HomeMy WebLinkAbout6.1 2023–2031 Housing Element and Related Amendments to General Plan, Eastern Dublin Specific Plan and Downtown Dublin Specific Plan, and Planned Development Zoning for Dublin Transit Center and Hacienda CrossingsCELEBRATING
STAFF REPORT
CITY COUNCIL
DUBLIN
CALIFORNIA
LAgenda Item 6.1
DATE: November 15, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SU B,ECT : 2023 - 2031 Housing Element and Related Amendments to the General Plan,
Eastern Dublin Specific Plan and Downtown Dublin Specific Plan, and Planned
Development Zoning for Dublin Transit Center Sites D-2 and E-2 and Hacienda
Crossings Shopping Center (PLPA-2022-00036)
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider the proposed 2023 - 2031 Housing Element and related amendments to
implement the Housing Element. This includes amendments to the General Plan, Eastern Dublin
Specific Plan, and Downtown Dublin Specific Plan, and amendments to the Planned Development
Zoning for Sites D-2 and E-2 at the Dublin Transit Center and Hacienda Crossings shopping center.
Additionally, the City Council will consider an Initial Study/Negative Declaration.
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, and: 1) adopt the Resolution Adopting an Initial
Study/Negative Declaration; Approving the 2023 - 2031 Housing Element, Associated
Amendments to the General Plan, Including the Land Use Element and Land Use Map, and Seismic
Safety and Safety Element, and Associated Amendments to the Eastern Dublin Specific Plan; and
Authorizing Staff to submit the Housing Element to the California Department of Housing and
Community Development for Certification; 2) adopt the Resolution Amending the Downtown
Dublin Specific Plan to Specify Residential Units on Three Housing Element Sites are Allowed by
Right and Not Subject to the Development Pool or Community Benefit Program; 3) waive the
reading and INTRODUCE the Ordinance Approving Amendments to the Planned Development
Zoning Stage 1 Development Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2
of the Dublin Transit Center; and 4) waive the reading and INTRODUCE the Ordinance Approving
Amendments to the Planned Development Zoning Stage 1 Development Plan and Approving a
Stage 2 Development Plan for the Hacienda Crossings Shopping Center.
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FINANCIAL IMPACT:
In July 2020, the City Council approved a consulting services agreement between the City and
Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn's
contract amount is $403,000. The cost to prepare the Housing Element Update will be offset in
part by grants totaling $401,436, including $55,000 from an approved Senate Bill 2 Planning
Grant, $300,000 from the Local Early Action Planning (LEAP) Grant Program, and $46,436 from
the Regional Early Action Planning (REAP) Grant Program. The City's Fiscal Year 2022-23 Budget
sufficiently covers the remaining cost.
DESCRIPTION:
Background
Each local government in California is required to adopt a comprehensive, long-term General Plan
for the physical development of the jurisdiction. A certified Housing Element is one of seven
mandatory elements of the General Plan. Housing Element law mandates that local governments
update their Housing Element every eight years to demonstrate how the jurisdiction has
adequately planned to meet the existing and projected housing needs of all economic segments of
the community. The community's housing need is determined through the Regional Housing
Needs Allocation (RHNA) process.
RHNA is the state -mandated process to identify the number of housing units, by affordability level,
that each jurisdiction must accommodate in the Housing Element of its General Plan. On December
16, 2021, the Association of Bay Area Governments (ABAG) Executive Board adopted the Final
RHNA Plan: San Francisco Bay Area, 2023 - 2031. The plan allocates 3,719 housing units to the
City of Dublin. Table 1 below shows the City's final RHNA by household income category for the
2023 - 2031 planning period. The City's updated Housing Element must demonstrate how it can
accommodate its RHNA.
Table 1: Dublin's 2023 - 2031 Regional Housing Needs Allocation
Very -Low-
Low-
Moderate-
Above-
Moderate -
Total
Final Allocation
1,085
625
560
1,449
3,719
The Draft 2023 - 2031 Housing Element was published for a 30-day public review period on April
15, 2022. On May 17, 2022, the City Council reviewed the Draft 2023 - 2031 Housing Element and
directed Staff to submit it to the California Department of Housing and Community Development
(HCD). On May 27, 2022, Staff submitted the Draft 2023 - 2031 Housing Element to HCD for their
review. HCD concluded their review and provided comments on August 29, 2022. The Draft Housing
Element has been revised to reflect comments received from HCD and interested parties as further
discussed later below.
The City Council is being asked to review the 2023 - 2031 Housing Element and associated
amendments to the General Plan, including the Land Use Element and Land Use Map, and Seismic
Safety and Safety Element; amendments to the Eastern Dublin Specific Plan (EDSP) and Downtown
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Dublin Specific Plan (DDSP); and amendments to Planned Development Zoning for Sites D-2 and E-2
at the Dublin Transit Center and Hacienda Crossings shopping center. The City Council Resolutions and
Ordinances are Attachments 1 — 6.
Analysis
General Plan Amendments
Housing Element
Staff prepared the 2023-2031 Housing Element (Attachment 2), which includes the following
components:
• Chapter 1: Introduction. Contains a summary of the content, organization, and statutory
considerations of the Housing Element.
• Chapter 2: Housing Plan. Describes Dublin's housing plan, including goals, policies, programs,
and objectives.
• Appendix A: Review of Past Performance. Evaluates the housing programs and quantified
objectives outlined in the past Housing Element and the City's efforts in meeting the program
requirements and achieving the quantified objectives.
• Appendix B: Community Profile. Contains an analysis of the City's population, household and
employment base, and the characteristics of the housing stock.
• Appendix C: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing
(AFFH). Summarizes governmental and non -governmental constraints on production,
maintenance, and affordability of housing and provides a summary of housing resources,
including funding and financial considerations, as well as a fair housing analysis.
• Appendix D: Adequate Sites Analysis. Identifies candidate sites by income category to meet
the City's RHNA.
• Appendix E: Housing Plan Programs Summary. Summarizes Chapter 2.
• Appendix F: Community Engagement Summary. Summarizes the City's community
engagement efforts to achieve public participation of all economic segments of the community.
• Appendix G: Glossary of Terms. Defines terms and acronyms using in the Housing Element.
A comprehensive update is proposed to the Housing Element of the General Plan. The Housing Element
identifies residential sites by income category to meet the City's RHNA. The sites identified in the
Housing Element represent the City's ability to accommodate housing at the designated income levels
during the 2023 — 2031 planning period. The Housing Element also analyzes governmental constraints
to housing maintenance, improvement, and development; addresses conservation and improvement of
the condition of existing affordable housing stock; and outlines policies and programs that promote
housing opportunities for all persons.
The 2023 — 2031 Housing Element also includes a review of the goals, policies, programs, and
objectives of the existing Housing Element, and reports on the attainment and disposition of the
programs. In some instances, the programs from the previous Housing Element are continued through to
the 2023 — 2031 Housing Element. Many existing programs have been amended and continue to reflect
current conditions in the City as described in Chapter 2: Housing Plan of the 2023 — 2031 Housing
Element.
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Adequate Sites Analysis. As noted above, the Housing Element must include an inventory of specific
sites or parcels that are suitable for residential development and available for use in the planning period
to accommodate the City's RHNA. The Housing Element has identified that the City has the capacity to
meet the RHNA through a variety of methods, including: 1) projects in the pipeline; 2) future
development of accessory dwelling units (ADUs); 3) capacity on existing, residentially -zoned sites; and
4) identification of land to rezone to accommodate remaining RHNA. Table 2, below, shows the City's
2023-2031 RHNA by income category and how the RHNA will be accommodated.
Table
2: Sites Inventory
Summary
Moderate-
Above -
Moderate-
Total
Very -Low-
and Low-
Allocation
1,710
560
1,449
3,719
Pipeline Projects
(535)
(210)
(2,104)
(2,849)
Accessory Dwelling Units
(96)
(48)
(16)
(160)
5th Cycle Sites
0
(252)
0
(252)
Public/Semi-Public Sites
(134)
0
0
(134)
Downtown Dublin
(190)
(50)
0
(240)
Remaining Need
755
0
0
Table 3 demonstrates how the remaining need will be accommodated on Transit Center Sites D-2
and E-2, Hacienda Crossings shopping center, and the SCS Property.
Table 3:
Distribution of
Very -Low-
and Low-
Remaining Need
Total
Moderate-
Above -
Moderate-
Transit Center Sites D-2 & E-2
(Alameda County Surplus
Property)
358
0
357
715
Hacienda Crossings
297
0
297
594
SCS Property
100
0
0
100
Total
755
0
654
1,409
HCD Review. On August 29, 2022, the City received the results of HCD's review. While the Draft
2023 -2031 Housing Element met many of the statutory requirements, HCD identified revisions
that they deemed necessary before the agency will certify the Housing Element (Attachment 8).
The following is a summary of changes made to address HCD's comments:
■ Chapter 2 (Housing Plan), Section 2 (Housing Programs), and Appendix E (Housing Plan
Programs Summary): Updated Program A.5 (Preserve and Monitor Affordable Units At -
Risk of Converting to Market Rate) with an objective to proactively seek funding
opportunities for units at -risk of converting to market -rate units.
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119
■ Chapter 2, Section 2, and Appendix E: Modified Program B.16 (Publicly -Owned Lands) to
work with the Alameda County Surplus Property Authority to develop a schedule for the
development of the Dublin Transit Center and conduct a mid -cycle review of progress
made.
■ Chapter 2, Section 2, and Appendix E: Updated Program B.17 (Community Care Facilities)
to include language regarding reviewing and revising the definition of "family" to address
potential constraints for persons with disabilities and to specify the City will update the
Zoning Ordinance to allow community care facilities in all zoning districts allowing a
residential use.
■ Chapter 2, Section 2, and Appendix E: Added Program B.18 (Planned Development (PD)
Zoning) with the objective to review vacant and underutilized properties with existing PD
zoning and identify properties for rezoning to traditional residential districts and consider
amendments to the Zoning Ordinance to provide options for developers to request PD
zoning if they desire more flexibility. Based on preliminary analysis, the City identified
approximately nine properties requiring rezoning.
■ Chapter 2, Section 2, and Appendix E: Added Program B.19 (Development of Large Parcels)
to incentivize residential development on parcels over ten acres.
■ Chapter 2, Section 2, and Appendix E: Added development standards for emergency
shelters and modified Program D.3 (Emergency Shelters) to specify parking requirements
will be updated to comply with Assembly Bill (AB) 139.
■ Chapter 2, Section 2, and Appendix E: Added Program D.6 (Parking Requirements Near
Public Transit) to specify parking requirements will be updated to comply with AB 2097.
■ Chapter 2, Section 2, and Appendix E: Added specific dates that certain programs will be
completed.
■ Appendix C (Housing Constraints, Resources, and Affirmatively Furthering Fair Housing),
Section A (Housing Constraints), Subsection 2 (Governmental Constraints): Further
analyzed development standards and land use controls and added information to support
that they do not impact housing supply, costs, financial feasibility, timing, approval
certainty and ability to achieve maximum densities without exceptions.
■ Appendix C, Section A, Subsection 2: Added analysis to support that parking requirements
for multi -family residential development projects do not impact cost, supply, housing
choice, or financial feasibility.
■ Appendix C, Section A, Subsection 2: Clarified that Density Bonus incentives may count
towards the City's Inclusionary Zoning Ordinance requirements.
■ Appendix C, Section A, Subsection 2: Added a table detailing actual time between receiving
a Planning entitlement and applying for a building permit.
■ Appendix C, Section D (Affirmatively Furthering Fair Housing), Subsection 10 (Fair
Housing Laws): Added additional discussion about the City's compliance with fair housing
laws.
■ Appendix C, Section D, Subsection 12 (Analysis of Federal, State, and Local Data and
Knowledge): Analyzed integration and segregation trends over time.
■ Appendix C, Section D, Subsection 12: Added additional language to provide a regional
context for Racially Concentrated Areas of Affluence.
■ Appendix C, Section D, Subsection 12: Added information on the approval of district -based
elections beginning in 2024.
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120
■ Appendix C, Section D, Subsection 14 (Analysis of Sites Pursuant to AB 686): Added
additional data and analysis about candidate housing sites and affirmatively furthering fair
housing.
■ Appendix D (Adequate Sites Analysis), Section A (Adequate Sites Analysis Overview),
Subsection 2 (ADUs and Junior ADUs): Decreased accessory dwelling unit (ADU)
projections from 248 to 160 ADUs and increased the number of units at the Dublin Transit
Center to accommodate that shortfall.
■ Appendix D, Section B (Very Low- and Low -Income Sites Inventory), Subsection 2
(Calculation of Unit Capacity): Added evidence to support realistic capacity, including
density, acreage, and affordability levels of past projects.
■ Appendix D, Section B, Subsection 3 (Adequacy of Sites to Accommodate Very Low- and
Low -Income Housing): Added additional language to support parcels over 10 acres that are
planned to accommodate lower -income households.
■ Appendix D, Section B, Subsection 4 (Non -Vacant Sites): Added additional support for the
suitability of non -vacant sites.
■ Appendix F (Community Engagement Summary), Section 16 (Summary of Public
Comments): Updated Table F-1 to include public comments received by HCD.
Land Use Element
Transit Center Sites D-2 and E-2 currently have a General Plan land use designation of Campus
Office. The land use for the northern 6.42 acres of Site D-2 and all of Site E-2 would be changed to
a combined Campus Office/High-Density Residential land use designation to accommodate
additional residential units at the Transit Center as shown in Figure 1 below. Additionally, the City
proposes to update the assumed residential household size based on Dublin's average household
size of 2.99 persons per unit as reported in the 2020 US Census data. Corresponding amendments
are proposed to the Population Density Measurements (Section 1.8.1.2), Land Use Classification
(Section 1.8.1.6), Land Use Map (Figure 1-1) (Dublin General Plan Land Use Map), Primary
Planning Area (Section 2.2), Table 2.1 (Land Use Development Potential: Primary Planning Area),
Eastern Extended Planning Area (Section 2.3), Table 2.2 (Land Use Development Potential:
Eastern Extended Planning Area), and Table 2.3 (Land Use Development Potential: Western
Extended Planning Area), as further described in Attachment 1.
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Figure 1: General Plan Land Use Map
Existing
Site E-2
iin
Facility
.�{�64+� ,yr. • . ,* _ ALTAMIRANO AV•
— -
A!
Proposed
Campus Office / High Density Residential
Seismic Safety and Safety Element
Government Code Section 65302(g) requires Safety Elements to address the protection of the
community from any unreasonable risks associated with the effects of seismically induced surface
rupture, ground shaking, ground failure, tsunami, seiche, and dam failure; slope instability leading
to mudslides and landslides; subsidence, liquefaction and other seismic hazards or geologic
hazards; flooding; and wildfires and urban fires. The statute requires that seismic and geologic
hazard areas be mapped. It also requires the element to address evacuation routes, military
installations, peak load water supply, minimum road widths and clearances around structures for
geologic and fire hazards identified in the element. Senate Bill (SB) 1035 requires local
governments to revise their Safety Element to identify flood hazards and address the risk of fire
hazards in certain lands upon each revision to the Housing Element. Additionally, Assembly Bill
(AB) 2140 allows California cities and counties to adopt local hazard mitigation plans into their
Safety Element, making them eligible to be considered for part or all their local -share costs on
eligible Public Assistance funding provided by the State through the California Disaster Assistance
Act.
Amendments to the Seismic Safety and Safety Element are proposed to satisfy the requirements of
SB 1035 and AB 2140. These amendments include adding background language about geologic
and seismic hazards, liquefaction and landslide hazards, wildfires, flooding and dam failure, and
hazardous materials in Dublin; referencing the Emergency Operations Plan; adopting the Tri-
Valley Local Hazard Mitigation Plan into the Safety Element by reference; identifying wildfires
over 10 acres near the City; referencing evacuation plans; and updating all maps and figures based
on currently -available data. Please refer to Attachment 3.
Environmental Justice Policies
SB 1000 requires local governments to identify disadvantaged communities and incorporate
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environmental justice into their general plans. The City prepared an Environmental Justice Memo
(Attachment 7), which concludes that Dublin does not have any communities meeting the
definition of a disadvantaged community under SB 1000 and, therefore, the inclusion of an
Environmental Justice Element or environmental justice policies in other required General Plan
Elements is not required.
Specific Plan Amendments
Eastern Dublin Specific Plan
Similar to the General Plan amendments described above, the EDSP is proposed to be amended to
address the change in land use on the northern portion of Site D-2 and all of E-2. The EDSP land
use designation for these two sites would be changed from Campus Office to Campus Office/High
Density Residential as shown in Figure 2 below. Additionally, the City proposes to update the
assumed residential household size, based on Dublin's average household size of 2.99 persons per
unit as reported in the 2020 US Census data. Corresponding amendments are proposed to the
Land Use Map (Figure 4-1), Table 4.1 (Eastern Dublin Specific Plan Land Use Summary), Table 4.2
(Eastern Dublin Specific Plan Population and Employment Summary), Table 4.3 (Projected
Jobs/Housing Balance, and land use description (Section 4.8), as described in Attachment 1.
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123
Figure 2: Eastern Dublin Specific Plan Land Use Map
Public ScTl-Public •
Site o-2
MIRANO A.V.
Existing
Fuel iti9nmi-Publ i c
ALTAMIRANO AV
AIM
Proposed
Campus Office 1 High Density Residential
Downtown Dublin Specific Plan
State law requires that any non -vacant site identified in a prior Housing Element must be zoned at a
minimum of 30 units per acre and allow residential use by right for housing developments in which at
least 20 percent of the units are affordable to lower -income households if they are to be considered an
adequate site to accommodate the very low- and low-income categories of the RHNA.
Three non -vacant sites, located in Downtown Dublin that were identified in the 2014 — 2022 Housing
Element, are shown to be suitable for lower -income housing in the Housing Element Sites Inventory.
Therefore, the City is required by statute to permit at least 30 units per acre, which it does, on these sites
and to allow residential use by right for housing developments when at least 20 percent of the proposed
units are affordable to lower -income households. Residential development within the Downtown Dublin
Specific Plan is governed by a Development Pool. To reserve residential units from the Development
Pool, a developer must enter into the Community Benefit Program Agreement. The three sites in
Downtown Dublin that have been identified in the Sites Inventory would provide 416 units affordable to
lower -income households. To comply with State law to facilitate the development of these 416 units, the
Downtown Dublin Specific Plan is proposed to be amended to exempt these units from the Development
Pool and the Community Benefit Program Agreement requirement. Please refer to Attachment 4.
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Rezoning
The Housing Element must include an inventory of specific sites or parcels that are suitable for
residential development and available for use in the planning period to accommodate the City's RHNA.
After taking into account projects in the pipeline; future development of ADUs; and capacity on
existing, residentially -zoned sites; the City has a remaining need of 755 lower -income units. The
proposed project includes rezoning the northern portion of Site D-2 and all of Site E-2 at the Dublin
Transit Center, and two parcels at the Hacienda Crossings shopping center to accommodate that
remaining need, as previously directed by the City Council and further described below.
Additionally, the SCS Dublin project, which is currently under consideration by the City Council,
proposes 100 lower -income units on a 2.5-acre Public/Semi Public site that would satisfy a portion of
the RHNA.
Transit Center Sites D-2 and E-2
On December 3, 2002, the City Council adopted Ordinance No. 21-02 approving a Planned
Development (PD) Rezone with a Stage 1 Development Plan for the Dublin Transit Center, which
specified that Sites D-2 and E-2 be developed with a Campus Office use. The Transit Center PD
Zoning Stage 1 Development Plan is proposed to be amended to change the allowed land uses on
the northern 6.42 acres of Site D-2 and all of Site E-2 from Campus Office to Campus Office/High
Density Residential, add 715 residential units to accommodate the RHNA on these sites, amend
annotations on the Conceptual Illustrative Site Plan and the Streetscape, Open Space, and
Landscape figures to state "Office and/or Multi -Family Dwellings" rather than "Office," amend the
Phasing Plan legend to state Campus Office/High Density Residential for Sites D-2 and E-2,
approve a Stage 2 Development Plan, and specify that development must comply with the
Citywide Multi -Family Objective Design Standards. Please refer to Attachment 5.
Hacienda Crossings
On January 17, 1995, the City Council adopted Resolution No. 95-02 approving a PD Rezone,
establishing regulations for the use, improvement, and maintenance for a retail commercial
shopping center. The PD Zoning is proposed to be amended to add "Multi -Family Residential" as a
permitted land use to accommodate the RHNA. The amendment would also establish additional
objective design standards, such as parking requirements, minimum sidewalk width, minimum
density, common useable outdoor space requirements, and height limits. The Development Plan
also includes guidance about building placement, upper -story windows and balconies, ground
floor transparency, architectural detailing, and a preference for ground floor retail/commercial
uses with residential units above, to transition the shopping center to a more pedestrian -oriented
mixed -use development. Please refer to Attachment 6.
ENVIRONMENTAL DETERMINATION:
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City
prepared an Initial Study/Negative Declaration (IS/ND) (Attachment 9) for the proposed project.
The IS/ND was available for public review between October 4, 2022, and November 2, 2022. No
public comments on the IS/ND were received.
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PLANNING COMMISSION REVIEW:
On October 25, 2022, the Planning Commission considered the proposed 2023 - 2031 Housing
Element and related amendments to implement the Housing Element and unanimously adopted
Resolution No. 22-14 recommending City Council approval (Attachment 10).
STRATEGIC PLAN INITIATIVE:
Strategy 2: Housing Affordability
Objective A: Develop a Certified Housing Element that balances the location of housing options for
all income types.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City implemented an outreach and engagement program to inform the community and seek
input regarding the Housing Element Update. Between December 20, 2021, and February 28,
2022, the City conducted an online survey to receive community feedback. Staff also hosted two
Housing Element Workshops on January 19 and February 17, 2022. The workshops provided an
overview of the Housing Element, RHNA, Preliminary Sites Inventory, and required policy and
program topics, and provided an opportunity for the community to provide feedback. The
community was notified of these engagement opportunities through the City's social media,
website, push notifications, and email. Additionally, Staff held one-on-one meetings with the
property owners of the "Additional Sites" identified to satisfy the "remaining need" for sites to
accommodate the RHNA. The City also has a Housing Element Update webpage on the City's
website that serves as a landing place for information. The Planning Commission held a study
session on March 8, 2022, reviewed the Draft 2023 - 2031 Housing Element on April 26, 2022,
and reviewed the revised Draft 2023 - 2031 Housing Element on October 25, 2022. The City
Council also held meetings to receive updates regarding the Housing Element Update on February
18, 2020, October 6, 2020, June 15, 2021, November 2, 2021, March 15, 2022, and May 17, 2022.
The feedback and information received through these outreach efforts was used to help create the
proposed policies and programs to address the housing needs.
In accordance with State law, a public notice was published in the East Bay Times and posted at
several locations throughout the City. Notification was also provided to those that had previously
signed up on the interested parties list. Additionally, the City Council Agenda and the Staff Report
was made available on the City's website.
The public comments received prior to publishing this report are included as Attachment 11. A
summary and response to all public comments is included in Table F-1 (Summary of Public
Comments) in the 2023 - 2031 Housing Element.
ATTACHMENTS:
1) Resolution Adopting an Initial Study/Negative Declaration; Approving the 2023 - 2031
Housing Element, Associated Amendments to the General Plan, Including the Land Use
Element and Land Use Map, and Seismic Safety and Safety Element, and Associated
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Amendments to the Eastern Dublin Specific Plan; and Authorizing Staff to submit the
Housing Element to the California Department of Housing and Community Development for
Certification
2) Exhibit 1 to the Resolution - 2023 - 2031 Housing Element
3) Exhibit 2 to the Resolution - Seismic Safety and Safety Element Amendments
4) Resolution Amending the Downtown Dublin Specific Plan to Specify Residential Units on
Three Housing Element Sites are Allowed by Right and Not Subject to the Development Pool
or Community Benefit Program
5) Ordinance Approving a Planned Development Rezone with an Amended Stage 1
Development Plan and Approving a Stage 2 Development Plan for Sites D-2 and E-2 of the
Dublin Transit Center
6) Ordinance Approving a Planned Development Rezone with an Amended Stage 1
Development Plan and Approving a Stage 2 Development Plan for the Hacienda Crossings
Shopping Center
7) Environmental Justice Memo
8) HCD's Comments
9) Initial Study/Negative Declaration
10) Planning Commission Resolution No. 22-14 (without exhibits)
11) Public Comments
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Attachment I
RESOLUTION NO. XX — 22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING AN INITIAL STUDY/NEGATIVE DECLARATION; APPROVING THE 2023 — 2031
HOUSING ELEMENT, ASSOCIATED AMENDMENTS TO THE GENERAL PLAN, INCLUDING
THE LAND USE ELEMENT AND LAND USE MAP, AND SEISMIC SAFETY AND SAFETY
ELEMENT, AND ASSOCIATED AMENDMENTS TO THE EASTERN DUBLIN SPECIFIC
PLAN; AND AUTHORIZING STAFF TO SUBMIT THE HOUSING ELEMENT TO THE
CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR
CERTIFICATION
(PLPA-2022-00036)
WHEREAS, the State of California requires cities and counties to adopt a comprehensive,
long-term General Plan for the physical development of the City; and
WHEREAS, the Housing Element is one of seven mandated elements of the General Plan
and must address the existing and projected housing needs for all economic segments of the
community; and
WHEREAS, State law requires Housing Elements to be updated and certified by the
California Department of Housing and Community Development (HCD) every eight years; and
WHEREAS, the City of Dublin prepared the 2023 — 2031 Housing Element in accordance
with State law; and
WHEREAS, the Housing Element must include an inventory of specific sites or parcels that
are suitable for residential development and available for use in the planning period to
accommodate the City's Regional Housing Needs Allocation (RHNA), which is included as
Appendix D: Adequate Sites Analysis in the 2023 — 2031 Housing Element; and
WHEREAS, State law requires any non -vacant site identified in a prior Housing Element
to be zoned at a minimum density of 30 units per acre and allow residential use by -right for
housing developments in which at least 20 percent of the units are affordable to low-income
households, if the units would accommodate the very low- and low-income categories of the City's
Regional Housing Needs Allocation; and
WHEREAS, there are three sites in Downtown Dublin, including 7590 Amador Valley
Boulevard (APN 941-0305-028-00), 7050 Amador Plaza Road (APN 941-0305-040-00), and
6513 Regional Street (APN 941-1500-030-00), that were identified in the 2014 — 2022 Housing
Element and are included in the 2023 — 2031 Housing Element Sites Inventory; and
WHEREAS, amendments to the DDSP are proposed to specify the residential units on the
three Housing Element sites in Downtown Dublin are allowed by right and not subject to the
Downtown Dublin Development Pool or Community Benefit Program provided that 20 percent of
the units on each site are affordable to lower income households; and
Reso. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 1 of 14 128
WHEREAS, after accounting for pipeline projects, accessory dwelling units, and existing
zoning to accommodate the RHNA, the Adequate Sites Analysis identified a "remaining need" of
755 units; and
WHEREAS, a portion of the remaining need is proposed to be accommodated on Sites D-
2 and E-2 (APNs: 986-0034-012-00 and 986-0034-014-00) at the Dublin Transit Center, which
requires amendments to the General Plan and Eastern Dublin Specific Plan land use designations
for the two sites; and
WHEREAS, on December 3, 2002, the City Council adopted Ordinance No. 21-02
approving a Planned Development Rezone with a Stage 1 Development Plan for the Dublin Transit
Center, which among other approvals, established a maximum of 1,800 residential units for the
Transit Center and specified Sites D-2 and E-2 shall be developed with a Campus Office use; and
WHEREAS, the City proposes to amend Ordinance No. 21-02 to change the allowed land
use on Sites D-2 and E-2 from Campus Office to Campus Office/High-Density Residential and
increase the maximum residential density from 1,800 units to 2,515 units; and
WHEREAS, a portion of the remaining need is proposed to be accommodated on two
parcels (APNs: 986-0008-009-00 and 986-0008-010-00) at the Hacienda Crossings shopping
center (formerly known as the Santa Rita Commercial Center); and
WHEREAS, on January 17, 1995, the City Council adopted Resolution No. 95-02 approving
a Planned Development Rezone with a Stage 1 Development Plan for the Santa Rita Commercial
Center, which among other approvals, established regulations for the use, improvement, and
maintenance of the property; and
WHEREAS, the City proposes to amend Resolution No. 95-02 to add "Multi -Family
Residence" as a permitted principal land use on two parcels (APNs: 986-0008-009-00 and 986-
0008-010-00) at the Hacienda Crossings shopping center, and establish a maximum residential
density of up to 594 units and objective design standards for the two parcels; and
WHEREAS, a portion of the remaining need is proposed to be accommodated by the SCS
Dublin project, which is concurrently under consideration by the Planning Commission and City
Council, and proposes 100 lower -income units on a 2.5-acre Public/Semi Public site. Should
project approval be delayed, the City would be required to rezone the 2.5-acre site no later than
January 31, 2026; and
WHEREAS, in accordance with Senate Bill (SB) 1035, the City prepared amendments to
the Seismic Safety and Safety Element to identify flood hazards and address the risk of fire
hazards in certain lands; and
WHEREAS, in accordance with Assembly Bill (AB) 2140, the City prepared amendments
to the Seismic Safety and Safety Element to adopt the Tri-Valley Local Hazard Mitigation Plan into
the Safety Element by reference, making the City eligible to be considered for part or all our local -
share costs on eligible Public Assistance funding provided by the State through the California
Disaster Assistance Act; and
WHEREAS, the 2023 — 2031 Housing Element, associated amendments to the General
Plan, including the Land Use Element and Land Use Map, and Seismic Safety and Safety
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 14 129
Element, and associated amendments to the Eastern Dublin Specific Plan are collectively referred
to as the "Project;" and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, the City prepared an Initial Study for the 2023 — 2031 Housing Element and
corresponding General Plan Amendments, Specific Plan Amendments, and rezonings to
determine if they may have a significant effect on the environment; and
WHEREAS, the Initial Study determined that the proposed 2023 — 2031 Housing Element
and corresponding General Plan Amendments, Specific Plan Amendments, and rezonings would
not have any significant environmental effects and the preparation of a Negative Declaration is
the appropriate CEQA document; and
WHEREAS, the Initial Study/Negative Declaration was circulated for public review from
October 4, 2022, through November 2, 2022; and
WHEREAS, the City of Dublin received no comment letters on the Initial Study/Negative
Declaration; and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City on
the proposed General Plan Amendment. None of the contacted tribes requested a consultation
within the 90-day statutory consultation period and no further action is required under section
65352.3; and
WHEREAS, on October 25, 2022, the Planning Commission reviewed the 2023 — 2031
Housing Element and corresponding General Plan Amendments, Specific Plan Amendments, and
rezonings and adopted Resolution No. 22-14 recommending that the City Council: 1) adopt an
Initial Study/Negative Declaration; 2) approve the 2023 — 2031 Housing Element and authorize
Staff to submit the Housing Element to the California Department of Housing and Community
Development for certification; 3) approve associated amendments to the General Plan, Eastern
Dublin Specific Plan, and Downtown Dublin Specific Plan; and 4) approve amendments to Planned
Development Zoning Stage 1 Development Plan and establish a Stage 2 Development Plan for
Sites D-2 and E-2 at the Transit Center, and amendments to the Planned Development Zoning for
the Hacienda Crossings shopping center; and
WHEREAS, on November 15, 2022, the City Council held a properly noticed public hearing
on the project, including the Initial Study/Negative Declaration, at which time all interested parties
had the opportunity to be heard; and
WHEREAS, a Staff Report, dated November 15, 2022, and incorporated herein by
reference, described and analyzed the Project, including the 2023 — 2031 Housing Element,
corresponding amendments to the General Plan, Eastern Dublin Specific Plan, and Downtown
Dublin Specific Plan, and Planned Development Zoning Amendments, for the City Council; and
WHEREAS, the City Council did hear and use independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 14
130
NOW, THEREFORE, BE IT RESOLVED that the following recitals are true and correct and
made part of this Resolution.
BE IT FURTHER RESOLVED that the City Council hereby adopts the Initial Study/Negative
Declaration and finds:
A. The Dublin City Council has reviewed and considered the Initial Study/Negative
Declaration, including comments received during the public review period, prior to
taking action on the Project.
B. The Initial Study/Negative Declaration adequately analyzes the potential
environmental impacts of the Project and determines there is no substantial
evidence that the Project will have a significant effect on the environment.
C. The Initial Study/Negative Declaration has been completed in compliance with
CEQA, the State CEQA Guidelines and the City of Dublin Environmental
Regulations.
D. The Initial Study/Negative Declaration is complete and adequate and reflects the
City's independent judgement and analysis as to the environmental effects of the
Projects. The Community Development Department is designated as the custodian
of the documents and record of proceedings on which the decision is based. The
Community Development Department is located at the Dublin Civic Center, 100
Civic Plaza, Dublin, California, 94568.
E. Following adoption of this Resolution, Staff is authorized and directed to file with the
County of Alameda a Notice of Determination pursuant to CEQA.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan and Eastern
Dublin Specific Plan Amendments, as set forth below, are in the public interest, will promote
general health, safety, and welfare, and that the General Plan as amended will remain internally
consistent. The proposed Project is consistent with the guiding and implementing policies of the
General Plan in each of the elements and will allow the potential for additional residential
development at various income levels. The General Plan Amendments noted below will ensure
that the implementation of the proposed Project complies with the General Plan and that each
element within the General Plan is internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the General Plan:
Figure 1-1 (Dublin General Plan Land Use Map) shall be amended to add the Campus
Office/High-Density Residential land use designation to the legend and designate the northern
6.42 acres of site D-2 and all of Site E-2 at the Dublin Transit Center as Campus Office/High
Density Residential, as shown below:
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 14
131
Figure 1-1 Dublin General Plan Land Use Map
Site E-2
• A•
Existing
Proposed
Campus Office I High Density Residential
Section 1.8.1.2 (Population Density Measurements) shall be amended to update household size
based on the 2020 US Census as follows:
Assumed residential household size in all three Planning Areas is based on Dublin's average
household size of 2.99 persons per unit as reported in the 2020 US Census data.
Section 1.8.1.6 (Eastern Extended Planning Area), Subsection B (Commercial/Industrial) shall be
amended to add a description for the Campus Office/High Density Residential land use
designation as follows:
Campus Office/High-Density Residential (FAR: .25 to .80; Employee Density: 260 square
feet per employee) (25.1 units and above per gross residential acre)
Combined land use district. See designations under Eastern Extended Planning Area for Campus
Office and Residential: High Density. The floor area ratio applies to both development options
(Campus Office and High Density Residential) and is for the combined commercial and residential
uses, if residential uses are incorporated, or for commercial uses if commercial is used exclusively.
The floor area ratio does not apply to projects with only residential uses. A floor area ratio of up to
1.2 may be granted for land adjacent to the Eastern Dublin BART station at the discretion on the
City Council. Example: Sites D-2 and E-2 at the Dublin Transit Center.
Section 2.2 (Primary Planning Area), Paragraph 1 and 4 shall be amended to update the
residential units and estimated population in the Primary Planning Area, and residential units in
Downtown Dublin as follows:
The Primary Planning Area has a net acreage of almost 2,500 acres (see Table 2 .1 below), and
is largely built out with approximately 13,868 housing units and an estimated population of 41,464.
In 2012, the Primary Planning Area had an estimated 12,163 jobs. Table 2 .1 shows the minimum
and maximum development potential of each land use classification within the Primary Planning
Area.
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 14
132
In 2000, in anticipation of the future West Dublin Bay Area Rapid Transit (BART) Station, a Transit
Oriented District was established in Downtown Dublin to encourage the development of higher
density, mixed- use projects adjacent to mass transit. On February 19, 2011, the West Dublin
BART Station opened to the public. The first high density residential project broke ground in 2012
and will bring over 300 new residential units to Downtown Dublin. The Downtown Dublin Specific
Plan, adopted in February 2011, allows for the development of up to 2,916 units in Downtown
Dublin and capitalizes on the area's proximity to the West Dublin BART Station. Intensification in
and around Downtown Dublin is expected to continue while the remainder of the Primary Planning
Area is expected to remain relatively unchanged.
Table 2.1 (Land Use Development Potential: Primary Planning Area) shall be amended to read
as follows and add footnote #5, which also includes the proposed amendments associated with
the SCS Dublin project which are concurrently being reviewed:
Table 2.1. LAND USE DEVELOPMENT POTENTIAL: PRIMARY PLANNING AREA
CLASSIFICATION ACRES INTENSITY UNITS1 FACTOR YIELD1
RESIDENTIAL Acres
Dwelling Dwelling Units
Units/Acre
Persons/
Dwelling Unit
Population
Low Density Single
Family
Single Family
44.0
0.5-3.8
22-167
2.99
66-499
901.9
0.9-6.0
812-5,411
2.99
2,428-16,179
Medium Density
196.54
Medium -High
78.4
6.1-14.0
14.1-25.0
1,199-2,752
2.99
3,585-8,228
1,105-1,960
Medium -High and 11.2
Retail/Office
Mixed Use
14.1-25.0
15.3
2.99
158-280 2.99
6.1-25.0 93-382 2.99
3,304-5,860
472-837
278-1,142
TOTAL:
1,247.34
3,389-10,952
10,133-32,745
DOWNTOWN Acres
DUBLIN
SPECIFIC PLAN
REA
Dwelling Dwelling Units Persons/ Population
Units/Acre Dwelling Unit
Downtown Dublin 230.2
6.1-25.1+ 2,9165 2.99 8,719
DOWNTOWN Acres
DUBLIN SPECIFIC
PLAN AREA
Maximum
Floor Area
Ratio (Gross)
Maximum
Potential Square
Feet 4
Square Feet / Jobs
Employee
Village Parkway
District
Retail District
Transit -Oriented
District
32.9
.35
.50
200-450
1,115-2,508
113.1
2.0
9.94
200-450
6,139-13,814
84.2
2.5
9.24
200-450
8,492-19,108
TOTAL:
230.2
19.6
15,746-35,430
COMMERCIAL
Acres
Floor Area
Ratio (Gross)
Square Feet
(millions)
Square Feet/ Jobs
Employee
Retail/Office
33.9
.25-.60
.37-.89
200-450
822-4,450
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 6 of 14 133
Retail/Office &
Automotive
40.8
.25-.50
.44-.89
220-490
898-4,045
Campus Office
0
.25-.80
0
260
0
Business Park /
Industrial
102.8
.30-.40
1.34-1.79
360-490
2,735-4,972
Business Park /
Industrial: Outdoor
Storage
56.7
.25-.40
.62-.99
360-490
1,265-2,750
Medium -High and
Retail/Office
11.23
.25-.60
.12-.29
200-450
267-1,450
Mixed Use 15.33
.30-1.00
.20-.67
200-400
500-3,350
TOTAL: -260.7
'
3.09-5.52
6,478-21,017
Square Feet/
Employee
590
PUBLICISEMI-
PUBLIC/OPEN
SPACE
Acres
_
Floor Area
Ratio (Gross)
.50
Square Feet
(millions)
.83
Jobs
Public/Semi-Public
Facilities
38.2
1,407
Semi -Public Facilities
0
.50
0
590
0
SCHOOL
Acres
Floor Area
Ratio (Gross)
Square Feet
(millions)
Square Feet/
Employee
Jobs
Elementary Schools
87.8
.50
1.91
590
3,237
Middle Schools
6.0
.50
.13
590
220
High Schools
50.5
.50
1.10
590
1,864
PARKS/PUBLIC
RECREATIO
Number
Neighborhood Parks
19.0
5
Community Parks
61.93
6
Regional Parks
0
0
Open Space
439.91
Stream Corridor
52.9
TOTAL:
756.24
3.97
6,728
111.7 RES
DWELLING
UNITS
POPULATION
SQUARE FEET
(MILLIONS)
OBS
GRAND TOTAL: 2,494.48 6,305-13,868 18,852-41,464 14.16-16.59 28,952-63,175
1 For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal
fraction greater than .5 is rounded to the nearest whole number.
