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Home My WebLink About3/5 & 3/6/1990 PC Agenda CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Dates: March 5, and March 6, 1990 TO: Planning Commission FROM: Planning Staff IT PREPARED BY: Dennis Carrington, S enior Planner SUBJECT: Public Meetings on March 5 and 6, 1990 Regarding the General Plan Housing Element Revision GENERAL INFORMATION: PROJECT: Housing Element revision as required by Section 65588 of the Government Code APPLICANT: City of Dublin LOCATION: Citywide ENVIRONMENTAL REVIEW: Environmental review of this project will be pursuant to the provisions of CEQA. The project will require preparation of either a Negative Declaration or an Environmental Impact Report. NOTIFICATION: Public Notice of the March 5 and March 6, 1990, public meetings on the Housing Element Revision was posted in public buildings, published in the Valley Times, advertised on Viacom Channel 30 and mailed to: 1. The Southern Alameda County Board of Realtors 2. The Southern Alameda County Apartment Owners Association 3. The Bay Area Council 4. The Alameda County Housing Authority 5. The Manager of the Arroyo Vista Housing project 6. All Homeowners Associations in the City of Dublin 7. The Chamber of Commerce membership list COPIES TO: Project Planner Planning File BACKGROUND: The Housing Element of the General Plan is "an identification and analysis of existing and projected needs and a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing which shall make adequate provision for the existing and projected needs of all economic segments of the community". State law requires that the Housing Element be revised by July 1, 1990. The law also requires that the City "make a diligent effort to achieve public participation of all economic segments of the community in the development (revision) of the Housing Element" and that the review program describe this effort. RECOMMENDATION: FORMAT: The meetings of March 5 and March 6, 1990, will encourage public participation in the housing element revision process in Dublin. The March 5th meeting is advertised for the hour of 6:30 p.m. to 7:30 p.m. in the Council Chambers. A brief Staff report will be made on the status of the housing element revision and the goals for that nights meeting. The public, members of the Planning Commission and Staff will discuss housing issues. The meeting of March 6, 1990 is advertised for the hours of 7:30 p.m. to 10:00 p.m. in the Regional Meeting Room. A more detailed Staff Report will be made on the status of the Housing Element revision and the goals for the nights meeting. The public and members of the Planning Commission will break up into discussion groups of up to 8 persons, chaired by a Planning Commissioner to fill out questionnaires and to address the following issues: A. The appropriatenes of the housing goals, objectives, and policies in the 1984 Housing Element. B. The effectiveness of the Housing Element in attainment of Dublin's housing goals and objectives. C. The progress of Dublin in implementing the Housing Element. D. Dublin's housing needs that can be met over the next five years. E. What existing and new goals, objectives, policies and programs should be included in the revised Housing Element. At the end of the session, the Chairperson of each group will report on the recommendations of each group. -2- The public meeting process will allow the participation of all economic segments of Dublin in the Housing Element revision process and will provide valuable input to a document that will guide Dublin's housing policies for the next five years. ACTION: No action can be taken at this meeting because it is not an advertized public hearing. ATTACHMENTS: Exhibit A: Agenda for March 6, 1990 Exhibit B: Summary of policies and programs in the 1984 Housing Element (Handout #1) Exhibit C: Summary of current housing needs (Handout #2) Exhibit D: Summary of housing resources (Handout #3) Exhibit E: Questionnaire (Handout #4) Exhibit F: 1985 Housing Element (under separate cover) -3- AGENDA HOUSING ELEMENT MEETING Tuesday, March 6, 1990 7:30 P.M. Regional Meeting Room Purpose: To receive community ideas regarding the Housing Element of the General Plan. The Planning Commission will take no formal action at the meeting. This meeting is not a substitute for the required public hearing before the Planning Commission which will be held following completion of the draft revised Housing Element (pursuant to Government Code Section 65351). 7:30 - 7:40 p.m. Community generation of ideas on Idea Boards. 7:40 - 8:00 p.m. Introduction and explanation of purpose; presentation of housing information. 8:00 - 9:20 p.m. Table discussions. The discussions should focus upon the following: 1) the appropriateness of the goals, objectives and policies in the 1984 Housing Element; 2) the effectiveness of the Houging Element in attainment of Dublin's housing goals and objectives. 3) the progress in meeting the goals and objectives contained in the 1984 Housing Element; 4) Dublin's housing needs that can be met over the next five years; and 5) what existing and new policies and programs should be included in the revised Housing Element. 