HomeMy WebLinkAboutPC Reso 91-040 CC Approval of General Plan Amendment to revise Housing Element of GPA •
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RESOLUTION NO. 91 - 040
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. 91-039 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.
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: Commissioners North, Rafanelli and Zika
NOES: None
ABSENT: Commissioner Burnham
ABSTAINED:Commissioner Barnes
Planning Commission airperson
ATTEST:
Planning Dire
tJ
hsngrea2
ATTACHMENT 1
III E. Require a that ten (10) percentage of the units in large
multi-family projects fi-e-;-proieets with more than 10 units} be
rented for a speeified 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.eemputed-by-the-eity-Manager-as-fellows---The-requ€red-number-ef
rental-units-shall-be-multiplied-times-the-amount-neeessary-te
subsidize-the-rental-e£-a-three-bedroom-market-rate-apartment-unit-£er
five-years-fer-a-family-e£-five-earning-89%-e£-the-Alameda-eeunty
median-ineeme-fas-determined-by-the-H-S--Bepartment-ef-Heusing-end
Hrban-Bevelepment};-where-ne-mere-then-40%-of- neeme-is-to-be-spent-en
rent.---The-amount-ef-the-in-lieu-rental-fee-vain-be-determined-using
the-following-table-fthe-numbers-in-the-table-ere-iilustrativey-the
market-rent-end-eeunty-Median-ineeme-in-the-table-will-be-these-in
effeet-at-the-bane-ef-approval-ef-the-pre3eet}t
Family-ef-Five --Alameda-eeunty-Mee4an-€neeme-ef-$4678587
Pereent--Market--Af€erdable--Bifferenee--l2-Mes7--5yrs-The-Salue-of
e€ Rent Rent the-first
Median yearLe-rent
Income plus-4-years
at-4%-yearly
adgustments-fer
rent-inereases
063 $17956--$97989---$1e7594
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.
lIN , 1 0
• q1 --i i-� 8.2 CITY OF DUBLIN
- fN _� ���•
/ 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
3 . Add statutory discussion and references tublic o the introd ctions of
the Land Use; Parks and Open Space; Schools ,
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.
ion of the
6 . Amend maps and/or text fto the
makeBackground
GeneraltPlan internallyral
Plan and the Land Use Element
consistent.
a
ees
7 . Amend the Housing Element
b fHousing General
ElementaPolicyllIIEfwhicho be
paid in-lieu of a requirement Y 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
requirement that a percentage of units in large multifamily projects
be rented for a specified period of time.
Administration (415) 833-6650 • Clty 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 Ponce (115) 833-6670 • Public Works (415) q �S
833-6630 • Recreation (415) 833-6645 PAGE 1 OF.
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
yProgram the
AGof theeHo Housing
sing Element and Sections 65913.4,
65915 and 9
n
ws
A
1
11. Planned Development rezone fo linhMeadowsnPAu91-0010tooallow
fees to be paid in-lieu of a requirement
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: The project will not have a significant
impact on the environment.
INITIAL STUDY: The Initial Study is attached with a
brief discussion of the following environmental
component.
1) Housing
This Negative Declaration was prepared by the City
PREPARATION: of Dublin Planning Staff, (415) 833-6610.
SIGNATURE' a 'rig Director
Laurence L. Tong,
DATE: February 25, 1991
LLT/DHC:
/JLGPAND
PAGE 10 OF
/N
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: ` ^'4 1 Z5� 15g1
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 n Of��
r, n
7. Are the following items applicable to the project or its
effects? Discuss below all items checked (attach additional sheets as
necessary).
YES NO
✓ 1. Change in existing features of any bays, tidelands,
beaches, lakes or hills, or substantial alteration of
ground contours.
✓ 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
more.
✓ 9. 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
PAGE OF 2S
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 off my knowledge and belief.
Dated: f-ebrocor Z � tggf
Signature
Dennis H. Carrington
Print Name
City of Dublin, Senior Planner
Title/Company
PAGE OF a
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 L.OF 26—
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 ID 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 LC OF .
(.1
II. ENVIRONMENTAL IMPACTS
YES MAYBE NO SOURCE
1. EARTH. Will the proposal result in:
V. Z a. Unstable earth conditions or in changes
of geologic substructures?