2 Refer to the Downtown Dublin Specific Plan.
3 Not included in the Grand Total as it is already accounted for under the Residential classification.
4 Maximum Development Potential in the Retail and Transit -Oriented Districts were modified by the
2014 Downtown Dublin Specific Plan Amendment (City Council Resolution No. 94-14).
5 Includes 416 units which are exempt from the Development Pool, as discussed in Downtown Dublin
Specific Plan Section 6.4: Development Pool and Community Benefit Program.
Section 2.3 (Eastern Extended Planning Area), Paragraph 1 shall be amended to update the
residential units, population, commercial square feet, and jobs as follows:
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 7 of 14 134
The Eastern Extended Planning Area has a net acreage of just over 3,500 acres (see Table 2.2
below), and is projected to build out in 2035, providing a total of 16,113+ residential units with an
estimated population of 48,179 persons (per the Eastern Dublin Specific Plan). The Eastern
Extended Planning Area has a development potential of up to 21.88 million square feet of
commercial uses and over 53,431 jobs (per the Eastern Dublin Specific Plan). Table 2 .2 sets forth
the development potential for the Eastern Extended Planning Area.
Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be amended
to read as follows and add footnote #1. The table also includes the proposed amendments
associated with the SCS Dublin project which are concurrently being reviewed:
Table 2.2. LAND USEDEVELOPMENT POTENTIAL: EASTERN EXTENDED PLANNING AREA
CLASSIFICATION ACRE UNITS 1 FACTOR
Wilk YIELDI
'KtSIDtN I IAL
Acres
uweiiing
Units/Acre
uwelling units
Persons/
Dwelling Unit
Population
High Density
52.94
25.1+
1,328+
2.99
3,971+
Campus Office / High
Density
13.92
25.1+
715
2.99
2,138
Medium -High Density
153.61
14.1-25.0
2,165-3,840
2.99
6,473-11,482
Medium -High
Density and Retail
Office
Medium -Density
0
14.1-25.0
0
2.99
0
418.1
6.1-14.0
2,550-5,853
2.99
7,625-17,500
Single Family
725
0.9-6.0
652-4,350
2.99
1,949-13,007
Estate Residential
30.5
0.01-0 .8
0-24
2.99
0-72
Rural Residential/
Agriculture
329.8
0.01
3
2.99
9
TOTAL:
1,723.87
7,413-16,113+
22,165-48,179+
COMMERCIA
194.85
Floor Area
Ratio (Gross)
.20- .60
Square Feet
(millions)
1.6-5.0
Square Feet/
Employee
Jobs
+
General Commercial
510
3,328-9,985
General
Commercial/
Campus Office
168.57
.20- .80
1.46-5.87
385
3,814-15,258
Mixed Use
0
.30-1 .00
0
490
0
Mixed Use 2/
Campus Office
22.9
.45 max
.45
260
1,731
Neighborhood
Commercial
0
.25- .60
.0
490
0
Industrial Park
56.4
.35 max
.86
590
1,458
Industrial Park/
Campus Office
0
.25- .35
0
425
0
Campus Office
123.66
.25- .80
1.35-4.31
260
5,179-16,574
Campus Office /
High Density
13.921
.25-.80
.15-.49
260
583-1,866
Medical Campus
42.88
.25- .80
.46-4.49
260
1,796-5,747
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 8 of 14 135
Rural Residential/
Agricultural
Estate Residential
Single Family
Residential
TOTAL:
Medical Campus /
Commercial
15.85
.25- .80
.17-.41
510
338-812
TOTAL:
625.11
6.5-21.88
18,227-53,431
PUBLICISEMI-
PUBLIC/O•
SPACE
Acres
Floor Area
Ratio (Gross)
i
Square Feet
(millions)
Square Feet/
Employee
Jobs
I
Public/Semi-Public
99.46
.50 max
2.16
590
3,671
Semi -Public
2.09
.50 max
.045
590
77
Acres
Number
Parks/Public
Recreation
207.4
Regional Parks
1.2
1
Open Space
699.56
Schools
Acres
Floor Area
Ratio (Gross)
Square Feet
(millions)
Square Feet/
Employee
Jobs
i
Elementary School
38
.50 max
1.06
590
1,797
Middle School
27.8
.50 max
.61
590
1,034
High School
23.46
.51
590
866
TOTAL:
1,098.97
5.87
7,445
1 Not included in Total
as it is already accounted for under the Residential classification.
Table 2.3 (Land Use Development Potential: Western Extended Planning Area) shall be amended
to read as follows, which also includes the proposed amendments associated with the SCS Dublin
project which are concurrently being reviewed:
Table 2.3. LAND USEDEVELOPMENT POTENTIAL: WESTERN EXTENDED PLANNING AREA
CLASSIFICATION ACRES INTENSITY UNITS1 FACTOR YIELDI
RESIDENTIAL Acres Dwelling Dwelling Units Persons/ Population
Units/Acre Dwelling Unit
2.99
2,647.0
20.2
73.99
2,741.19
1 unit/100 acres
26
78
0.01-0.8 0-16
2.99
0-48
0.9-6.0 66-442
2.99
197-1,322
92-458
275-1,448
PARKS AND
PUBLIC
RECREATION
Neighborhood Park 10.4
Acres Number
Open Space
TOTAL:
375.21
385.61
1
1 park
PUBLIC/SEMI- Acres
PUBLIC
Floor Area
Ratio (Gross)
Square Feet
(millions)
Square Feet /
Employee
Jobs
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 9 of 14 136
Public/Semi-Public
5.4
TOTAL:
5.4
.60 max
.14
.14
590
239
GRAND TOTAL:
ACRES DWELLING
UNITS
3,132.2
92-458
POPULATION
275-1,448
SQUARE FEET JOBS
(MILLIONS)
.14
239
1 For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal fraction
greater than .5 is rounded to the nearest whole number.
Chapter 6 (Housing Element) is removed and replaced in its entirety as shown in Exhibit 1.
Chapter 8 (Environmental Resources Management: Seismic Safety and Safety Element) is
removed and replaced in its entirety as shown in Exhibit 2. Amendments to the Seismic Safety
and Safety Element are proposed to satisfy the requirements of SB 1035. These amendments
include adding background language about geologic and seismic hazards, liquefaction and
landslide hazards, wildfires, flooding and dam failure, and hazardous materials in Dublin;
referencing the Emergency Operations Plan and the Local Hazard Mitigation Plan; identifying
wildfires over 10 acres near the City; referencing evacuation plans; and updating all maps and
figures based on currently -available data. The amendments also include incorporating the Tri-
Valley Local Hazard Mitigation Plan into the Seismic Safety and Safety Element by reference.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended to read as follows
and add footnote #5. The table also includes the proposed amendments associated with the SCS
Dublin project which are concurrently being reviewed:
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amendment Reso# 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, 101-
15, 165-15, 151-16, 85-21, 14-22, xx-22, and xx-22)
Land Use Description
LAND AREA
DENSITY
YIELD
COMMERCIAL/INDUSTRIAL
General Commercial
252.55 acres
.25-.35 FAR
2.746 MSF
General Commercial/Campus
Office
160.37 acres
.28 FAR
1.956 MSF
Industrial Park*
61.3 acres
.25-.28 FAR
.747 MSF
Neighborhood Commercial
0 acres
.30-.35 FAR
0 MSF
Mixed Use
0 acres
.30-1.0 FAR
.005 MSF
Mixed Use 2/Campus Office****
25.33 acres
.45 FAR
.497 MSF
Campus Office
80.36 acres
.35-.75 FAR
1.575 MSF
Campus Office / High Density
13.92 acres5
.35-.75 FAR
.265 MSF
Medical Campus
42.88 acres
.25-.80 FAR
.950 MSF
Medical Campus/Commercial
15.85 acres
.25-.60 FAR
.250 MSF
Subtotal
652.56 acres
8.991 MSF
RESIDENTIAL
High Density
55.54 acres
35 du/ac
1,943 du
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 10 of 14 137
Campus Office / High Density
13.92 acres
66 du/ac
715 du
Medium High Density
169.31 acres
20 du/ac
3,386 du
Medium Density**
505.41 acres (1)
10 du/ac
5,054 du
Single Family***
947.25 acres
4 du/ac
3,789 du (3)
Estate Residential
30.4 acres
0.13 du/ac
4 du
Rural Residential/Agric.
539.55 acres
.01 du/ac
5 du
Mixed Use
0 acres
15 du/ac
115 du
Subtotal
2,261.38 acres
15,011 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public
99.46 acres
.24 FAR
1.03 MSF
Semi -Public
2.09 acres
.25 FAR
.03 MSF
Subtotal
101.55 acres
1.06 MSF
SCHOOLS
Elementary School
55.8 acres (2)
5 schools
Junior High School
21.3 acres
1 school
High School
23.46 acres
1 school
Subtotal
100.56 acres
PARKS AND OPEN SPACE
City Park
56.3 acres
1 park
Community Park
93.3 acres
3 parks
Neighborhood Park
50.9 acres
7 parks
Neighborhood Square
19.2 acres
7 parks
Natural Community Park
10.4 acres
1 park
Subtotal
230.1 acres
19 parks
Open Space
684.06 acres
TOTAL LAND AREA
4,016.29 acres
5 Not included in Total Land Area as it is already accounted for under the Residential
classification.
Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be amended
to read as follows with no modifications to the footnotes:
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, 165-15, 151-
16, 85-21, 14-22, xx-22, and xx-22)
Land Use Designation
Development
Sq Ft/Employees
Persons/du
Population
Commercial
Industrial Park
.747 MSF
590
1,266
General
Commercial/Campus
Office*
1.956 MSF
385
5,081
General Commercial
2.746 MSF
510
5,384
Neighborhood Commercial
0 MSF
490
0
Mixed Use**
0 MSF
490
0
Mixed Use 2/Campus
Office****
.497 MSF
260
1,910
Campus Office
1.840 MSF
260
7,077
Campus Office / High
Density
.265 MSF
260
1,019
Medical Campus
.950 MSF
260
3,654
Medical Campus/
Commercial
.250 MSF
510
490
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 11 of 14 138
Public/Semi Public
.99 MSF
590
1,678
Semi -Public
0.03 MSF
590
51
TOTAL:
10.271 MSF
27,610
Residential
High Density
1,943 du
2.99
5,810
Campus Office / High
Density
715 du
2.99
2,138
Medium High Density
3,386 du
2.99
10,124
Medium Density
5,054 du
2.99
15,111
Single Family***(1)
3,789 du
2.99
11,329
Estate Residential
4 du
2.99
12
Mixed Use**
0
2.99
0
Rural Residential/Agric.
5 du
2.99
15
TOTAL:
14,896
44,539
Table 4.3 (City of Dublin Projected Jobs/Housing Balance) shall be amended to read as follows with no
modifications to the footnotes:
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
(Amended Per Resolution No. 223-05, 58-07, 37-08, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, xx-22, xx-22)
PLANNING AREA
Dwelling
Units
Jobs
Employed
Residents*
Balance**
Ratio***
Existing City of
Dublin****
7,100
12,210
11,502
-708
1.06:1.0
Eastern Dublin
Specific Plan Area
14,896*****
27,610
24,132
-3,478
1.14:1.0
TOTAL:
21,996
39,820
35,634
-4,186
1.12:1.0******
Section 4.8 (Land Use Categories), Subsection 4.8.1 (Residential) shall be amended to update
household size based on the 2020 US Census as follows:
Rural Residential/Agriculture (.01 units per gross residential acre). Accommodates agricultural
activities and other open space uses, such as range and watershed management, consistent with
the site conditions and plan policies. This classification includes privately held lands, as well as
public ownerships not otherwise designated in the plan for Parks and Open Space, or Public/Semi-
Public uses. Assumed household size is 2.99 persons per unit as reported in the 2020 US Census
data.
Estate Residential (0.01 — 0.8 units per gross residential acre). Typically, ranchettes and estate
homes are within this density. Assumed household size is 2.99 persons per unit as reported in the
2020 US Census data.
Single Family (0.9 to 6.0 units per gross residential acre). Accommodates the majority plan for
Parks and Open Space, or Public/Semi-Public uses. Assumed household size is 2.99 persons per
unit as reported in the 2020 US Census data.
Medium Density (6.1 to 14.0 units per gross residential acre). Provides for a mix of single family
detached and attached units and multi -family units. The density range allows for detached, zero -
lot line, duplex, townhouse, and garden apartment development. It is intended that within areas
with this designation, that dwelling unit types and densities would be varied to accommodate a
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 12 of 14
139
range of housing needs. Assumed household size is 2.99 persons per unit as reported in the 2020
US Census data.
Medium High Density (14.1 to 25.0 units per gross residential acre). Provides for apartment,
condominium, and townhouse development. Projects at the upper end of this range may require
some under -structure parking and may need three or more stories to meet zoning ordinance open
space requirements. Assumed household size is 2.99 persons per unit as reported in the 2020
US Census data.
High Density (25.1 or more units per gross residential acre). Provides for apartment and
condominium development in the Town Center. Development at these densities must meet the
majority of their parking requirements with under -structure parking. With careful design, densities
of up to 100 units per acre can be achieved without exceeding four stories. Assumed household
size is 2.99 persons per unit as reported in the 2020 US Census data.
Section 4.8 (Land Use Categories), Subsection 4.8.2 (Commercial) shall be amended to add a
description for the Campus Office/High Density Residential land use designation as follows:
Campus Office / High Density Residential (FAR: .25 to .80; Employee Density: 260 square
feet per employee) (25.1 units and above per gross residential acre)
Combined land use district. See designations for Campus Office and Residential: High Density.
The floor area ratio applies to both development options (Campus Office and High Density
Residential) and is for the combined commercial and residential uses, if residential uses are
incorporated, or for commercial uses if commercial is used exclusively. The floor area ratio does
not apply to projects with only residential uses. A floor area ratio of up to 1.2 may be granted for
land adjacent to the Eastern Dublin BART station at the discretion on the City Council. Example:
Sites D-2 and E-2 at the Dublin Transit Center.
Figure 4.1 (Land Use Map) shall be amended to add the Campus Office/High Density Residential
land use designation to the legend and designate the northern 6.42 acres of site D-2 and all of
Site E-2 at the Dublin Transit Center as Campus Office/High Density Residential, as shown below:
Figure 4-1 Eastern Dublin Specific Plan Land Use Map
W4(‘'"Will.11111.11
Site E,2
Pub' Ic/Se l-Public •
FaciRtyG ,
�+ q`�'='�, ' -. • �s ,ALTAMIRAN0 AV
Existing
Proposed
Reso. No. XX-22, Item X.X, Adopted XX/XX/22
Campus Office f High Density Residential
Page 13 of 14
140
BE IT FURTHER RESOLVED that the City Council does hereby direct Staff to submit the
2023 — 2031 Housing Element to HCD for certification.
BE IT FURTHER RESOLVED that the City Council does hereby authorize Staff to make
non -substantive changes to the 2023 — 2031 Housing Element and related General Plan and
Eastern Dublin Specific Plan policies to respond to any comments received from HCD to achieve
certification.
BE IT FURTHER RESOLVED, the Resolution shall take effect upon certification of the
2023 — 2031 Housing Element by HCD.
PASSED, APPROVED, AND ADOPTED this 15th day of November 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 14 of 14
141
Attachment 2
Exhibit I to Attachment I
CALIFORNIA
2023-2031
Draft Housing Element
This Page Intentionally Left Blank.
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City of Dublin
2023-2031
Housing Element
Final Adoption Hearings Draft
October 2022
Chapter 1: Introduction 1-2
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Table of Contents
CHAPTER 1- INTRODUCTION
A. Role of the Housing Element 1-8
B. State Policy and Authorization 1-8
1. Background 1-8
2. State Requirements 1-8
3. Regional Housing Needs Allocation 1-10
4. Relationship to Other General Plan Elements 1-10
5. Public Participation 1-11
6. Data Sources 1-11
7. Housing Element Organization 1-12
CHAPTER 2 - UOUSI N G PLAN
A. Housing Goals and Policies 2-2
1. Range of Housing Types 2-2
2. Housing Opportunities for Segments of the Population 2-3
3. Maintain and Enhance Residential Neighborhoods 2-3
4. Promote Equal Housing Opportunities 2-3
5. Promote Energy Efficiency and Conservation 2-4
B. Housing Programs 2-5
1. Housing Conservation and Preservation 2-5
2. Housing Production 2-8
3. Adequate Housing Sites 2-19
4. Removal of Governmental Constraints 2-21
5. Promoting Equal Housing Opportunities 2-24
6. Green Building Programs 2-31
C. Summary of Quantified Objectives 2-33
APPENDIXA -REVI_ . OF PAST PERFORMANCE
A. Program Evaluation for Households with Special Needs A-2
1. Seniors A-2
2. Persons with Disabilities A-4
3. Large Households A-4
4. Farmworkers A-4
5. Single -Parent Households A-5
6. Persons Experiencing Homelessness A-5
7. Extremely Low -Income Households A-6
B. 5th Planning Cycle Program Accomplishments A-7
APPENDIX B- COMMUNITY PROFILE
A. Population Characteristics B-2
1. Population Growth B-2
2. Age Characteristics B-3
3. Race/Ethnicity Characteristics B-4
B. Economic Characteristics B-6
1. Employment and Wage Scale B-6
C. Household Characteristics B-9
1. Household Type B-9
2. Household Size B-11
3. Household Income B-11
D. Housing Challenges B-14
1. Overcrowding B-15
2. Overpayment (Cost Burden) B-17
E. Special Needs Groups B-18
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1. Seniors B-18
2. Persons with Physical and Developmental Disabilities B-19
3. Large Households B-22
4. Single -Parent Households B-23
5. Farmworkers B-24
6. Extremely Low -Income Household and Poverty Status B-24
7. Persons Experiencing Homelessness B-26
8. Students B-28
9. Summary of Special Needs Groups Analysis B-28
F. Housing Stock Characteristics B-29
1. Housing Growth B-29
2. Housing Types B-29
3. Housing Availability and Tenure B-30
4. Housing Age and Conditions B-31
5. Housing Costs and Affordability B-33
APPENDIX C — HOUSING CONSTRAINTS, RESOURCES, AND AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)
A. Housing Constraints C-2
1. Non -Governmental Constraints C-2
Land Costs and Construction Costs C-2
Availability of Financing C-3
Economic Constraints C-6
2. Governmental Constraints C-7
Land Use Controls C-7
Variety of Housing Types Permitted C-8
Residential Development Standards C-22
Definition of Family C-27
State Density Bonus Law C-27
Reasonable Accommodations C-28
On -/Off -Site Improvements C-29
Local Ordinances C-31
Specific Plans C-34
Local Processing and Permit Procedures C-39
Development Fees C-42
3. Infrastructure Constraints C-46
Dry Utilities C-46
Water Supply C-46
Fire and Emergency Services C-48
Police Services C-49
4. Environmental Constraints C-49
Geologic Hazards C-50
Flood Hazards C-52
Fire Hazards C-54
B. Financial Resources C-56
1. Housing Choice Voucher Program (HCVP) C-56
2. Community Development Block Grants (CDBG) C-58
3. HOME Program C-58
C. Opportunities for Energy Conservation C-59
1. Energy Use and Providers C-59
Alternative Sources C-59
2. Electric Vehicle Chargers and Solar C-60
D. Affirmatively Furthering Fair Housing (AFFH) C-60
1. Fair Housing Laws C-61
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2. Fair Housing Enforcement and Outreach Capacity C-62
Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgments C-62
Fair Housing Capacity C-63
Housing Element Outreach C-64
3. Analysis of Federal, State, and Local Data and Knowledge C-65
Integration and Segregation Patterns and Trends C-65
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) C-78
Racially and Ethnically Concentrated Areas of Affluence (RCAA) C-80
Disparities in Access to Opportunities C-84
Disproportionate Housing Needs and Displacement C-101
4. Assessment of Contributing Factors to Fair Housing C-119
5. Analysis of Sites Pursuant to AB 686 C-122
Candidate Housing Sites C-136
6. Analysis of Fair Housing Priorities and Goals C-140
APPENDIX D— ADEQUATE SITES ANALYSI S
A. Adequate Sites Analysis Overview D-3
1. Adequace of Sites to Accommodate RHNA D-3
Availability of Water, Sewer, and Dry Utilities D-3
2. Accessory Dwelling Units and Junior Accessory Dwelling Units D-4
3. Projects in the Pipeline D-6
B. Very Low- and Low -Income Sites Inventory D-8
1. Strategy for Accommodating Very Low- and Low -Income RHNA D-8
Existing Zoning and Land Use D-8
Downtown Dublin Specific Plan D-8
Projects in the Pipeline D-9
Rezoning D-9
2. Calculation of Unit Capacity D-9
Site -by -Site Calculation D-9
Affordability Assumptions D-10
3. Adequacy of Sites to Accommodate Very Low- and Low -Income Housing D-11
Selection of Sites D-11
Vacant Parcels D-12
Replacement Analysis D-12
Public/Semi-Public Sites D-12
Alameda County Surplus Property D-12
Hacienda Crossings Shopping Center D-12
SCS Property D-13
Identification of Small or Large Sites D-13
4. Non -Vacant Sites D-14
Lease Analysis D-14
Past Performance Developing Non -Vacant Sites for Residential Uses D-14
Non -Residential Uses D-15
5. Rezone Strategy to Accommodate Remaining Very Low- and Low -Income RHNA D-16
Part 1: Rezoning Opportunities Utilizing Alameda County Surplus Property Authority Sites D-16
Part2: Rezoning Opportunities Utilizing Hacienda Crossings D-16
Part3: Rezoning Opportunities Using SCS Property D-17
C. Moderate- and Above Moderate -Income Sites Inventory D-17
1. Strategy for Accommodating Moderate -Income Allocation D-17
Projects in the Pipeline D-17
Accessory Dwelling Units (ADUs) D-17
5th Cycle Sites D-17
Downtown Dublin D-18
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2. Strategy for Accommodating Above Moderate -Income Allocation D-18
Projects in the Pipeline D-18
Accessory Dwelling Units (ADUs) D-18
Rezone Strategies D-18
Selection of Sites D-18
D. Summary of RHNA Status and Sites Inventory D-19
E. Sites Identified to Accommodate RHNA and Maps D-19
APPENDIX E— HOUSING PLAN PROGRAM SUMMARY
APPENDIX F— COMMUNITY ENAGEMENTSUMMARY
APPENDIX G — GLOSSARY OF HOUSING TERMS
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A. Role of the Housing Element
The Housing Element is a State -mandated chapter of the City's General Plan. The purpose of the Housing
Element is to identify and plan for the City's existing and projected housing needs of all economic
segments of the community. The Housing Element contains a detailed outline and work program of the
City's goals, policies, programs, and objectives that preserve, improve, and ensure housing for a
sustainable future. Each eight -year planning cycle, the City is allocated a specific number of housing units
to plan for — this is referred to as the Regional Housing Needs Allocation (RHNA) determined by the
Association of Bay Area Governments (ABAG). The RHNA quantifies current and future housing growth
for all cities and counties within the ABAG region. Through research and analysis, the Housing Element
identifies available candidate housing sites and establishes policies and programs to accommodate the
RHNA. The Housing Element is a critical tool for the City to plan for growth within the community over the
eight -year cycle.
B. State Policy and Authorization
1. Background
As a mandated chapter of the Dublin General Plan, the Housing Element must meet all requirements of
existing state law. Goals, policies, programs, and objectives developed within the Housing Element are
implemented within a designated timeline to ensure the City accomplishes the identified actions, as well
as maintains compliance with state law. The California Department of Housing and Community
Development (HCD) reviews each Housing Element for compliance with state law and certification by HCD
is required for a Housing Element to be found in full compliance.
2. State Requirements
State Housing Element Law (California Government Code Article 10.6) establishes the requirements for
the Housing Element. California Government Code Section 65588 requires that local governments review
and revise the Housing Element of their comprehensive General Plans no less than once every eight years.
The following overarching Housing Element goals are included in California Government Code Section
65580 to ensure every resident has access to housing and a suitable living environment:
a) The availability of housing is of vital statewide importance, and the early attainment of decent
housing and a suitable living environment for every Californian, including farmworkers, is a
priority of the highest order.
b) The successful development of housing requires cooperative participation of government and the
private sector to expand housing opportunities and accommodate the housing needs of
Californians in all economic levels.
c) The provisions of housing, in particular to units affordable to lower and moderate -income
households, requires the cooperation of all levels of the government.
d) Local and State governments have a responsibility to use the powers vested in them to facilitate
the improvement and development of housing to make adequate provision for housing needs of
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all economic segments of the community.
e) The Legislature recognizes that in carrying out this responsibility, each local government also has
the responsibility to consider economic, environmental, and fiscal factors and community goals
set forth in the general plan and to cooperate with other local governments and the State in
addressing regional housing needs.
f) Designating and maintaining a supply of land and adequate sites suitable, feasible, and available
for the development of housing sufficient to meet the locality's housing need for all income levels
is essential to achieving the State's housing goals and the purposes of this article.
Table 1-1 summarizes the Housing Element requirements mandated by the State and identifies where
these requirements are addressed in this document.
Table 1-1: Housing Element Requirements
Housing Element Requirement(s)
Analysis of employment trends.
Gov. Code Chapter
Section 65583.a
I Reference in
Housing Elemen
Appendix B.B.1
Projection and quantification of existing and projected housing
needs for all incomegroups.
Section 65583.a
AppendixB
Analysis and documentation of the City's housing characteristics,
including cost for housing compared to ability to pay,
overcrowding, and housing condition.
Section 65583.a
Appendix B.F
An inventoryof land suitable for residential development
including vacant sites and sites having redevelopment potential.
Section 65583.a
Appendix D
Analysis of existing and potential governmental constraints upon
the maintenance, improvement or development of housing for all
income levels.
Section 65583.a
AppendixC.A.2
Analysis of existing and potential nongovernmental (private
sector) constraints upon maintenance, improvement or
development of housing for all income levels.
Section 65583.a
AppendixC.A.1
Analysis concerning the needs of the homeless.
Section 65583.a
Appendix B.E.7
Analysis of special housingneeds: handicapped, elderly, large
families, farm workers, and female -headed households.
Section 65583.a
AppendixB.E
Analysis of opportunities for energy conservation with respect to
residential development.
Section 65583.a
AppendixC.D.1
Identification of Publicly Assisted Housing Developments.
Section 65583.a
AppendixC.E.2
Identification of Units at Risk ofConversionto Market Rate
Housing.
Section 65583.a
AppendixC.E.2
Identification of the City's goal relative to the maintenance,
improvement, and development of
housing.
Section 65583.a
Chapter 2.1
Analysis of quantified objectives and policiesrelative to the
maintenance, improvement, and development of housing.
Section 65583.b
Chapter 2.3
Identification of adequate sites that will be made available
through appropriate action with required public services and
facilities for a variety of housing types for all income levels.
Section 65583.c(1)
Appendix D
Identification of strategiesto assist in the development of
adequate housing to meet the needs of low and moderate-
income households.
Section 65583.c(2)
Appendix D
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Table 1-1: Housing Element Requirements
Housing Element Requirement
Gov. Code Chapter
I Reference in
Housing Element
AppendixF
Description of the Public Participation Program in the formulation
of Housing Element Goals, Policies, and Programs.
Section 65583.d
Description of the Regional Housing NeedsAllocation(RHNA)
prepared by the Association of Bay Area Governments.
Section 65583.e
AppendixC.B.1
Analysis of Fair Housing, including AffirmativelyFurtheringFair
Housing.
Section 8899.50
AppendixC.D
Review of the effectiveness of the past Housing Element,
including the City's accomplishments during the previous
planning period.
Section 65583.f
AppendixA
Source: State of California, Department of Housing and Community Development.
3. Regional Housing Needs Allocation
The Regional Housing Needs Allocation (RHNA) is the methodology used for determining future housing
need, by income category, within the State and is based on growth in population, households, and
employment. The statewide determination, which is referred to as the Regional Housing Needs
Determination (RHND), is under the administration of HCD. The quantified housing need is then allocated
among the State's 18 Metropolitan Planning Organizations (MPOs)— ABAG for the City of Dublin.
In accordance with California Government Code Section 65583, ABAG is tasked with creating a
methodology for distributing the RHND to its member jurisdictions. This distribution results in each
jurisdiction's RHNA. The City's RHNA is divided into four income categories, which are based on the
Alameda County Area Median Income (AMI) for an assumed family of four. Table 1-2 identifies the CitVs
RHNA by household income category for the 2023-2031 planning period.
Table 1-2: City of Dublin 6th Cycle RHNA by Income Category
come Categor
• ercent of Area Medi.
Income (AMI)
Very Low -Income
0-50%AMI
1,085
Low -Income
51-80%AMI
625
Moderate -Income
81-120%AMI
560
Above Moderate -Income
>120%AMI
1.449
Total RHNA
3,719
*The Dublin AMI is $125,600 for a family offour, according to the 2021 HCD Income Lim'ts.
4. Relationship to Other General Plan Elements
The Housing Element works in conjunction with other Dublin General Plan Elements, such as the
development policies contained in the Land Use Element. The Land Use Element is the guide for decision
makers on the pattern, distribution, density, and intensity of land uses that help the City achieve its vision
for the future. By designating residential development, the General Plan establishes the densities and
types of housing units constructed in the City. Land use patterns and decisions are influenced by
population and economic growth (which create market demand), transportation access and
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opportunities, the availability of infrastructure, environmental constraints, and quality of life reflected in
parks and recreational activities, the look and feel of the City, and cultural amenities. The presence and
potential for jobs affects the current and future demand for housing at the various income levels in the
City.
The Housing Element also works with the Circulation and Scenic Highways Element to connect housing,
community resources and services, employment, and recreation. Dublin's Circulation and Scenic Highways
Element supports continuing programs to improve travel by vehicles, bikes, and walking, and provides
guidance on expanding the options for transit and active transportation. In conjunction with the Housing
Element, the Circulation and Scenic Highways Element provides policies and incentives that consider the
types of infrastructure essential for residential housing units in addition to mitigating the effects of growth
in the City.
The Housing Element has been reviewed for consistency with the City's other General Plan Elements, and
the policies and programs in the Housing Element are consistent with the policy direction contained in
other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing
Element will be reviewed to ensure that internal consistency is maintained.
5. Public Participation
Public participation is a vital component to the Housing Element update process. Public engagement
creates opportunities for community members to provide their input and feedback, information which
then directs the Housing Element's goals, policies and programs. Government Code Section 65583
requires local governments to make diligent and continued efforts to achieve public participation of all
economic segments of the community. Meaningful community participation ensures that a variety of
stakeholders and community members are offered a platform to engage in the City's planning process.
The City completed the following public participation efforts as part of the process to update the Housing
Element:
• Two Virtual Community Workshops • Outreach to Organizations Serving
• Meetings with the Planning Commission Special Needs Populations
and City Council • Candidate Sites Outreach
• Online Survey in English and Mandarin • 30-Day Public Review of the Draft
• Social Media Outreach Housing Element
• Direct Mailings • Seven -Day Public Review of the Revised
• Informational Webpage Draft Housing Element, Responding to
• One -on -One Meetings with Property HCD's Preliminary Comments
Owners
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing
Element made by the public have previously been provided to each member of the CityCouncil. Appendix
F: Community Engagement Summary contains a summary of all public comments regarding the Housing
Element received by the City during the update process.
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6. Data Sources
The data used for the completion of the Housing Element comes from a variety of sources. These include,
but are not limited to:
• United States Census, 2010 and 2020
• American Community Survey
• Plan Bay Area 2040 and 2050
• California Department of Housing and Urban Development, Comprehensive Housing Affordability
Strategy (CHAS), 2013-2017
• California Department of Economic Development
• Home Mortgage Disclosure Act (HMDA)
• Real Estatewebsites, includingZillow and Redfin
• CalEnviroScreen4.0
• Urban Displacement Project, University of California Berkeley
• California Department of Housing and Community Development (HCD) Affirmatively Furthering
Fair Housing (AFFH) Data Viewer
• University of California Davis Center for Regional Change and Rabobank
• AllTransit
The data sources represent the best data available at the time the Housing Element was prepared. The
original source documents contain the assumptions and methods used to compile the data.
7. Housing Element Organization
The Housing Element includes the following Chapters:
Chapter 1: Introduction contains a summary of the content, organization, and statutory considerations of
the Housing Element.
Chapter2: Housing Plan describes Dublin's housing plan, including needs, goals, policies, programs, and
objectives.
Appendices:
Appendix A: Review of Past Performance
Appendix B: Community Profile
AppendixC: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing
AppendixD: Adequate Sites Analysis
AppendixE: Housing Plan Programs Summary
AppendixF: Community Engagement Summary
AppendixG: Glossary of Terms
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The Housing Plan described in this Chapter includes the City's goals, policies, programs, and objectives for
the 2023-2031 planning period. The Housing Plan addresses the need to plan for additional housing
opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide
equal opportunities for all current and future residents of Dublin.
These goals, policies, and programs were developed based on:
• Review of the City's 5t" Planning Cycle Housing Element;
• Input and feedback from the community, stakeholders, anddecisionmakers;
• New State law requirements; and
• Analysis provided in the Community Profile and the Constraints, Resources, and Fair Housing
Chapters of this 2023-2031 Housing Element.
*Appendix E of this Housing Element provides an outlined summary of all Housing Plan Programs detailed
within this Chapter. Should any differences exist between programs in both sections, language in this
Chapter 2: Housing Plan shall supersede language in Appendix E.
A. Housing Goals and Policies
The following describes the goals and policies the City intends to implement to meet its RH NA and address
its housing needs.
1. Range of Housing Types
Continuing to provide a balanced inventory of housing types (e.g., single-family, duplexes, apartments,
and condominiums), cost, and style will fulfill a variety of housing needs. In addition, providing regulatory
and financial assistance will be essential to support the production of affordable housing.
Goal A: Expand housing choice and multi -modal transportation opportunities for existing and future
Dublin residents.
• Policy A.1: Ensure the provision of a variety of housing types to fulfill the City's RH NA.
• Policy A.2: Facilitate development of affordable housing through use of financial and/or
regulatory incentives, where appropriate and subject to funding availability.
• Policy A.3: Maintain streamlined procedures for processing new residential development
applications.
• Policy A.4: Encourage the development of residential units intended for special groups, including
seniors, large households, persons with disabilities, and the homeless.
• Policy A.5: Promote affordable housing opportunities adjacent to public transportation and
within walking or cycling distance to places of employment, commerce, recreation, and services.
• Policy A.6: Support existing emergency shelter programs in the Tri-Valley area.
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2. Housing Opportunities for Segments of the Population
A key element in satisfying the housing needs of all segments of the community is the provision of
adequate sites for housing of all types, sizes, and prices. The City's General Plan and Zoning Ordinance
determine where housing may be located, thereby affecting the supply of land available for residential
development. The following goals and policies support the expansion of housing opportunities in Dublin.
Goal B: Expand housing opportunities for all economic segments of Dublin's population.
• Policy B.1: Encourage development of affordable housing by non-profit organizations primarily
engaged in housing construction or management.
• Policy B.2: Provide and/or facilitate ongoing technical and financial support to affordable housing
developers.
• Policy B.3: Negotiate with developers to encourage the development of housing that is affordable
to extremely low-income households.
• Policy B.4: Continue to allow accessory dwelling units in residential zoning districts and the C-1
zoning district as a means of expanding rental housing opportunities.
• Policy B.5: Continue to support the development of affordable housing for first-time homebuyers.
3. Maintain and Enhance Residential Neighborhoods
In general, housing over 30 years old may need rehabilitation and major repairs, such as a new roof,
termite damage repair, foundation work, and plumbing. With 31.5 percent of Dublin's housing stock built
prior to 1990, preventive maintenance is essential to avoid housing deterioration. Some households,
particularly those that have owned their homes for many years and have relatively low house payments,
may be able to afford repairs or monthly payments for rehabilitation loans; however, other households,
especially lower -income households, may have difficulty maintaining their homes. Assisting these lower -
income households will help preserve and enhance the City's existing housing stock.
Goal C: Use public and private resources to maintain and enhance existing residential neighborhood
character.
• Policy C.1: Continue to provide assistance for the rehabilitation of substandard and deteriorating
units.
• Policy C.2: Encourage the preservation, rehabilitation, and/or replacement of single-family
residences in order to maintain and enhance the established neighborhood character.
4. Promote Equal Housing Opportunities
The City seeks to expand the range of housing opportunities in Dublin, including housing for seniors,
lower- and moderate -income residents, persons with disabilities, large families, families with female -
headed households, and persons experiencing homelessness. In order to make adequate provision for the
housing needs of all segments of the community, the City must also ensure equal and fair housing
opportunities are available to all residents.
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Goal D: Provide housing opportunities for all Dublin residents, regardless of race, color, ancestry,
national origin, religion, age, gender, gender identity and expression, marital status, familial status,
medical condition or disability, military or veteran status, source of income, sexual orientation, or any
other protected characteristic.
• Policy D.1: Support services and programs that fight housing discrimination; promote agencies
and organizations that provide assistance to victims of housing discrimination.
• Policy D.2: Promote housing with supportive services to meet the special housing needs of all
Dublin residents.
• Policy D.3: Encourage the provision of housing to meet the needs of households of all sizes.
5. Promote Energy Efficiency and Conservation
In September 2020, the City Council adopted the Climate Action Plan 2030 and Beyond (CAP 2.0),
establishing the next phase of climate action planning and implementation. Strategies of CAP 2.0 include
100 percent renewable and carbon -free electricity, building efficiency and electrification, sustainable
mobility and land use, materials and waste management, and municipal leadership measures. CAP 2.0
establishes the City's commitment to reducing greenhouse gas (GHG) emissions and strive for carbon
neutrality by 2045, resulting in cleaner air, more versatile and flexible transportation, new opportunities
for economic growth, reductions in localized flooding risks, and greater energy independence from fossil
fuels. Energy conservation can be achieved through environmentally sensitive site planning techniques
and implementing building codes that require use of construction materials that maximize energy
efficiency. Conserving energy has the dual benefit of reducing housing costs and improving environmental
quality.
Goal E: Promote energy efficiency and conservation throughout Dublin.