9:20 - 9:40 p.m. Reports from tables 9:40 - 10:00 p.m. Individual thoughts and comments 10:00 p.m. Adjournment # 1s1 ` A 1 TABLE 3-22 SUMMARY OP HOUSING PROGRAM STRATEGIES RELATED TO CITY GOALS AND HOUSING PROGRAM REQURIEMENTS Housing program strategies requiring adoption of General Plan and consistent Zoning Ordinance amendments for implementation: Increase residential densities(C,1) Designate additional land for residential use(A,C,1) Treat one-bedroom and studio units as equivalent to 75 percent of a housing unit when computing allowable density(B,1) Allow residential development in Downtown Intensification Area(A,C,1) Support semi-public institutions in efforts to add affordable housing on their sites(B,1) Require a percentage of units in large multifamily projects be rented for a specified period of time(B,I) Housing program strategies requiring additional City action for implementation: Encourage development of second units in existing single-family homes(B,1) Cooperate with nonprofit housing provider to develop below-market rate units(B,1) Work with Pleasanton toward establishng a joint housing authority(B,1,4) Encourage development of additional units on Housing Authority land in Dublin(B,1) Require evidence of developer effort to receive public financial assistance for the purpose of including below- market rate units in proposed projects;assist developers in obtaining information on available programs(B,1) Housing program strategies requiring ongoing City effort using existing programs: Grant 25 percent density bonuses for provision of 25 percent affordable units as required by State law(B,1) Promote equal housing opportunity for all Dublin residents and others seeking housing in Dublin(E,4) Continue City code enforcement program;aid low-income households in obtaining financial assistance for housing rehabilitation(D,2) Statutory Housing Program Requirements City Hosing CNI.- The program must: 1. Encourage housing of varied types,sizes and prices in Dublin in order to satisfy A. Identify adequate sites for the development of a future housing needs of all Dublin residents. variety of types of housing for all income levels 2. Preserve Dublin's existing housing stock in sound B. Assist in the development of adequate housing to condition. meet the needs of low-and moderate-income households 2. Ensure that housing in Dublin will have adequate public services and will be fully served by public C. Address and,where possible,remove facilities and accessible to public facilities and governmental constraints to the maintenance, employment and commercial centers. improvement,and development of housing 4. Work for equal housing opportunity and access for D. Conserve and improve the condition of the all persons regardless of any arbitrary factors. existing affordable housing stock E. Promote housing opportunities for all persons regardless of race,religion,sex,marital status, ancestry,national origin,or color SUMMARY OF CURRENT HOUSING NEEDS Housing Affordability The average 1990 household income in Dublin is $49,100 (ABAG estimate) A single family owner-occupied dwelling unit affordable to a family with an income of $49,100 is $137,027. (Planning Department statistics) A rental unit affordable to a family with an income of $49,100 is $1,105 maximum. (Planning Department statistics) Housing Costs The average cost of an owner-occupied home in Dublin in 1990 is $272,016 (California Association of Realtors) The average rental unit in Dublin rents for $500-1000/month (Southern Alameda County Apartment Owners Association) Association of Bay Area Governments (ABAG) Needs Study Projected need in Dublin for 1990-1995 is 2,471 dwelling units (for all income levels) Projected need by income category. Although the ABAG desired distribution was unacceptable to the City of Dublin, ABAG did not change the figures. ABAG Desired Number of Distribution Units Needed Income 1980 1989 for 1990-1995 Very Low Income $24,550 and below 9% 20% 494 (Less than 50% of City Median Income) Low Income $24,551-$39,280 11% 14% 346 (Between 51% & 80% of City Median Income) Moderate Income $39,281-$58,920 26% 23% 568 (Between 81% & 120% of City Median Income) '! ! C - 1 Above Moderate Income $58,921 & Above 54% 43% 1063 (Above 120% of City Median Income) 2,471 Level of Payment as a Function of Ability to Pay The number of low income households overpaying for housing (spending more than 25% of their gross income for housing) is as follows: Number of low income households owning 420 Number of low income renting 361 Number of low income overpaying (owners) 266 Number of low income overpaying (renters) 266 Percentage of low income owners overpaying 63% Percentage of low income renters overpaying 74% - 2 - SUMMARY OF HOUSING RESOURCES Existing Dwelling Units in Dublin 7100 Estimated Number of Units to be Constructed between 1990 and 1995* 1412 Total Dwelling Units 8512 *Includes 327 units in East & West Dublin Remaining Developable Areas within the City of Dublin Acres No. of Units Vacant Sites 1. Housing Authority 3+ 42 2. Hansen Hill 147 180 3. Fallon School Site 8 17 4. Valley Christian Center 15+ N/A 5. Downtown Intensification Area N/A 200 Subtotal 173 439 Total Unoccupied units in projects currently