAL PLAN AMENDMENT 91-01 WHICH WOULD AMEND THE PARKS AND RECREATION; CIRCULATION AND SCENIC HIGHWAYS; LAND USE; PARKS AND OPEN SPACE; SCHOOLS, PUBLIC LANDS AND UTILITIES; CONSERVATION; SEISMIC SAFETY AND SAFETY; NOISE AND HOUSING ELEMENTS OF THE GENERAL PLAN. THE PROPOSAL WOULD ALSO INCLUDE THE ADOPTION OF THE TECHNICAL SUPPLEMENT AS PART OF THE GENERAL PLAN; THE ADOPTION OF ORDINANCES RELATING TO PAYMENT OF IN -LIEU FEES FOR RENTAL UNITS, ADOPTION OF AN ORDINANCE PROVIDING FOR AN INCLUSIONARY HOUSING PROGRAM AND IN -LIEU FEES AND ADOPTION OF AN ORDINANCE PROVIDING FOR A DENSITY BONUS PROGRAM; AND A PLANNED DEVELOPMENT REZONE TO ALLOW PAYMENT OF IN -LIEU FEES FOR RENTAL UNITS FOR DUBLIN MEADOWS PAA 88-009.1. An Environmental Impact Report, SCH# 84011002, was prepared for the Dublin General Plan and certified on February 11, 1985. The Environmental Impact Report addressed impacts of the future development of the City of Dublin. The impacts of the development of the General Plan exceed the impacts of this project. The impacts which relate to housing are addressed in the aforesaid Environmental Impact Report as follows: Pages 1 and 2. Jobs/Housing Balance. Discussion of the potential mitigation of an imbalance of jobs and housing due to an oversupply of jobs. A form of mitigation would be to require assurance of availability of housing to balance jobs created as a condition of each project approval. Page 5. Discussion of Extended Planning Area. Establishment of policies: Guiding Policy. Consider residential development proposals (including support facilities) on moderate slopes, with multifamily densities typically considered on flatter land and next to business park areas. Implementation Policy. The location, extent and density of residential development will be determined when municipal services can be provided and through general plan refinement studies. PAGE . OF Page 6. Traffic. Discussion of the development pattern and resulting continuation of the Tri-Valleys's positive arrangement of having the employment related land uses closest to the major transportation network and the residential uses further removed from the major transportation facilities. Page 10. Dublin Planning Area Jobs/Housing Balance. A projection of 49,200 total jobs in the Dublin Planning area, indicates 26,030 housing units in the Extended Planning Areas will be needed if the jobs/housing balance is to be achieved. Housing densities in East and West Dublin are discussed. It is concluded that it appears unlikely that a sufficient number of housing units for achievement of jobs/housing balance within the planning area would be constructed. Page 11. Dublin Planning Area Jobs/Housing Balance. Potential mitigation of the jobs/housing imbalance would be reduction of the acreage in the Extended Planning Area designated for employment so that the number of housing units could be increased. The addition of 4,000 dwelling units in West Dublin and the impact on the jobs/housing balance is discussed. Pages 11 and 12. Tri-Valley Jobs/Housing Balance. Discussion of the potential for a significant jobs/housing imbalance in the Tri-Valley area. With regard to mitigation, if the total number of jobs exceeds the number of employees that could live in planned housing, residential densities would have to be increased, employment densities reduced or land redesignated from business park to residential use. Part II, #12. Environmental Impacts - Explanation of Answers. 12. Housing The proposal would affect the provision of housing by allowing fees to be paid in -lieu of a requirement that a percentage of units in large multi -family projects be rented for a specified period of time. The proposal would include an ordinance allowing an inclusionary housing policy which would require a percentage of dwelling units be made available to lower income and moderate income residents or an in -lieu fee paid. The in -lieu fees could be used for the purpose of providing lower and moderate income housing in the City of Dublin through land acquisition, land or rental writedowns, construction of housing, rental assistance, direct contributions to a non-profit association or corporation for construction of housing, landbanking (including property exchanges) and any other mechanism available to the City to provide housing for lower and moderate income households. The PAGE OF proposal would also include an ordinance permitting a density bonus program as permitted by Sections 65913.4, 65915 and 65917 of the Government Code. /9101NDXP PAGE OF