• Policy E.1: Promote the use of Green Building techniques in all residential development.
• Policy E.2: Ensure all new residential development complies with the California Green Building
Standards Code and Dublin Green Building Standards Code.
• Policy E.3: Encourage residential projects to obtain green building certifications, such as
GreenPoint Rating and Leadership in Energy and Environmental Design.
• Policy E.4: Continue to require the recycling of construction waste.
• Policy E.5: Utilize site planning techniques to allow passive energy efficiencies through solar
access, landscaping, and building orientation.
• Policy E.6: Seek opportunities to educate the public about energy efficiency and conservation.
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B. Housing Programs
The goals and policies outlined in the prior section address Dublin's identified housing needs and are
implemented through a series of housing programs. These programs are offered primarily through the
Planning and Housing Divisions of the City's Community Development Department and through regional
partnerships. Dublin residents may also be eligible for assistance under programs administered by the
County of Alameda. Housing programs define the specific actions the City will undertake to achieve the
stated goals and policies. The City's housing programs for addressing community housing needs are
grouped into the following categories:
• Housing Conservation and Preservation • Removal of Governmental Constraints
• Housing Production • Promoting Equal Housing Opportunity
• Adequate Housing Sites • Green Building Program
1. Housing Conservation and Preservation
Approximately 31.5 percent of housing units in Dublin were constructed prior to 1990 and are likely to
have rehabilitation needs, such as new plumbing, roof repairs, foundation work, and other major repairs.
Other housing conservation needs include preservation of existing multi -family rental apartments at -risk
of converting to condominiums.
Program A.1: Housing Rehabilitation Assistance
Using Community Development Block Grant (CDBG) funds, the Alameda County Community Development
Agency administers minor home rehabilitation grants and home improvement loan assistance.
• Alameda County Healthy Homes Department Minor Home Rehabilitation Program provides
grants up to $3,000 to low-income homeowners for minor plumbing, carpentry, and electrical
repairs and can be used for railings, grab bars, toilets, water heaters, doors, locks, and more.
• Renew Alameda County is a home improvement loan assistance program for low-income
homeowners, which aims to help keep existing homeowners in their homes and maintain existing
housing stock in a safe, livable condition.
Between 2015 and 2021, the Alameda County Community Development Agency has provided 22 Minor
Home Repair Grants, one Housing Rehabilitation Loan, and two Accessibility Improvements Grants in
Dublin.
Additionally, in 2020, the City created and began administering the Dublin Home Rehabilitation Program
to provide supplemental assistance to homeowners that may have received a grant or loan through the
County's programs and need additional funding assistance or were turned down because they were not
able to meet all of the County's criteria. The program provides grants of up to $5,000 for rehabilitation
and beautification projects.
Objectives:
• Continue to support the Alameda County Community Development Agency to implement the
Minor Home Improvement Program (including accessibility grants) and Renew Alameda County
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and promote the Dublin Home Rehabilitation Program through dissemination of informational
materials with the goal of assisting 36 households between 2023 and 2031.
Timeframe: Create informational materials by January 31, 2025; Annually review available funding for
support; 2023-2031
Responsible Agency: Alameda County Community Development Agency; Community Development
Department
Funding Source: CDBG; Alameda County Measure A-1 Bond Fund; Dublin General Fund
Relevant Policies: Policy C.1; Policy C.2
Program A.2: Housing Choice Voucher Rental Assistance
The Housing Choice Voucher Program extends rental subsidies to extremely low- and very low-income
households, including families, seniors, and the disabled. The program offers a voucher that pays the
difference between the current fair market rent (FMR) as established by the U.S. Department of Housing
and Urban Development (HUD) and what a tenant can afford to pay (i.e., 30 percent of household income).
The Housing Authority of Alameda County administers the program in Dublin. Given the continued need
for rental assistance, the City supports and encourages the provision of additional subsidies through the
Housing Choice Voucher Program.
Objectives:
• Continue to support the assistance of 350 lower -income households each year between 2023 and
2031.
• Continue to refer interested households to the Housing Authority of Alameda County.
Timeframe: Annually coordinate with the Housing Authority of Alameda County; 2023-2031
Responsible Agency: Housing Authority of Alameda County
Funding Source: H UD Section 8
Relevant Policies: Policy A.1; Policy D.2; Policy D.3
Program A.3: Code Enforcement
The Planning Division and Building and Safety Division of the Community Development Department carry
out code compliance and inspection activities to preserve and maintain the livability and quality of
neighborhoods. City Staff investigates potential violations of property maintenance standards as defined
in the Dublin Municipal Code (DMC). When violations are identified or cited, Staff ensures code
compliance by encouraging property owners to seek assistance through available housing rehabilitation
programs.
The City will continue to enforce property maintenance standards and abate substandard structures.
When code violations are unable to be resolved through voluntary compliance, administrative citations,
or abatement, the nuisance may be abated by the City. All costs incurred by the City in abating the
nuisance shall be chargeable to the property owner where the abatement occurred.
Objectives:
• Continue to enforce local ordinances relating to property maintenance and substandard housing
both proactively and on a complaint basis.
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• Conduct residential inspections to ensure property maintenance standards are met and to abate
substandard structures.
• Annually review code enforcement cases and establish new programs within one year when 15
or more cases arise in a year regarding the same issue.
• Perform annual review of City ordinances.
Timeframe: On a case -by -case basis; Annually review code enforcement cases and establish new
programs within one year to address reoccurring issues; Annually review City ordinances and make
changes based on reoccurring issues of 15 or more cases within one year; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy C.1; Policy C.2
Program A.4: Condominium Conversion Ordinance
The Cityvalues its rental housing stock as an important means of meeting the housing needs of all income
segments of the community. In 2005, the City Council passed a Condominium Conversion Ordinance to
preserve the existing rental housing stock. The Ordinance establishes an annual maximum of seven
percent of the total number of multi -family units in developments of 21 or more rental units that can be
converted. The Ordinance also establishes tenant notification and relocation assistance requirements,
limits rent increases once a notice of intent to convert has been filed and gives tenants the right to
purchase units. Condominium conversions are also subject to the City's Inclusionary Zoning Regulations.
The City will continue to implement the Condominium Conversion Ordinance to preserve the existing
multi -family rental housing stock in Dublin.
Objectives:
• Monitor conversion activities annually. If the seven percent conversion limit is met, identify new
programs or ordinance amendments to preserve rental housing stock.
Timeframe: Review conversion activities annually and, if the seven percent conversion limit is met,
make program changes within one year; 2023-2031
Responsible Agency: Community Development Department
Funding Source: Permit Processing Fees
Relevant Policies: Policy A.1; Policy B.5
Program A.S: Preserve and Monitor Affordable Units At -Risk of Co nvertingto Market Rate
Assisted housing are units whose construction, financing, sales prices, or rents have been subsidized by
federal, state, or local housing programs. There are 59 assisted multi -family units at -risk of converting
from affordable to market -rate units during the 10 years following the beginning of the planning period
(2023-2033). The City is committed to preserving its stock of affordable housing and will provide technical
assistance, seek additional nonprofit and for -profit partners, and facilitate financial assistance for assisted
affordable housing units at -risk of conversion to market -rate units. The City will continue to work with
property owners to develop strategies and potential solutions to maintain affordability controls on
assisted units.
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The City will also maintain an inventory and establish an early warning system for assisted housing units
that have the potential to convert to market rate. This will include an annual review of the conversion
status of all assisted housing in the City. The City will also pursue partnership opportunities with non-
profit entities to preserve affordable housing in the City.
Objectives:
• Maintain an inventory and establish an early warning system for assisted housing units that have
the potential to convert to market -rate units.
• Outreach to and coordinate with property owners with assisted housing units at -risk of converting
to market -rate units to preserve affordability.
• Facilitate and promote tenant outreach, noticing, and education, as well as funding opportunities,
as available.
• Proactively seek funding opportunities for units at -risk of converting to market -rate units.
Timeframe: Develop the warning system by January 31, 2025; Review annually; Outreach to begin by
January 31, 2025; Annually seek funding opportunities; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy B.2
2. Housing Production
The City implements various programs to encourage a diversity of housing types. Part of this diversity is
addressed through the RHNA, which encourages the construction of housing for all economic segments
in the community. Housing diversity is important to ensure that all households, regardless of age, income
level, and household type, have the opportunity to find housing suited to their need and lifestyle. The
following programs support the production of diverse housing opportunities.
Program B.1: Mixed -Use Development
Locating high -density residential uses in compact mixed -use projects where residents have convenient
access to jobs, shopping, services, recreation, and multi -modal transportation options can produce several
community benefits. Many residents within these areas are less dependent upon single -occupancy
vehicles resulting in decreased congestion, reduced greenhouse gas emissions, and allow more of their
income to be used for other necessary expenses.
The City will continue to promote high -density mixed -use projects through the following actions:
• Promote high -density mixed -use development projects on opportunity sites in the Downtown
Dublin Specific Plan area and near public transportation;
• Continue to implement the Downtown Dublin Specific Plan;
• Promote high -density mixed -use development near the two Dublin Bay Area Rapid Transit
(BART) stations;
• Use the Planned Development Zoning process to allow flexible development standards such as
alternatives for parking, building height, floor area ratio, lot coverage limits, and residential
density, to promote mixed -use developments; and
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• Provide incentives for affordable housing in mixed -use projects, including reduced parking
requirements, use of the Affordable Housing Fund, assistance in accessing state and federal
subsidies, and density bonuses.
Objectives:
• Facilitate the construction of 300 residential units within mixed -use projects between 2023-2031.
• Continue to incentivize mixed -use projects through flexible development standards and other
means.
• Mid -cycle review development incentives to identify if development is occurring as anticipated; if
it is not, identify and promote additional incentives.
Timeframe: Annually review permitting and construction rates; Assist applicants and developers on a
project -by -project basis; Mid -cycle review of development incentives and, if development is occurring
at a rate less than anticipated, identify and promote additional incentives within one year; 2023-2031
Responsible Agency: Community Development Department
Funding Source:Affordable Housing Fund; General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.5; Policy B.2; Policy B.5
Program B.2: Affordable Housing Developers
Recognizing that affordable housing cannot be supplied solely by market -rate developers, the City will
cooperate with affordable housing developers to expand the supply of lower -income units, including
extremely low-income units. The City has a proven track record in facilitating the development of
affordable housing. During the 2014-2022 Housing Element cycle, Valor Crossing, Amador Station, and the
Regional Street Senior Affordable Apartments projects were facilitated by the City and include a range of
affordable units, including units for extremely low-income households.
The City will offer application and technical assistance in accessing local, state, and federal funding for
affordable housing by applying for such funding on behalf of affordable housing developers when eligible
applicants are limited to public agencies and providing technical assistance or documentation necessary
to support applications for funding by affordable housing developers upon request.
The City will also write letters of support (for projects that have received Planning Division entitlements
by the City).
Objectives:
• Negotiate a specific incentive package for each project, with increased incentives for projects that
include units for extremely low-income households, seniors, and persons with disabilities.
• Provide application/technical assistance as requested by potential developers or property
owners.
• Provide assistance to affordable housing developers to facilitate the construction of 100
affordable housing units between 2023-2031, with the goal of achieving 20 affordable units for
extremely low-income households and/or persons with special housing needs.
• Contact developers to discuss affordable housing opportunities.
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Timeframe: On a case -by -case basis; Annually outreach to housing developers; 2023-2031
Responsible Agency: Community Development Department
Funding Source:Affordable Housing Fund; General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program B.3: Density Bonus
The City adopted a Density Bonus Ordinance in March 2007 to comply with State law (SB 1818 enacted
2005 and SB 435 enacted 2006). In November 2019, the City adopted Ordinance No.14-19 amending the
Density Bonus Ordinance to comply with current State law. Density bonuses are infrequently used in
Dublin because the City's High -Density Residential land use designation does not have a maximum upper
density limit. In addition to density increases, the Density Bonus Ordinance has other provisions that could
facilitate the expansion of housing opportunities. The City will continue to annually review its Density
Bonus Ordinance and make necessary revisions to ensure compliance with State law.
The City will also continue working with developers on a case -by -case basis to provide regulatory
concessions, waivers, and incentives to assist with the development of affordable and senior housing.
Regulatory concessions, waivers, and incentives could include, but are not limited to, reductions to off-
street parking requirements and modified or waived development standards.
Objectives:
• Review and revise the Density Bonus Ordinance to ensure continued compliance with State law
through the Planning Period.
• Continue to implement the Density Bonus Ordinance and provide the Ordinance to developers
and other interested parties.
• Maintain updated information on the City's affordable housing incentives, such as density bonus
and fee deferment, on the City's website.
Timeframe: Provide information on a case -by -case basis; Revise as necessary to maintain compliance
with State law throughout the Planning Period; Review annually; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Pr gram B.4: Inclusionary Zoning Regulations
Under the City's Inclusionary Zoning Regulations, all new residential development projects of 20 units or
more designed and intended for permanent occupancy must construct 12.5 percent of the total number
of dwelling units within the development as affordable units. Affordable units shall be allocated to
households with very low-, low-, and moderate -income levels as follows:
Very low-income households
Rental Units Owner -Occupied Units
30%
0%
Low-income households
20%
40%
Moderate -income households
50%
60%
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Upon request, the City Council may grant one or more of the following exceptions to the 12.5 percent
affordability requirement:
• Pay a fee in -lieu' of constructing up to 40 percent of the affordable units that the developer would
otherwise be required to construct
• Construct affordable housing off -site
• Dedicate land to the City or non-profit affordable housing developer
• Use credit transfers
• Waiver of requirements
Also, DMC Section 8.68.070 provides incentives to make the construction of affordable units more
feasible, including:
• Fee Deferral— development processing and impact fees
• Design Modifications —
o Reduced lot size
o Reduced setback requirements
o Reduced open space
requirements
o Reduced landscaping
requirements
o Reduced interior or exterior
amenities
o Reduced parking requirements
o Height restriction waivers
Objectives:
• Review the I nclusiona ry Zoning Regulations.
• Preparea nexus study reviewing the Affordable Housing In -Lieu Fee.
• Facilitate the construction of 100 affordable housing units.
Timeframe: Review the InclusionaryZoning Regulations and In -Lieu Fees byJanuary31, 2025; Prepare
a nexus study by January31, 2025
Responsible Agency: Community Development Department
Funding Source:Affordable Housing Fund; General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program B.5: Commercial Linkage Fee
The City approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-residential
developments, based on the square footage and type of commercial building space, and placed into the
City's Affordable Housing Fund. Between 2015 and 2021, the City has collected a total of $684,263.72 in
Commercial Linkage Fees. In accordance with DMC Section 8.68.080, the funds can be used for:
• Affordable housing construction loans
• First -Time Homebuyer Loan Program
• Homeownership training and foreclosure prevention services
• Housing Division administrative costs
• Alameda County Homeless Management Information System
Objectives:
• Prepare a nexus study reviewing the Commercial Linkage Fee.
• Utilize funding to facilitate the construction of 100 affordable housing units.
1 Upon request of the applicant, the City Council will approve the payment of in -lieu fees for up to 40 percent of the
affordable units. The amount of the fee shall be as set forth in a resolution of the City Council and is paid during
building permit issuance.
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• Assist at least five moderate -income households with first-time homebuyer loans.
• Provide funding towards homeownership training and foreclosure prevention services, rental
assistance programs, and the Alameda County Homeless Management Information System.
Timeframe: Prepare a nexus study reviewing the Commercial Linkage Fee by January31, 2025; Provide
information on a case -by -case basis; Review and seek additional funding annually; 2023-2031
Responsible Agency: Community Development Department
Funding Source:Affordable Housing Fund; General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program B.6: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all community
residents. As a means of achieving housing diversity, the City will continue to require diversity of housing
type and size as part of its negotiated process through Specific Plans, Planned Development Zoning, and
Development Agreements.
Objectives:
• Require developers to provide a diversity of housing type and size on a case -by -case basis to meet
the City's housing needs.
Timeframe: On a case -by -case basis; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy B.1; Policy B.3; Policy B.4; Policy B.5; Policy
D.2; Policy D.3
Program B.7: Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory Dwelling Units (ADUs) and Junior ADUs can be a source of affordable housing with limited
impact on existing neighborhoods and public infrastructure. The City will continue to promote the
development of ADUs on residential lots with existing or proposed single-family and multi -family
residences in the A, R-1, R-2, R-M, C-1, and PD zoning districts.
The City will support and accommodate the construction of at least 248 ADUs during the 2023-2031
planning period by a variety of methods, including but not limited to:
• Maintaining permit -ready ADU plans to minimize design costs, expedite permit processing, and
provide development certainty.
• Maintaining an ADU Manual guiding applicants through the construction of an ADU.
• Maintaining an ADU webpage informing the community on ADU related codes, processes, and
incentives.
• Developing and implementing a public awareness campaign for construction of ADUs and the
City's incentives utilizing all forms of media and outreach distribution.
• Waiving certain City permitting fees for building permits, for ADUs applied for between January
1, 2022, and December 31, 2026, that are less than 750 square feet and ADUs 750 square feet or
larger that are deed restricted as lower -income units for a period of 55 years.
Objectives:
• Facilitate the development of at least 248 ADUs.
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• Maintain updated information on the City's ADU processes, related code, and incentives, on the
City's website.
• Implement a public awareness campaign for constructing ADUs.
Timeframe: Create and update public information on ADUs by January 31, 2024; Implement campaign
by January3l, 2024; Review ADU development annually; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.5; Policy B.4
Program B.8: Accessory Dwelling Unit Monitoring Program
The City will continue to track ADU applications, location, affordability, and other important features to
ensure adequate ADU development is occurring to meet the City's 2023-2031 construction goals and
evaluate the need to adjust programs and policies if the pace of construction is less than anticipated.
Should changes need to be made due to a gap in the number of ADUs projected and the number of ADUs
permitted, the City will make changes proportional to the gap identified. This may include, but is not
limited to, further streamlining and incentivizing ADU construction, rezoning additional non-residential
sites, or similar actions.
Objectives:
• Maintain the ADU Monitoring Program.
• Annually review progress and, ifa gap develops between projected and actual ADU development,
make proportional changes within six months.
Timeframe: Review annually and revise within six months ifa gap between projected and actual ADU
development occurs; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.5; Policy B.4
Program B.9: Non -Vacant Adequate Sites to Satisfy By -Right Requirements of AB 1397
State law requires that any non -vacant site identified in a prior Housing Element must be zoned at a
minimum of 30 units per acre and allow residential use by right for housing developments in which at
least 20 percent of the units are affordable to lower -income households if they are to be considered an
adequate site to accommodate the very low- and low-income categories of the RHNA.
Three non -vacant sites, located in the Downtown Dublin Specific Plan area that were identified in the
2014-2022 Housing Element, are shown to be suitable for lower -income housing in the Housing Element
Sites Inventory provided in Appendix D. Therefore, the City is required by statute to permit at least 30
units per acre, which it does, on these sites and to allow residential use by right for housing developments
when at least 20 percent of the proposed units are affordable to lower -income households. Residential
development within the Downtown Dublin Specific Plan is governed by a Development Pool and
Community Benefit Program. In order to reserve residential units from the Development Pool, a developer
must enter into a Community Benefit Program Agreement. The three sites in the Downtown Dublin
Specific Plan area that have been identified in the Sites Inventory would provide 416 units affordable to
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lower -income households. To facilitate the development of these 416 units, the City will amend the
Downtown Dublin Specific Plan to specify the units on the three non -vacant lower -income sites are
allowed by right if at least 20 percent of the units are affordable to lower -income households and exempt
these units from the Development Pool and the Community Benefit Program Agreement requirement. As
of October 2022, the Downtown Dublin Specific Plan Amendment is tentatively scheduled for
consideration by the Planning Commission and City Council concurrently with the Housing Element.
Should approval be delayed, the City will ensure the amendment is completed within two years.
Objectives:
• Amend the Downtown Dublin Specific Plan to specify the units on the three non -vacant lower -
income sites in Downtown Dublin are allowed by right and not subject to the Downtown Dublin
Development Pool or Community Benefit Program Agreement requirement.
Timeframe: Adopt the Downtown Specific Plan Amendment by January 31, 2025
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy B.1
Program B.10: Objective Design Standards and Streamlined Ministerial Review
State law (Senate Bill (SB) 35) requires local jurisdictions to provide a streamlined ministerial approval
process for eligible multi -family residential developments, subject to objective zoning and design review
standards. Eligible projects must include a specified level of affordability, be on an infill site, comply with
existing general plan or zoning provisions, and comply with other requirements such as location and
demolition restrictions. In March 2022, the City adopted Citywide Multi -Family Objective Design
Standards (MFODS) and Zoning Ordinance Amendments to ensure that objective zoning and design review
standards are in place for multi -family residential projects requesting a streamlined ministerial approval
process. Projects that qualify for the SB 35 streamlined ministerial approval process would be required to
comply with all of the Citywide MFODS. All other projects would be subject to the standards, but through
the City's discretionary Site Development Review Permit process could be allowed to deviate from the
MFODS when the purpose and intent of the standard is met through alternate means.
Objectives:
• Review and, as necessary, revise the Citywide Multi -Family Objective Design Standards to ensure
continued compliance with State law in order to facilitate the development of housing.
• Continue to implement the Citywide Multi -Family Objective Design Standards.
Timeframe: Review annually; 2023-2031; If determined to be necessary to comply with State law, the
City will make any required changes to the Objective Design Standards within 18 months
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3 Policy B.1; Policy B.2
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Program B.11: Transitional and Supportive Housing
California Government Code Section 65583(c)(3) requires transitional and supportive housing to be
permitted in all residential zoning districts under the same restrictions as other residential dwellings of
the same type in the same zone. Government Code Section 65651(a) also requires permanent supportive
housing to be permitted by -right in zones where multi -family and mixed -use development is permitted,
including non-residential zones permitting multi -family uses if they meet the Government Code Section
requirements. The City will continue to permit by -right small transitional housing with six or fewer
homeless persons or families and small supportive housing with six or fewer occupants in the A, R-1, R-2,
and R-M zoning districts. The City will also continue to permit large transitional housing for seven or more
homeless persons or families and large supportive housing for seven or more occupants in R-1, R-2, R-M,
C-1, C-2, M-P, and M-1 zoning districts subjecttoa Conditional Use Permit.
The City will continue to monitor the inventory of sites appropriate to accommodate transitional and
supportive housing and will solicit input from organizations who specialize in meeting the needs of
persons experiencing homelessness and extremely low-income households. The City is committed to
prioritizing funding and other available incentives for projects that provide housing for Dublin's special
needs populations.
Objectives:
• Amend the Zoning Ordinance to permit permanent supportive housing by -right in all zones where
housing is permitted.
• Collaborate with local organizations and agencies to discuss the needs of persons experiencing
homelessness.
• Support and, when possible, fund local and regional efforts to address the housing needs of
persons experiencing homelessness.
Timeframe: Amend the Zoning Ordinance by January 31, 2024; Annually outreach to local organizations
and agencies; Review and seek additional funding for local and regional homelessness efforts annually;
2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.4; Policy B.1; Policy B.2; Policy B.3; Policy D.1; Policy
D.2
Program B.12: Single -Room Occupancy (SRO)
Single -Room Occupancy (SROs) Units may provide a valuable source of affordable housing for individuals
and may serve as an entry point into the housing market for persons who previously experienced
homelessness. DMC Section 8.12.050 conditionally permits SROs in the C-2 zoning district with approval
of a Conditional Use Permit by the Planning Commission. The City will review permitting procedures for
SROs, including allowable zones and standards, and a mend the DMC to remove potential constraints. The
City will also provide technical assistance for potential SRO developers such as, but not limited to,
identifying opportunities with non-profit organizations.
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Objectives:
• Review permitting procedures for SROs and amend DMC Section 8.12.050 to remove potential
constraints.
• Provide technical assistance for potential SRO developers on a project -by -project basis.
• Collaborate with local organizations and agencies to discuss the needs of persons who previously
experienced homelessness.
• Support and, when possible, fund local and regional efforts to address the housing needs of
persons in Dublin who previously experienced homelessness.
Timeframe: Review permitting procedures for SROs and amend DMC Section 8.12.050 to remove
potential constraints by January 31, 2025; Provide technical assistance for potential SRO developers on
a project -by -project basis; Outreach to local organizations and agencies annually; Review and seek
additional funding for local and regional homelessness efforts annually; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.4; Policy B.1; Policy B.2; Policy B.3; Policy B.5; Policy
D.2
Program B.13: Universal Design Ordinance
In 2007, the City adopted a Universal Design Ordinance that requires new single-family, duplex, and triplex
residential dwelling units that are part of residential development projects in excess of 20 residential
dwelling units to install base universal design features. In 2010, the Ordinance was amended to meet the
current building code and took effect January 1, 2011. The Universal Design Ordinance is substantiallythe
same as the Model Universal Design Local Ordinance adopted by the California Department of Housing
and Community Development. The City developed a brochure on the Universal Design Ordinance and
updates it periodically to ensure that current information regarding the Ordinance is distributed. The
brochure and other related information regarding the Ordinance have been posted to the City's website
and is also available at the City Hall.
Objectives:
• Maintain updated information about the Universal Design Ordinance on the City's website and at
City Hall.
Timeframe: Update as necessary; 2023-2031
Responsible Agency: Community Development Department
Funding Source: Permit Processing Fees
Relevant Policies: Policy C.2; Policy E.1; Policy E.2
Program B.14: Residential Incentives
The Sites Inventory (Appendix D) identifies several sites that allow residential and non-residential uses,
including the non -vacant sites in Downtown Dublin, the Public/Semi-Public sites, the Alameda County
Surplus Properties, the Hacienda Crossings shopping center, and the SCS Property. To encourage
residential development on these sites and maximize the development potential identified in the Sites
Inventory, the City will promote existing residential incentives and identify potential new incentives as
appropriate.
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Objectives:
• Promote existing incentives and identify potential new incentives for the development of
residential uses on sites identified in the Sites Inventory that allow both residential and non-
residential uses.
Timeframe: Annually outreach to housing developers; Mid -cycle review of housing development and
available sites and revise incentives as appropriate, if development does not occur as projected; 2023-
2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.5
Program B.15: Replacement Housing
The City may have existing non -vacant sites included within the Sites Inventory that may contain vacant
or demolished residential units that were occupied by lower -income households or households subject to
affordability requirements within the last five years. The City will adopt a formal replacement housing
program to ensure any units currently occupied by lower -income households, or households subject to
affordability requirements within the last five years, that are lost for housing units are replaced in
compliance with Government Code Section 65915.
Objectives:
• Adopt a replacement housing program for units lost that are currently occupied by lower -income
households or households subject to affordability requirements of Government Code Section
65915 within the last five years.
Timeframe: Adopt a replacement housing program byJanuary31, 2025
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy C.2; Policy E.1; Policy E.2
Program B.16: Publicly -Owned Lands
The City is coordinating with the Alameda County Surplus Property Authority to support housing
development on two publicly -owned surplus properties at the Dublin Transit Center (see Program C.1).
Subject to market conditions, the Alameda County Surplus Property Authority will issue a Request for
Proposals (RFP) in the next three years. The City will maintain communication with the agency and offer
assistance as available.
Objectives:
• Coordinate with Alameda County Surplus Property Authority to develop 715 units. In coordination
with the Alameda County Surplus Property Authority, identify a tentative schedule of actions for
development of the property.
• Conduct a mid -cycle review of progress to develop the property; if the mid -cycle review finds the
site is unlikely to develop during the Planning Period, the City will identify a new site(s).
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Timeframe: Identify a tentative schedule of actions by January 31, 2024; Mid -cycle review of progress;
If deemed necessary, identify new sites; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.5; Policy B.1; Policy B.3
Program B.17: Community Care Facilities
The City currently permits large community care facilities for seven or more persons with Planning
Commission approval of a Conditional Use Permit (CUP) in all residential zones and the C-1, C-2, M-P, and
M-1 zones. The City will amend the Zoning Ordinance to allow community care facilities in all zones
allowing residential uses. The City will review and revise any applicable CUP findings and other applicable
findings to promote approval certainty and objectivity for housing for persons with disabilities, group
homes and community care facilities. In addition, the City will revise the definition of "Family," which
currently excludes boarding homes, community care facilities, and supportive or transitional housing and
may be considered a constraint to persons with disabilities.
For each of the above residential uses, the City will review and amend applicable permitting procedures,
application requirements, definitions, and development standards to ensure consistency with state and
federal laws and to promote objectivity and greater approval certainty.
Objectives:
• Amend the Zoning Ordinance to allow community care facilities in all zones allowing residential
uses.
• Amend the Zoning Ordinance to revise the definition of "Family" to eliminate constraints for
persons with disabilities.
Timeframe: Amend the Zoning Ordinance regarding community care facilities by January 31, 2024;
Amend the Zoning Ordinance regarding the definition of "Family" by January 31, 2024
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.4; Policy B.1; Policy B.2; Policy B.3; Policy B.5; Policy
D.2
Program B.18: Planned Development (PD) Zoning
The City utilizes Planned Development (PD) zoning districts to provide property owners and developers
with greater flexibility to create development standards tailored to different product types and site
characteristics. A PD zoning district is currently established by the adoption of an Ordinance classifying
the property as a PD and adopting a Stage 1 and Stage 2 Development Plan, which establishes regulations
for the use, development, improvement, and maintenance of the property within the requested PD zoning
district.
To eliminate potential constraints to housing development, the City will review vacant and underutilized
residential properties that currently have PD zoning and rezone those properties to a residential zoning
district with traditional development standards. In addition, the City will review the Zoning Ordinance and
consider amendments to provide the option for property owners and developers to request PD zoning if
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they desire flexibility to establish customized development standards that are more suitable to their
proposed project.
Objectives:
• Review vacant and underutilized properties with existing PD zoning and rezone these properties
to a residential zoning district with established development standards.
• Review the Zoning Ordinance and consider further amendments to provide the option for
property owners and developers to request PD zoning if they desire more flexibility.
Timeframe: By January 31, 2025, review and implement rezonings and amendments to the Zoning
Ordinance
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1, Policy A.3, Policy B.3, Policy D.3
Program B.19: Development of Large Parcels
The City will establish a program to encourage residential development on larger parcels over ten acres.
The program will include development methods to distribute information to potential developers and
provide incentives and other appropriate mechanisms to further encourage development of larger
parcels.
Objectives:
• Establisha program, with development methods and incentives for the development of housing
on larger parcels.
Timeframe: ByJanuary31, 2025, establish a program for development of larger parcels
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1, Policy A.3, Policy B.3, Policy D.3
3. Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of adequate sites for
all types, size, and prices of housing. The City's General Plan and Zoning Ordinance determine where
housing may be located, thereby affecting the supply of land available for residential development.
Program C.1: Sites Inventory and RHNA Monitoring
The City has a total RHNA of 3,719 units. State law requires the City to identify sites to accommodate its
fair share allocation for the 2023-2031 planning period. The City has identified unit capacity based on
pipeline projects, projected ADU development, and existing zoning to accommodate the moderate -
income and above moderate -income units.
To meet the remaining RHNA for very low- and low-income units, the City identified the following three
rezoning strategies:
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• Alameda County Surplus Properties: The City has identified 9.8 buildable acres on two parcels
(identified in Appendix D) to be rezoned to permit residential uses at an assumed density of 66
dwelling units per acre. The rezoning would accommodate 645 units, including 323 lower -income
units. Rezoning the Alameda County Surplus Properties is tentatively scheduled for consideration
by the Planning Commission and City Council concurrently with the Housing Element. Should
approval be delayed, the City will ensure the rezoning of the 2.5-acre site would be completed
within three years.
• Hacienda Crossings: The City has identified 12.4 buildable acres on two parcels (identified in
Appendix D) to be rezoned to permit mixed -use developments at an assumed density of 48
dwelling units per acre. The rezoning would accommodate 594 units, including 297 lower -income
units. Rezoning the Hacienda Crossings parcels is tentatively scheduled for consideration by the
Planning Commission and City Council concurrently with the Housing Element. Should approval
be delayed, the City will ensure the rezoning of the 2.5-acre site would be completed within three
years.
• SCS Property: The City has identified 2.5 buildable acres on one parcel (identified in Appendix D)
to be rezoned to permit residential uses at an assumed density of 40 dwelling units per acre. The
rezoning would accommodate 100 lower -income units. In March 2022, the City received a
proposal for development of the SCS Property, which includes a 2.5-acre affordable housing site.
The proposed project, known as SCS Dublin, is currently under review and tentatively scheduled
for consideration by the Planning Commission and City Council concurrently with the Housing
Element. Should approval be delayed, the Citywill ensure the rezoning of the 2.5-acre site would
be completed within three years.
The City will continue to use Specific Plans and appropriate zoning to ensure that adequate sites are
available (as defined Government Code Section 65583) to accommodate the City's RHNA for all income
categories.
The Citywill monitor housing development citywide on an ongoing basis to ensure that the sites identified
in the Sites Inventory are developed at densities appropriate for fulfilling its RHNA requirement for the
planning period. Should a project be approved on a site with a lower density than that identified in the
Sites Inventory, the City will assess its continued ability to accommodate the RHNA. Should the project
result in a shortfall in sites, the City will address the "no net loss" requirements by identifying additional
sites to replenish the Sites Inventory in accordance with State law.
Objectives:
• Ensure the sites identified in the Sites Inventory are developed at densities appropriate for
fulfilling the City's RHNAand identify additional sites as necessary if development does not occur
as projected.
• Complete the rezoning strategies.
Timeframe: Complete the rezoning strategies byJanuary31, 2026; Review the Sites Inventory annually
and as projects are proposed; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.5; Policy B.6
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Program C.2: Safety Element and EnvironmentalJustice Policies
SB 1035 requires that the City revise the Safety Element to identify flood hazards and address the risk of
fire hazards in certain lands upon each revision of the Housing Element. The City Council will adopt
amendments to the Safety Element in accordance with the requirements of SB 1035. As of October 2022,
the General Plan Amendment to the Seismic Safety and Safety Element is tentatively scheduled for
consideration by the Planning Commission and City Council concurrently with the Housing Element.
Should approval be delayed, the City will ensure the General Plan Amendment is completed no later than
January3l, 2024.
SB 1000 requires that the City identify disadvantaged communities and incorporate environmental justice
policies within the General Plan. The City prepared an Environmental Justice Memo, which concludes that
Dublin does not have any communities meeting the definition of a disadvantaged community under SB
1000 and, therefore, the inclusion of an Environmental Justice Element or environmental justice policies
in other required General Plan Elements is not required. As of October 2022, this matter is tentatively
scheduled for consideration by the Planning Commission and City Council concurrently with the Housing
Element.
Objectives:
• Adopt an updated Seismic Safety and Safety Element, which identifies and addresses flood and
fire hazards.
Timeframe: Adopt an updated Seismic Safety and Safety Element by January3l, 2024
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.4; Policy B.1
4. Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove governmental
constraints affecting the maintenance, improvement, and development of affordable housing. The
following programs are designed to mitigate government constraints and facilitate development of
housing affordable to lower- and moderate -income households, including families, seniors, and persons
with special needs.
Program D.1: Remove Development Constraints
City Staff will review the Zoning Ordinance to identify standards and requirements that may constrain the
development of affordable housing in Dublin. Specifically, the City will review requirements such as, but
not limited to, minimum unit size, setbacks, parking requirements, and height restrictions, to ensure the
standards do not impede reasonable development. The City will continue to provide streamlined
processing for eligible affordable housing projects.
Objectives:
• Review residential development standards for potential constraints to the development of new
units, particularly affordable units.
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Timeframe: Review development standards every two years; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.3; Policy A.4; Policy B.1
Program D.2: Fee Deferment
The City offers two Fee Deferral Programs for residential projects: one for multi -family residential projects
within the Transit Districts and one for on -site construction of affordable units. The Citywill continue to
offer multi -family residential development deferral for the Traffic Impact Fees, Public Facilities Fees, and
Fire Facilities Fees to be paid just prior to occupancy, rather than prior to issuance of a building permit.
Additionally, pursuant to DMC Section 8.68.070, the Citywill continue to offer deferment of development
processing and development impact fees for affordable housing projects that exceed the inclusionary
housing requirements to reduce the initial cost impact on an affordable housing project.
Objectives:
• Continue to offer the deferment of Traffic Impact Fees, Public Facilities Fees, and Fire Facilities
Fees for multi -family projects in the Transit Districts and development processing and
development impact fees for affordable housing projects that exceed the inclusionary housing
requirements for on -site construction of affordable units.
• Maintain updated information on the City's affordable housing incentives, such as density bonus
and fee deferment, on the City's website.
Timeframe: Outreach to housing developers annually; Work with developers on a case -by -case basis;
Maintain updated information on the City's affordable housing incentives, such as density bonus and
fee deferment, on the City's website; 2023-2031
Responsible Agency: Community Development Department
Funding Source: I nclusionary Zoning In -Lieu Fee Fund
Relevant Policies: Policy A.2
Program D.3: Emergency Shelters
Pursuant to the provisions of SB 2 and AB 139, the City will continue to facilitate the establishment of
emergency shelters, and transitional and supportive housing. With approximately 96 acres of land in the
M-1 (Light Industrial) zoning district, there is sufficient land available for at least one emergency shelter.
The City will review, and revise as appropriate, zoning, development standards, and procedures for
consistency with Government Code Section 65583(a)(4). The City will update the Emergency Shelters
Ordinance and Zoning Ordinance to comply with AB 139 parking requirements.
Objectives:
• Review and amend the Emergency Shelters Ordinance for consistency with Government Code
Section 65583(a)(4).
• Amend the Emergency Shelters Ordinance and Zoning Ordinance to comply with AB 139 parking
requirements.
Timeframe: ByJanuary31, 2025, amend the EmergencyShelters Ordinance and Zoning Ordinance
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy D.2
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Program D.4: Monitoring of Development Fees
The City facilitates and encourages the development of a variety of housing types in the community. On
a regular basis, the City monitors its development fees to ensure they are reasonable and do not unduly
constrain housing development, while protecting the quality, health, and public safety of the community.
Objectives:
• The City will evaluate development fee impacts on housing development and make appropriate
adjustments.
Timeframe: By January 31, 2025, evaluate developments fees and make appropriate adjustments;
Review every two years; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.2; Policy A.3
Program D.5: Maintain Zoning, Development Standards, and Fee Schedules Online
Pursuant to government transparency laws contained in Government Code Section 65940.19(a)(1)(B), the
City will continue to maintain all zoning, development standards, and fee schedules on the City's website.
Objectives:
• Maintain updated zoning, development standards, and fee schedules on the City's website.
Timeframe: Maintain updated zoning, development standards, and fee schedules on the City's website
throughout the Planning Period; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.3
Program D.6: Parking Requirements Near Public Transit
AB 2097 prohibits public agencies from imposing minimum vehicle parking requirements for
developments located within half -a -mile of a major transit stop, as defined by Public Resources Code
Section 21155.
