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HomeMy WebLinkAboutAttachmt 9 Housing Element CITY OF DUBLIN HOUSING ELEMENT (1999-2006) III. STRATEGIES REQUIRING ONGOING CITY EFFORT USING EXISTING PROGRAMS A. Annex and rezone additional land for residential use. The inventory of land suitable for residential development (Section 6.1.3) includes two areas within the extended planning area (East Dublin and West Dublin) which the City is currently considering annexing and pre- zoning for residential development. These areas are currently zoned for agricultural use and are designated for residential/open space use in the General Plan. The proposed zoning densities for these annexation areas have not been determined. Policy Objectives: Quantified Objective: Actions Undertaken: Actions Needed: Financing: Implementation Responsibility: Time Frame: Achievement: Increase total number of units produced in Dublin by providing additional sites for residential use 350 units (affordable to low-, moderate-, and above-moderate-income, households Environmental Impact Reports (EIRs) and General Plan Amendment Studies currently being prepared for both areas Annexation of areas into City and adoption of General Plan Amendments, rezoning, specific plans ands site development reviews No cost to the City Dublin Planning Commission and City Council 1992 (Annexation may be completed) 1993 (specific plans and site development reviews may be completed) The City annexed 1,538 acres in 1994. The lands ineluded 55 acres ofland designated as high-, medium-high-, or medium-density-residential allowing for more than 3,709 dwelling units that were available for housing. Additionally, in July 2002, the Local Agency Formation Commission approved an annexation for 1, I 00 additional acres. These newly annexed lands will provide for a mix of housing units and will fallwitliin the new Inelusionary Housing Ordinance requirements. The annexations provide more than sufficient land for the City to accommodate its ABAG-assigned regional housing allocation for the 1999- 2006 period. The City has recently approved an application that will inelude 105 units of moderate for-sale housing. Additionally, rental units were constructed (which were in short supply during the time of our last housing element revision and monies were put into the City's Inelusionary Housing Fund. ATTACHMENT ~ 12 I I B. I I I I I I I I I , I I - - - I I c· CITY OF DUBLIN HOUSING ELEMENT (1999-2006) 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 permitted on a site shall not be increased by more than 25 percent. Policy Objectives: Quantified Objective: Actions to be Undertaken: Action Needed: Financing: Implementation Responsibility: Time Frame: Achievement: A void unintentional incentives to build large units; increase profitability of small lower-cost units; and provide additional incentives to encourage low- and moderate-income housing 100 units (affordable to moderate-income households) Flexible definition ineluded in General Plan Continue to inform developers that this policy is available Minor administrative cost to the City Community Development Department Ongoing implementation During time this policy objective was approved, few rental-housing units were constructed in the City. The City believed a density incentive could stimulate developers to construct rental housing. Market conditions were more of a factor than were City incentives, however. Since the early 1990s, when the current policy was adopted, more than 700 units of rental housing have been constructed, at a variety of unit sizes. Additionally, the City recently approved a project that includes 1,400 condominiums that comprise a variety of unit sizes. One hundred five of the units are small for-sale units that will be sold and maintained as moderate-income units. The City believes that high densities permitted through planned developments makes the current policy of treating studio and one-bedroom units as equivalent to 75 percent of a housing unit as unnecessary. 13 CITY OF DUBLIN HOUSING ELEMENT (1999-2006) C. Encourage residential development in the Downtown Intensification Area. Policy Objectives: Increase units produced in Dublin; increase sites appropriate for affordable housing and accessible to downtown Quantified Objective: Actions to be Undertaken: Action Needed: Financing: Implementation Responsibility: Time Frame: Achievement: 200 units (affordable to moderate-income households) .1 On July 21, 1987, the City Council adopted the Downtown Specific Plan that allows for residential uses (i.e., with use permit) in most of the downtown area. Contact residential developers to encourage joint-venture projects with commercial developers; and grant additional incentives such as reduced site design standards, priority processing and fee reductions Minor administrative cost to the City Community Development Department 1991 (adopt additional incentives) and 1992 (contact developers) The adoption of the Downtown Specific Plan did not have the intended outcome of creating housing in the Downtown Intensification Area- although there were provisions for it. As a result, the City Council adopted three specific plans for the downtown area in 2000, replacing the original Downtown Specific Plan. These plans have generated new interest in housing in the downtown area. These plans increase the amount of developable housing units to 591 in the Specific Plan Areas. Two of the property owners in the Downtovm Intensification Area ha:ve begun preliminary discussions with the City to develop residential and mixed uses on their sites. Additionally, the City is planning to construct 50 affordable senior housing units on a two-acre site adjacent to a new senior center in the Downtown Intensification Area. 14 I I I I , I , I - - ~ , , , I , , I CITY OF DUBLIN HOUSING ELEMENT (1999-2006) Support semi-public institutions in efforts to add affordable housing to their sites. Because pub1ic funding for the development of affordable housing is extremely limited, the City will support efforts by semi-public institutions to provide housing. The Valley Christian Center, for example, is considering construction of senior housing on a portion of its property at the west end of Dublin Boulevard. To facilitate the center or any housing on an appropriate site, the definition of the General Plan's "semi-public" designation makes provision for residential uses. D. Policy Objectives: Quantified Objective: Actions to be Undertaken: Action Needed: Financing: Implementation Responsibility: Time Frame: Achievement: Encourage development of affordable housing by private organization primarily engaged in housing construction or management 90 units (affordable to low- and moderate-income households) Inclusion of a "semi-public use" definition in the General Plan that aIJows housing Contact owners of semi-public property to inform them of this policy; and grant additional incentives such as reduced site design standards, priority processing and fee reductions Minor administrative cost to the City Community Development Department 1991 (adopt incentives) and 1992 (contact owners) The Valley Christian Center School and Church applied for a Master Plan that included a residential component. Therefore, the City is currently evaluating an amendment to the General Plan to implement this policy. The project is currently being evaluated for compliance with CEQA and will be submitted to the Planning Commission in Summer 2003. Require a percentage of units in large multi-family projects (i.e., projects with more than 10 units) be rented for a specified period of time. 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 dov.rn payment on a home. Other households may choose to rent for other reasons. E. Policy Objectives: Quantified Objective: Financing: Implementation Responsibility: Time Frame: Achievement: Ensure availability of rental units in Dublin Require that a minimum of 10 percent of the units in large multi-family projects be maintained as rental units for a period of five years No cost to the City Community Development Department, Planning Commission, and City Council Ongoing implementation When this policy was adopted, there were few rental units available in Dublin. Since the adoption of the Element more than 1,000 rental units have been built in a variety of sizes and 600 more are under construction. Additionally, zoning in the newly annexed areas guarantees the future construction of even more rental units. For these reasons, the City does not believe that continuing this program IS necessary. I 15