under construction N/A 646 Grand Total 173 1,085 Of the remaining 173 developable acres within the Dublin City limits, only the Dublin Housing Authority and Downtown intensification areas could be used for multi-family housing. The Downtown Intensification area encourages residential uses above the ground floor. To date no proposals have been submnitted in the downtown area. Extended Planning Area Potentially, the Extended Planning Area could provide a large number of single-family and multi-family dwelling units. Future development in those areas will require General Plan Amendment and Specific Plan Studies. EXIIWID QUESTIONNAIRE EXISTING PROGRAMS Below are the housing programs which were discussed in the 1985 Housing Element. We would like your opinions regarding whether these policies should be continued in the revised Housing Element. Please put a check mark on the line next to each program you believe should be continued in the revised Housing Element. Comments regarding the programs in the 1985 Housing Element may be written on the last page. A. Increase residential densities. B. Designate additional land for residental use. C. Treat one-bedroom and studio units as equivalent to 75 percent of a housing unit when computing allowable density, provided that the maximum number of units permited on a site shall not be increased by more than 25 percent. D. Allow residential development in the downtown intensification area. E. Support semi-public institutions in efforts add affordable housing on their sites. F. Require a percentage of units in large multi-family projects to be rented for a specified period of time. G. Encourage development of second units in existing single family homes. H. Cooperate with non-profit housing provider to develop below market rate units. I. (Not Applicable) J. Encourage the development of additional units on housing authority land in Dublin. K. Encourage development of rental housing. If deemed necessary, consider enactment of Condominium Conversion Ordinance. L. Require evidence of developer effort to receive public financial assistance for the purpose of including below market rate units in proposed projects; assist developers in obtaining information on available programs. M. Grant 25 percent density bonuses for provision of 25 percent affordable units as required by State law. N. Promote equal housing opportunity for all Dublin residents and others seeking housing in Dublin. 0. Continue City Code Enforcement Program; aid low income households in obtaining financial assistance for housing rehabilitation. P. Promote opportunities for energy conservation. PROGRAMS IN OTHER COMMUNITIES Below are several housing programs which have been implemented in other Bay Area communities. We would like your opinions regarding whether these programs would be appropriate for Dublin. Please put a check mark on the line next to each program that you believe should be considered for inclusion in the revised Housing Element. Comments regarding these programs or any additional programs which you believe would be appropriate to include in the revised Housing Element may be written on the last page. 1. Provide priority processing for residential developments providing a certain percentage of below market rate units. 2. Modify development standards to encourage affordable housing by reducing the costs of construction. 3. Grant density bonuses in excess of those called for by State law to encourage affordable housing or other residential development to meet special housing needs. 4. Require a certain percentage of low and moderate income housing in new developments (inclusionary zoning). 5. Require new industrial, commercial and office develop- ments to aid in the development of housing (i.e., project approval is conditioned on the applicant either directly providing market rate and/or affordable housing, or paying in-lieu fees for housing purposes). 6. Rezone commercial and/or industrial land for resendial use. 7. Convert outmoded buildings for new residential uses. 8. Encourage a program between builders and home owners which would enable potential homeowners to build up credit for a down payment on a home by contributing their labor for the construction (sweat equity). - 2 - 9. Encourage higher density senior housing. 10. Encourage congregate housing (i.e. , housing in a group setting that includes independent living and sleeping accommodations in conjunction with shared dining and recreational facilities) . 11. Encourage shared living housing (i.e. , communal living, homesharing and group living) . 12. Encourage single room occupancy hotels. 13. Acquire sites for the development of housing (landbanking) . 14. Use the air rights of public parking lots, roadways or other public sites for new development. 15. Finance the construction of low-cost housing. 16. Provide low-interest loans for housing rehabilitation. 17. Provide monthly rent subsidies to low-income households. 18. Impose special taxes to create local resources for housing. 19. Use Community Development Block Grant funds to support non-profit housing developers. 20. Issue mortgage revenue bonds to assist first-time homebuyers in the purchase of housing. - 3 - COMMENTS - 4 -