Jurisdictions may impose or enforce minimum parking requirements on housing developments if findings
are made (within 30 days of a completed application) that not imposing minimum parking requirements
on the development would have substantially negative impacts on the jurisdiction's ability to meet its
RHNAor existing residential or commercial parking within half -a -mile of the housing development. These
findings must be supported by a preponderance of the evidence in the record. Pursuant to AB 2097, the
projects listed below are exempt from imposed or enforced minimum parking requirements:
• Housing development projects that dedicate a minimum of 20 percent of the total number of
housing units to very low-, low-, or moderate -income households; students; the elderly; or
persons with disabilities.
• Housing developments with fewer than 20 housing units.
• Housing developments subject to parking reductions based on any other applicable law.
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AB 2097 prohibits these provisions from reducing, eliminating, or precluding the enforcement of any
requirement imposed on a housing development project that is located within half -a -mile of public transit
to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible
to persons with disabilities.
Objectives:
• Amend the Zoning Ordinance to comply with the requirements established by AB 2097.
Timeframe: Amend the Zoning Ordinance by January31, 2024
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.2, Policy A.5
5. Promoting Equal Housing Opportunities
To adequately meet the housing needs of all segments of the community, the Housing Plan must include
programs promoting housing opportunities for all persons regardless of race, color, ancestry, national
origin, religion, age, gender, gender identity and expression, marital status, familial status, medical
condition or disability, military or veteran status, source of income, sexual orientation, or any other
protected characteristic.
Program E.1: Affirmatively Further Fair Housing
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions that foster
inclusive communities free from barriers, which restrict access to opportunities based on protected
classes, as defined by State law. To accomplish this, the City will collaborate with local and regional
organizations to review any housing discrimination complaints, assist in dispute resolution, and refer
select complainants to appropriate state or federal agencies for further investigation, action, and
resolution.
The City will continue to collaborate with the community, stakeholders, and appropriate organizations to
address potential constraints to fair housing. This may include, but is not limited to:
• Analyze and identify barriers to entry into homeownership or rental opportunities.
• Review restrictions that may prevent disadvantaged groups from locating in Dublin.
• Fostera more inclusive community for all disadvantaged groups.
Table 2-1 provides fair housing actions the City will take to address factors contributing to fair housing
issues, as identified in AppendixC.
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Table
2-1: Fair Housing Actions
Fair Housing
Issue
Contributi .: Factor
Geographic
Target
Metrics and Timeline
Housing
Mobility/
Protection
from
Displacement
Displacement Risk Due to
Economic Pressures
Dublin residents generallyearn
a high annual income. As Figure
B-5 shows, approximately half
of Dublin households earn over
$150,000. Additionally, Table B-
33 states the median home
value in Dublin is $934,500,
which is the second highest
value in the region and greater
than Alameda County's median
home value. Given the current
housing market trends and the
high propensity for greater
incomes, lower -income
households may feel economic
pressures to relocate out of the
City.
1. Create and
promote
informational
materials on the
location of
participating
voucher properties
and availability of
voucher
programs/financial
assistance.
2. Encourage
collaboration
between local
governments and
community land
trusts as a
mechanism to
develop affordable
housing. Outreach
to community land
trusts and provide
them with
information on
affordable housing
opportunities in the
City.
Figure C-30
indicates that
the eastern and
westernmost
areas of the City
experiencethe
highest risk of
displacement
due to the
highest increase
in housing costs.
The City will
place priority on
these areas
while also
addressing
displacement
risks throughout
Dublin.
Medium Priority
To provide further
protectionfrom
displacement the City
will:
• Partner with the
County to annually
provide housing
choice voucher
rental assistance for
up to 350 lower -
income households
through the end of
the Planning Period.
• Partner with the
County to provide
home purchase
assistance for up to
20 households by
the end of the
Planning Period.
Housing
Mobility/
Housing
Choice and
Affordability
in Areas of
Opportunity
Location and Type of
Affordable Housing
The Dublin communityis
generally affluent and has high
housing costs, in addition to
being a very high opportunity
City. The retail trade and arts,
entertainment, recreation,
accommodation, and food
service sectors represent about
15 percent of the City's total
workforce and earn incomes
that are much lowerthan the
City's median income. Persons
working in these sectors, as
well as other sectors earning
below the City's median
income, may not have the
opportunity to live in the City
they work in and commute
longer distances.
1. Annually outreach
to landlords to
expand the location
of participating
voucher properties.
2. Annually host an
educational
workshop on
voucher programs
and source of
income
discrimination.
3. Affirmative
marketing to
promote equal
access to
government-
assisted housing
and to promote
housing
opportunities
Figure C-28
indicates that
the eastern and
western parts of
the City,
including Racially
Concentrated
Areas of
Affluence
(RCAAs), are
least affordable.
The City will
place priority on
these areas
while also
addressing
affordability
issues
throughout
Dublin.
High Priority
To assist in increasing
opportunities for
housing choice and
affordability, the City
will:
• Partner with the
County to assist up
to 10 lower -income
households in
finding housing
beginning no later
than January 31,
2026 through the
end of the Planning
Period.
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Fair Housing
Issue
Table
Contributing Factor
2-1: Fair Housing Actions
throughout the
City.
Geographic
Target
Metrics and Timeline
Place -Based
Access to Opportunities for
1. Create and
Aging housing is
Low Priority
Strategies—
Persons with Disabilities
promote
distributed
To assist in conservation
Conservation
Affordability, design, and
informational
throughout the
and revitalization, the
and
discrimination limit the supply
materials on
City, but with an
City will:
Revitalization
of housing for persons with
housing
emphasis in
• Create
disabilities. Amendments to the
Fair Housing Act, as well as
accessibility,
rehabilitation, and
western Dublin.
The City will
informational
materials on
State law, require ground -floor
maintenance
focus on a
housing
units of new multi -family
construction with more than
resources.
citywide
approach with
accessibility,
rehabilitation, and
four units to be accessible to
emphasis on
maintenance
persons with disabilities. Units
homes built prior
resources by
built prior to 1989 are not
to 1989 to
January 31, 2025.
required to be accessible to
address housing
Material will be
persons with disabilities. As
issues for
distributed at the
shown in Figure B-8, 32.6
persons with
Senior Center, Civic
percent of the City's housing
stock was built prior to 1989.
disabilities.
Center, and
community events.
Information will be
sent and made
available to
organizations and
groups who assist
persons with
disabilities and
seniors.
• Provide home repair
and rehabilitation
assistance for up to
36 households by
the end of the
Planning Period.
Housing
Figure C-17a shows one census
1. Reviewfuture
RCAA census
Medium Priority
Choice and
tract, Tract 4505.01, that is
policies and
tract -Tract
To address access to
Affordability
designated a Racially
programs for
4505.01
opportunity, the City will
in Areas of
Concentrated Areas of
potential restrictive
conductthe following
Opportunity
Affluence (RCAAs) in the City.
practices that
specific actions:
The census tract is located
would limit
• Annually review
towards the western side of the
diversity in the
existing policies and
City along San Ramon Road.
RCAAs.
programs for
RCAAs may represent a public
2. Affirmative
potential restrictive
policy issue to the extent that
marketing to
practices that would
they have been created and
increase diversity
limit diversity within
maintained through
exclusionaryand discriminatory
land use and development
practices
within the RCAAs.
the RCAAs. If
restrictive practices
are identified,
address priorto
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Table
2-1: Fair Housing Actions
Fair Housing
Geographic
Issue
Contributing Factor
City Action
Target
11 • • . •1
adoption of the new
policies and
programs or within
six months for
existing policies and
programs.
• Conduct marketing
to increase diversity
within the RCAAs
every two years;
this may include,
but is not limited to,
landlord outreach
and education to
increase
participation with
the Housing Choice
Voucher Program.
Timeframe: Review metrics and actions annually and make changes as appropriate byJanuary31, 2024;
2023-2031
Responsible Agency: Community Development Department
Funding Source:General Fund; State and Federal Grants
Relevant Policies: Policy A.2; Policy A.4; Policy A.5; Policy A.6; Policy B.1; Policy B.2; Policy B.3; Policy
B.4; Policy B.5; Policy D.1; Policy D.2; Policy D.3
Program E.2: Equal Housing Opportunity
The City contracts through Alameda County with ECHO Housing to investigate fair housing complaints and
provide fair housing counseling and mediation services. The City will continue to be the point -of -contact
for fair housing complaints, information requests, and referrals to ECHO Housing.
The City will also continue to provide information and educational materials on fair housing services for
property owners, apartment managers, andtenants at City Hall and on the City's website.
Objectives:
• Provide referrals to appropriate agencies for services.
• Distribute fair housing information in public locations.
• Post fair housing information on the City's website.
Timeframe: Provide referrals as requested; Maintain updated information throughout the Planning
Period and distribute by January 31, 2025; 2023-2031
Responsible Agency: Community Development Department; ECHO Housing; Alameda County
Community Development Agency
Funding Source: CDBG; General Fund
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
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Program E.3: Reasonable Accommodations
Pursuant to Government Code Section 65583, the City is obligated to remove potential and actual
governmental constraints to the maintenance, improvement, or development of housing for all income
levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies, practices, and procedures where such
accommodation may be necessary to afford individuals with disabilities equal housing opportunities.
Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the
application of land use and zoning regulations or, in some instances, even a waiver of certain regulations
or requirements to ensure equal access to housing opportunities. The City is required to consider requests
for accommodations related to housing for people with disabilities and provide the accommodation when
it is determined to be "reasonable" based on fair housing laws and case law interpreting the statutes. In
compliance with Government Code Section 65583, the City provides reasonable accommodations for
persons with disabilities pursuant to DMC Chapter8.38.
The City encourages and promotes accessible housing for persons with disabilities. City Staff considers the
provisions of the California Americans with Disabilities Act (Cal ADA) when reviewing and approving
housing projects and grants modifications and deviations from the DMC to accommodate the needs of
persons with disabilities.
The City will review its reasonable accommodation requirements and findings, particularly the
requirement to meet development standards and the subjective design compatibility requirement and
amend the Zoning Ordinance as appropriate to address constraints. The City will provide information
about its formal reasonable accommodation procedures at the Civic Center and on the City's website, as
well as monitor procedures and requirements.
Objectives:
• Maintain updated information on reasonable accommodations on the City's website and at the
Civic Center.
• Amend the Zoning Ordinance to remove potential constraints for reasonable accommodation
requests.
Timeframe: Amend the Zoning Ordinance to remove constraints to reasonable accommodation
requests byJanuary 31, 2025
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.4; Policy D.2
Program E.4: Low -Barrier Navigation Centers
Senate Bill 48 (SB 48) requires approval 'by right' of certain low -barrier navigation centers that meet
specified requirements. Low -barrier navigation centers are generally defined as service -enriched
temporary living facilities focused on the transition of persons experiencing homelessness or at risk of
becoming homeless into permanent housing. Low -barrier navigation centers connect individuals to
income, public benefits, health services, and housing.
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To comply with State law, the City will adopt regulations and procedures for this type of use and establish
a ministerial approval process for low -barrier navigation centers. In the interim, any submitted application
for this use type will be processed in accordance with State law.
The City will also monitor the effectiveness and appropriateness of these regulations and procedures.
Should any amendments be warranted pursuant to State law, the City will amend the Zoning Ordinance.
Objectives:
• Adopt and implement procedures and regulations to process low -barrier navigation centers.
Procedures shall include establishing a ministerial approval process.
• Annually review regulations and procedures and update as necessary to comply with State law
updates.
Timeframe: ByJanuary31, 2025, adopt procedures and regulations for low -barrier navigation centers;
Review annually and, if necessary, make changes within one year; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.4; Policy D.2
Program E.5: Housing for Persons with Developmental Disabilities
The housing needs of persons with developmental disabilities are typically not fully addressed by local
zoning regulations and may require modifications to existing units, varying range of supportive services,
and affordable housing. To accommodate residents with developmental disabilities, the City will
encourage construction and rehabilitation of housing with supportive services targeted for persons with
developmental disabilities. The City will also seek State and Federal funding in support of housing
construction and rehabilitation targeted for persons with developmental disabilities.
The City will explore the granting of regulatory incentives, such as expedited permit processing and fee
deferrals, to projects targeted for persons with developmental disabilities. To further facilitate the
development of units to accommodate persons with developmental disabilities, the City will collaborate
with developers of supportive housing. As such housing is developed, the City will collaborate with the
Regional Center of the East Bay to implement an outreach program informing families within Dublin of
housing and services available for persons with developmental disabilities.
Objectives:
• Encourage construction and rehabilitation of housing with supportive services for persons with
developmental disabilities.
• Seek State and Federal funding to support housing construction for persons with developmental
disabilities.
• Review and identify regulatory incentives for projects proposing housing for persons with
developmental disabilities.
• Collaborate with housing developers and local organizations to identify the needs of local persons
with developmental disabilities.
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Timeframe: ByJanuary31, 2025, review regulatory incentives; Review funding and incentives annually;
Outreach to housing developers and local organizations annually; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.4; Policy D.1; Policy D.2
Program E.6: Farmworker and Employee Housing
The California Health and Safety Code Sections 17021.5 and 17021.6 requires agricultural employee
housing to be permitted by -right, without a Conditional Use Permit or other discretionary permit, in
single-family residential zoning districts for six or fewer persons and in agricultural zones with no more
than 12 units or 36 beds. The City will amend the DMC to comply with the Health and SafetyCode Section
17021.5, 17021.6, and 17021.8, as well as define agricultural and employee housing in a manner
consistent with applicable Health and Safety Code Sections. Additionally, the DMC will be amended to
state employee housing consisting of no more than 12 units or 36 beds will be permitted in the same
manner as other agricultural uses in the same zone.
Objectives:
• Amend the DMC to comply with the Health and Safety Code.
Timeframe: ByJanuary31, 2025, amend the DMC; 2023-2031
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1; Policy A.4
Program E.7: First -Time Homebuyer Loan Program
In 2006, the City initiated a First -Time Homebuyer Loan Program (FTHLP) to assist households with
financing the purchase of a home. The FTHLP program provides 30-year deferred loans for households
earning up to 120 percent of Alameda County area median income (AMI). The FTHLP program may be
used in conjunction with the Alameda County Mortgage Credit Certificates (MCC) program and other state
or federal home ownership programs.
Objectives:
• Promote the FTHLP program online on the City's website and at the public counter.
• Provide FTHLP loans to households earning up to 120 percent AMI.
• Review the FTHLP for opportunities to broaden the use of the program and to ensure
compatibility with similar loan programs offered by the County and the State.
Timeframe: Review the FTHLP annually and update as opportunities become available to expand the
program and ensure compatibility with similar loan programs; 2023-2031
Responsible Agency: Community Development Department
Funding Source:Affordable Housing Fund; State and Federal Grants
Relevant Policies: Policy B.5
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Program E.8: Homeless Assistance
The City will continue to support the Alameda County Homeless Continuum of Care Council (HCCC) and
support agencies and organizations that seek to address the problem of homelessness throughout the
region. Dublin provided funding to the Alameda Countywide HCCC for development of a Homeless
Management Information System (HMIS). The HMIS is intended to collect and report information about
the homeless population and its patterns of service utilization. The City also provides Community
Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist a domestic violence shelter
(Shiloh) and a homeless shelter (Sojourner House), both located in Livermore. In addition, the City
provided CDBG capital funds, totaling $630,000, to assist in the construction of a commercial kitchen for
Open Heart Kitchen, a Tri-Valley non-profit providing food to people experiencing homelessness.
Objectives:
• Support and, when possible, fund local and regional efforts that seek to address and lessen
homelessness.
Timeframe: Review and seek funding opportunities annually; 2023-2031
Responsible Agency: Community Development Department; HCCC;Tri-Valley Haven
Funding Source: CDBG; State and Federal Grants; General Fund
Relevant Policies: Policy A.6
Program E.9: Water and Sewer Service Providers
Pursuant to Government Code Section 65589.7, the City is required to deliver its adopted Housing
Element, and any amendments thereto, to local water and sewer service providers. This legislation allows
for coordination between the City and water and sewer providers when considering approval of new
residential projects. Water and sewer service is provided to the City by the Dublin San Ramon Services
District (DSRSD), who had the opportunity to review and provide feedback on the Public Review Draft of
the Housing Element. The City will submit the adopted Housing Element to DSRSD.
Objectives:
• Deliver 2023-2031 Housing Element to DSRSD following adoption.
• Coordinate with DSRSD when reviewing proposed residential projects.
Timeframe: Immediatelyafter adopting the 2023-2031 Housing Element
Responsible Agency: Community Development Department
Funding Source: General Fund
Relevant Policies: Policy A.1
6. Green Building Programs
Green building refers to the use of environmentally preferable practices and materials in the design,
location, construction, operation, and disposal of buildings. It applies to both renovation and retrofitting
of existing buildings and construction of new buildings, whether residential or commercial, public, or
private. By continually improving how to locate, design, build, operate, and retrofit buildings, the City can
contribute to improving the environment and quality of life. Advanced energy -saving technologies applied
in buildings can result in enormous reductions in demand for fossil fuels and greenhouse gas emissions.
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Better design and building practices can also help address environmental challenges such as natural
resource depletion, waste disposal, and air, water, and soil pollution. Green building practices can also
help improve health and prosperity.
Program F.1: Green Building Guidelines
The City adopted a Green Building Ordinance in April 2009. The City also reviews projects based on the
California Green Building Standards Codes (CGBSC), which applies to all projects that require a building
permit. In addition to the base requirements of CGBSC, the City has adopted the Tier 2 tables for electric
vehicle (EV) charging space calculations, as well as solar energy requirements as defined by the California
Energy Code, Title 23 Part 6. The City maintains a brochure about the Green Building Ordinance and
continues to update information on green building guidelines on the City's website.
Objectives:
• Continue to implement the provisions of the Green Building Ordinance and State Standards and
Codes.
• Continue to update brochures that describe program requirements and make them available to
any interested parties and continue to provide Green Building resources on the City's website.
Timeframe: Continue to implement throughout the Planning Period; Maintain and distribute updated
outreach materials; 2023-2031
Responsible Agency: Community Development Department
Funding Source: Permit Processing Fees; General Fund
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy E.4; Policy E.5; Policy E.6
Program F.2: Energy Conservation
The City will promote energy conservation through the following actions:
• Continue to implement the Waste Management Authority's model ordinance on recycling of
construction waste.
• Continue to implement state building standards (Title 24 of the California Code of Regulations)
regarding energy efficiency in residential construction.
• Continue to provide on -site training for Staff on Green Building techniques.
• Continue to review proposed developments for solar access, site design techniques, and use of
landscaping that can increase energy efficiency and reduce lifetime energy costs without
significantly increasing housing production costs.
• Enroll all new residential electrical accounts to East Bay Community Energy's Renewable 100 plan,
which offers 100 percent renewable and carbon -free electricity.
• Maintain energy conservation and financial incentive (such as tax credits and utility rebates)
information on the City's website and promote at community workshops.
Objectives:
• Implement applicable Building Code regulations, provide Green Building training to Staff, and
distribute energy conservation information to the public.
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Timeframe: Provide training; Maintain and distribute updated informational materials; 2023-2031
Responsible Agency: Community Development Department
Funding Source: Permit Processing Fees; General Fund
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy E.4; Policy E.5; Policy E.6
C. Summary of Quantified Objectives
Table 4-2 summarizes the City's quantified objectives for the 2023-2031 planning period by income group.
Table
4-2: 6th Planning Cycle Quantified Objectives
Objectives
RHNA
Extremely
Low*
542
Very
Low*
543
Income Level
Low
625
Above
Moderat:
3,719
Mop
560
1,449
Home Repair/ Rehabilitation
0
18
18
0
0
36
Rental Assistance**
350
0
0
0
350
Home Purchase Assistance
0
0
0
10
10
20
At -Risk Housing Units
59
0
0
59
* Extremely low-income housing need calculated as 50 percent of the very low-income RHNA.
** Provide housing choice voucher rental assistance for 350 extremely low- and very low-income households each year
throughout the Planning Period.
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APPENDIX A:
REVIEW OF PAST PERFORMANCE
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The following is a review of the City's housing project and program performance in the 2014-2022
Planning Period. It is an evaluation of the 5th Cycle's Policy Program and considers all current and
existing programs and projects, as well as the most current effectiveness and appropriateness for the
2023-2031 6th Cycle. Table A-1 summarizes the City's quantified accomplishments for 2014-2022.
Table A-1: 5th Planning Cycle Quantified Accomplishments
Housing Assistance Ty•
Accomplishments
RHNA
Very Low -Income
796
26
Low -Income
446
39
Moderate -Income
425
79
Above Moderate -Income
618
4,878
TOTAL
2,285
5,022
Home Repair/ Rehabilitation
Very Low -Income
16
21
Low -Income
16
TOTAL
32
21
Low -Income Rental Assistance
350
407
Home Purchase Assistance
Moderate -Income
10
4
Above Moderate -Income
10
At -Risk Housing
0
0
A. Program Evaluation for Households with Special Needs
As part of analyzing prior programs, this Appendix must provide an outline of the effectiveness of goals,
policies, programs, and objectives in meeting the housing needs of Dublin's special needs populations.
The following section identifies 5th Cycle accomplishments by special needs groups.
1. Seniors
Appendix B: Community Profile shows that 9.2 percent of Dublin residents are over the age of 65.
Senior housing is permitted in the form of community care facilities. A Community Care Facility/Small is
permitted in all residential zoning districts and the agricultural zoning district. A Community Care
Facility/Large is permitted with approval of a Conditional Use Permit by the Planning Commission in all
residential zoning districts and the C-1, C-2, M-P7 and M-1 zoning districts. Supportive Housing - Small is
permitted in the agricultural zoning district and all residential zoning districts. Supportive Housing/Large
is currently permitted with approval of a Conditional Use Permit by the Planning Commission in all
residential zoning districts and the C-1, C-2, M-P, and M-1 zoning districts. In addition, Dublin Municipal
Code Chapter 8.52 provides for density bonuses and other incentives for the development of Senior
Housing.
The Housing Choice Voucher Program extends rental subsidies to extremely low- and very low-income
households, including families, seniors, and the disabled. The Alameda County Housing Authority
annually provided Housing Choice Vouchers to407 households who rented in Dublin between 2019 and
2021.
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The City offers deferment of development processing and development impact fees for affordable
housing projects that exceed the inclusionary housing requirements to reduce the initial cost impact on
an affordable housing project. While no senior housing projects took advantage of the incentive during
the 5th Cycle, the City provides information on the City's website and promotes the incentive in
conversations with developers.
Within Dublin, a variety of community resources exist for seniors. The Dublin Senior Center offers a
library, computer area, and common spaces, as well as classes and activities. The Senior Center Advisory
Committee consists of five members who meet monthly to make recommendations related to the
operation and maintenance of the Senior Center. The Open Heart Kitchen distributes takeout lunches
to participating senior residents throughout the community. The Wiesner Memorial Senior Fund is a
special reservoir of funds serving seniors 60 or older in need of financial assistance who live in the Tri-
Valley Area (Dublin, Livermore, and Pleasanton).
Alameda County provides Dublin seniors with a number of additional services through the Alameda
County Social Services Agency. Details are included on the agency's website
(www.alamedacountysocialservices.org/index.page). Services and resources include the following:
• In -Home Supportive Services (IHSS) - provide assistance to older adults and individuals with
disabilities, who without this care, would be unable to remain safely in their home.
• Area Agency on Aging (AAA) -provide services including adult day care, family caregiver support
programs, food and nutrition programs, legal assistance, senior information and assistance,
long-term care ombudsman services, senior center services and visiting, which are funded by
the Administration for Community Living, California Department of Aging, and the County of
Alameda.
• DayBreak Adult Care Centers — provides a variety of resources for Dublin residents, including
but not limited to adult day programs, Alzheimer's services, independent living support, and
health centers.
• Alzheimer's Services through the Alzheimer's Association, Ethnic Elders Care Network, Family
Caregiver Alliance, and UC Davis Health Alzheimer's Disease Center.
• Caregiver support programs through the Alzheimer's Association of Northern California,
DayBreak Adult Care Centers, Family Caregiver Alliance, Livermore Family Education and
Resource Center, Family Support Services of the Bay Area, Tri-Valley Lincoln Child Center and
Kinship Support Program, and Senior Support Program of the Tri-Valley.
• Housing assistance programs are provided by:
o Alameda Housing Authority
o Community Resources for Independent Living (CRIL)— disabled housing assistance
o ECHO Housing — information on fair housing laws, illegal housing discrimination and
tenant/landlord services
o Eden Information and Referral — rental housing information and emergency shelter
referrals
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o Housing and Economic Rights Advocates (HERA) — mortgage and financial counseling
programs
o NID Housing Counseling Agency — HUD -approved intermediary, assisting with reverse
mortgage education, foreclosure prevention, rental housing and financial management
2. Persons with Disabilities
Persons with disabilities may require varying accessibility improvements and may also have a limited
ability to earn adequate income. According to 2019 ACS data, about 11.1 percent of the Dublin
population has a disability. This percentage includes those who may have more than one disability. The
most common disabilities in Dublin are ambulatory, independent living, and cognitive difficulties.
Using Community Development Block Grant (CDBG) funds, the Alameda County Community
Development Agency administers minor home rehabilitation grants and home improvement loan
assistance. Between 2015 and 2021, the Alameda County Community Development Agency has
provided 22 Minor Home Repair Grants, one Housing Rehabilitation Loan, and two Accessibility
Improvements Grants in Dublin.
The City worked with housing developers throughout the 5th Planning Cycle to fund and support the
development of affordable units. This included the development of Valor Crossing which received
support from the Veterans Affairs Supportive Housing (VASH) Program.
Throughout the County, the Alameda County Social Service Agency also provides services and resources
to seniors and persons with disabilities.
3. Large Households
Large households consist of five or more residents and may have a harder time finding adequately sized
units to avoid overcrowding. Table B-24 in Appendix B shows that nine percent of Dublin households
have five or more members, this includes 5.5 percent five -person households, 2.9 percent six -person
households, and 0.6 percent seven -or -more person households.
Large, lower -income households may qualify for Housing Choice Vouchers. As noted above, the
Alameda County Housing Authority annually provided Housing Choice Vouchers to 407 households who
rented in Dublin between 2019 and 2021.
4. Farmworkers
Farmworkers include persons seasonally or permanently employed in the agricultural industry and
generally earn lower incomes than many other workers. According to ACS data, there were 114 people
employed in the agriculture, forestry, fishing, hunting, and mining sector in Dublin in 2019. According
to the California Employment Development Division, Dublin residents employed in the farming, fishing,
and forestry occupation earn one of the lowest salaries in comparison to other occupations in Alameda
County, with an estimated median income of $35,142.
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Agricultural housing is currently permitted in the agricultural zoning district with approval of a
Conditional Use Permit by the Zoning Administrator. Given new provisions in the California Health and
Safety Code Sections 17021.5 and 17021.6, Program E.6 has been included in the Housing Plan to permit
agricultural housing, by -right, without a Conditional Use Permit or other discretionary permit, in single-
family residential zoning districts for six or fewer persons and in agricultural zoning districts for up to 12
units or 36 beds.
5. Single -Parent Households
Single -parent households often require special consideration and assistance due to their greater need
for affordable and accessible day care, health care, and other supportive services. Single parents make
up 10.8 percent of Dublin households, with 7.0 percent being single mothers and 3.8 percent being
single fathers. Approximately 1.7 percent of households are single parents living under the poverty line.
Lower -income single -parent households may also be eligible for Housing Choice Vouchers and may
represent a portion of the 407 Dublin households that received rental assistance annually between 2019
and 2021.
The City offers a variety of community resources for children and single parents in the community. The
Dublin Unified School District (DUSD) serves over 12,300 students from preschool through adult
education courses. The DUSD includes seven elementary schools, two middle schools, one K-8 school,
one continuation high school, and one comprehensive high school. The DUSD and its schools have been
recognized with numerous accolades, including the Advanced Placement Honor Roll, National Blue
Ribbon School, Gold Ribbon Award, Project Lead the Way Distinguished School, California School of
Character, National School of Character, Educational Results Partnership Honor Roll, California
Distinguished School, and Title 1 Academic Achievement Award School. Dublin High School is also
renowned for its signature programs, including the Engineering Academy, which prepares students to
succeed in a post -secondary engineering program; the Biomedical Academy, which prepares students
for a post -secondary education in biomedical sciences; and the Culinary Academy, which prepares
students for a post -secondary education in the culinary arts. All of Dublin's elementary schools offer
childcare programs daily from 7:00 a.m. to 6: 00 p.m. for school -age children. The program is offered by
Extended Day Child Care (EDCC) which leases space from the DUSD.
6. Persons Experiencing Homelessness
Homelessness has become an increasingly important issue in the region and throughout California.
There are multiple factors that may contribute to a person experiencing homelessness; Appendix B:
Community Profile provides a detailed definition of "homelessness" and an analysis of the City and
County's unhoused population.
The City supports the Alameda County Homeless Continuum of Care Council (HCCC) and other local
agencies and organizations that assist persons experiencing homelessness and prevent homelessness.
Throughout the 5th Cycle, the City provided funding to HCCC to develop a Homeless Management
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Information System (HMIS) intended to collect and report information about the homeless population
and its patterns of service utilization.
The City funds regional homeless assistance programs and participates in regional efforts to address
homelessness. City Staff regularly attends meetings organized by Everyone Home and the Alameda
County Department of Housing and Community Development. In late 2018, the City partnered with the
Cities of Livermore and Pleasanton to apply for Homeless Emergency Aid Program (HEAP) funds for
CityServe to enhance their homeless outreach and services. CityServe of the Tri-Valley helps people in
crisis; in 2019, the Cities signed agreements to continue the efforts.
Additionally, the City provides CDBG funding to the Tri-Valley Haven to assist a domestic violence shelter
(Shiloh) and a homeless shelter (Sojourner House), both located in Livermore.
7. Extremely Low -Income Households
Extremely low-income households are those that earn 30 percent or less of the area median income
(AMI) for Alameda County. Extremely low-income households may require rental assistance and other
community services assistance. According to CHAS Data, there are approximately 1,295 extremely low-
income households in Dublin, including both renters and homeowners. The City currently has 2,154
deed -restricted affordable housing units.
Throughout the 5th Cycle, the City facilitated the development of affordable housing. Valor Crossing,
Camellia Place, the Groves at Dublin Ranch projects were facilitated by the City and include a range of
affordable units, including units for extremely low-income households. A total of 79 affordable units
were produced between 2015 and 2017, including 20 units set aside for extremely low-income residents
and veterans. The City issued Planning entitlements for two notable projects in 2021: the 300-unit
Amador Station (BRIDGE Housing) affordable project and the 113-unit Regional Street Senior Affordable
Apartments (Eden Housing). In December2020, the Dublin City Council authorized the City Manager to
negotiate and prepare a Purchase and Sale Agreement for the transfer of approximately one -acre of
property in the East Dublin Transit Center for as an affordable housing site development. Once the
property has transferred, Staff will work with an affordable housing developer to facilitate development
of the site.
The City offers assistance in accessing local, state, and federal funding for affordable housing, as well as
technical assistance. In 2021, the City was awarded $3,333,333 in Local Housing Trust Fund (LHTF) for
the 113-unit Regional Street (Eden Housing) affordable project on the 1.3-acre site located at 6541
Regional Street, which is associated with the adjacent Saint Patrick Way Residential Project. The
matching funds include the 1.3-acre site, valued at approximately $5 million, plus $5 million from the
Alameda County A-1 Bond. Additionally, the City has written letters of support for funding for projects
that have received permit approvals by the City. The City negotiates specific incentive packages for each
applicable project, with increased incentives for projects that include units for extremely low-income
households and persons with disabilities.
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Commercial Linkage Fees are collected from developers upon issuance of building permits for
commercial development and are placed in the City's Affordable Housing Fund along with in -lieu fees
collected from developers for residential development. The Affordable Housing Fund (AHF) was used to
facilitate the development of Valor Crossing, which includes 20 extremely low-income units, six very
low-income units, and 39 low-income units. The AHF is also used to negotiate with other developers
looking to build affordable housing.
Extremely low-income households may also be eligible for Housing Choice Vouchers and represent a
portion of the 407 Dublin households that annually received rental assistance between 2019 and 2021.
B. 5th Planning Cycle Program Accomplishments
Table A-2 provides detailed, program -specific accomplishments for 2015-2021. The City has
demonstrated significant effort in working towards accomplishing many of the objectives established in
the 5th Planning Cycle Housing Element. The City's successful programs have been identified as ongoing
for the 2023-2031 planning cycle. Various programs have been modified to account for new
requirements and changes in State law.
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TableA-2: 5t" Planning Cycle Policy and Program Accomplishments
Policy Programs Objectives Program Accomplishments Status for Sixth Cycle
1. Housing Conservation and Preservation
Program 1: Housing
Rehabilitation
Assistance
• Continue to supportthe
Alameda County Community
DevelopmentAgencyto
implement the Minor and
Major Home Improvement
Programs (including
accessibilitygrants) with the
goal of assisting 32
households over eight years.
Minor home rehabilitation grants and home improvement loan assistance
are available to low-income households through existing Alameda County
programs. Alameda County Healthy Homes Department Minor Home
Rehabilitation Program provides grants up to $3,000to low-income
homeowners for minor plumbing, carpentry, and electrical repairs and can
be used for railings, grab bars, toilets, water heaters, doors, locks, and
more. Renew Alameda County (RenewAC)is a home improvement loan
assistance program for low-income homeowners throughout the County.
Renew AC aims to help keepexisting homeowners in their homes and
maintain existing housing stock in a safe, livable condition.
On November 7, 2020, the City Council approvedthe Dublin Home
Rehabilitation Program to provide supplemental assistance to
homeowners that may have received a grant or loan through theCounty's
programs and need additional funding assistance or wereturned down
because theywere not able to meet all of the County's criteria.
Following is a summary of grants and loans providedthroughoutthe 5th
Housing Element cycle:
2015:
Ongoing.
Dublin residents
successfully benefitted from
CDBG funding opportunities
during the 5th Planning
Cycle with a total of 22
Minor Home Repair Grants,
two Accessibility
Improvement Grants, and
one Housing Rehabilitation
Loan. The City will continue
to support the Alameda
County Community
Development Agency
through the 2023-2031
planning cycle.
• Minor Home RepairGrants-4
• Accessibility Improvement Grants -1
• Total - 5
2016:
• Minor Home RepairGrants- 1
• Accessibility Improvement Grants -1
• Total - 2
2017:
• Housing Rehabilitation Loans -1
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
• Total -1
2018:
• Minor Home RepairGrants-6
• Total - 6
2019:
• Minor Home Repair Grants-7
2021:
• Minor Home RepairGrants-4
Total:
• Minor Home RepairGrants-22
• Accessibility Improvement Grants - 2
• Exterior Paint Grants - 0
• Housing Rehabilitation Loans -1
• Total-25
Program 2: Housing
Choice Voucher
Rental Assistance
• Continue to supportthe
assistance of 350 lower
income households each year
throughout the planning
period.
• Continue to refer interested
households and homeowners
to the Housing Authority of
the County of Alameda.
The City continues to refer interested households and homeowners to the
Alameda County Housing Authority for program information and
application procedures. In addition, the City provided information on
developments within the City that accept HousingChoice Vouchers in the
Tri-Valley Area Affordable Rental Housing Flyer listing Dublin rental
communities. With the new requirements underAB 1482, the City has
posted noticesat City Offices and updated contact informationon its
website for tenants' rental assistance resources.
The Alameda County Housing Authority annually provided Housing Choice
Vouchers to 407 households who rented in Dublin between 2019 and
2021.
In 2019, the City signed agreements with the cities of Livermore and
Pleasanton and Alameda County to pool Homeless EmergencyAid
Program (HEAP) funds forCityServeto enhance their homeless outreach
Ongoing.
The City successfully
provided rental assistance
to a number of households
during the 5th planningcycle
through a variety of
methods. The needs of
Dublin's rental community
continue to be an important
element to address. As
such, the City will continue
to provide assistance
throughoutthe 2023-2031
planning cycle.
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and services throughout the region. For the 2020- 2021 contract, the City
of Dublin contributed $34,976.50.
In May 2020, the City selected CityServe to receive a COVID-19 Community
Relief Response Grant of $50,500from East Bay Community Energy to
administer an emergency rental assistance program. A total of $42,925
was distributed to help 27 households in the communitywith an average
rental assistance paymentof$1,600 paiddirectlyto rental property
owners. Additionally, the City administered an Emergency Rental
Assistance Program utilizing $176,277Community Development Block
Grant (CDBG) CARES Act funds and assisted 40 Dublin householdsin 2021.
Program 3: Code
Enforcement
• Continue to enforce local
ordinances relating to
property maintenance and
substandard housing both
proactivelyand on a
complaint basis.
• Conduct approximately 2,000
residential inspections during
the planning period.
• Perform annual review of
City ordinances.
There are two areas of Code Enforcement: Planning Code Enforcement
and Building Code Enforcement. Planning Code Enforcement enforces
violations of the Dublin Municipal Code Property Maintenance and Graffiti
Ordinances, as well as the Zoning Ordinance. Common property
maintenance violations include weeds, inoperable vehicles, junk and
debris, deteriorated paint, dilapidated fences, overgrown/dead
vegetation, attractive nuisances, and graffiti. Property maintenance
violations are enforced proactively and on a complaint basis. Building
Code Enforcement actively patrols City streets enforcing Building Code
Violations, such as contractors or homeowners working without required
building permits. In addition, Building Code Enforcement respondsto
anonymous callers, concerned citizens, and other contractors reporting
any activity connected to illegal construction. Enforcement officers spend
time educating the public on the importance of obtaining required
building permits.
The following residential inspectionswere conducted (these numbers are
based on the numberof new open residential code enforcement cases):
2015: Planning-320;Building-115;Total-435
Ongoing.
Safety and well-being are
critical to the livability of a
residence and the qualityof
neighborhoods. The City
successfully assisted 1,634
total households with open
code enforcement cases
during the 5thplanning
cycle. The City will continue
to work with property
owners to maintain code
compliance and safe, living
environments.
2016: Planning- 232; Building- 54;Total - 286
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2017: Planning - 231; Building- 57; Total - 288
2018: Planning- 201; Building- 60;Total - 261
2019: Planning-188;Building-43;Total-231
2020: Planning-92; Building- 42; Total -134
2021: Planning- 104; Building- 46; Total -150
Total: Planning-1,368; Building-417;Total-1,785
Program 4:
Condominium
Conversion
Ordinance
• Monitor conversion activities
annually.
There were no residentialcondominium conversions during the 5th
Planning Cycle.
Ongoing.
The City will continue to
implementthe
Condominium Conversion
Ordinance throughthe
2023-2031 planning cycle.
2. Housing Production
Program 5: Mixed
Use Development
• Facilitate the construction of
100 high -density residential
units within mixed -use
developments within the
planning period.
The City issued a building permit in 2015 forthe Aster project, which
consisted of 314 residential units with 17,000square feet of
commercial/retail space. In 2021, the City approved the AmadorStation
project, which consisted of 300 affordable residential units in two
separate buildings, ground -floor retail, amenity space, and parking.
Ongoing.