✓ Z b. Disruptions, displacements, compaction
— or over covering of the soil?
/ v c. Change in topography or ground surface
— — relief features?
• v 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
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?
• -- g. 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?
v b. The creation of objectionable odors?
c. Alteration of air movement, moisture or
— temperature, or any change in climate,
either locally or regionally?
5// 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 /!o OF 2�5
n n
3. WATER. Will the proposal result in:
• v 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?
/ y d. Change in the amount of surface water in
— — — any water body?
/ v 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?
-L h. Substantial reduction in the amount of
— water otherwise available for public
water supplies?
i. Exposure of people or property to water
— — related hazards such as flooding or
tidal waves?
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?
/ z c. Introduction of new species of plants in
a barrier to the normal replenishment of
existing species?
d. Reduction in acreage of any agricultural
— crop?
-4- PAGE_Li OF ZS
1 . 5. ANIMAL LIFE. Will the proposal result in:
J Z 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:
✓ v a. Increases in existing noise levels?
b. Exposure of people to severe noise
levels?
v 7. LIGHT AND GLARE. Will the proposal produce
new light or glare?
✓ "1— 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:
,/ z 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?
y b. Possible interference with an emergency
— response plan or an emergency evacuation
plan?
-5- PAGE Z. OF.2
r"`
✓ v 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:
✓ — a. Generation of substantial additional
— vehicular movement?
v/ v b. Effects on existing parking facilities,
— or demand for new parking?
,/ 2_ 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
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?
2 b. Police protection?
v7 2- c. Schools?
2 d. Parks or other recreational facilities?
2 e. Maintenance of public facilities,
— including roads?
'� f. Other governmental services?
15. ENERGY. Will the proposal result in:
v a. Use of substantial amounts of fuel or
energy?
-6- PAGE /9 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:
✓ 'v a. Power or natural gas?
✓ 2 b. Communications systems?
c. Water?
/ 2 d. Sewer or septic tanks?
✓ e. Storm water drainage?
✓ v f. Solid waste and disposal?
17. HUMAN HEALTH. Will the proposal result in:
V 'z— a. Creation of any health hazard or
— potential health hazard (excluding
mental health)?
''— b. Exposure of people to potential health
hazards?
of - 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?
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?
y b. Will the proposal result in adverse
— physical or aesthetic effects to a
prehistoric, historic, or
architecturally significant building,
structure, or object?
-7- PAGE 2O OF
./ c. Does the proposal have the potential to
— cause a physical change which would
affect unique ethnic cultural values?
v d. Will the proposal restrict existing
— religious or sacred uses within the
potential impact area?
21. MANDATORY FINDINGS OF SIGNIFICANCE.
v 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?
1/7 y 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).
v/ 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).
y d. Does the project have environmental
— effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
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 sal—OF
III. DISCUSSION OF ENVIRONMENTAL EVALUATION (see attached)
IV. DETERMINATION
On the basis of this initial evaluation:
J 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.
1 � (21.40'1>$..--A7 Senior Planner
Signature Title
Dennis H. Carrington February 25, 1991Date
Printed Name
(1) Determination based on location of project.
(2) Determination based on staff office review.
(3) Determination based on field review.
(4) Determination based on the City of Dublin General Plan.
(5) Determination based on the City of Dublin Zoning Ordinance.
(6) Determination based on Specific Plan.
(7) Not applicable
(8) Other (state data).
_9_ PAGE12_,- OFF
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 HE ADOPTION E TECHNICAL SUPPLEMENT AS
PART
GENERAL PLAN; THEADOPTIONOFORDINANCESRELATINGTOPAYMENTTHE OF
IN- IEFORLANUINCLUSIONARYNTAL HOUSINGTPROGDRAMTION AND IF AN IN-LIEUORDINANCE
PROVIDING FEES FOR AND ADOPTION
OF AN ORDINANCE PROVIDING FOR A DENSITY BONUS PROGRAM; AND A
PLANNEDEVELOPMENT REZONE TO
F IN-LIEU FEES FOR
R AL UNITS FOR DUBLIN MEADOWS PAA 88009.1
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 2..1 Of,
n
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
ntTh
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
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