The City was successful in
facilitating the development
of 314 mixed -use units
during the 5th planning
cycle. The City will continue
to promote high -density
residential mixed -use
projects in the Downtown
Dublin Specific Plan area, as
well as near BARTStations,
throughoutthe 2023-2031
planning cycle.
Program 6:
Affordable Housing
Developers
• Negotiate specific incentives
package for each project,
with increased incentivesfor
projects that include units for
The City worked closelywith Eden Housing on the development of Valor
Crossing, a 66-unit affordable rental developmentthat includes 20
extremely low-income units, with support from the Veterans Affairs
Supportive Housing (VASH) program. The City provided support letters and
Ongoing.
The City was successful in
working with developers to
accommodate affordable
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extremely low income
application assistance for funding opportunities. In addition to facilitating
housing units on a variety of
households and persons with
land acquisition for the site and providing a $6.4 million loan, the City
projects during the 5th
disabilities.
approved reducedparkingforthe project. The projectbrokeground in
planning cycle. The City will
• Provide application/technical
assistance as needed. Timing
November 2015 and was fully occupied in 2017.
continue to facilitate
conversation, provide
of applications or technical
Throughout the 5th Planning Cycle, the City met with several affordable
incentives, and when
assistance will depend on
housing developers to discuss potential affordable housing development
possible, provide funding
application deadlines for
projects and opportunities on both publicly and privately -owned
assistance to proposed
funding sources.
• Provide assistance to
properties in Dublin.
residential projects which
include affordable housing
affordable housing
Between 2015 and 2017, the City worked with developers to produce 79
components. This will be
developers within the
affordable dwelling units (20 of which were set aside of extremely low-
additionally important
planning period to facilitate
the construction of 100
income residents and veterans).
during the 2023-2031
planning cycle to meetthe
affordable housing units
within the planning period,
with the goal of achieving20
affordable units for
extremely low income
households and/or persons
2019:
City's RHNA allocation.
In 2019, the City received an Award of Merit from the California
Association for Local Economic Development and a Helen Putnam Award
from the League of California Cities forthe Valor Crossing project.
2020:
with special needs (including
persons with
disabilities/development
disabilities).
• Annually contact developers
to discuss affordable housing
opportunities.
On September 1, 2020, the City Council adopted a resolution, authorizing
the City to become an additional member of the California Community
Housing Agency (CalCHA); supporting CalCHA's issuance of tax-exempt
bonds for the production, preservation, and protection of essential
middle -income rental housing; and authorizing the City Managerto enter
into Purchase Option Agreements with CalCHAfor essential middle -
income rental housing created within the City Iimits. The CalCHA Program
provides affordable housing targeted at moderate and middle -income
households earning between 81-120 percent of the area median income
(AMI).
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On December 1, 2020, the City Council authorized the City Managerto
negotiate and prepare a Purchase and Sale Agreementfor the transfer of
approximatelyone-acre of property in the East Dublin Transit Center,
located atthe southeast corner of Iron Horse Parkway and Martinelli
Drive, commonly known as Site D-1, from the Surplus Property Authority
of Alameda County to the City of Dublin, or its designee, for as an
affordable housing site development. Once the property has transfer, Staff
will work with an affordable housing developerto facilitate development
of the site.
2021:
The City issued Planning entitlements for three projects in 2021:the 573-
unit East Ranch project, which includes 68 affordable units; the 300-unit
Amador Station (BRIDGE Housing) affordable project; and the 113-unit
Regional Street (Eden Housing) affordable project for a total of481
affordable units combined between all three projects. The East Ranch
project also includes the dedication of a two -acre Public/Semi-Public site
for a future affordable housingproject. Preliminarily, this site would
provide 77 units of verylow/low-income affordable rental housing.
In 2021, the City also joined California Statewide Community Development
Authority (CSCDA), which allows forthe issuance of bondsto acquire
properties forthe production, preservation, and protection of essential
middle -income rental housing. Three properties in Dublin were acquired
through the CalCHA and CSCDA programs in 2021, including the 313-unit
Aster project, the 390-unit Waterford Place Apartments, and the 324-unit
Fountains at Emerald Park, which have resulted in conversion of 76 units
that are now affordable to households earning no more than 80percent
AMI, 55 units affordable to households earning no more than 100 percent
AMI, and 40 units affordable to households earning no more than 120
percent AMI.
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Staff continues to meet with several affordable housing developers to
discuss potential affordable housing development projects and
opportunities in Dublin on both publicly- and privately -owned properties.
Program 7: Density
Bonuses
• Review and, as necessary,
revise the Density Bonus
Ordinance to ensure
compliance with State Law
within two years of adoption
2015-2023 Housing Element.
• Continue to implement the
Density Bonus Ordinance and
provide information on the
Ordinance to developers and
other interested parties.
• Provide information on the
City's affordable housing
incentives, such as density
bonus and fee deferment or
amortization, on the City's
website by mid-2015.
The City continues to implement the Density BonusOrdinance, monitor
state legislation, and make necessary changes as needed, and provide
information to developers and other interested parties. The City provides
information on the City's affordable housingincentives at:
htt3://www.dublin.ca.gov>Government>Departments>Community
Modify.
The City will continue to
implement the Density
Bonus Ordinance, as well as
update it as necessary to
maintain compliance with
State law. The City will also
continue to promote the
Density Bonus Ordinance
and its regulations and
development incentives to
promote the development
of affordable housing units
throughoutthe 2023-2031
planning cycle.
Development> Housing> Affordable Housing Development Information
In November 2019, the City Council adopted Ordinance No.14-19,
amending the DensityBonus Regulations (Chapter8.52) of the Dublin
Municipal Codeto comply with State law.
Program 8:
I nclusionary Zoning
• Facilitate the construction of
100 affordable housing units
either through direct
construction or throughthe
InclusionaryHousingln-Lieu
Fund within the planning
period.
2015:
Ongoing.
The City was successful in
developing affordable units
and in collecting in -lieu
funds throughoutthe 5th
planning cycle.
The City will continue to
implementthe lnclusionary
Zoning Ordinance
throughoutthe 2023-2031
In 2015, the City issued permits fora 66-unit affordable rental
development, Valor Crossing, by Eden Housing, Inc. This affordable
development was made possible in partthrough a land dedication (the
affordable housing project site) by the developerofa market rate
residential project on a parcel located to the north of the affordable
housing site. The market rate developer fulfilled the inclusionary housing
obligation for 313 market rate units by transferring ownershipof the 1.37-
acre site for the affordable housing project. In addition, the City issued a
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$6.4 million loan to Eden Housing, Inc. for the Dublin Family Apartments
project from the Affordable HousingFund.
planning cycle. The City will
promote the Inclusionary
Zoning Ordinance.
The City also issued permits for three deed -restricted moderate -income
units at Tribeca. These units are part of the inclusionaryhousing obligation
for the Transit Center development area. The project will offer a total of
five moderate -income homes.
2016:
In 2016, the City issued permits forthe two deed -restricted moderate -
income unitsatTribeca.
2017:
In 2017, the City issued eight building permits formoderate-incomeADUs
in Tassajara Hills
2018:
In 2018, the City issued 17 building permits for moderate -income ADUs in
Tassajara Hills. The City has also received an agreement for the Saint
Patrick Way project developer to dedicate a 1.3-acre parcel to an
affordable housing developer fora future affordable housing project.
2020:
In July 2020, the City issued a Notice of FundingAvailability (NOFA) forthe
creation of affordable rental housing in Dublin. Approximately$10 million
in funding was available to support predevelopment, acquisition, and
construction of affordable rental housing from the City's Affordable
Housing Fund and Alameda CountyA-1 Bond. The funding was intended to
provide gap financing between a project's total development cost and
other available financing sources. Eligible projects were required to be
new construction rental development, and target extremely low-, very-
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low-, and/or low-income households earning up to a maximum of 80
percent area median income. The NOFA resulted in two proposals: a 77-
unit project at 6501 Golden Gate Drive that is part of a larger multi -phase
project proposed by BRIDGE Housing, and a 121-unit project proposed by
Eden Housingat7922 Dublin Boulevard. The City Council directed Staff to
work with BRIDGE Housing to refine their proposal, while also continuing
discussions with Eden Housing.
Additionally, Staff worked with Eden Housing on a preliminary proposal for
the State's Local Housing Trust Fund (LHTF)grant program to develop
between 70and 114 units of affordable housing with a projected total
development cost of between $46 million and $74 million. This proposal,
together with a reservation of units from the Downtown Dublin
Development Pool and a request to authorize the City Managerto submit
the grant application, were presentedto the City Council on July 21, 2020.
At that meeting, the City Council also directed Staff to issue a Letter of
Intent to Eden to provide matchingfundsthatare required by the grant.
The matching funds includethe 1.3-acre site, valued at approximately $5
million, plus $5 million from the Alameda County A-1 Bond.
Furthermore, the City issued building permits for 27 affordable units in
2020.
2021:
In 2021, the City was awarded $3,333,333 in LHTFfunding, for the
proposed affordable housing project by Eden on the 1.3-acre site located
at 6541 Regional Street, which is associated with the adjacent Saint Patrick
Way Residential Project.
In 2021, the City approved a 300-unit residential project calledAmador
Station, which will be built in two phases. Phase I will include 136 units
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affordable to households earning an average of no more than 43 percent
area median income (AMI) (excluding two manager's units). Phase II of
Amador Station will include 164 units affordable at a minimum to
moderate -income households (excludingtwo manager's units). In
addition, the City also approved the Regional Street SeniorAffordable
project, which will include 113 units affordable to senior households
earning no more than 60 percentAMl, of which 30percentofthe units
will be affordable to households earning no more than 30 percentAMl
(excluding one manager's unit). Both projects are receiving financial
support from the City. The City committed $7.1 million from the City's
Housing Fund and $2.9 million in Alameda County Measure A-1 Bond
funds to Phase 1 of the Amador Station project. In addition, the City
committed $5 million in MeasureA-1 bondfundsand facilitated the site
acquisition at lowcost(valued at$5 million)forthe RegionalStreetSenior
Affordable project.
Additionally, the City issued building permits for 13 affordable ADUs in
2021. The City has exceeded the goal of 100 affordable units.
Program 9:
Commercial Linkage
Fee
• Facilitate the construction of
50 affordable housing units
within the planning period
(10 extremely low/very low,
15 low, and 25 moderate
income units).
• Assist five moderate income
households with first-time
homebuyer loans.
• Provide funding towards
homeownership training and
foreclosure prevention
services, rental assistance
Commercial Linkage Fees are collectedfrom developers upon issuance of
building permits forcommercial development and are placed in the City's
Affordable Housing Fund along with in -lieu fees collected from developers
for residential development. The Affordable Housing Fund (AHF) was used
to facilitate the development of Valor Crossing, a 66-unit affordable
housing community. The project includes 20extremelylow-, six verylow-,
and 39 low-income units, as well as a manager's unit. The AHF is also used
to negotiate with otherdeveloperslookingto build affordable housing.
The City continuedto contract with Tri-ValleyHousing OpportunityCenter
(TVHOC) for homebuyer education, foreclosure prevention services, rental
assistance, and pre- and post -purchase counseling.
Ongoing.
The City successfully
collected $612,796.21from
Commercial Linkage Fees
during the 5th planningcycle
and issued 4 FirstTime
Homebuyerloans.
The City will continue to
collect Commercial Linkage
Fees and use the funds
towards affordable housing
construction loans, First -
Time Homebuyerloans,
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programs and the Alameda
Homeownereducation for Dublin residents is available with periodicfree
Homeownershiptraining
County Homeless
trainingsfrom ECHO Housing, serving Alameda County with a grantfrom
and foreclosure prevention
Management Information
the US Department of Housing and Urban Development. Foreclosure
services, HousingDivision's
System.
prevention services are available from Alameda County's AC Secure
administrative costs, and
Program, funded by Measure A-1. The City also continued to supportthe
Alameda County Homeless
Alameda County Homeless Management Information System (HMIS)
through the Affordable Housing Fund. HMIS is managed by EveryOne
Management Information
System.
Home, a community -based organization formed in 2007 underthe fiscal
sponsorshipof the Tides Center. EveryOne Home manages the County's
in-house HMIS in the collection and reporting of the homeless count and
other data collection.
2015:
In 2015, the City collected $45,829.80 in Commercial Linkage Fees. There
were two Re -Issued Mortgage Credit Certificates in 2015.
2016:
In 2016, the City collected $3,461.88 in Commercial Linkage Fees. The City
issued one new First -Time Homebuyer loan during the 2016 calendar year.
2017:
In 2017, the City collected $359,928.47 in Commercial Linkage Fees.
2018:
In 2018, the City collected $11,878.78 in Commercial Linkage Fees. The
City issued one new First -Time Homebuyer loan during the 2018 calendar
year.
2019:
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In 2019, the City collected $191,696.96in Commercial Linkage Fees. The
City issued two new First -Time Homebuyer loans during the 2019calendar
year.
2021:
In 2021, the City collected $71,467.83 in Commercial Linkage Fees. The
City issued one new First -Time Homebuyer Loan Program loan for $40,000
during the 2021 calendaryear.
During the 5th PlanningCycle, the City collected a total of $684,264.72
Commercial Linkage Fees and issued five First -Time Homebuyer loans.
Program 10:
Housing Type and
Size Variations
• Require that developers
provide a diversity of housing
type and size on a case -by-
case basis to meet the City's
housing needs throughout
the planning period.
The City's General Plan, various Specific Plans, and the Planned
Development zoning process facilitate diversity of housing types and sizes
to meet the City's housing needs.
The City also created a new housing and size type establishing regulations
for junior accessory dwelling units, which are units that are no more than
500 square feet contained entirely within the walls of a single-family
residence.
Ongoing.
The City will continue to
promote housing type and
size diversity throughout
the 2023-2031 planning
cycle to accommodate the
housing needs of all
segments of the
community.
Program 11: First-
Time Homebuyer
Programs
• Assist 20 income -qualified
first-time home buyers during
the planning period. Strive to
provide assistance to
approximately10 above
moderate income and 10
moderate income
households.
• Continue to distribute FTHLP
application packets at the
Civic Center, Citywebsite,
Information regarding the City's First Time Homebuyer Loan Program is
available on the City's we bsite, in printed materials at the Civic Center, and
through local housing service organizations. In addition, the City's website
provides information and links to other homebuyer assistance programs
including the City's below market rate (BMR) homeownership program,
Mortgage Credit Certificates (administered forthe City of Dublin by
Alameda County), and California Housing Finance Agency (CaIHFA) loan
programs.
2015:
Ongoing.
The City successfully issued
four FTHLP loans during the
5th planning cycle. The City
will continue to promote
the FTHLP and provide
assistance to qualified first
time homebuyers during
the planning cycle.
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and locations that provide
housing services.
While FirstTime Homebuyer Loan Program loan funds remained available,
the City did not issue any new loans in 2015.
2016:
The City issued one new moderate loan in 2016.
2018:
The City issued one new moderate loan in 2018.
2019:
The City issued two new moderate loans in 2019.
2021:
The City issued one new moderate loan in 2021.
Program 12:Second
Dwelling Units
• Market this program through
an informational brochure.
The brochure will be
available on the City web site
and at the Civic Center,
library, senior center, and
other public locations.
• Facilitate the construction of
30 second dwelling units
within the planning period.
The City has taken multiple streps to incentivizeAccessory Dwelling Units
(ADUs), such as streamliningthe review process, modified development
standards (such as parking), developed prototype plans, prepared an ADU
Manual (how -to -guide for ADUs), launched a one -stop -shop webpage, and
waived permitfees for certain ADUs.
ADUs are generally approved through a ministerial buildingpermit process
when proposed on a site with an existing single-family home but also can
be approvedthrough a discretionary review processwhen they are
proposed in new developments. When approved as part of a new
development, in some cases the developer has proposed ADUs that are
affordable to lower -income households. In those cases, the ADUs have
been countedtoward a portion of the City's inclusionaryzoning
requirement and a deed restriction has been recorded against the
property to ensure affordability.
2016:
Modify.
The City relies uponthe
projected development of
ADUs to accommodate a
portion of its RHNA
allocation. As such, the City
will continue to promote
the development of ADUs,
and specifically affordable
ADUs. The City will continue
to promote the pre -
approved prototypes plan
models and the ADU
Manual. The program has
been modified to include
further incentives and
monitoring, as well as
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In 2016, the City issued permits for 12 ADUsat Wallis Ranch in
Neighborhoods 1 and 2.
require updates as
necessary to maintain
compliance with State law.
2017:
In 2017, the City issued permits for 22 ADUs.
2018:
In 2018, the City issued permits for 18 ADUsat Wallis Ranch and Tassajara
Hills. Seventeen of these units are restricted for moderate -income
households.
2019:
In 2019, the City submitted (and obtained approval) for Senate Bill 2
funding to streamline accessorydwelling units (ADU). To facilitate ADUs
and comply with most recent legislation, the City will develop prototype
plans (minimum of three designs); update the Zoning Ordinance to amend
development standards; and develop an ADU Manual to guide applicants
through the entitlement and construction process. A total of eight ADUs
were permitted in 2019.
2020:
Although accessory dwelling units (ADUs) are often considered "affordable
by design," HCD only allows ADUs to counttowardsthe affordable
categoriesifthe affordability can be demonstrated through eithera deed
restriction guaranteeing affordable rents, documentation of proposed
rental rates, or through a survey of rental rates of comparable units. In
2020, the City issued building permits forfive ADUs that are deed
restricted as for moderate -income households.
The City Council took multiple actions to address barriers to development
of ADUs and junior ADUs (JADUs) and to facilitate their production in
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2020. On November 3, 2020, the City Council adopted a revised Fee
Schedule that exempted ADUs less than 750- square feetfrom paying
impact fees and modifiedthe impactfeesforADUs 750-square feet or
larger to be proportional to the primary dwelling unit consistent with
recent changes in state law. Additionally, on November 17, 2020, the City
Council adopted an amendmentto the Zoning Ordinance to comply with
recent changes in state law, including changesto the development
standards for minimum unit size, setbacks, and parkingfor ADUs and the
addition of regulations for JADUs.
2021:
In 2021, the City issued buildingpermits for 13 ADUs that are deed
restrictedfor moderate -income households. On December7, 2021, the
City amended the Master Fee Schedule to waive certain City permitting
fees for ADUs applied for betweenJanuary 1, 2022, and December 31,
2026. Permit fees are waived forADUs less than 750 square feet and ADUs
750 square feet or largerthat are deed restricted as lower -income units
for a period of 55 years.
To further incentivize ADUs, the City worked with RRM Design Group to
design eightADU prototype plan models with a range of sizes and
architectural styles. The City launched a webpageforAccessory Dwelling
Units, which is a one -stop -shop forADU resources, regulations, and
requirements. The website is available at:
h ttps: //d u b l i n.ca.gov/2428/Accesso ry-Dwel I i ng-U n its.
The City issued buildingpermitsfor 91ADUs between 2015and 2021.
Program 13:
Homeless
Assistance
• Continue to fund emergency
shelter programs in the Tri-
Valley area to house
residents in need of
The City continues to supportTri-Valley Haven (domestic violence and
homeless services) and Eden l&R (a service connecting citizens to safety
net services) through the Community SupportGrants program. Tri-Valley
Haven's Homelessand Family SupportServices program assists Dublin
Ongoing.
The City was successful in
providing regional
assistance to address
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
emergencyshelter. Annually
residents through Sojourner House (a family homeless shelter) and their
homelessness. The City will
evaluate the homeless
Food Pantry. Eden I&R's 2-1-1service provides information and referrals.
continue to fund emergency
service needs as part of the
They also serve as the Alameda County first point of contact of
shelter programs in the
Community Support Grants
program, with the objective
Coordinated Entry Systems (CES) screenings and referrals.
region and participate in
regional efforts to address
of assisting an average of 300
persons each year.
• Continue to participate in
regional collaborations to
address homelessness.
The City continues to fund regional homeless assistance program and
participate in regional efforts to address homelessness. City staff regularly
attended meetings organized by Everyone Home and the Alameda County
Department of Housing and Community Development. In late 2018, the
City partnered with the cities of Livermore and Pleasanton to apply for
homelessness.
Homeless Emergency Aid Program(HEAP)funds forCityServe to enhance
their homeless outreach and services. CityServe of the Tri-Valley helps
people in crisis; in 2019, the Citiessigned agreements to continue the
efforts.
2015:
Tri-Valley Haven's homeless assistance program served 275 Dublin
residents in 2015. Eden l&R served 167 Dublin residents in 2015.
2016:
Tri-Valley Haven's homeless assistance program served 622 Dublin
residents in 2016. Eden l&R served 37 Dublin residents in 2016.
Additionally, CityServe served 20 Dublin residents.
2017:
Tri Valley Haven's homeless assistance program served415 Dublin
residents in 2017and 461 residents were supported through Eden l&R.
Additionally, CityServe served over 1,000 Dublin residents.
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TableA-2:
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Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
In 2017, Dublin, Livermore, and Pleasanton applied jointly fora $100,000
County grant to further support organizations serving homeless
individuals.
2018:
Tri Valley Haven's homeless assistance program served499 Dublin
residents in 2018and received a $11,400grant. Eden I&R served 145
Dublin residents in 2018and received a $9,400 grant. CityServe received a
$14,400grant and served 804 Dublin residents in 2018.
2019:
Tri-Valley Haven's Homeless and Family SupportServices program
received a $10,625grant and served 499 Dublin residents in 2019. Eden
l&R received a $10,000grantand served 145 Dublin residents in 2019.
CityServe received a $14,360 grant and served 804Dublin residents in
2019.
2021:
For the 2020-2021 CityServe contract, the City of Dublin contributed
$34,976.50of HEAP funds.
Program 14: Tri-
Valley Affordable
Housing Committee
• Participate in at least one
affordable housing fair
annually throughout the
planning period.
The City participated in quarterly meetings of the Tri-Valley Affordable
Housing Committee. Committee meetingsfeatured presentations from
housing -related organizations and facilitated the exchange of information
and ideas among participating jurisdictions. This group arranges housing
fairs every spring duringAffordable Housing Weekin May.
The City is also a member of the East Bay Housing Organization and
promotes Affordable Housing Week activities in April. The City also
participates with the Tri-Valley Anti-PovertyCollaborative.
Ongoing.
The City will continue
participating in regional fair
housing and affordable
housing collaboratives and
seek funding/ partnerships
with local housing service
providers.
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TableA-2: 5t" Planning Cycle Policy and Program Accomplishments
Policy Programs Objectives Program Accomplishments
3. Adequate Housing Sites
Status for Sixth Cycle
Program 15:
Residential Sites
Inventory and
RHNA Monitoring
• Monitor housing
development on an ongoing
basis to ensurethatthe sites
identified in the Residential
Sites Inventory are
developed at densities
appropriate for fulfilling the
City's RHNA and identify
additional sites as necessary.
• Annually evaluate the land
availability to meetthe
remaining RHNA. Ensure
adequate capacity exists to
accommodate the RHNA of
2,285 units (96 very low, 446
low, 425 moderate, and 618
above moderate -income
units).
The City monitors housing development annually to ensure adequate sites
remain available to meetthe RHNAobligation.
The City evaluates land availabilityannuallyto ensure adequate sites
remain available to meetthe RHNAobligation.
The City met its RHNA allocation for above -moderate units in 2017.
Modify.
The City will continue to use
a varietyofstrategiesto
accommodate its RHNA
allocation throughout the
2023-2031 planning cycle,
as well as monitor
candidate sites. The
program has been modified
to account for the 2023-
2031 planning cycle RHNA
numbers and the specific
RHNA strategies identified
within this Housing
Element.
4. Removal of Governmental Constraints
Program 16: Fee
Deferment or
Amortization
• Continue to offerthe
deferment or amortization of
fees as an option to
interested parties.
• Provide information on the
City's affordable housing
incentives, such as density
bonus and fee deferment or
The City continues to offerdeferment or amortization of fees as an option
to interested parties and has the information available on the City's
website.
Ongoing.
The City will continue to
offer deferment or
amortization of planning
and development fees for
senior housing units and
affordable units for lower
and moderate -income
households. The City will
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
amortization, on the City's
website by mid-2015.
also ensure information is
available to the public
online and at the Civic
Center.
Program 17:
Universal Design
Ordinance
• Continue to make the
brochure and other related
information available on the
City's website and at the
public counter.
Information regarding the City's Universal Design Ordinance is available on
the City's website and in printed materials at the Civic Center.
Ongoing.
The City will continue to
promote the Universal
Design Ordinance in -person
at the Civic Center and
online.
Program 18:
Emergency Shelters
and Supportive and
Transitional
Housing
• Review and amend, if
necessary, the Emergency
Shelters Ordinance within
two years of adoption of the
2015-2023 HousingElement.
• Review and amend, if
necessary, the transitional
and supportive housing
provisions of the Zoning
Ordinance within two years
of adoption of the 2015-2023
Housing Element.
The City annually reviews its ordinancesto ensure they are consistent with
state legislation.
In 2019, Planning Division staff reviewed the emergency shelters
provisions of the Zoning Ordinance to ensure compliance with State law.
No amendments were necessary.
Ongoing.
The City will continue to
implement the Emergency
Shelter Ordinance, and
when necessary, update it
and the Zoning Code to
maintain compliance with
State law.
Program 19:
Monitoring of
Development Fees
• As changes are made to the
development fees, the City
will evaluate their impact on
housing development and
make adjustments or
mitigation as appropriate
(such as continuing to offer
fee deferraland amortization
(Program 16).
On November3, 2020, the City Council adopted a revised Fee Schedule
that exempts ADUs Iess than 750-squarefeetfrom paying impactfees and
modified the impactfees for ADUs 750-square feet or largerto be
proportional to the primary dwelling unit. Other impact fees continue to
be evaluated, as needed.
On December7, 2021, the City amended the Master Fee Schedule to
waive certain City permitfees for ADUs applied for betweenJanuary 1,
2022, and December 31, 2026. Permit fees are waived for ADUs less than
Ongoing.
The City will continue
review its development fees
annually to ensure they are
reasonable and do not
constrain housing
development.
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
750 squarefeet and ADUs 750square feet or largerthat are deed
restricted as lower -income units fora period of 55 years.
On December21, 2021, the City Council adopted Resolution No.144-21,
revising the Eastern Dublin Traffic Impact Fee for future development
within the Eastern Dublin Area, renaming the program as the Eastern
Dublin Transportation Impact Fee, and updating the Consolidated Impact
Fee Administrative Guidelines.
5. Promoting Equal Housing Opportunity
Program 20: Equal
Housing
Opportunity
• Provide referrals to
appropriate agencies for
services.
• Distribute fair housing
information to public
locations.
• Post information on the City
website.
• Distribute information to real
estate agents, rental
property owners/managers,
and financial institutions in
Dublin.
• Participate in Alameda
County's Impediments to Fair
Housing Study throughthe
CDBG program.
The City provides referrals to appropriate agencies through direct
communication with residents (in person atthe counter, via email, and
over the phone) and information on the City we bsite. The we bsite includes
links to Eden Council for Hope and Opportunity (ECHO) and to the State of
California ConsumerAffairs Office booklet "California Tenants: Guide to
Residential Tenants and Landlord's Rights and Responsibilities." The City,
through Alameda County, contracts with ECHO to provide fair housing
services to Dublin residents. ECHO offers fair housingcounseling and
tenant/landlord dispute mediation at no cost to Dublin residents and
housing providers. The City also participated in the update to the "Tri-
Valley Human Services Pocket Guide," printed in English and Spanish and
made them available atthe Civic Center. The guide includes contact
information for housing and legal service providers.
The City of Dublin Housing Division hosted a Fair HousingWorkshop in
collaboration with Eden Council for Hope and Opportunity (ECHO) in July
2016. The event was attended by property managers and leasing staff
from Dublin apartment communities, local service providers, and other
housing professionals. ECHO reviewed State and Federal Fair Housing Law
and practical applicationsfor rental housing providers and tenants.
Ongoing.
The City successfully
participated in a varietyof
regional efforts to
investigate and ensure
provision of fair housing
during the 5th planning
cycle. The City will continue
to promote information on
services and resources
available to the community,
as well as participate in
regional efforts to address
fair housing issues
throughoutthe 2023-2031
planning cycle.
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TableA-2: 5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Real estate agents, rental propertyowners/managersand financial
institutions are directed to the City's websitefor information or are
referred to outside agencies, as appropriate. Throughout the year,
Housing Staff meets with developers, real estate agents and landlords to
discuss the City's housing programs, which may include information on the
211 County -wide social services hotline and ECHO's services. In addition,
information is distributed to property managers during the annual rental
monitoring site visits.
The City participated in the preparation of the most recent version of
Alameda County's Impediments to Fair Housing Study through the urban
county HOME Consortium, completed and published in February2015.
City staff provided notesand comments, attended review sessions, and
posted draft and final versionsof the Analysis on the City's website. In
2019 and 2020, the City participated in the update of Alameda County's
Impediments to Fair Housing Study through the Urban County HOME
Consortium. A public review draft of the Alameda County's Impediments
to Fair Housing Study was published in December2019and lateradopted
in January 2020.
Status for Sixth Cycle
6. Green Building Program
Program 21:Green
Building Guidelines
• Continue to implementthe
provisions of the Green
Building Ordinance.
• Continue to update
brochuresthat describe
program requirements and
make them available to any
interested parties and
continue to provide Green
The City continuedto implementthe Green Building Ordinance.
The City continuedto update brochures as needed and make them
available on the City's website. In 2020, the City also established a
handout and proceduresto streamline the review of electricvehicle
charging stations for commercial and industrial development.
In September 2020, the City Council adopted the Climate Action Plan 2030
and Beyond (CAP 2.0), establishing the next phase of climate action
planning and implementation. Strategies of CAP 2.0 include 100 percent
Ongoing.
The City will continue to
implementthe Green
Building Ordinance and
guidelines throughoutthe
2023-2031 planning cycle.
This includes promoting
information on the program
and available resources.
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
Building resources on the
City's website.
renewable and carbon -free electricity, building efficiencyand
electrification, sustainable mobility and land use, materials and waste
management, and municipal leadership measures. CAP 2.0 establishes the
City's commitment to reducing greenhouse gas (GHG) emissions and strive
for carbon neutrality by 2045.
The City continues to require covered projects (including construction,
demolition, and renovation projects with total costs of $100,000 or
greater) to submit a Waste Management Plan to meet the City's
Construction and Debris Ordinance, which was adopted in 2008 and
amended in 2014. The regulations require the diversion of at least 65
percent for remodels and 75 percentfor new construction of construction
waste away from landfills.
In 2021, Building and Safety Division Staff received training on zero net
energy homes, solar photovoltaic and energy storage systems, SolarAPP+,
and energy code.
Additionally, the City continues to work with StopWaste, the Bay Area
Regional Energy Network(BayREN), and East Bay Energy Watch to provide
energy conservationto the publicvia workshops and direct outreach. The
City also promoted the new SB 1383 requirements to divert 75 percent of
solid waste from the landfill by 2025 (based on 2014 levels) and divert 25
percent of food waste from the landfill.
Notably, the City transitioned all residential electrical accounts to East Bay
Community Energy's Renewable 100 plan, which offers 100 percent
renewable and carbon -free electricity, effective January 1, 2022.
Finally, the City continues to offersubsidized permit fees for the
installation of solar roof panels for a varietyof projects throughout the
City.
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
Program 22: Energy
• Implement applicable Waste
Strategies of CAP 2.0 include 100 percent renewable and carbon -free
Ongoing.
Conservation
Management and Building
electricity, building efficiency and electrification, sustainable mobility and
During the 5th planning
Code regulations, provide
land use, materials and waste management, and municipal leadership
cycle, the City successfully
Green Building training to
measures. CAP2.0 establishes the City's commitment to reducing
promoted energy
City staff, and distribute
energy conservation
greenhouse gas (GHG) emissions and strive for carbon neutrality by 2045,
resulting in cleaner air, more versatile and flexible transportation, new
conservation through a
variety of endeavors and
information to the public.
opportunities for economic growth, reductions in localized flooding risks,
and greater energy independence from fossilfuels.
The City continues to require covered projects (including construction,
demolition, and renovation projects with total costs of $100,000 or
greater) to submit a Waste Management Plan to meet the City's
Construction and Debris Ordinance, which was adopted in 2008 and
amended in 2014. The regulations require the diversion of at least 65
percent for remodels and 75 percentfor new construction of construction
waste away from landfills. In addition, the City Council adopted Green
collaborations. Through the
2023-2031 planning cycle,
the City will continue to
implementthe Waste
Management and Building
Code regulations, as well as
provide stafftrainingand
promote information on
resources available for
proposed projects and
Building Guidelines for Civic Buildings to promote energyefficiency. The
Dublin households.
City continues to implement the Guidelines on a project -specific basis.
Informational brochures and pamphlets are available on the City's website
and at the public counter.
In February 2020, the City opened the Dublin PublicSafetyComplex, a
Leadershipin Energyand Environmental Design (LEED) certified zero net
energy construction project. Building and Safety Division Staff received
training on LEED Project Management and CalGreen Title 24 Part 11.
Additionally, the City continues to work with StopWaste, the Bay Area
Regional Energy Network (BayREN), and East Bay Energy Watch to provide
energy conservationto the public via workshops and direct outreach. In
July 2020, the City hosted a webinarwith StopWaste and BayREN about
residential heating and cooling systems and indoorair quality and
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TableA-2:
5t" Planning Cycle Policy and Program Accomplishments
Policy Programs
Objectives
Program Accomplishments
Status for Sixth Cycle
educated the community aboutfree technical support and up to $6,000 in
rebates offered through the BayREN Home+ program. East Bay
Community Energy (EBCE), the City's communitychoice energy provider,
launched the Resilient Home program, which provides pre -negotiated
pricing for rooftop solarfrom SunRun, with or without batter storage.
Resilient Home offersan additional $1,250 incentive if homeowners enroll
their battery with EBCE, sharing power during peak times when there isn't
an outage.
Finally, the City continues to offersubsidized permit fees on the
installation of solar roof panels for a varietyof projects throughout the
City.
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The Community Profile provides an overview of the City's housing and population characteristics and
evaluates the factors that contribute to the supply and demand of housing in Dublin. To create a
comprehensive evaluation of Dublin's housing needs, the Community Profile discusses population,
household, economic and housing stock characteristics, and presents each of these components in a
regional context. This assessment serves as the basis for identifying the appropriate goals, policies,
programs, and quantified objectives for the City to implement during the 2023-2031 Housing Element
Cycle.
The Community Profile uses the most current data available from the Association of Bay Area
Governments (ABAG), 2020 U.S. Census, 2016-2020 American Community Survey, California Department
of Finance, California Employment Development Department, California Department of Education, and
other currently available real estate market data.
A. Population Characteristics
Understanding the characteristics of a population is critical to plan for the needs of a community.
Population growth, age composition, race and ethnicity, and employment trends influence the type and
extent of housing needs and the ability of the local population to afford housing costs. The following
subsection describes and analyzes the various population characteristics and trends that affect housing
need.
1. Population Growth
According to the U.S. Census and ABAG Projections 2040 by Jurisdiction, the population of Alameda
County is forecasted to increase by 24.4 percent through 2040. Table B-1 shows a 15.8 percent county-
wide growth from 2010 to 2020 and another 22.3 percent increase between 2020 to 2040. The City is
anticipated to grow 15.2 percent between 2020 and 2040.
Table B-1: Population Growth (2010-2040)
17 on Percent Change
Jurisdictions 201
Actual
' ctual
Projected*
203=IMIIIIMP
Projected*
2040 2010- 2020-2040
Projected* Projected* 2020
Dublin
46,036
72,589
54,780
71,870
78,140
83,595 57.6%
15.2%
San Ramon
66,822
84,605
78,430
79,520
81,955
84,165
26.0%
0.5%
Livermore
78,520
87,955
89,960
99,115
106,190
113,730
6.1%
29.3%
Pleasanton
68,204
79,871
76,235
78,370
83,115
87,875
10.0%
10.0%
Alameda
County
1,477,980
1,682,353
1,776,495
1,868,635
1,960,630
2,092,370
15.8%
24.4%
Sources: Bureau of the Census (2010 and 2020)and Plan Bay Area 2040 ABAG Projections 2040 bylurisdiction.
*Projection numbers do not reflect the City's current population growth trends and are based on the 2040 ABAG Projections. ABAG's
projections within Plan Bay Area 2050 are not used as they are based on subcounty areas, called super -districts, which are a
combination ofcities, towns, and unincorporated areas.
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B-2
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2. Age Characteristics
Age distribution within a population helps to evaluate different housing needs as housing choices may
differ based on the age of the resident. Young adults (18 to 30 years old) and seniors (65 years or older)
typically favor apartments, low to moderate -cost condominiums, and smaller or more affordable single-
family residences because they tend to have limited incomes or smaller families. As a community's
population ages, housing is required to accommodate new or adjusted needs. Appropriate housing is
needed to accommodate all stages of life to produce a well-balanced and healthy community.
Figure B-1 below displays American CommunitySurvey (ACS) data for age distribution in Dublin. According
to the ACS, the City is predominately made up of 35- to 49-year-olds (27.9 percent), which is followed by
five- to 19-year-olds (20.1 percent). The adult population of 35-to 49-year-olds was the largest population
group between 2010 to 2020. The population of 20- to 34-year-olds decreased from 26.1 percent to 19.2
percent (6.9 percent decrease), while the population of 50- to 64-year-olds increased 1.8 percent during
that same time frame. Overall, the data shows an aging trend and the ratio of children to young adults
continues to decline as the senior population grows.
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
Under 5 years
■ 2010 7.7%
■ 2015 7.4%
■ 2020 7.6%
Figure B-1: Age Distribution in Dublin (2010-2020)
5 to 19 years
17.4%
18.0%
20.1%
20 to 34 years
26.1%
21.5%
19.2%
35 to 49 years
28.0%
27.5%
27.9%
50 to 64 years
14.9%
16.9%
16.1%
Source: American Community Survey, TableS0101, 5-Year Estimates, 2010, 2015, and 2020.
65 years +
5.8%
8.6%
9.2%
Table B-2 below shows the age distribution of Dublin and its surrounding communities. Age characteristics
are similar throughout the region with the 35 to 49 age group being the largest in the area. The City has a
younger population than nearby jurisdictions with the largest percentageof children under the age of five
(7.6 percent) and the smallest percentage of seniors (9.2 percent) compared to nearby jurisdictions.
Jurisdiction
Dublin
Table
7.6%
B-2: Age Characteristics/Age Distribution
yaiskam
19.2%
27.9%
50 to 64
16.1%
65 years +
9.2%
20.1%
San Ramon
5.3%
24.5%
12.9%
25.6%
20.5%
11.2%
Livermore
6.5%
18.1%
17.9%
21.5%
22.7%
13.1%
Pleasanton
4.9%
21.5%
14.0%
22.7%
21.9%
15.1%
Alameda County
5.8%
17.1%
22.6%
21.9%
18.7%
13.9%
Source: American Community Survey, Table S0101, 5-Year Estimates, 2020.
Appendix B: Community Profile
B-3
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3. Race/Ethnicity Characteristics
Creating both equal opportunity and fair housing are essential elements in the provision of housing units
within cities and counties. Analyzing and understanding the racial and ethnic composition of a community
is important as different racial and ethnic groups have varying household characteristics, income levels,
and cultural backgrounds, which may affect their housing needs, housing choice, and housing type.
Cultural influences may reflect preference for a specific type of housing and ethnicity may also correlate
with other characteristics, such as location, mobility, and income. This is further analyzed in the
Affirmatively Furthering Fair Housing (AFFH) section of AppendixC: Housing Constraints, Resources, and
AFFH. It is important to note that while race and ethnicity are used to identify different sections of a
community's population, they are not the same and are not mutually exclusive. The data identified below
shows the racial and ethnic composition of Dublin and nearby jurisdictions using ACS; this allows residents
to identify one's race, as well as one's ethnicity. Therefore, overlap may occur.
As shown in Figure B-2, persons who identify as Asian comprised the largest racial group in Dublin (50.9
percent), larger than the population of persons who identify as Asian in Alameda County (31.0 percent).
The second largest population in Dublin is those who identify as White at 29.9 percent. A total of 10.2
percent of Dublin's population identifies as Hispanic or Latino of any race. The Hispanic or Latino
population was smaller in Dublin than in Alameda County, with a difference of about 12 percent. Persons
who identify as Black or African American made up 3.5 percent of the population in Dublin, which is
smaller than the population who identifies as Black or African American in Alameda County at 10.1
percent. Overall, American Indian, Alaska Natives, Native Hawaiian and Other Pacific Islanders make up
the smallest population groups with less than one percent combined - similar to Alameda County. Table
B-3 shows the same data for Dublin and Alameda County in comparison with neighboring jurisdictions.
Dublin has the largest population of persons identifying as Asian, the second largest population of persons
identifying as Black, and one of the smallest population of persons identifying as White.
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Figure B-2: Racial Ethnic Composition
Black or
White African
(Non- American
Hispanic) (Non -
Hispanic)
Dublin 29.9%
Alameda County 30.6%
3.5%
10.1%
American
Indian and
Alaska
Native
(Non -
Hispanic)
0.3%
0.3%
Native
Hawaiian
Asian and Other
(Non- Pacific
Hispanic) Islander
(Non -
Hispanic)
50.9% 0.4%
31.0% 0.8%
Some Two or
other race more races Hispanic or
(Non- (Non- Latino
Hispanic) Hispanic)
0.3%
0.4%
Source: American Community Survey, Table B03002, 5-Year Estimates, 2020.
4.4% 10.2%
4.6% 22.2%
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Table B-3: Racial/Ethnic Composition
Jurisdiction
Dublin
White*
29.9%
III
Black*
American
Indian/
Alaska
Native*
0.3%
Asian*
50.9%
at ive
awaiian/
Other
Pacific
Islander*
0.4%
Some
Other
Race*
0.3%
Two or
More
Races*
Irace)
4.4%
Hispanic
or Latino
(of any
10.2%
3.5%
San Ramon
36.8%
2.6%
0.2%
47.4%
0.5%
0.1%
4.7%
7.7%
Livermore
59.1%
1.7%
0.1%
12.9%
0.5%
0.1%
4.3%
21.3%
Pleasanton
46.2%
1.4%
0.3%
37.4%
0.1%
0.2%
3.9%
10.4%
Alameda
County
30.6%
10.1%
0.3%
31.0%
0.8%
0.4%
4.6%
22.2%
*Non -Hispanic
Source: American Community Survey, Table 803002, 5-Year Estimates, 2020.
Table B-4 shows the City experienced significant changes in racial and ethnic demographics, between
2010 and 2020. The population that identifies as White decreased from 50.8 percent to 29.9 percent.
Those who identify as Black and Native Hawaiian/Other Pacific Islander also experienced decreases from
7.9 percent to 3.5 percent and 1.5 percent to 0.4 percent, respectively. Those who identify as Asian
experienced the largest population increase, from 23.2 percent in 2010 to 50.9 percent in 2020. The
Hispanic and Latino population decreased from about 12.8 percent in 2010 to 10.2 percent in 2020.
Table B-4: Racial/Ethnic Composition
Race/Ethnicity
White*
of Dubl
2010
50.8%
n (2010-2020)
42.3%
29.9%
Black*
7.9%
6.1%
3.5%
American Indian and Alaska Native*
0.3%
0.4%
0.3%
Asian*
23.2%
33.8%
50.9%
Native Hawaiian or Other Pacific Islander*
1.5%
0.3%
0.4%
Some Other Race*
0.2%
0.3%
0.3%
Two or More Races*
3.3%
5.0%
4.4%
Hispanic or Latino
12.8%
11.7%
10.2%
*Non -Hispanic
Source: American Community Survey, Table B03002, 5-Year Estimates, 2010, 2015, and 2020.
Housing needs may vary between ethnic or racial groups due to different cultural norms or preferences.
An example of this is the tendency for Asian or Hispanic families to live within a single household.
Unaccounted for, housing availability could lead to overcrowding within housing units if suitably sized
housing units are not provided.
Appendix B: Community Profile B-5
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B. Economic Characteristics
In addition to demographics and culture, economic characteristics also dictate demand for different types
of housing. The affordability of housing units is critical in ensuring all community members have their
needs met.
Economic data provides valuable insight into the Dublin population's ability to enter the housing market
and identifies financial constraints related to housing needs and accommodations. Incomes associated
with different types of employment and the number of workers in a household affect housing affordability
and choice. Therefore, to consider a healthy balance between jobs and housing, it is important to consider
the community's employment characteristics. Local employment growth is linked to local housing
demand, and the reverse being true when employment rates decrease.
1. Employment and WageScale
Employment can directly affect the housing needs for a city as employment and income provides different
abilities for a population to purchase housing as well as influences the types of housing residents can
afford. Job growth refers to the number of jobs created in the jurisdiction whereas employment growth
refers to the number of residents in a jurisdiction that are employed. Table B-5 outlines job growth from
2010 through 2040 for Dublin and nearby jurisdictions. The City is forecasted to experience a 45.9 percent
job growth from 2020 to 2040 (9,785 jobs). Compared to the nearby jurisdictions, Dublin is forecasted to
experience the greatest percentage of overall job growth. Table B-6 outlines employment growth through
2040 with an overall increase of approximately 74 percent, or 13,690 persons. As compared to nearby
jurisdictions, Dublin has the highest percentage of change in both job growth and employment growth
between 2010 to 2020 and between 2020 and 2040. The figures listed in Table B-5 and Table B-6 provide
a deeper understanding of economic growth as compared to forecasted population growth, shown in
Table B-1. The City is projected to experience the largest job and employment growth from 2020 to 2040
with a significantly greater percentage increase than the other nearby jurisdictions.
Table
B-5: Total
Jobs Growth (2010-2040)
Jurisdiction
2010
2020
2025
2030 2035 2040 Change Change
2010- 2020-
2020 2040
Numeric
Change
2020-
2040
Dublin
18,085
21,330
21,815
24,205 30,325 31,115 17.9% 45.9%
9,785
San Ramon
70,500
76,485
78,430
79,520 81,955
84,165 8.5% 10.0%
13,665
Livermore
42,705
43,025
43,335
43,950 45,105
45,870 0.7% 6.6%
2,845
Pleasanton
60,095
65,185
65,445
66,940 72,480
75,440 8.5% 15.7%
10,225
Alameda
County
705,540
858,685
877,220
901,080 933,725
952,940 27.7% 11.0%
92,255
Source: Plan Bay Area 2040/ABAG Projections2040 byJurisdiction.
Appendix B: Community Profile
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Table B-6: Employed PersonsGrowth(2010-2040)
Jurisdiction
2010
2020 2025 2030
2035
Change
2010-
2020
Change
2020-
2040
Numeric
Change
2010-
2040
Dublin
15,325
18,490* 20,040 27,925 30,610 32,180
20.7%
74.0%
13,690
San Ramon
49,030
53,850
54,340
55,330
62,735
71,775
9.8%
33.3%
22,745
Livermore
39,605
45,420
47,505
51,790
54,680
57,315
14.7%
26.2%
11,895
Pleasanton
36,345
46,990
47,100
47,770
49,840
51,545
29.3%
9.7%
4,555
Alameda
County
723,810
911,725
929,230
959,745
985,760
1,022,040
26.0%
12.1%
110,315
*According to 2020 ACS data, the civilian labor force was 33,664 persons, reflecting that the ABAG pro.ections are under-
estimated in part due to the significant recent growth within Dublin.
Source: Plan Ba Area 2040/ABAG Pro'ections2040 b Jurisdiction.
Based on the 2020 ACS, 67.1 percent of Dublin's population aged 16 and over are employed. Employment
in Dublin increased by48.9 percent from 2010 to 2019. Table B-7 shows the employment growth in Dublin
between 2010 to 2020 by industry sector. Persons employed in professional, scientific, management, and
administrative services represented the largest percentage of the City's employment, followed by
education services, health care, and social assistance. Between 2010 and 2020, most employment sectors
experienced a decline in percentage of overall employment rates - with retail trade undergoing the
greatest change with a loss of 3.1 percent. The industry with the lowest employment rate in Dublin (0.4
percent in 2019) is agriculture, forestry, fishing and hunting, and mining as it employed 95 people in 2020.
Table B-7: Employment bySector(2010-2020)
Industry Sector
2020
hange
2010-
2020
•eop :
mploye.
People
Employed
%of City
Employment
%of City
Employment
Agriculture, forestry, fishing and hunting, and
mining
29
0.1%
95
0.3%
0.2%
Construction
930
4.7%
1,267
3.9%
-0.8%
Manufacturing
2013
10.1%
2,990
9.2%
0.1%
Wholesale trade
930
4.7%
711
2.2%
-2.5%
Retail trade
2718
13.6%
3,400
10.5%
-3.1%
Transportation and warehousing, and utilities
889
4.4%
1,101
3.4%
-1.0%
Information
1071
5.4%
1,803
5.6%
0.2%
Finance and insurance, real estate, and rental
leasing
1776
8.9%
2,595
8.0%
-0.9%
Professional, scientific, management, and
administrative services
3240
16.2%
9,104
28.1%
11.9%
Education services, healthcare, and social
assistance
3209
16.1%
5,682
17.5%
1.4%
Arts, entertainment, recreation,
accommodation, and food services
1277
6.4%
1,724
5.3%
-1.1%
Other services(exceptpublicadministration)
1027
5.1%
837
2.6%
-2.5%
Public Administration
877
4.4%
1,128
3.5%
-0.9%
Total
19,986
100%
31,335
100%
48.9%
Source: American Community Survey, Table 52405, 5-Year Estimates, 2010 and 2020.
Appendix B: Community Profile
B-7
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In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is
essential to understanding current housing affordability and needs, as well as projected needs.
Economists identify a 3.5 to 4.5 percent unemployment rate as natural, in that it reflects the real voluntary
economic forces within a city or county'. Table B-8 shows the City had an unemployment rate of 3.6
percent in 2020, which is lower than the Alameda County average (4.7 percent) but remains healthy.
Table B-8: UnemploymentRate
I Unemployment Rate
3.6%
Jurisdiction
Dublin
San Ramon
4.3%
Livermore
3.0%
Pleasanton
3.5%
Alameda County
4.7%
*Population 16years and over
Source: American Community Survey, Table DP03, 5-
Year Estimates, 2020.
Incorporating economic characteristics, such as unemployment rates, is essential for assessing the
housing needs of Dublin, particularly the demand for affordable housing. Based on the data summarized
in Table B-8, approximately 3.5 percent of the population was unemployed in 2019. For those employed,
income level can further identify housing types that may need to be provided within Dublin. According to
the ABAG Final Regional Housing Needs Allocation (RHNA), housing needs by income are broken down
into four income categories:
• Very Low -Income (50 percent or less of median income)
• Low -Income (51 to 80 percent of median income)
• Moderate -Income (81 to 120 percent of median income)
• Above Moderate -Income (greater than 120 percent of median income)
Dublin's area median income for a household of four is $125,600, according to the 2021 Income Limits
published by the California Department of Housing and Community Development (HCD). As shown in
Table B-9, the majority of occupational salaries in Alameda County fall below 50 percent of the area
median income (AMI) if salarytrends are applied to Dublin. Based on these salaries, housing stock in the
City would need to be affordable to accommodate lower -income households.
1 Natural Rate of Unemployment, Its Components, and RecentTrends, Kimberly Amadeo, ed. Eric Estevez, August
30, 2020.
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Table B-9: Median Salary by Occupation in Alameda County
Occup- a
mr_.
Management
$137,618
Legal
$108,348
Healthcare Practitioners and Technical
$106,907
Architecture and Engineering
$101,273
Computer and Mathematical
$115,395
Life, Physical and Social Sciences
$94,563
Business and Financial Operations
$83,777
Construction and Extraction
$71,055
Installation, Maintenance and Repair
$59,483
Education, Training and Library
$57,683
Community and Social Service
$57,108
Arts, Design, Entertainment, Sports and Media
$56,923
Protective Services
$51,757
Office and Administration Support
$49,465
Production
$43,804
Building, Grounds Cleaning, and Maintenance
$41,931
Transportation and Material Moving
$39,702
Sales
$37,731
Farming, Fishing and Forestry
$35,142
Personal Care and Service
$32,841
Healthcare Support
$32,020
Food Preparation and Serving Related
$30,985
Source: California Employment Development Division, Long -Term Occupational Employment
Projections data, 2018-2028.
C. Household Characteristics
Household characteristicsconsiderthe number of individuals that occupy a single housing unit in a shared
state whether they are single occupants, families, or unrelated people. Household trends can be observed
throughout Dublin and provide useful information that can then be used to predict the City's future
housing needs. Past behavior for household composition can be applied to future growth and could inform
the types of housing units that Dublin may need.
Information on household characteristics is important in analyzing and understanding growth and
determining the housing needs of a community. Income and affordability are best measured at the
household level, as well as the special needs of certain groups, such as large families, single -parent
households, or low-, very low-, and extremely low-income households.
1. Household Type
According to 2020 ACS data, there are 20,883 households in Dublin, representing 3.5 percent of the total
Alameda County households. As shown in Table B-10 and Figure B-3, married -couple family households
make up 67 percent of the total households in Dublin. Married -couple households tend to seek occupancy
in single-family residences with multiple bedrooms. In contrast, 21.8 percent of the total households in
Dublin are non -family households, which may include unrelated persons living together or persons living
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alone. Non -family households tend to occupy multifamily residential units or seek out more affordable
housing options.
Table
B-10: Household Characteristics
Married-
% of Total
Jurisdiction Couple HH
Family HH I
Female HH,
%of Total Non -Family %of Total
No Spouse HH HH HH Total HH
Present I
Dublin 13,753 65.9%
1,680 8.0% 4,450 21.3 20,883
San Ramon 18,865
73.9%
2,198 8.0% 5,752
20.9%
27,524
Livermore 20,105
62.4%
2,716 8.4% 8,382
26.0%
32,196
Pleasanton 19,151
68.9%
1,891 6.8% 5,980
21.5%
27,815
Alameda 289,283
County
50.5%
64,454 11.2% 191,964
33.5%
573,174
Note: HH = Households
Source: American Community Survey, Table B11001, 5-Year Estimates, 2020.
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
❑ Dublin
Figure B-3: Dublin Household Characteristics in Percent
Married -Couple HH
Female HH, No Spouse Male HH, No Spouse
Present Present
65.9% 8.0%
Non -Family HH
4.8% 21.3%
Source: American Community Survey, Table B25011, 5-Year Estimates, 2020.
Table B-11 summarizes household changes from 2010 through 2020. During this time, Dublin grew by
approximately 5,503 new households. From 2010 to 2019, male households with no spouse present and
married -couple family households experienced the largest growth at 179.1 percent and 64.2 percent,
respectively.
Table B-11: Changes in Household Types
Household Types
' '
Percent
Change
Married -couple Family Households
8,250
10,704
13,753
66.7%
Female Households, No Spouse Present
1,081
1,222
1,680
55.4%
Male Households, No Spouse Present
363
1,001
1,000
175.5%
Non -Family Households
3,579
4,394
4,450
24.3%
Total Households
13,273
17,321
20,2883
57.3%
Source: American Community Survey, TableB11001, 5-Year Estimates, 2010, 2015, 2020.
Appendix B: Community Profile B-10
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2. Household Size
Household size represents the most basic unit of demand for housing as it identifies the type and size of
housing needed in a community. Household size is also an indicator of both population growth and
household character. While there can be more than one family in a housing unit, the measure of persons
per household provides an indicator of the number of persons residing in a housing unit. Average
household size can be both a result and indicator of housing affordability and other household economic
conditions and is important in understanding housing need by size and type of housing. For example, data
reflecting household size in a community can help identify issues of overcrowding, which is a result of
inadequate space for members of a household and considered a burden on a household.
Table B-12 below identifies household size for the City and nearby jurisdictions. At approximately 2.99
persons per household and 2.95 persons per household, the Cities of Dublin and San Ramon, respectively,
have the largest household size in the area.
Table B-12: Average Household Size
Jurisdiction
Average Persons per
Household
Dublin
2.99
San Ramon
2.95
Livermore
2.84
Pleasanton
2.86
Alameda County
2.84
Source: US Census, QuickFacts 2016-2020.
3. Household Income
Household income is an important indicator of housing needs in a community because household income
is directly connected to affordability. As household income increases, households are more likely to afford
market -rate units, larger units, and/or pursue ownership opportunities. As household income decreases,
households tend to pay a disproportionate amount of their income for housing. This may influence
increased incidences of overcrowding and substandard living conditions.
HCD has identified the following income categories based on AMI for Alameda County:
• Extremely Low -Income: households earning up to 30 percent of the AMI
• Very Low -Income: households earning between3l and 50 percent of the AMI
• Low -Income: households earning between 51 percent and 80 percent of the AMI
• Moderate -Income: households earning between 81 percent and 120 percent of the AMI
• Above Moderate -Income: households earning over 120 percent of the AMI
Appendix B: Community Profile B-11
232
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Combined, the extremely low-, very low-, and low-income categories are referred to as lower income.'
Comprehensive Housing Affordability Strategy (CHAS) estimates based on 2014-2018 ACS data are used
below. The CHAS, developed by the Census Bureau for the U.S. Department of Housing and Urban
Development (HUD), provides detailed information on housing needs by income level for different types
of households in Dublin. The most recent available CHAS data for Dublin was published in September
2021. Housing problems considered by CHAS included:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burdens, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
Table B-13 shows a majority of Dublin households have an above moderate -income (77.64 percent).
Approximately 15.51 percent of Dublin households are estimated to have a lower income — with 5.07
percent earning an extremely low income.
Table B-13: Households by Income
Category
Income Category (% of County AMI)
Households
I Percent
Extremely Low(30%AMI or less)
995
5.07%
Very Low (31 to 50%AMI)
960
4.89%
Low (51 to 80%AMI)
1,090
5.55%
Moderate or Above (over80%to 100%AMI)
1,345
6.85%
Above (over 100%AMI)
15,245
77.64%
Total
19,635
100%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014 2018.
According to the 2020 ACS data, the City has a median household income of $152,745, which is $47,857
higher than Alameda County. Figure B-4 compares Dublin's household income to that of nearby
jurisdictions; the City has the third highest household income for the area behind San Ramon and
Pleasanton. Larger household income allows for more flexibility and opportunity of housing choice.
Households with lower median incomes are more susceptible to housing cost burdens and may have
fewer choices. Additionally, lower -income households may not be able to afford adequate housing. Low-
income households may have a challenging time finding housing that can fit the needs of a larger
household because larger housing tends to be owned, rather than rented, and is more expensive than
smaller rental units. As a result, cost burden, displacement, and overcrowding may occur.
2 Federal housing and community development programs typically assist householdswith incomes up to 80
percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant
(CDBG) program refers households with incomes between 51 and 80percent AMI as moderate -income (compared
to low-income based on State definition).
Appendix B: Community Profile B-12
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180,000
160,000
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
Figure B-4: Median Household Income by City
152,745
167,345
131,664
160,689
— $104,888
Dublin San Ramon Livermore Pleasanton
Source: American Community Survey, TableS1901, 5-Year Estimates, 2020.
Table B-14 outlines the median income of nearby jurisdictions and compares the percentage difference
with the Alameda County median income. As shown, Dublin's median household income is 45.6 percent
above that of Alameda County. This implies a better ability to facilitate housing units at a wide range of
pricing and values.
Table B-14: Median Household
Income
Jurisdiction
Dublin
e • Ian lncom :
Percent Above/Below
lameda County Median
45.6%
$152,745
San Ramon
$167,345
59.5%
Livermore
$131,664
25.5%
Pleasanton
$160,689
53.2%
Alameda County
$104,888
--
Source: American Community Survey, Table S1901, 5-Near Estimates, 2020.
Figure B-5 below illustrates Dublin's income, broken down by income level. Households earning less than
$122,196 are considered lower income. Forty-eight percent of Dublin households earn an income below
$150,000, with 12 percent earning less than $50,000 and two percent earning less than $10,000.
Approximately 36 percent of Dublin households earn $200,000 or more annually.
Appendix B: Community Profile B-13
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Less than $10,000
2%
$200,000 or more
36%
Figure B-5: Dublin Household Income Breakdown by Category
$10,000 to $24,999
3%
$150,000 to $199,999
16%
J $25,000 to $49,999
7%
1 $50,000 to $74,999
7%
iidii
If
$75,000 to $99,999
9%
$100,000 to $149,999
20%
Source: American Community Survey, TableS1901, 5-Year Estimates, 2020.
D. Housing Challenges
Some households in Dublin face housing -related challenges. The types of housing challenges in Dublin
vary according to household income, type, and tenure, as shown in Table B-15. The four housing
challenges identified by HCD include incomplete kitchen facilities, incomplete plumbing facilities,
overcrowding (more than one person living per room), and a cost burden greater than 30 percent. Severe
housing challenges also include incomplete kitchen and plumbing facilities and have severe overcrowding
(more than 1.5 persons living per bedroom) and a cost burden greater than 50 percent.
In general, there are more owner -occupied households (67.4 percent) than renter households (32.6
percent) in Dublin. Approximately 17.4 percent of owner -occupied households experience at least one
housing problem. For renters, 15.2 percent of households experience at least one housing problem. An
estimated 14.3 percent of Dublin households experience at least one severe housing challenges. More
renters (7.7 percent) than owners (6.6 percent) experience a severe housing challenge. These findings
may reflect the level of control over maintenance and repairs. Renters typically rely on property owners
and management companies to provide repair services and maintenance, which can result in higher levels
of housing problems.
In addition, as part of Section F.4 of this Appendix, the City estimates 21.7 percent of the housing stock
was built prior to 1980 and may be in need of some rehabilitation needs. Section 3 Summary of Quantified
Objectives in Chapter 2 outlines the City aims to provide rehabilitation assistance to 32 households over
the 6th planning period. Program A.1 establishes funds and methods to support Dublin households in
receiving assistance.
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Table B-15: Housing Assistance Needs
of Lower -Income Households
Housing Challenge
Housing Challenge Overvievur
Owner
% of total
HH
Renter
% of total
HH
Total
% of total
HH
Household has at least one of
four Housing Challenge
3,420
17.4%
2,985
15.2%
6,405
32.6%
Household has no Housing
Challenges or cost burden not
available, no other challenges
9,500
48.4%
3,730
19.0%
13,230
67.4%
Total
12,920
65.8%
6,715
34.2%
19,635
100.0%
Severe Housing Challenge Overview**
Household has at least one of
four Severe Housing Challenges
1,290
6.6%
1,515
7.7%
2,805
14.3%
Household has no Severe
Housing Challenges or cost
burden not available, no other
challenges
11,630
59.2%
5,200
26.5%
16,830
85.7%
Total
12,920
65.8%
6,715
34.2%
19,635
100.0%
Note: "% of total HH" equals Percent of total households in the City of Dublin
* The four housing challenges are: incomplete kitchen facilities, incomplete plumbing facilities, more than one person
living per room, and cost burden greater than 30 percent.
** The four severe housing challenges are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5
persons per room, and cost burden greater than 50 percent.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2014-2018.
1. Overcrowding
"Overcrowding" is generally defined as a housing unit occupied by more than one person per room in a
unit (including bedrooms, living room, and dining room, but excluding hallways, the kitchen, and
bathrooms). An overcrowded household results from either a lack of affordable housing (which forces
more than one household to live together) and/or a lack of available housing units of adequate size,
especiallyfor large families.
Overcrowded (more than one person per room) and severely overcrowded (more than 1.5 persons per
room) households can lead to neighborhood deterioration due to the intensive use of individual housing
units leading to excessive wear and tear, and the potential cumulative overburdening of community
infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an overall
decline in social cohesion and environmental quality. Such decline can often spread geographically and
impact the quality of life and the economic value of property. The combination of lower incomes and high
housing costs results in many households living in overcrowded housing conditions.
Table B-16 below illustrates overcrowding tendencies in Dublin and shows that overcrowding
disproportionately affects renters. About two percent of renter -occupied units experience overcrowding,
while 0.8 percent of owner -occupied units experience overcrowding. Additionally, 0.9 percent of renter -
occupied units experience severe overcrowding, while 0.03 percent of owner -occupied units experience
severe overcrowding. Overall, 3.8 percent, or 805 units experience some form of overcrowding in Dublin.
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The existence of overcrowded units can be mitigated by increased opportunities for housing of all types
and appropriate sizes for different households.
Table B-16: Overcrowding by Tenure in Dublin
Tenure �
Overcrowded Units
(1.0to1.50persons/room)
percent dof
t Occupied Unit
Unit.�1
�everelyOvercrowded Units
(>1.51 persons/room)
Total Overcrowded
Occupied Units
I Percent of Total
Co t ccupied Units
Percent of Total
Occupied Units
Owner
Occupied
163
0.8%
6
0.03%
169
0.8%
Renter
Occupied
448
2.1%
188
0.9%
636
3.0%
Total
611 2.9%
194
0.93%
805
3.8%
Source: American Community Survey, Table B25014, 5-Year Estimates, 2020.
As seen in Table B-17, owner -occupied housing units make up 21 percent of overcrowded units in the
City. In comparison, renter -occupied units account for a much larger79 percent of overcrowded units. In
comparison to nearby jurisdictions, Dublin experiences the second highest percentage of renter -occupied
overcrowded units. Home ownership generally allows for higher -income households to participate while
renting is sought more often by those who have insufficient income for home buying.
Table B-17: Overcrowded Housing Units by Tenure
Jurisdiction
Dublin
Owner -Occupied
Count
169
Overcrowded Units
% of Overcrowded
Units
Renter -Occupied Overcrowded Units
Count % of Overcrowded
Units
21.0%
636 79.0%
San Ramon
260
29.6%
617
70.4%
Livermore
318
30.2%
736
69.8%
Pleasanton
147
15.9%
779
84.1%
Alameda County
11,403
25.2%
33,833
74.8%
Source: American Community Survey, Table B25014, 5-Year Estimates, 2020.
Table B-18 below compares the data for total overcrowded housing units in Dublin with nearby
jurisdictions. According to the data, the City experiences the highest rate of overcrowding (3.9 percent)
compared to nearby jurisdictions, except for the County, which has a total of 7.9 percent of housing units
considered overcrowded.
Table B-18: Overcrowded Housing Units
- rcent
Dublin
805
3.9%
San Ramon
877
3.2%
Livermore
1,054
3.3%
Pleasanton
926
3.3%
Alameda County
45,236
7.9%
Source: American Community Survey, Table B25014, 5-Year Estimates, 2020.
Appendix B: Community Profile B-16
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2. Overpayment (Cost Burden)
Overpayment is an important factor in understanding housing needs and affordability. State and federal
standards indicate that a household paying more than 30 percent of its income for housing is overpaying
and considered cost burdened. A household paying more than 50 percent of its income for housing is
considered severely cost burdened. Overpayment for housing can cause an imbalance on the remainder
of a household's budget. Understanding and measuring overpayment for housing is also an indicator of
supply and demand.
Table B-19 below summarizes Dublin's cost burdened households. Renters disproportionately experience
cost burdens compared to homeowners. In Dublin, 39 percent of renters are cost burdened, and 15
percent are severely cost burdened. In comparison, 25.3 percent of homeowners are cost burdened, and
8.7 percent are severely cost burdened. The data shows that as income increases, renters are less likely
to experience a severe cost burden but still may experience a cost burden. For homeowners, a cost burden
is more common for lower -income households, except for those earning over 100 percent of the HUD
area median family income (HAMFI).
Table B-19: Summary of Housing Overpayment
Owner
Renter
Income by Cost
Cost
% of
Cost
% of Cost
% of
Cost
% of
Burden*
;urden
Owner
Burden
Owner Burden
Renter
Burden
Renter
30%
HH
> 50%
HH > 30%
HH
> 50%
HH
Household Income
is < 30%
405
3.1%
325
2.5%
430
6.4%
335
5.0%
Household Income
is31%to50%
415
3.2%
335
2.6%
360
5.4%
255
3.8%
HAMFI
Household Income
is 51%to80%
235
1.8%
150
1.2%
465
6.9%
250
3.7%
HAMFI
Household Income
is 81%to 100%
350
2.7%
120
0.9%
515
7.7%
95
1.4%
HAMFI
Household Income
is >100% HAMFI
1,865
14.4%
195
1.5%
850
12.7%
70
1.0%
Total
3,270
25.3%
1,125
8.7%
2,620
39.0%
1,005
15.0%
Note: HAMFI equals HUD area median family income, this is the median -family income calculated by HUD for each jurisdiction,
to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other
calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus
utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association
fees, insurance, and real estate taxes.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2014-2018.
Appendix B: Community Profile
B-17
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E. Special Needs Groups
State law recognizes that certain households may have more difficulty finding adequate and affordable
housing due to special circumstances. Special needs groups include seniors, persons with disabilities,
single -parent households, large households, and farmworkers. Special circumstances may be related to
employment and income, family characteristics, disability, household characteristics, or other factors.
Consequently, certain residents in Dublin may experience higher incidences of housing overpayment (cost
burden), overcrowding, or other housing problems. The special needs groups analyzed in this section
include seniors, persons with disabilities (including developmental disabilities), persons experiencing
homelessness, single parents, large households, farmworkers, and students. These categories may also
overlap with one another; for example, seniors may also have disabilities. These special needs groups
could be assisted by increasing the available affordable housing and adopting programs that offer financial
assistance or community resources. Appendix A: Review of Past Performance provides a summary of
resources that were provided for each special needs group throughout the 5th Planning Cycle.
1. Seniors
The senior population, generally defined as those 65 years or older, may have several concerns: limited
and fixed incomes, high health care costs, higher incidence of mobility and self -care limitations, and transit
dependency. Specific housing needs of the senior population include affordable housing, supportive
housing (such as intermediate care facilities), and other housing that includes planned service
components. As shown in Table B-20, the City has the lowest percentage of persons aged 65 and over,
compared to nearby jurisdictions.
Table B-20:
Jurisdiction
Persons Aged 65 and
Over
Percent
I Population Coui
Dublin
5,891
9.2%
San Ramon
9,115
11.2%
Livermore
12,083
13.2%
Pleasanton
12,085
15.1%
Alameda County
231,186
13.9%
Source: American Community Survey, Table S0101, 5-Year Estimates, 2020.
Federal housing data defines the household type as 'elderly family' if it consists of two persons with one
or both residents aged 62 or over. Table B-21 summarizes the income and tenure of elderly family
households in Dublin. Of Dublin elderly households, 15.9 percent earn less than 30 percent of the HAMFI,
and 30.1 percent earn less than 50 percent of the HAMFI.
Appendix B: Community Profile B-18
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Table
B-21: Elderly Households by Income and Tenure
• Category
Owner
Renter
Total
Percent of Total
Elderly Households
Extremely Low
(<30% HAMFI)
245
235
480
15.9%
Very Low
(31%to 50% HAMFI)
310
119
429
14.2%
Low
(51%to 80% HAMFI)
315
64
379
12.6%
Moderate
(81%to 100% HAMFI)
235
30
265
8.8%
Above Moderate
(>100% HAMFI)
1,220
240
1,460
48.5%
Total
2,325
688
3,013
100%
Source: HUD CHAS, 2013-2017, (Reported by theABAG MTC Housing Needs Data 2022).
In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors
are also faced with disabilities. In 2020, ACS reported 3,207 seniors with disabilities (or 9.9 percent of the
total population). Amongst these disabilities, the most common were ambulatory difficulties (having
serious difficulty walking or climbing stairs) at 14.8 percent and independent living difficulties at 13.1
percent.
2. Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units as well
as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental
disabilities may deprive a person from earning income, restrict mobility, or make self -care difficult. Thus,
persons with disabilities often have special housing needs related to limited earning capacity, a lack of
accessible and affordable housing, and higher health costs. Some residents suffer from disabilities that
require living in a supportive or institutional setting.
Although no current comparisons of disability with income, household size, or race/ethnicity are available,
it is reasonable to assume that a substantial portion of persons with disabilities would have annual
incomes within Federal and State income limits, especially those households not in the labor force.
Furthermore, many lower -income persons with disabilities are likely to require housing assistance and
services. Housing needs for disabled persons are further compounded by design issues and location
factors. For example, special needs of households with wheelchair -bound or semi -ambulatory individuals
may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets and counters,
elevators, and other interior and exterior design features.
Housing opportunities for persons with disabilities can be addressed through the provision of affordable,
barrier -free housing. Rehabilitation assistance can be targeted toward renters and homeowners with
disabilities for unit modification to improve accessibility.
The ACS identifies six disability types: hearing, vision, cognitive, ambulatory, self -care, and independent
living. The U.S. Census and ACS provide clarifying questions to determine persons with disabilities and
Appendix B: Community Profile B-19
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differentiate disabilities within the population. The ACS defines a disability as a report of one of the six
disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or do they have serious difficulty hearing?
• Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing
glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have
serious difficulty concentrating, remembering, or making decisions?
• Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?
• Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this
person have difficulty doing errands alone such as visiting a doctor's office or shopping?
According to the 2020 ACS, about 11.1 percent of the Dublin population has a disability (Table B-22). Of
this percentage, almost 21 percent have ambulatory difficulties and 21.3 percent have challenges living
independently. For those ages 18 to 64, independent living and cognitive disabilities are the most
common. It should also be noted that these numbers may be counted multiple times as an individual may
fall into multiple disability categories.
Table B-22:
Disability Status
Disability Type
Under 18
with a
Disability
18 to 64
with a
Disability
r I
and Over
Disability
Total
Percent of
Population
Disability
Percent of
Total
Population
Population with a
Hearing Difficulty
22
208
581
811
11.7%
1.3%
Population with a
Vision Difficulty
92
582
328
1,002
14.5%
1.6%
Population with a
Cognitive
Difficulty
425
708
222
1,355
19.6%
2.2%
Population with
an Ambulatory
Difficulty
8
564
872
1,444
20.9%
2.3%
Population with a
Self -care Difficulty
264
129
431
824
11.9%
1.3%
Population with
an Independent
Living Difficulty
--
698
773
1,471
21.3%
2.4%
Total
811
2,889
3,207
6,907*
100.0%
11.1%
*This number may be counted multiple times assome persons report having one or more disabilities.
Source: American Community Survey, Table S1810, 5-Year Estimates, 2020.
Appendix B: Community Profile
B-20
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State law requires that the Housing Element discuss the housing needs of persons with developmental
disabilities. As defined by federal law, "developmental disability" means a severe, chronic disability of an
individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical
impairments
• Is manifested before the individual attains age 22
• Is likely to continue indefinitely
• Results in substantial functional limitations in three or more of the following areas of major life
activity: self -care, receptive and expressive language, learning, mobility, self -direction, capacity
for independent living, or economic self-sufficiency
• Reflects the individual's need for a combination and sequence of special, interdisciplinary, or
generic services; individualized supports; or other forms of assistance that are of lifelong or
extended duration and are individually planned and coordinated
According to the Regional Center of the East Bay Purchase of Services Expenditure and Demographic Data
Report for 2020-2021, a total of 24,481 individuals from the East Bay diagnosed with developmental
disabilities received services. Of those individuals, the majority have been diagnosed with Autism (40.3
percent). The rest were diagnosed with an intellectual disability (31.6 percent); Cerebral Palsy (4.2
percent); Epilepsy (1.3 percent); conditions closely related to intellectual disability(5.9 percent); and 16.7
percent reported some other disability. Of those who received services, 25.6 percent were White, 23.9
were Hispanic or Latino, 18.9 percent were Asian, 15.7 percent reported Other, 15.4 percent were Black,
and the remaining half a percent were other races. A number of those who received services were
between the age of three and 21 years old (44.6 percent), 39.8 percent were over the age of 22, and 15.6
percent were two years old or younger. A total of 80.2 percent of individuals who received services live at
home with their parent(s) orguardian(s), followed by8.4 percent of individuals living at a Community Care
Facility.
The California Department of Developmental Services (CDDS) provides estimates of persons with
developmental disabilities in Dublin, as shown in Table B-23 below. As of December 2020, CDDS identified
259 juvenile persons and 194 adults as having a developmental disability in the ZIP code 94568.
Table B-23: Developmental Disability Status for ZIP Code 94568 (2020)
Disability Type I Number of Residents
BY RESIDENT
Home of Parent/Guardian
354
Independent/Supported Living
35
Community Care Facility
38
Intermediate Care Facility
21
Foster/Family Home
11
Other
11
BY AGE
0-17 Years Old
259
18* Years Old
194
Source: CA DOS data by ZIP Code, December 2020.
Appendix B: Community Profile B-21
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Many people with developmental disabilities can live and work independently within a conventional
housing environment. Individuals with more severe developmental disabilities may require a group living
environment where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for persons with
developmental disabilities is the transition from the person's living situation as a child to an appropriate
level of independence as an adult.
There are resources that may be beneficial for people living with a development disability, including rent
subsidized homes, licensed and unlicensed single-family residences, inclusionary housing, Section 8
vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design
of housing -accessibility modifications, the proximity to services and transit, and the availability of group
living opportunities represent some of the types of considerations that are important in serving the needs
of this group. Incorporating 'barrier -free' design in new multifamily residences (as required by California
and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents
with disabilities. Special consideration should also be given to the affordability of housing, as people with
disabilities may be living on a fixed income.
3. Large Households
Large households are defined as those consisting of five or more members. These households comprise a
special needs group because many communities have a limited supply of adequately sized, affordable
housing units. To save for other necessities such as food, clothing, and medical care, it is common for
lower -income large households to reside in smaller units with an inadequate number of bedrooms, which
frequently results in overcrowding and can contribute to fast rates of deterioration.
Securing housing large enough to accommodate all members of a household is more challenging for
renters, because multifamily rental units are typically physically smaller than single-family ownership
units. While apartment complexes offering two and three bedrooms are common, apartments with four
or more bedrooms are rare. It is more likely that large households will experience overcrowding in
comparison to smaller households. Additionally, throughout the region, single-family residences with
higher bedroom counts, whether rental or ownership units, are rarely affordable to lower -income
households.
Table B-24 below provides a breakdown of large households by tenure in Dublin. The data identifies the
household size of homeowners and renters living in large households. About 10.2 percent of all
households in Dublin are large households. There are more owner -occupied units with five or more
occupants, six or more occupants, or seven or more occupants than renter -occupied households.
Appendix B: Community Profile B-22
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Table B-24: Large Households (by Tenure)
• usehold Si
Owner er Total
Percent of I Percent of
Owner HH Count Renter HH
Percent of
•
5-Person Household
690
5.2%
456 6.0%
1,146
5.5%
6-Person Household
421
3.2%
192
2.5%
613
2.9%
7-or-More Person
Households
121
0.9%
14
0.2%
135
0.6%
Total
1,232
9.3% 662
8.7% 1,894 9.0%
HH = Households
Source: American Community Survey, Table B25009, 5-Year Estimates, 2020.
4. Single -Parent Households
Single -parent households often require special consideration and assistance due to their greater need for
affordable and accessible day care, health care, and other supportive services. Many female -headed
households are susceptible to having lower incomes than similar two -parent households. Single mothers
often face social pressures that limit their occupational choices and income earning potential, housing
options, and access to supportive services.
The City has 1,775 single -parent households, as shown in Table B-25. Out of the total Dublin households,
7.0 percent are single -parent females and 3.8 percent are single -parent males. The percentages ofsingle-
parent households in Dublin are similar to the percentages for Alameda County. In Dublin, about 1.4
percent of single -parent households were estimated to be living in poverty in 2020.
Table B-25: Single Parent Households
ingle-Parent Male, No
Jurisdiction Spouse Present
Count P
Single Parent -
Female, No Spouse
Present
unt Percent'
Single -Parent HH Single Percent
Living in Poverty Parent of Total
Count Percent'
Dublin
Alameda
County
3.8%
3.4%
7.0%
9.2%
Note: HH = Households
1. Percent of Total Households
Source: American Community Survey, Table B17010, 5-Year Estimates, 2020.
1.7%
2.5%
10.8%
12.6%
Table B-25b shows the breakdown of female -headed households in the City. Out of the total Dublin
households, 10.2 percent are single female households with no spouse present. Of these households, 15.5
percent are single female households living in poverty, which is 1.6 percent of total households in Dublin.
The percentage of total female headed households in Dublin is lower than the percentage for Alameda
County. However, the percentages of single female households and single parent female households living
in poverty are similar to the percentages for Alameda County. In Dublin, about 1.4 percent of total
households were estimated to be single parent female households living in poverty in 2020.
Appendix B: Community Profile
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Table B-25b: Female Headed Households
Single Female HH,
Jurisdiction No Spouse Present
Single Female HH
Living in Poverty
Single Parent Single Parent
Female, No Spouse Female HH Living
Jesent ijIn Poverty
l • �- -i Percentl
Percent
of Total
HH
Dublin
1,680
Alameda
County
Note: HH = Households
1. Percent of Total Households
Source: American Community Survey, Table B17012, 5-Year Estimates, 2020.
64,454
10.2%
16.9%
261
10,068
1.6 %
2.6%
1,154
35,198
7.0%
9.2%
237
1.4%
8,176
2.1%
10.2%
16.9%
5. Farmworkers
Farmworkers are traditionally defined by HCD as people whose primary incomes are earned through
permanent or seasonal agricultural labor. Generally, permanent farmworkers (working 150 days or more)
work in the fields, processing plants, or support activities on a year-round basis. When workload increases
during harvest periods, the labor force is supplemented by seasonal farmworkers, often supplied by a
labor contractor. For some crops, farms may hire migrant farmworkers, defined as those whose travel
distance prevents them from returning to their primary residence daily. Farmworkers have special housing
needs because they earn lower incomes than many other workers and move throughout the year from
one harvest location to the next.
The U.S. Department of Agriculture, National Agriculture Statistics provides data on hired farmworkers
across the United States at both a state and county level. Within the County of Alameda, there were a
total of 593 hired farmworkers in 2017. Atotal of 305 are considered permanent and 288 were considered
seasonal (working less than 150 days annually). Additionally, the County of Alameda reported 34 total
migrant farmworkers.
According to ACS, there were 95 people (0.3 percent) employed in agriculture, forestry, fishing, hunting,
and mining in Dublin in 2019. According to the California Employment Development Department, Dublin
residents employed in the Farming, Fishing and Forestry occupation earn one of the lowest salaries in
comparison to other occupations, with an estimated median income of $35,142. This is considered an
extremely low-income for Dublin as it represents 28 percent of the median income for the City.
6. Extremely Low -Income Household and Poverty Status
CHAS data indicates there are approximately 1,090 low-income households and 960 very low-income
households in Dublin. Very low-income households are those households that earn 50 percent or less than
the HAMFI for Alameda County. Extremely low-income households are those households that earn less
than 30 percent of the HAMFI. Extremely low-income households are generally more likely to experience
overpayment, overcrowding, or substandard housing conditions, and are more likely to include transition
and supportive housing.
Appendix B: Community Profile B-24
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According to CHAS, there are approximately 1,295 extremely low-income households in Dublin (renters
and owners). Table B-26 includes data characterizing affordability and cost burden for various income
groups. More renters than homeowners are subject to at least one housing challenge in Dublin. The
extremely low-income household need is generally estimated as 50 percent of the very low-income RHNA.
The City's very low-income RH NA is 1,295 units; therefore, the projected housing need for extremely low-
income households is 647 units.
According to 2020 ACS data, four percent of the Dublin population lives in poverty. Figure B-6 illustrates
the percentage of people within each racial and ethnic group living below the poverty level. The values
shown in Figure B-6 when compared with Figure B-2 show a disproportional ratio of certain racial groups
experiencing higher rates of poverty. Persons identifying as American Indian/Alaska Native, Native
Hawaiian/Other Pacific Islander, and Some Other Race represent one percent of the population when
combined; however, they represent 23.6 percent of Dublin residents living in poverty.
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
Figure B-6: Percent below Poverty Level, by Race and Hispanic or Latino Origin
5.5%
2.9%
23.6%
3.2%
3.9%
9.4%
1.8%
5.9%
White Black or American Asian Native Some other Two or more Hispanic or
African Indian and Hawaiian and race races Latino origin
American Alaska Native Other Pacific
Islander
Source: American Community Survey, Table S1701, 5-Year Estimates, 2020.
Appendix B: Community Profile B-25
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Table B-26: Housing Challenges for All Households
(by I ncome Category)
Income Category
Household has at
least one of four
Housing Challenges
%of
Owner
HH
Owner
Household has no Housing
Challenges OR cost burden
not available
% of
Owner HH
Extremely Low(<30%)
415
3.2%
70 0.5%
Very Low (31%to 50%HAMFI)
420
3.3%
135
1.0%
Low (51%to 80% HAMFI)
235
1.8%
290
2.2%
Moderate (81%to 100%HAMFI)
360
2.8%
290
2.2%
Above Moderate (>100% HAMFI)
1,995
15.4%
8,705
67.3%
Total
3,420
26.5%
9,500 73.5%
Income Category
Extremely Low(<30%)
Household has at
least one of four
Housing Challenges
425
of
Renter HH
6.3%
Renter
Household has no Housing
Challenges OR cost
burden not available
% of
Renter
1.3%
85
Very Low (31%to 50% HAMFI)
365
5.4% 40 0.6%
Low (51%to 80% HAMFI)
470
7.0% 90 1.3%
Moderate (81%to 100%HAMFI)
525
7.8% 165 2.5%
Above Moderate (>100% HAMFI)
1,200
17.9% 3,345 49.8%
Total
2,985
44.4% 3,730 55.5%
Total Households (Owner and
Renter)
6,405
32.6% 13,230
67.4%
* The four housing challenges are: incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room,
and cost burden greater than 30 percent.
** The four severe housing challenges are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons
per room, and cost burden greater than 50 percent.
Note: HAMFI equals HUD Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to
determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other
calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2014-2018.
7. Persons Experiencing Homelessness
Homelessness has become an increasingly important issue across the State and the region. General factors
contributing to the rise in homelessness include increased unemployment and underemployment, a lack
of housing afforda ble to lower- a nd moderate -income persons (es peciallyextremely low-income persons),
reductions in public subsidies to the poor, and the de -institutionalization of the mentally ill.
State law mandates that municipalities address the special needs of homeless persons within their
jurisdictional boundaries. "Homelessness" as defined by HUD has been updated to include the following
descriptions for homeless:
• People who are living in a place not meant for human habitation, in an emergency shelter, in
transitional housing, or exiting an institution where they temporarily resided.
• People who are losing their primary nighttime residence, which may include a motel or hotel or a
doubled -up situation, within 14 days and lack resources or support networks to remain in housing.
Appendix B: Community Profile B-26
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• Families with children or unaccompanied youth who are unstably housed and likely to continue
in that state. This applies to families with children or unaccompanied youth who have not had a
lease or ownership interest in a housing unit in the last 60 days or more, have had two or more
moves in the last 60 days, and who are likely to continue to be unstably housed because of
disability or multiple barriers to employment.
• People who are fleeing or attempting to flee domestic violence, have no other residence, and lack
the resources or support networks to obtain other permanent housing.
These definitions do not include persons living in substandard or overcrowded housing units, persons
being discharged from mental health facilities (unless the person was homeless when entering and is
considered homeless at discharge), or persons who may be at risk of homelessness.
The EveryoneCounts! Point in Time Count is conducted by Alameda County in accordance with HUD
guidelines and identifies where homeless individuals are living in the County. HUD requires communities
to conduct the Point in Time Count every two years. The 2021 count was postponed to 2022 due to the
COVID-19 global pandemic. In February 2022, over 500 volunteers across the County counted 9,747
individuals experiencing homelessness in Alameda County. Of those counted, 2,612 were sheltered and
7,135were unsheltered. The count results are shown in Table B-27.
Table B-27: Homelessness
Jurisdiction 2017 % of
County
in Dublin and Surrounding
2019 % of
County
Cities (2017-2019)
2022 % of
County
Count Change
(2017-2022)
Dublin
21
0.4%
8
0.1%
29
0.3%
8
Livermore
243
4.3%
264
3.3%
242
2.5%
1
Pleasanton
18
0.3%
70
0.9%
72
0.7%
52
Alameda
County
5,629
100%
8,022
100%
9,747
100%
2,393
Source: EveryoneCounts! Point in Time Count —Alameda County, 2017, 2019, 2022.
In all three survey years included above, Dublin had the lowest rate of homelessness compared to nearby
jurisdictions. Of those counted throughout Alameda County, 62 percent identified as male, 37 percent as
female, and less than one percent identified as transgender/gender non-conforming/questioning. The
majority of persons experiencing homelessness were over 25 years of age (86 percent); eight percent
were 18 to 24 years of age, and six percent were under 18. The population of persons experiencing
homelessness in Alameda County is racially and ethnically made up of 43 percent Black or African
American, 39 percent White, and 25 percent Hispanic or Latino. A total of 33 percent of persons counted
also reported having a physical disability, 49 percent experiencing psychiatric or emotional conditions, 30
percent experiencing alcohol and drug use, and 42 percent experiencing post -traumatic stress disorder.
Individuals counted reported that homelessness could have been prevented by rent assistance (49
percent), employment assistance (37 percent), mental health services (27 percent), and/or benefits and
income (26 percent).
It is important to promote and provide adequate resources to continue combating homelessness. This can
be done through the provision of affordable housing and resources, which will allow for stable housing
for individuals to then continue advancements in other sectors of their life. The Housing Plan includes
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several programs which provide for a variety of housing options for persons experiencing homelessness,
such as emergency shelters, transitional and supportive housing, and low -barrier navigation centers.
8. Students
The need for student housing is another significant factor affecting housing demand. Student housing
often only produces a temporary housing need based on the educational institution enrollment duration.
Typically, lower -income students are affected by a lack of affordable housing, especially within easy
commuting distance from campus. Students often seek shared housing situations to decrease expenses.
Students living independently have varied needs and may live on fixed incomes.
According to ACS data, Dublin has approximately 3,043 persons enrolled in college or graduate school,
which represents approximately 19 percent of the total population. Of the Dublin residents enrolled in
higher education, 79.2 percent are enrolled in public institutions and 20.8 percent are enrolled in private
institutions. Several large universities are located within a 30-minute drive of Dublin, including the
University of California at Berkeley and California State University East Bay.
A report by the California Community College Chancellor's Office studied 70 community colleges and
found that 56 percent of students were food insecure, 35 percent were experiencing housing insecurity,
and 14 percent were homeless.3 Students often require affordable rental housing; the City recognizes that
housing affordability and availability may provide a burden on students in Dublin.
9. Summary of Special Needs Groups Analysis
The following findings are based on the data presented in this Community Profile:
• Dublin's population is showing aging trends— housing goals should consider the needs of seniors
who may have less flexible income, need accessibility accommodations, or may seek assisted
living options. The City has established Housing Program B.2to addressthis finding.
• Approximately 11 percent of Dublin's population have a disability, indicating that production and
access to affordable housing and resources including assisted living facilities and housing -
accessibility modifications should be considered. The City has established Housing Programs B.2
and E.5to address this finding.
• Dublin's population is showing trends in single -parent households and female -headed
households. Housing goals should consider the needs of single parents and female -headed
households who may have greater need for affordable housing, accessible resources, and other
supportive services. The City has established Housing Programs B.2 and E.3 to address this
finding.
• Approximately four percent of Dublin's population lives in poverty. Persons identifying as
American Indian/Alaska Native, Native Hawaiian/Other Pacific Islander, and Some Other Race
represent one percent of the population when combined; however, they represent 23.6 percent
3 California Community Colleges, Chancellor's Office, Basic Needs Survey report, 2018.
Appendix B: Community Profile B-28
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of Dublin residents living in poverty. Housing needs should account for affordability needs and
resources to assist in the location of affordable housing within different communities. The City
has established Housing Programs B.2, B.4, B.6, E.1, and E.2 to address this finding.
• Approximately 19 percent of the total population is enrolled in college or graduate school.
Housing needs for students often include affordable rental housing and availability. The City has
established Housing Program D.1 and E.2 to address this finding.
F. Housing Stock Characteristics
Growth, type, availability and tenure, age and condition, housing costs, and affordability are important
characteristics affecting how well the housing stock meets current needs for the community. This section
details Dublin's housing stock characteristics.
1. Housing Growth
Table B-28 below displays housing stock growth data for Dublin and nearby jurisdictions. According to
ACS data, Dublin added 7,446 additional housing units between 2010 and 2020, a 53.2 percent increase
and the highest in the area. of the nearby communities, Dublin has consistently remained at the top in
the number of housing units added between 2010 and 2020.
Table B-28 Housing Unit Growth (Growth Trends)
Jurisdiction 2010 2015 2020 Percent Change Percent Change
2010 to 2015 2015 to 2020
Dublin
14,061
18,030
21,507
28.2%
19.3%
San Ramon
24,809
25,950
28,370
4.6%
9.3%
Livermore
29,796
31,378
33,330
5.3%
6.2%
Pleasanton
24,486
26,852
29,069
9.7%
8.3%
Alameda County
577,538
589,858
605,767
2.1%
2.7%
Source: American Community Survey, Table DP04, 5-Year Estimates, 2010, 2015, and 2020.
2. Housing Types
Table B-29 provides a breakdown of number of housing units by type for Dublin and Alameda County.
Housing in Dublin is predominantly detached single-family residences (55.3 percent). About 29.4 percent
of Dublin housing units are multi -family residences. A wider range of housing types is important in
providing for the diverse housing needs of the Dublin population.
Table B-29: Total Housing Units by Type
Jurisdiction
Single- Family Single -Family
Detached Attached
Count Percent
Multi -Family
Count
Percent
Mobile Homes,
Boats, and other
Types of Housing
Count Percent
Dublin
11,309
Alameda County 304,285
54.2%
53.1%
3,325
50,561
15.9%
8.8%
Source: American Community Survey, Table S2504, 5-Year Estimates, 2020.
29.8%
36.9%
0.1%
1.3%
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3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure
defines if a unit is owner occupied or renter occupied. The tenure characteristics in a community can
indicate several aspects of the housing market, such as affordability, household stability, and availability
of unit types, among others. In many communities, tenure distribution generally correlates with
household income, composition, and age of the resident.
Homeowners tend to gravitate towards single-family, detached residences as they are typically better
suited for larger households and more affordable to home buyers rather than renters. Table B-30 shows
that in Dublin 70 percent of renters live in multi -family residences as opposed to 18.8 percent who live in
single-family, detached residences. For homeowners, about 74 percent live in single-family, detached
residences.
Table B-30: Occupied Housing Units by Type and Tenure
Tenure
Mobile
Single- Single- Homes,
Family Family Multi -Family Boats, and
Detached Attached other Types
of Housin:
Total Total
Number of Percent of
Occupied Occupied
Units Units
Owner Occupied
Renter Occupied
74.3%
18.8
18.6%
11.1%
6.9%
70.0%
0.1%
0.1%
13,295 I 63.7%
7,588 36.3%
Source: American Community Survey Table B25032, 5-Year Estimates, 2020.
While multi -family residences are typically more affordable to renters, the average household size in
Dublin is one of the largest in the area. Table B-31 shows that owner -occupied households in Dublin
exceed the average household size in the County, and renter -occupied household sizes are consistent with
the County average. Dublin has about 3.15 persons per owner -occupied household and 2.71 per renter -
occupied household.
Table B-31: Average Household Size by Tenure
Jurisdiction Owner -Occupied Average Owner Renter -Occupied Average Renter
Households' Household Size Households' Household Size
Dublin
63.7% 3.15 36.3% 2.71
San Ramon
71.8%
3.15
28.2%
2.44
Livermore
72.6%
2.87
27.4%
2.75
Pleasanton
67.9%
3.02
32.1%
2.53
Alameda County
53.6%
2.91
46.4%
2.63
1. Percent of total households
Source: American Community Survey, Table CP04, 5-Year Estimates, 2020.
Vacancy rates are also an important housing indicator as they indicate the degree of housing choices
available. High vacancy rates usually indicate low demand and/or high supply conditions in the housing
market. High vacancy rates can be difficult for owners trying to sell or rent. Low vacancy rates usually
indicate high demand and/or low supply conditions in the housing market. Low vacancy rates can inflate
prices making it more difficult for lower- and moderate -income households to find housing. Vacancy rates
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between two to three percent are usually considered healthy for single-family or ownership housing, and
vacancy rates of five to six percent are usually considered healthy for multi -family or rental housing.
Vacancy rates must be viewed in the context of all local and regional market characteristics. Dublin has
the lowest vacancy rate (including for -sale and rental units) compared to the nearby jurisdictions, as
illustrated in Figure B-7.
Figure B-7: For -Sale and Rental Unit Vacancy Rates by Jurisdiction
Alameda County
Pleasanton
Livermore
San Ramon
Dublin
3.4%
0.0%
1.0% 2.0%
3.0%
2.9%
3.0% 4.0%
4.3%
Source: American Community Survey, CP04, 5-Year Estimates, 2020.
5.4%
5.0% 6.0%
Table B-32 below displays ACS data for vacancy rates in Dublin. The largest housing type that is vacant is
for housing units for rent (50.6 percent), followed by those that remain vacant for unknown reasons (24.2
percent). Seasonal, recreational, or occasional use units may include secondary vacation homes or short-
term rental homes; these homes often do not contribute to the housing needs of a community as they
are not consideredvaluable for long-term rental or occupancy purposes.
Table B-32: Vacant Housing Units by Type in Dublin
Type of Housin:
rcent of
Vacant
For rent
316
50.6%
Rented, not occupied
17
2.7%
For sale only
70
11.2%
Sold, not occupied
26
4.2%
For seasonal, recreational, or occasional use
44
7.1%
Other vacant
151
24.2%
Total
624
100%
Source: American Community Survey, Table 825004, 5-Near Estimates, 2020.
4. Housing Age and Conditions
Housing age can be an important indicator of housing conditions within a community. Housing that is over
30 years old is typically in need of major rehabilitation, such as a new roof, foundation, or plumbing. Figure
B-8 illustrates the housing stock age in Dublin. The majority of the housing stock was built after the City
incorporated in 1982 with the greatest housing boom between 2000 and 2009 when 29.1 percent of
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existing units were built. Approximately 21.7 percent of the housing stock was built prior to 1980 and may
be in need of some form of rehabilitation.
The City's Code Enforcement Staff estimates a total of 36 housing units are in need of rehabilitation
assistance. As such, the City established a goal of assisting 36 households in accessing rehabilitation
support services and resources throughout the planning period. Program A.1 establishes funds and
methods to support Dublin households in receiving assistance.
Figure B-8: Housing Stock Age
35.0%
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
Built Built Built Built Built Built Built Built Built Built
2014 or 2010 to 2000 to 1990 to 1980 to 1970 to 1960 to 1950 to 1940 to 1939 or
later 2013 2009 1999 1989 1979 1969 1959 1949 earlier
Dublin 13.3% 11.4% 29.1% 13.7% 10.9% 4.4% 14.5% 1.4% 0.7% 0.7%
Source: American Community Survey, Table B25034, 5-Year Estimates, 2020.
Figure B-9 below displays housing units by the year they were built and sorted by whether they are
currently occupied by homeowners or renters. Based on the data below, renters and owners tend to live
in units built after 2000. However, owners are more likely than renters to live in units built prior to 2000.
Approximately forty-five percent of homeowners live in housing units built prior to 2000.
Figure B-9: Tenure by Year Structure Built
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Built Built Built Built Built Built Built Built Built Built
2014 or 2010 to 2000 to 1990 to 1980 to 1970 to 1960 to 1950 to 1940 to 1939 or
later 2013 2009 1999 1989 1979 1969 1959 1949 earlier
Renter Occupied 10.1% 9.0% 32.4% 20.6% 9.6% 5.4% 8.7% 2.3% 1.1% 0.9%
Owner Occupied 15.3% 12.9% 26.0% 10.0% 12.2% 3.9% 17.8% 0.9% 0.5% 0.6%
Source: American Community Survey, Table B25036, 5-Year Estimates, 2020.
Appendix B: Community Profile B-32
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5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. The following summarizes the
cost and affordability of Dublin housing stock.
Table B-33 below shows the median home value in Dublin was $934,500 in 2020. This is above the regional
median for Alameda County ($825,300).
Table B-34 below shows average monthly rental rates for units in Dublin. The monthly rental rates for all
unit types increased from 2016 to 2020, with the highest increase to one -bedroom units. Units containing
five or more bedrooms were the only unit type to have experienced a decrease in costs; however,
between 2018 and 2020 the cost increased.
Table B-33: Median Home
Value by Community
Jurisdiction ill
Median Home Valu
Dublin
$934,500
San Ramon
$1,001,600
Livermore
$806,100
Pleasanton
$1,056,100
Alameda County
$825,300
Source: American Community Survey, Table DP04, 5-Year Estimates, 2020.
Unit Type
Studio
Table
2016
2,080
B-34: Monthly
2017
2,221
Rental Rates
2018
2,173
(2016-2020)
2019
2,227
2020
2,332
Change
2016-2020
12.1%
1 bedroom
1,770
2,018
2,124
2,236
2,293
29.5%
2 bedrooms
2,193
2,378
2,623
2,761
2,799
27.6%
3 bedrooms
2,627
2,788
2,987
3,076
3,135
19.3%
4 bedrooms
2,777
2,914
3,035
3,177
3,500+
26.0%
5 or more bedrooms
3,500+
3,500+
3,403
3,429
3,500+
0.0%
Source: American Community Survey, Table 825031, 5-Year Estimates, 2016, 2017, 2018, 2019, 2020.
Housing affordability can be inferred by comparing the cost of renting or owning a home with the
maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
HUD conducts annual household income surveys nationwide to determine the HAMI and a household's
eligibility for federal housing assistance. Based on this survey, HCD developed income limits, which can be
used to determine the maximum price affordable to households in the upper range of their respective
income category. The maximum affordable housing costs for homeowners and renters in Alameda County
are shown in Table B-35 and Table B-36, respectively.
Appendix B: Community Profile
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254
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The data shows the maximum amount that a household can pay for housing each month without incurring
a cost burden (overpayment). This amount can be compared to median home value (Table B-33) and
monthly rental rates (Table B-34) to determine what types of housing opportunities a household can
afford.
Extremely Low -Income Households
Extremely low-income households earn less than 30 percent of the County HAMI — up to $28,800 for a
one -person household and up to $44,400 for a five -person household in 2022. Extremely low-income
households cannot afford market -rate rental or ownership housing in Dublin without assuming a
substantial cost burden.
Very Low -Income Households
Very low-income households earn between 31 percent and 50 percent of the County HAMI — up to
$47,950for a one -person household and up to $74,000 for a five -person household in 2022. The maximum
affordable price for very low-income households is $236,000 for a one -person household and $365,000
for a five -person household. A one -person very low-income household can afford to pay up to $1,199 in
monthly rent and a five -person very low-income household can pay up to $1,850 in monthly rent. Given
housing costs, very low-income households cannot afford market -rate rental or ownership housing in
Dublin without assuming a substantial cost burden.
Low -Income Households
Low-income households earn between 51 percent and 80 percent of the County's HAMI - up to $76,750
for a one -person household and up to $118,400 for a five -person household in 2022. The maximum
affordable home price for a low-income household is $378,000for a one -person household and $584,000
for a five -person household. Based on the median home value in Dublin in 2019 (Table B-33,
homeownership is not affordable to low-income households. A one -person low-income household could
afford to pay up to $1,919 in rent per month and a five -person low-income household could afford to pay
as much as $2,960 per month. Low-income households in Dublin would not be able to find adequately
sized affordable apartment units (Table B-35).
Moderate -Income Households
Persons and households of moderate -income earn between 81 percent and 120 percent of the County's
HAMI — up to $162,750, depending on household size in 2022. The maximum affordable home price for a
moderate -income household is $520,000 for a one -person household and $802,000 for a five -person
household. Moderate income households may be able to purchase a home in Dublin, depending on the
household size. The maximum affordable rent payment for moderate -income households is between
$2,426 and $3,661 per month. Appropriately sized, market -rate rental housing is generally affordable to
moderate -income households.
Appendix B: Community Profile B-34
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Table B-35: Affordable HousingCosts for Homeowners
Tax and
Annual Income Mortgage Utilities1
Insurance
(2022)
Total
Affordable Affordable
Monthly Purchase Price
Housing Cost
Extremely Low -Income (30%of HAMI)
1-Person
$28,800
$400
$212
$108
$720
$142,000
2-Person
$32,900
$451
$248
$123
$823
$162,000
3-Person
$37,000
$473
$313
$139
$925
$182,000
4-Person
$41,100
$518
$355
$154
$1,028
$203,000
5-Person
$44,400
$536
$408
$167
$1,110
$219,000
Very Low -Income (50% of HAMI)
1-Person
$47,950
$807
$212
$180
$1,199
$236,000
2-Person
$54,800
$917
$248
$206
$1,370
$270,000
3-Person
$61,650
$997
$313
$231
$1,541
$304,000
4-Person
$68,500
$1,101
$355
$257
$1,713
$338,000
5-Person
$74,000
$1,165
$408
$278
$1,850
$365,000
Low -Income (80% HAMI)
1-Person
$76,750
$1,419
$212
$288
$1,919
$378,000
2-Person
$87,700
$1,616
$248
$329
$2,193
$433,000
3-Person
$98,650
$1,783
$313
$370
$2,466
$486,000
4-Person
$109,600
$1,974
$355
$411
$2,740
$540,000
5-Person
$118,400
$2,108
$408
$444
$2,960
$584,000
Moderate -Income (120% HAMI)
1-Person
$105,500
$2,096
$212
$330
$2,638
$520,000
2-Person
$120,550
$2,389
$248
$377
$3,014
$595,000
3-Person
$135,650
$2,654
$313
$424
$3,391
$669,000
4-Person
$150,700
$2,942
$355
$471
$3,768
$743,000
5-Person
$162,750
$3,152
$408
$509
$4,069
$802,000
Assumptions: 2021 HCD income limits for Oakland -Fremont, CA HUD Metro FMR Area; 30 percent gross household income as
affordable housing cost; 15 percent of monthly affordable cost for taxes and insurance; 10 percent down payment; and 4.5
percent interest rate for a 30-year fixed-rate mortgage loan. Utilities based on the Alameda County Housing Authority Utility
Allowance Schedule (2022).
1. Utilities include heating, cooking, water heating, electric, air conditioning, water, sewer, trash collection, microwave, and
refrigerator. All utilities are assuming natural gas.
Source: Alameda County Housing Authority Utility Allowance Schedule; California Department of Housing and Community
Development, 2021 Income Limits, and Kimley Horn and Associates.
Appendix B: Community Profile
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Table B-36: Affordable Monthly Housing Cost for Renters (2022)
Annual Income Rent
Utilities'
Total Affordable
Monthly
Housing Cost
Extremely Low -Income (30% of HAMI)
1-Person
$28,800
$508
$212
$720
2-Person
$32,900
$575
$248
$823
3-Person
$37,000
$612
$313
$925
4-Person
$41,100
$673
$355
$1,028
5-Person
$44,400
$702
$408
$1,110
Very Low -Income (50% of HAMI)
1-Person
$47,950
$987
$212
$1,199
2-Person
$54,800
$1,122
$248
$1,370
3-Person
$61,650
$1,228
$313
$1,541
4-Person
$68,500
$1,358
$355
$1,713
5-Person
$74,000
$1,442
$408
$1,850
Low -Income (80% HAMI)
1-Person
$76,750
$1,707
$212
$1,919
2-Person
$87,700
$1,945
$248
$2,193
3-Person
$98,650
$2,153
$313
$2,466
4-Person
$109,600
$2,385
$355
$2,740
5-Person
$118,400
$2,552
$408
$2,960
Moderate -Income (120% HAMI)
1-Person
$105,500
$2,426
$212
$2,638
2-Person
$120,550
$2,766
$248
$3,014
3-Person
$135,650
$3,078
$313
$3,391
4-Person
$150,700
$3,413
$355
$3,768
5-Person
$162,750
$3,661
$408
$4,069
Assumptions: 2021 HCD income limits for Oakland -Fremont, CA HUD Metro FMR Area; and 30%gross
household income as affordable housing cost. Utilities based on the Alameda County Housing Authority
Utility Allowance Schedule (2022).
1. Utilities include heating, cooking, water heating, electric, air conditioning, water, sewer, trash collection,
microwave, and refrigerator. All utilities are assuming natural gas.
Source: Alameda County Housing Authority Utility Allowance Schedule; California Department of Housing
and Community Development, 2021 Income Limits and Kimley Horn and Associates.
Appendix B: Community Profile B-36
257
APPENDIX C:
HOUSING CONSTRAINTS, RESOURCES, AND
AFFIRMATIVELY FURTHERING FAIR HOUSING
(AFFH)
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A. Housing Constraints
There are multiple potential factors that may affect the provision of adequate housing or access to
opportunities for current and future residents in Dublin. These factors may include non -governmental,
governmental, infrastructure, and environmental constraints, such as:
• Non -Governmental Constraints:
o Land costs
o Constructions costs
o Availability of financing
• Governmental Constraints:
o Land use controls
o Development standards
o Permitting processes and fees
o Local ordinances
• Infrastructure Constraints:
o Dry utilities
o Water supply
o Fire and emergency services
o Police Services
• Environmental Constraints:
o Geologic hazards
o Flood hazards
o Fire hazards
Combined, these factors may create barriers for current and future residents to access adequate and
affordable housing options, especially for lower- and moderate -income households.
1. Non -Governmental Constraints
Non -governmental constraints largely affect the cost of housing in Dublin and can produce barriers to
housing production and affordability. These constraints may include real wages, land cost and availability,
housing demand, financing and lending, construction costs, and labor availability, which can make it
financially challenging to build any housing, especially affordable housing. The following highlights the
primary market factors that affect housing production in Dublin.
Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi -family housing generally
less expensive to construct than single-family residences. However, there is wide variation within each
construction type, depending on the size of the unit and the number and quality of amenities provided. A
key indicator of construction costs is Building Valuation Data compiled by the International Code Council
(ICC). The ICC updates the estimated cost of construction at six-month intervals and provides estimates
for the average cost of labor and materials for typical Type VA protected wood -frame construction.
Estimates are based on "good -quality" construction, providing materials and fixtures well above state and
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local building code requirements. In February 2021, the ICC estimated that the average cost for good -
quality housing was $125.18 per square foot for multi -family residences, $138.79 per square foot for
single-family residences, and $156.95 per square foot for residential care/assisted living facilities, which
are expected to be higher due to inflation. Construction costs for custom homes and units with extra
amenities run even higher. Construction costs are also dependent upon materials used and building
height, as well as regulations set by the Building Code. Although construction costs are a significant
portion of the overall development cost, they are consistent throughout the region and, especially when
considering land costs, are not considered a major constraint to housing production in Dublin.
Construction costs may also result in housing developers proposing residential projects below maximum
densities permitted. The City's land use designations include minimum and maximum density
requirements which preclude development applications being proposed at lower densities. As such,
residential projects over recent years have been proposed at or above the City's identified densities. This
is therefore not considered a constraint to future housing development.
Land costs may also create a constraint to the development of affordable housing. Land costs may vary
depending on whether the site is vacant or has an existing use that must be removed. Similarly, site
constraints such as environmental issues (e.g., steep slopes, soil stability, seismic hazards, and flooding)
can be a factor in land cost. A Zillow search for vacant lots sold between 2019 and 2022 returned four lots
between 0.1 acres at $1,180,000 to 7.5 acres at $1,430,000; however, three of those lots were under
construction and are therefore not reflected in the table. Table C-1 shows the average cost of vacant land
in Dublin and nearby jurisdictions, including the one vacant lot sold within Dublin since 2019. While only
one lot is listed in Table C-1, it is possible additional vacant lots were sold in recent years but are not
reflected on Zillow. The City does not have further data available on the potential sale of unlisted vacant
lots. As such this cost estimate for vacant land is only used for comparative purposes with similar data
available on Zillow in neighboring communities. Notably, lots sold in neighboring communities were
located in rural regions, while the City's vacant land is located in developed neighborhoods. Given the size
of lots and location in comparison to neighboring communities, the cost of land is not deemed a constraint
to the development of housing in Dublin.
Table C-1: Vacant
Jurisdiction
Dublin
Land Cost — Zillow
I Average Lot Size
(Acres)
7.5
Average Cost Per
Square -Foot
$4.39
748 San Ramon Road
7.5
$4.39
Pleasanton
2.9
$702
San Ramon
27.2
$233
Livermore
30
$24
Source: Zillow.com, accessed February 10, 2022.
Availability of Financing
The availability of financing in a community depends on multiple factors, including the type of lending
institutions active in a community, lending practices, algorithms, rates, and fees charged, laws and
regulations governing financial institutions, and equal access to such loans. Additionally, availability of
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financing affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure
Act (HMDA), lending institutions are required to disclose information on the disposition of loan
applications and the income, gender, and race of loan applicants. The primary concern in a review of
lending activity is to determine whether home financing is available to all residents of a community,
regardless of income, sex, race, or ethnicity. The data presented in this section include the disposition of
loan applications submitted to financial institutions for home purchase, home improvement, and
refinancing in the San Jose -San Francisco -Oakland Metropolitan Statistical Area/Metropolitan Division
(MSA/MD).
Table C-2 displays the disposition of loan applications for the San Jose -San Francisco -Oakland MSA/MD,
per the 2016 Home Mortgage Disclosure Act Report. Applicants with at least a 120 percent MSA/MD
median income had the highest rates of loan approval. Of that income category, applicants who identify
as White had the highest percentage of approval and number of applications. Applicants with less than
50 percent of the MSA/MD median income had the highest percentage of denied loans than the other
income categories. Applicants who identify as White were more l i kely to be approved for a loan than other
races or ethnicities. Applicants who identify as American Indian and Alaska Native were the most likely to
be denied for a loan than another race or ethnicity. Given the generally high loan approval rates, home
financing is typically available and not considered to be a constraint in Dublin.
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Table C-2: Disposition of Loan Applications by Race/Ethnicity- San Jose -San Francisco -Oakland MSA/MD
pplications by Race/Ethnicit
•
o a
plications
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native
34.7%
36.4%
28.9%
121
Asian
43.2%
31.0%
25.8%
3,320
Black or AfricanAmerican
41.5%
28.9%
29.6%
1,260
Native Hawaiian or Other Pacific Islander
40.2%
30.7%
29.1%
127
White
48.3%
25.3%
26.5%
7,678
Hispanic or Latino
41.5%
30.7%
27.8%
2,509
50-79%OF MSA/MD MEDIAN
American Indian and Alaska Native
51.1%
19.6%
29.3%
184
Asian
63.6%
14.7%
21.6%
7,727
Black or AfricanAmerican
56.1%
17.9%
25.9%
2,515
Native Hawaiian or Other Pacific Islander
54.8%
18.4%
26.9%
294
White
65.8%
12.0%
22.2%
16,372
Hispanic or Latino
59.7%
15.4%
24.8%
5,994
80-99%OF MSA/MD MEDIAN
American Indian and Alaska Native
63.5%
21.6%
14.9%
74
Asian
67.4%
11.0%
21.6%
3,236
Black or AfricanAmerican
59.6%
14.3%
26.1%
819
Native Hawaiian or Other Pacific Islander
56.0%
15.6%
28.4%
109
White
68.4%
9.4%
22.2%
6,573
Hispanic or Latino
63.4%
12.0%
24.6%
1,933
100-119%OF MSA/MD MEDIAN
American Indian and Alaska Native
58.4%
17.3%
24.3%
173
Asian
69.8%
9.1%
21.1%
11,974
Black or AfricanAmerican
60.7%
14.2%
25.1%
2,258
Native Hawaiian or Other Pacific Islander
66.3%
10.8%
22.9%
297
White
72.4%
7.7%
20.0%
18,195
Hispanic or Latino
65.5%
11.7%
22.8%
4,327
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native
62.7%
11.5%
25.8%
330
Asian
68.4%
7.8%
23.8%
50,498
Black or AfricanAmerican
60.5%
12.9%
26.6%
3,508
Native Hawaiian or Other Pacific Islander
64.2%
11.8%
24.0%
483
White
71.2%
7.3%
21.6%
50,678
Hispanic or Latino
64.6%
10.2%
25.2%
5,862
* Percent Other includes applications approved but not originated, applications withdrawn, and files closed for
incompleteness.
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2020.
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Economic Constraints
Market forces on the economy and the trickle -down effects on the construction industry can act as a
barrier to housing construction and especially to affordable housing construction. It is estimated that
housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020,
California was seeing a 1.6 percent growth in jobs from 2019 and experiencing an all-time low in
unemployment rates. The COVID-19 pandemic had stalled much of the economy in early 2020. However,
as Figure C-1 below shows, the Dublin housing market experienced an overall sustained growth with a 5.2
percent year -over -year growth since 2019. According to Redfin's Housing Market Insights, homes spent a
median seven days on the market. A total of 57 homes were sold in December 2021, which represents a
36 percent decrease year -over -year as shown in Figure C-2.
Figure C-1: Dublin Housing MarketTrends—Median Sale Price (2019-2021)
Source: Redfin — Dublin Housing Market Insights (Accessed: February 2022)
Figure C-2: Dublin Housing Market Trends —Number of Homes Sold (2019-2021)
Source: Redfin — Dublin Housing Market Insights (Accessed: February 2022)
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A December 2021 California Association of Realtors (CAR) report found that the average cost of single-
family residences in Alameda County was $1,200,000, which experienced a 13.2 percent year-to-year
increase from 2020. Comparably, the State-wide average cost for a Single-family residence was $796,570.
According to a CAR First -Time Buyer Housing Affordability Index Report for the fourth quarter of 2021,
the median price for a single-family residence, purchased by first-time homebuyers, was $1,075,250with
monthly payments of $5,080 (including taxes and insurance). This required a minimum qualifying income
of $152,400. In comparison, the State-wide median cost for a single-family residence, purchased by first-
time homebuyers, was $677,850with monthly payments of $3,200 and a minimum qualifying income of
$96,000.
In conclusion, Dublin households must earn a higher income to be able to participate in the current
housing market. Given this is not a phenomenon unique to Dublin and jurisdictions State-wide are
experiencing high market costs, this is not considered a constraint. However, policies and programs are
included in the Housing Plan to provide households with assistance in entering the market.
2. Governmental Constraints
Land Use Controls
Each local government in California is required to adopt a comprehensive, long-term General Plan for the
physical development of the jurisdiction. The Land Use Element of the General Plan establishes permitted
land uses and development densitythroughout the City. These land uses provide a wide variety of housing
types while also ensuring compatibility between neighboring uses. Table C-3 lists the land uses that permit
residential development and their density ranges. Due to the City's flexible PD zoning, no requests have
been made to develop at densities below those identified in Table C-3, nor below the densities identified
as part of the candidate sites analysis. Additionally, all development standards and land use controls have
been applied to candidate sites and it was determined that future residential projects could feasibly
develop at an assumed density of 80 percent of the maximum permitted density in any given land use
designation regardless, whether the designation is residential or not.
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Table C-3: Residential Land Uses and
DensityRanges
lail =�_ ;•_,., _Lli*„-i_
•eneral Plan Land Us-
Rural Residential/Agriculture
0.01
Estate Residential
0.01-0.8
Low -Density Single Family Residential
0.5-3.8
Single Family Residential
0.9-6.0
Medium —Density Residential
6.1-14.0
Medium/High-Density Residential
14.1-25.0
Medium/High-Density Residential and
Retail Office
14.1 25.0
General Commercial/DC Medium -High
Density Residential
14.1 25.0
General Commercial/DC High Density
Residential
20.1-60.0
High -Density Residential
25.1+
Mixed Use
6.1-25.0
Downtown Dublin Specific Plan
6.1-25.1+
Campus Office
Not specified
General Commercial
Not specified
Neighborhood Commercial
Not specified
Public/Semi-Public
Not specified
Source: Dublin General Plan, Chapter 2: Land Use Element.
Variety of Housing Types Permitted
Cities are required by California Housing Law to make sites available through zoning for the development
of a variety of housing types for all socioeconomic levels of the populations. Housing types include single-
family residences, multi -family housing, accessory dwelling units, factory -built homes, mobile homes,
employee and agricultural workforce housing, transitional and supportive housing, single -room
occupancy (SRO) units, and housing for persons with disabilities. Table C-4 provides the housing types
permitted through the Dublin Municipal Code in the following zoning districts:
• A — Agricultural District: The purpose and intent of the Agricultural Zoning District is to establish
regulations which preserve and protect agricultural lands that are being used for the commercial
production of agricultural commodities consistent with the General Plan and applicable Specific
Plans and appropriate standards of public health, safety, welfare, and aesthetics, as well as
encourage compatibility of all Agriculture use types with the surrounding neighborhood.
• R-1 — Single -Family Residential District: The R-1 zoning district is intended to provide for and
protect neighborhoods that include detached, single-family homes and residential use types
compatible with a quiet, family -living environment. The R-1 zoning district is consistent with the
Low-DensitySingle-Family Residential, Single Family -Residential, and Medium Density Residential
designations of the General Plan depending on the Lot Square Footage Per Dwelling Unit selected
for the development.
• R-2 — Two Family Residential District: The R-2 zoning district is intended to provide for and
protect neighborhoods that include single-family dwellings, two family dwellings that have
development characteristics similar to single-family neighborhoods, duplexes, and residential use
types compatible with a quiet, family -living environment. The R-2 zoning district is consistent with
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the Medium Density Residential and Medium -High Density Residential designations of the
General Plan depending on the Lot Square Footage Per Dwelling Unit selected for the
development.
• R-M — Multi -Family Residential: The R-M zoning district is intended to provide for and protect
neighborhoods that include single-family residences, two family residences, and multi -family
residences that are clustered to provide generous open space areas for common use, and that are
generally close to transit, shopping, and public facilities. The R-M zoning district is consistent with
the Medium Density Residential, Medium -High Density Residential, and High -Density Residential
designations of the General Plan depending on the Lot Square Footage Per Dwelling Unit selected
for the development.
• C-1 — Retail Commercial District: The C-1 zoning district is intended to provide for the continued
use, expansion, and new development of retail commercial use types along major transportation
corridors and intersections, and to ensure compatibility with adjacent residential and commercial
uses. The C-1 zoning district is consistent with the Retail/Office and General Commercial
designations of the General Plan.
• C-2 —General Commercial District: The C-2 zoning district is intended to provide for the continued
use, expansion, and new development of general commercial use types along major
transportation corridors and intersections, and to ensure compatibility with adjacent residential
and commercial uses. The C-2 zoning district is consistent with the Retail/Office, Retail/Office and
Automotive, and General Commercial designations of the General Plan.
• M-P — Industrial Park District: The M-P zoning district is intended to provide for the continued
use, expansion, and new development of industrial park use types in proximity to major
transportation corridors, and to ensure compatibility with adjacent residential and commercial
uses. The M-P zoning district is consistent with the Business Park/Industrial, Industrial Park, and
Industrial/Campus Office designations of the General Plan.
• M-1 — Light Industrial District: The M-1 zoning district is intended to provide for the continued
use, expansion, and new development of light industrial use types in proximity to major
transportation corridors, and to ensure compatibility with adjacent residential and commercial
uses. The M-1 zoning district is consistent with the Business Park/Industrial, Business
Park/Industrial and Outdoor Storage and Industrial Park designations of the General Plan.
• M-2 — Heavy Industrial District: The M-2 zoning district is intended to provide for the continued
use, expansion, and new development of heavy industrial use types in proximity to major
transportation corridors, and to ensure compatibility with adjacent residential and commercial
uses. The M-2 zoning district is consistent with the Business Park/Industrial: Outdoor Storage
designation of the General Plan.
• PD — Planned Development Zoning District: The City utilizes Planned Development (PD) zoning
districts as a means of providing property owners/developers with maximum flexibility to create
development standards tailored to different product types and site characteristics. PD zoning also
helps to create a more desirable use of the land, more coherent and coordinated development,
and overall a better physical environment than would result under traditional zoning. A PD zoning
district is established by the adoption of an Ordinance classifying the property as a PD and
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adopting a Development Plan, which establishes regulations for the use, development,
improvement, and maintenance of the property within the requested PD zoning district, and may
be adopted in stages, as follows:
1. A Stage 1 Development Plan may be adopted for the entire site and establishes
permitted, conditionally permitted, and accessory uses; Stage 1 site plan; site area and
proposed densities; maximum number of residential units and nonresidential square
footage; a phasing plan and a Master Landscaping Plan; statements regarding consistency
with General Plan and Specific Plans, and consistency with Inclusionary Zoning
Regulations; an aerial photo, other information necessary for the review of the proposed
project; and any provisions as further described in the Dublin Municipal Code.
2. A Stage 2 Development Plan may be adopted concurrently with the Stage 1 Development
Plan at the time of establishing the PD zoning district or may be adopted at a subsequent
time. A Stage 2 Development Plan may establish permitted, conditionally permitted, and
accessory uses; Stage 2 site plan; site area and maximum proposed densities; maximum
numbers of residential units by type and nonresidential square footages for each use;
development regulations; architectural standards; preliminary landscape plan; other
information necessary for the review of the proposed project; and any provisions as
further described in the Dublin Municipal Code. All Subdivision Maps, Conditional Use
Permits, and Site Development Review Permits must be consistent with the Stage 2
Development Plan. Where phased development of a PD zoning district is proposed, Stage
2 Development Plans may be requested by the developer for portions of the property
within the PD zoning district. Ministerial and discretionary permits may be issued only for
those portions of a PD zoning district for which a Stage 2 Development Plan has been
adopted.
The minimum area for a PD zoning district is four acres; however, a district may be less than four
acres in size upon a finding by the Director of Community Development that there is a unique
character to the site, to the proposed land use, or to the proposed improvements for which the
Planned Development zoning district is better suited than conventional zoning. The densities in
residential areas, and floor area ratios and square footages in nonresidential areas may not
exceed the densities, floor area ratios, or square footages permitted in the Dublin General Plan
and applicable Specific Plans for such uses. Except as specifically modified by a Stage 2
Development Plan, all development in the PD shall be subject to the regulations of the closest
comparable zoning district as determined by the Director of Community Development.
Maintenance of all lands included within a PD not utilized for building sites, public roads and public
uses shall be assured by recorded land agreements, covenants, proprietary control or other stated
devices which attain this objective. The proposed method of assuring the maintenance of such
lands shall be included as part of the provisions of the Stage 2 Development Plan. The Planning
Commission and the City Council must review any proposed PD zoning district Ordinance in
accordance with the provisions of DMC Chapter 8.120, Zoning Ordinance Amendment, and must
affirmatively make all of the required findings below:
• The proposed PD zoning district meets the purpose and intent of DMC Chapter 8.32,
Planned Development Zoning District;
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• Development under the Planned District Development Plan would be harmonious and
compatible with existing and future development in the surrounding area;
• The proposed amendment would be harmonious and compatible with existing and
potential development in surrounding areas;
• The subject site is physically suitable for the type and intensity of the zoning district being
proposed;
• The proposed amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and
welfare; and
• The proposed amendment is consistent with the Dublin General Plan and any applicable
Specific Plans.
The Director of Community Development by administrative action and/or the Planning Commission by
means of a Conditional Use Permit may approve minor amendments to an adopted Development Plan
upon a finding that the amendment substantially complies with and does not materially change the
provisions or intent of the adopted Planned Development zoning district. All other amendments to the
adopted PD zoning district shall be pursuant to DMC Chapter 8.120, Zoning Ordinance Amendment.
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Table C-4: Permitted HousingTypes by Zoning District
sidential Us-
AccessoryDwelling
Unit
P
P
P
P
P
Agricultural Housing
C/ZA
-
-
-
-
-
-
-
-
-
-
Animal Keeping—
Residential
P
P
P
P-
-
-
-
-
-
Boarding House
-
C/ZA
C/ZA
C/ZA
-
-
-
-
-
-
-
Caretaker Residence
C/ZA
-
-
-
-
-
C/PC
C/PC
C/PC
C/PC
C/PC
Community Care
Facility (Small)
P
P
P
P-
-
-
-
-
-
-
Community Care
Facility (Large)
-
C/PC
C/PC
C/PC
-
-
C/PC
C/PC
C/PC
C/PC
-
Cottage Food
Operations
ZC/MUP
ZC/MUP
ZC/MUP
ZC/MUP
-
-
-
-
-
-
-
Duplex
-
-
P
P
-
-
-
-
-
-
-
EmergencyShelter
-
-
-
-
-
-
-
-
-
P
-
Farm Mobile Home
C/ZA
-
-
-
-
-
-
-
-
-
-
Junior Accessory
Dwelling Unit
P
P
P
P-
-
-
Mobile Home
P
P
P
-
-
-
-
-
-
-
-
Mobile
Home/Manufactured
Home Park
-
C/PC
C/PC
-
-
-
-
-
-
-
-
Multi -Family
Residence
-
-
P
P
-
-
-
-
-
-
-
Residential Use
Secondary to
Commercial Use
-
C/PC
-
-
-
-
C/PC
-
-
-
-
Residential
Conversion of Garage
to Living Space
-
P
-
-
-
-
-
-
-
-
-
Single Family
Residence
P
P
P
P
-
-
-
-
-
-
-
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- sidential Uses
I A
R-1
Table C-4:
R-2
Permitted
R-M
HousingTypes
I C-O
by Zoning
I C-N
District
C-1
C-2
Single Room
Occupancy Units
-
-
-
-
-
-
-
C/PC
-
Supportive Housing
(Small)
P
P
P
P
-
-
-
-
-
Supportive Housing-
(Large)
C/PC
C/PC
C/PC
C/PC
C/PC
C/PC
C/PC
Temporary Mobile
Home/Manufactured
Home
TUP
TUP
TUP
-
-
-
-
-
-
-
-
Tract and Sales
Offices/Model Home
Complex
-
TUP
TUP
TUP
-
-
-
-
-
-
-
Transitional Housing
(Small)
P
P
P
P
-
-
-
Transitional Housing-
(Large)
C/PC
C/PC
C/PC
-
-
C/PC
C/PC
C/PC
C/PC
Low Barrier
Navigation Centers
_
_
Notes:
P— Permitted
(-) — Not Permitted
ZC— ZoningClearance
MUP — Minor Use Permit
C/ZA —Conditional Use Permit/Zoning Administrator
C/PC — Conditional Use Permit/Planning Commission
Temporary Use Permit—TUP
Source: Dublin Municipal Code Section 8.12.050
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SINGLE-FAMILY RESIDENCE
The term Single -Family Residence is defined by the Dublin Municipal Code as a building designed for
and/or occupied exclusively by a single housekeeping unit. This includes factory -built housing, modular
housing, manufactured housing, mobile homes, and the rental of bedrooms within a single-family dwelling
to no more than four boarders. A residence with more than four boarders where residents do not live as
a single housekeeping unit constitutes a boarding house.
A Single Housekeeping Unit refers to a residence with two or more members, whose members are a non -
transient interactive group of persons jointly occupying a single dwelling unit, including but not limited to
the joint use of common areas and sharing household activities and responsibilities such as meals, chores,
and expenses.
Single -Family Residences are permitted in all residential zoning districts.
MULTI -FAMILY RESIDENCE
The term Multi -family Residence is defined as a building or a portion of a building used and/or designed
as residences for two or more families living independently of each other. A Multi -Family Residence
includes:
• Half-plex structures (a half-plex is a single residential unit that is half of a two -unit building where
a property line separates the two units)
• Duplexes, triplexes, and fourplexes (detached buildings under one ownership with two, three, or
four residential units (respectively) in the same building)
• Apartments (five or more units under one ownership in a single building)
• Attached unit projects such as condominiums and townhouses
• Boarding House
This use type may include other residential use types determined by the Director of Community
Development to be substantially similar to the use types listed above. Multi -Family Residences are
permitted in the R-2 and R-M zoning districts.
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
The term Accessory Dwelling Unit (ADU) is defined as a residential unit that provides independent living
facilities for one or more persons and includes separate kitchen, sleeping, and bathroom facilities. An ADU
may be a part of, attached to, or detached from a single-family, two-family, or multi -family residence and
is subordinate to the principal residence. An ADU also includes an efficiency unit, as defined in Section
17958.1 of the Health and Safety Code, and a manufactured home, as defined in Section 18007 of the
Health and Safety Code.
The term Junior Accessory Dwelling Unit (JADU) is defined as a unit that is no more than 500 square feet
in size that is contained entirely within the walls of a single-family residence, including attached garages,
and that has a separate entrance. At a minimum, a JADU must include an efficiency kitchen with a food
preparation counter, cooking facility with appliances and storage cabinets, and may include separate
sanitation facilities or may share sanitation facilities within the existing single-family residence.
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ADUs are permitted in all residential zoning districts and in the C-1 zoning district. JADUs are permitted in
all residential zoning districts. As of February 2022, ADU and JADU zoning and development requirements
are compliant with current State mandates.
MOBILE HOME/MANUFACTURED HOME
The term Mobile Home is defined as a vehicle designed and equipped for human habitation, and for being
drawn behind a vehicle. Such mobile home must either be constructed after September 15, 1971, and
issued an insignia of approval by the California Department of Housing and Community Development and
permanently located on a permanent foundation system, or be constructed after) my 15,1976, and issued
an insignia of approval by the U.S. Department of Housing and Urban Development and permanently
located on a permanent foundation system, or other type of housing determined to be substantially
similar by the Director of Community Development.
A Mobile Home Park or Manufactured Home Park is also defined as a development or subdivision of an
existing parcel, or contiguous parcels, of land for the purpose of separate sale, lease, or financing to allow
the installation of mobile homes or manufactured homes.
Mobile Home and Manufactures Homes are permitted in the A, R-1, and R-2 zoning districts. Mobile Home
Parks and Manufactured Home Parks are permitted in the R-1 and R-2 zoning districts with approval of a
Conditional Use Permit by the Planning Commission. There are currently no Mobile Home Parks located
within Dublin.
FARM MOBILE HOME
The term Farm Mobile Home is defined as a mobile home which is used for the housing of a full-time
employee (and family) of the farm on which it is located where that farm has a minimum size of 50 acres
and where it can be demonstrated that security cannot be obtained by existing single-family dwelling
occupancy.
Farm Mobile Homes are permitted in the Agricultural zoning district with approval of a Conditional Use
Permit by the Zoning Administrator.
AGRICULTURAL HOUSING
The term Agricultural Housing is defined as dwellings and/or living quarters for farm laborers, or other
types of dwellings determined to be substantially similar by the Director of Community Development.
Agricultural Housing may not be in addition to a Caretaker Residence or a Farm Mobile Home.
Agricultural Housing is permitted in the Agricultural zoning district with approval of a Conditional Use
Permit by the Zoning Administrator. The California Health and Safety Code Sections 17021.5 and 17021.6
requires farmworker and employee housing to be permitted by -right, without a Conditional Use Permit
or other discretionary permit, in single-family residential zoning districts for six or fewer persons and in
agricultural zones with no more than 12 units or 36 beds. Program E.6 is included in the Housing Plan to
ensure the City's zoning and development standards for farmworker/agricultural housing is compliant
with State law.
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SINGLE ROOM OCCUPANCY (SRO)
The term Single Room Occupancy (SRO) Unit is defined as a building or buildings constructed or converted
for residential living consisting of one -room dwelling units, where each unit is occupied by a single
individual or two persons living together as a domestic unit, and where the living and sleeping space are
combined. A one -room dwelling unit is not required to contain a bathroom or a kitchen; if a bathroom or
kitchen is not provided within the unit, common facilities shall be provided on -site for residents. A unit
that contains both a bathroom and kitchen shall be considered a studio unit and not an SRO Unit. Common
facilities for laundry may or may not be provided on -site.
SRO Units are permitted in the C-2 zoning district with approval of a Conditional Use Permit by the
Planning Commission. Program B.12 is included in the Housing Plan to consider permitting procedures
and technical assistance for potential SRO unit developers.
COMMUNITY CARE FACILITY— SMALL
The term Community Care Facility/Small is defined as a 24-hour residential facility providing care for six
or fewer persons, including:
• The elderly
• Persons in an alcoholism or drug abuse recovery or treatment facility
• Persons in a facility for mentally disordered
• Handicapped persons or dependent and neglected children
• Persons in an intermediate care facility/developmentally disabled-habilitative
• Intermediate care facility/developmentally disabled -nursing
• Congregate living health facilities
A Community Care Facility/Small may be located in anytype of residence. A Community Care Facility/Small
shall be considered a residential use of property and is permitted in all residential zoning districts and the
agricultural zoning district.
COMMUNITY CARE FACILITY— LARGE
The term Community Care Facility/Large is defined as a 24-hour residential facility providing care for seven
or more persons, including:
• The elderly
• Persons in an alcoholism or drug abuse recovery or treatment facility
• Persons in a facility for mentally disordered
• Handicapped persons or dependent and neglected children
• Persons in an intermediate care facility/developmentally disabled-habilitative
• Intermediate care facility/developmentally disabled -nursing
• Congregate living health facilities
A Community Care Facility/Large may be permitted in any type of residence. A Community Care
Facility/Large is permitted with approval of a Conditional Use Permit (CUP) by the Planning Commission
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in all residential zoning districts and the C-1, C-2, M-P, and M-1 zoning districts. Required findings for the
approval of a CUP, pursuant to DMC Section 8.100.060, include the following:
1. The proposed use and related structures are compatible with other land uses, transportation, and
service facilities in the vicinity.
2. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety, and welfare.
3. It will not be injurious to property or improvements in the neighborhood.
4. There are adequate provisions for public access, water, sanitation, and public utilities and services
to ensure the proposed use and related structures would not be detrimental to the public health,
safety, and welfare.
5. The subject site is physically suitable for the type, density, and intensity of the use and related
structures being proposed.
6. It will not be contrary to the specific intent clauses, development regulations, or performance
standards established for the zoning district in which it is located.
7. It is consistent with the Dublin General Plan and with any applicable Specific Plans.
SUPPORTIVE HOUSING— SMALL
The term Supportive Housing - Small is defined as a dwelling unit occupied by a target population of six or
fewer persons, with no limit on the length of stay, that is linked to on -site or off -site services that assist
the supportive housing resident(s) in retaining the housing, improving their health status, and maximizing
their ability to live and, when possible, work in the community. A target population means persons with
low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or
other chronic health conditions, or individuals eligible for services provided under the Lanterman
Developmental Disabilities Services Act (Welfare and Institutions Code Section 4500) and may include,
among other populations, adults, emancipated youth, families, families with children, elderly persons,
young adults aging out of the foster care system, individuals exiting from institutional settings, veterans,
and homeless people.
Government Code Section 65583(a)(5) requires supportive housing to be permitted in all residential
zoning districts under the same restrictions as other residential dwellings of the same type in the same
zone. Supportive Housing - Small is permitted in the agricultural zoning district and in all residential zoning
districts, in compliance with State law.
SUPPORTIVE HOUSING - LARGE
The term Supportive Housing - Large is defined as a dwelling unit occupied by a target population of seven
or more persons, with no limit on length of stay, that is linked to on -site or off -site services that assistthe
supportive housing resident(s) in retaining the housing, improving their health status, and maximizing
their ability to live and, when possible, work in the community. A target population means persons with
low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or
other chronic health conditions, or individuals eligible for services provided under the Lanterman
Developmental Disabilities Services Act (Welfare and Institutions Code Section 4500) and may include,
among other populations, adults, emancipated youth, families, families with children, elderly persons,
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young adults aging out of the foster care system, individuals exiting from institutional settings, veterans
and homeless people.
Government Code Section 65583(a)(5) requires supportive housing to be permitted in all residential
zoning districts under the same restrictions as other residential dwellings of the same type in the same
zone. Supportive Housing —Large is currently permitted with approval of a Conditional Use Permit by the
Planning Commission in all residential zoning districts and the C-1, C-2, M-P and M-1 zoning districts.
Program B.11 is included in the Housing Plan to allow for by -right approval of permanent supportive
housing in zones where housing is permitted.
TRANSITIONAL HOUSING — SMALL
The term Transitional Housing - Small is defined as a dwelling unit occupied by six or fewer homeless
persons or families, which is operated under program requirements that call for the termination of
assistance and recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time which shall be no less than six months.
Government Code Section 65583(a)(5) requires Transitional Housing to be permitted in all residential
zoning districts under the same restrictions as other residential dwellings of the same type in the same
zone. Transitional Housing - Small is permitted in the agricultural zoning district and in all residential
zoning districts, in compliance with State law.
TRANSITIONAL HOUSING— LARGE
The term Transitional Housing - Large is defined as a dwelling unit occupied by seven or more homeless
persons or families, which is operated under program requirements that call for the termination of
assistance and recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time which shall be no less than six months.
Government Code Section 65583(a)(5) requires Transitional Housing to be permitted in all residential
zoning districts under the same restrictions as other residential dwellings of the same type in the same
zone. Transitional Housing - Large is currently permitted with approval of a Conditional Use Permit by the
Planning Commission in all residential zoning districts and the C-1, C-2, M-P and M-1 zoning districts.
Program B.11 is included in the Housing Plan to allow for by -right approval of permanent transitional
housing in zones where housing is permitted.
LOW -BARRIER NAVGIATION CENTERS
AB 101 states that "The Legislature finds and declares that Low Barrier Navigation Center developments
are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide
concern." California Government Code Section 65660 identifies Low Barrier Navigation Centers as a
Housing First, low -barrier, service -enriched shelter focused on moving people into permanent housing
that provides temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing. Low -Barrier Navigation
Centers are required as a use by right in areas zoned for mixed uses and non-residential zones permitting
multifamily uses if it meets specified requirements. The Dublin Municipal Code does not currently identify,
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nor zone for, Low -Barrier Navigation Center. As such, Program B.12 is included in the Housing Plan to
ensure compliance with State law
EMERGENCY SHELTER
The term Emergency Shelter is defined as a facility that provides temporary, short-term housing, with
minimal supportive services, for homeless individuals or families, provided that no facility shall be used as
temporary, short-term housing by any individual or family for more than 30 consecutive days.
Per Assembly Bill 139 (AB 139), emergency shelters must be permitted in at least one zoning district
without approval of any discretionary permits. Emergency Shelters are permitted in the M-1 zoning
districts, in compliance with State law. There are approximately 28 parcels within the M-1 zoning district,
covering a total of 96.6 acres. The parcels range from 0.1 to 20.9 acres and the average parcel size is 2.5
acres. Of these parcels, four are currently vacant and cumulatively total five acres. All M-1 zoning districts
are reflected in Figure C-3.
Figure C-3: Dublin Zoning Map —Light Industrial(M-1) Zoning District
Source: City of Dublin Zoning Map
The development standards for emergency shelters are provided in DMC Chapter 8.28, Industrial Zoning
Districts, Chapter 8.36, Development Regulations, and Chapter 8.45, Emergency Shelters, as summarized
below.
• Minimum Setbacks
o Front, Side, Street Side: 10 feet
o Rear: 20 feet
• Maximum Building Height: 45 feet
• Landscape Buffer: 10 feet wide along all roadways
• Enclosure: Open areas used for storage or for parking and loading shall be enclosed by a solid wall
or fence at least six feet in height with solid entrance and exit gates.
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Emergency shelters that meet the development standards and regulations above may be approved
ministerially with a Zoning Clearance. No constraints on the development of emergency shelters are
identified because no discretionary review or public hearing is required.
Additionally, AB 139 states that jurisdictions may only apply objective standards that provide sufficient
parking to accommodate emergency shelter staff. The City currently requires one parking space for every
20 beds plus one parking space for each employee on the largest shift plus one parking space for each
company vehicle. Program D.3 is included in the Housing Plan to update the Emergency Shelters
Ordinance and Zoning Ordinance to comply with parking requirements established by AB 139.
Figure C-4 shows the location of hazardous waste generators and hazardous waste percentile for the
region surrounding the M-1 zoning district. According to CalEnviroScreen 4.0, this indicator is calculated
by considering the number of permitted Treatment, Storage and Disposal Facilities (TSDFs), generators of
hazardous waste or chrome plating facilities, the weight of each generator or site, and the distance to the
census tract. The figure shows two hazardous waste generators located in the M-1 zoning district. As of
February 2022, these generators include Valent Dublin Laboratories (which manufactures herbicides,
insecticides, fungicides, plant growth regulators, and other product types for crop production and pest
management) and Hexel Research and Development (a research laboratory). These businesses, and all
within the M-1 zone, are light -industrial uses and do not create an environment unfit for human
habitation. Furthermore, existing housing units are close to the M-1 zone and the two identified
generators. As such, the hazardous waste generators identified by CalEnviroScreen 4.0 do not pose a
threat to the development and use of future emergency shelters in the area.
Figure C-4: CalEnviroScreen 4.0—Hazardous Waste
San Ramon
GolfClu6
Hazardous Waste Generators
O
Hazardous Waste Percentile
■ 90-100
■ 80-90
■ 70-80
■ 60-70
■ > 50-6.0
■ >40-50
■ > 30-40
20-30
> 10-20
0-10
Hill: Park
Camp Parks
tali irary
Resvatipn
Hacienda
C rosainga
Emerald Glee
Glen Part.
Im.td.0 Blvd
Source: CalEnviroScreen 4.0
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Additionally, the M-1 zoning district is located near existing commercial and retail resources, as well as
existing public transportation routes. Figure C-5 shows the two Bay Area Rapid Transit (BART) stations
located near the M-1 zoning district and the transit routes and stops running through the area. As the
figure shows, the M-1 zoning district and potential emergency shelter occupants are located within a short
distance to public transportation with destinations throughout the City and the BayArea region.
Figure C-5: Transit Routes—Dublin/Pleasanton BARTStations
yaYo�• rrw•
.1 Wain iiForh Unarm)
OrLfn ari C. a LIRA,
West Dublin!
Weasanlon 13ART
0 in k:r
BART
Dublin/Pleasanton Station
5.01 4rien€ Drive, Pleasanlun
r; ■ 0 CEDIID kit? al
XCZ SrwR
Source: 511 Free Bay Area Transit Information — Transit Routes
You Are Here
5-Minute Walk
1000%905m Nadi us
BART
ACE
County Connection
Modesto Area Express
San Joaquin RTO
Stanislaus Regional Transit
mellm Wheels
Route Terminus
Shared use Oicyde
Pedestrian Path or Trail
On -Street Bicycle
Connection
Future Trail)
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Residential Development Standards
The City establishes development standards through the Zoning Ordinance to regulate development of the uses listed above. The development
standards include minimum lot size and width, minimum setbacks, and maximum lot coverage, height limits and density. Table C-5 below provides
the Dublin Municipal Code standards established for each zoning district which permits residential developments. The City also utilizes Planned
Development Zoning, as further discussed below, which provides significant flexibility regarding development standards.
Zoning
District
A
Lot
Minimum
Size
Table
Lot Area
Lot Width
C-5: Development
Standards
1.I
for Residential
Miiimum
Developments
Setbacks
(Feet)
Street
Rear
I Maximum
Construction
Height
Limit (Feet)-
25/354
Standards
Units
1
100 acres
100 acres
300 ft.
300 ft.
N/A
50
30
50
50
N/A
R-1
4,000 sq. ft.
5,000 sq. ft.
50 ft.
60 ft.
100
181
52
10
20
1 story: 40%
25/354
1
2 story: 35%
R-2
8,000 sq. ft.
9,000 sq. ft.
80 ft.
90 ft.
100
181
10
10
20
1 story: 40 %
2 story: 35%
25/354
2
R-M
5,000 sq. ft.
6,000 sq. ft.
50 ft.
60 ft.
100
20
103
10
30
1 story: 40%
2 story: 35%
25/354
1/750 sq.
ft.
C-0
10,000 sq. ft.
11,000 sq. ft.
70 ft.
80 ft.
100
20
10
10
10
N/A
35
N/A
C-N
5,000 sq. ft.
6,000 sq. ft
50 ft.
60 ft.
100
20
05
10
06
N/A
35
N/A
C-1
5,000 sq. ft.
6,000 sq. ft
50 ft.
60 ft.
100
0'
05
08
06
N/A
459
N/A
C-2
6,000 sq. ft.
7,000 sq. ft
50 ft.
60 ft.
100
0'
05
08
06
N/A
459
N/A
M-P
40,000 sq. ft.
40,000 sq. ft
150 ft.
150 ft.
100
50
20
20
40
N/A
35
N/A
M-1
20,000 sq. ft.
20,000 sq. ft
100 ft.
100 ft.
100
10
10
10
20
N/A
45
N/A
M-2
5,000 sq. ft.
6,000 sq. ft
150 ft.
150 ft.
100
10
10
10
10
N/A
45
N/A
Notes:
1. Minimum setback
2. Side Yard setbacks in the R-1 zoning district shall be a minimum of five feet plus one foot for each full 10 feet by lot width exceeds minimum lot width up to a maximum of 10 feet.
3. Buildings with four or more residences in the R-M zoning district shall have a 15-foot Side Yard on one side.
4. West of Dougherty Road 25 feet and two stories; may be increased to 35 feet and two stories pursuant to a Site Development Review approval by the Zoning Administrator. East of
Dougherty Road; 35 feet and two stories.
5. 0 feet except, if abutting an R zoning district, the same as the Side Yard Setbacks of that district.
6. 0 feet except, 15 feet ifa C-1 or C-2 zoning district backs up on an R zoning district
7. 0 feet except, if abutting an R zoning district or C-O or C-N zoning district, the same as the Front Yard Setback of that zoning district.
8. 0 feet except, if the Street Side Yard ofa corner lot in a C-1 or C-2 zoning district abuts a Key Lot in any R, C-O or C-N zoning district, not lessthan half of the Front Yard setback required
for the Key Lot.
9. 45 feet, except 35 feet if the principal structure in a C-1 or C-2 zoning district is within 50 feet of an R zoning district.
Source: Dublin Municipal Code Section 8.36.020.
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All development standards have been applied to the candidate sites and it was determined that future
residential projects could feasibly develop at an assumed density of 80 percent of the maximum permitted
density in any given zoning district that allows residential development, whether the district is residential
or not. Based on this, future residential development would meet assumed densities without needing
exceptions such as Conditional Use Permits or Variances. Development standards would not impact the
cost or supply of housing in Dublin, impact the length or timing of plan review nor affect project certainty.
YARD REQUIREMENTS
The term Yard is defined by the Dublin Municipal Code as open space on a lot, other than a court,
unobstructed and unoccupied from the ground upward. A Yard refers to the area between the lot line and
the structural setback line. The term Setback is defined as the required distance that a building, structure,
or other designated item must be located from a lot line. Yard and setback requirements are established
to allow for light and air, circulation, emergency access, and aesthetic improvements. Dublin's yard
requirements are not considered a constraint
LOT COVERAGE
The term Lot Coverage is defined as the maximum lot area which may be covered with buildings and
structures. Buildings and structures include all land covered by Principal Buildings, garages and carports,
Accessory Structures, covered decks and gazebos, and other enclosed and covered areas; but not standard
roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways,
driveways, patios, uncovered parking areas or roads. All areas of coverage are computed in terms of net
lot area at ground level. Dublin's lot coverage standards are not considered a constraint.
OPEN SPACE
The Dublin Municipal Code defines "Common Useable Open Space" as minimum useable open space
within the area of a Building Site designed and reserved for outdoor living, recreation, pedestrian access,
and landscaping. The calculation of Common Useable Open Space is made by deducting from the total
area of the building site:
• Maximum Lot Coverage.
• Paved parking areas, driveways, and maneuvering areas.
• Areas having a slope in excess of 20 percent.
• Any open space less than 10 feet in its smallest dimension.
Dublin's open space requirements are not considered a constraint.
MAXIMUM BUILDING HEIGHT
The term Height is defined as the height limits for buildings and structures and is measured as the vertical
distance from the highest point of the structure to the average of the highest and lowest points where
the exterior walls touch the natural grade. Dublin's building height standards are not considered a
constraint.
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PARKING STANDARDS
The City establishes off-street parking regulations to ensure adequate parking availability, prevent
interference with circulation and create a safe environment, and to protect surrounding uses from
adverse noise and visual impacts. Table C-6a provides the number of parking spaces required for
residential uses throughout the City. In comparison, Table C-7 provides the off-street parking
requirements for neighboring communities. The City has greater parking requirements for new single-
family residences; however, multi -family residences generally have the lowest parking requirements
compared to nearby cities. The City's parking requirements are more nuanced than neighboring
communities and require differing parking requirements for rental multi -family residences and for -sale
multi -family residences.
Table C-6a: Residential
Residential Use Types
AccessoryDwelling Unit
Off -Street Parking Requirements
Number of Parking Spaces Required
See DMC Section 8.80.030ofthe Zoning Ordinance
Agricultural Housing
2 per dwelling
Boarding House
2 per dwelling, plus .5 persleeping room
Caretaker Residence
2 per dwelling
Community Care Facility/Small
2 per dwelling
Cottage Food Operations
Provide the number of spacesrequired for thetype of residential
dwelling plus 1 spacefor an employee not residing in the home (if
applicable) plus 1 spacefor a company vehicle (ifapplicable).A
company ve h icle that also serves as the day-to-day personal vehicle of
the individual conducting the cottagefood operation shall not require
an additional parking space.
EmergencyShelter
1 parking space forevery20 beds plus 1 parking spacefor each
employee on the largest shift plus 1 parking spacefor each company
vehicle.
Farm Mobile Home
2 per dwelling
Family Day Care Home/Large (up to 14)
Not regulated
Family Day Care/Small (up to 8)
Not regulated
Junior AccessoryDwelling Unit
See DMC Section 8.80.030of the Zoning Ordinance
Mobile Home
2 per dwelling
Mobile Home Park
2 per dwelling, plus 1 guest spacefor every 2 dwellings
Apartments
Studio and 1
Bedroom
1 covered or garaged per dwelling plus 1 parking space for unreserved
and guest parking.
2+ Bedrooms
Condominium
Studio and 1
Bedroom
1 covered or garaged per dwelling plus 1 guest parking space per
dwelling which shall be marked as a guest parking space
2+ Bedrooms
2 covered or garaged per dwelling plus 1 guest parking space per
dwelling which shall be marked as a guest parking space
SB 9 Unit Developments
See DMC Section 8.81.060 relating to SB 9 Unit parking.
Senior CitizenApartments
1 covered or garaged per dwelling plus one guest parking spacefor
every three dwelling units.
Residential Use Secondary to
Commercial Use
2 per residence
Lots 4,000 square
feet or less
2 in an enclosed garage per dwelling* plus one on -street parking
space per dwelling unit within 150feet of that dwelling unit.
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Table C-6a: Residential
Off -Street Parking Requirements
Number of Parking Spaces Required
Residential
Use Types
Single -Family/
Duplex/
Townhouse
Lots greater than
4,000 square feet
2 in enclosed garage per dwelling* plus one parking space per
dwelling unit provided in the driveway or on -street within 150feetof
that dwelling unit.
Single Room OccupancyUnits
1 per unit plus 1 guest parking spacefor every 3 units
Supportive Housing -Small
2 per dwelling
Supportive Housing- Large
1 per 3 employees on largest shift, plus 1 per 3 beds
Transitional Housing -Small
2 per dwelling
Transitional Housing- Large
1 per 3 employees on largest shift, plus 1 per 3 beds
* Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of converting a
residential garage to living space pursuant to Chapter 8.78 of the Dublin Zoning Ordinance.
Source: Dublin Municipal Code Section 8.76.080.
Table C-6b: Parking Structures
Project
Amador Station (BRIDGE Housing)
Ashton at Dublin Station
245
331
Project Status
Entitled
Under Construction
Avalon West (Saint Patrick Way)
781
Under Construction
Table C-7: Residential Off -Street Parking Requirements
for NearbyJurisdictions
1 ber of Parking Spaces Required
Residential Use T
Pleasanton
One -family dwelling units*
2 spaces
Condominiums, communityapartments and separately
owned townhouses
2 spaces per unit
Apartments with two bedrooms or less*
2 spaces per unitfor thefirst4 units; 1.5 spaces per
unitfor additional units
Apartments with three or more bedrooms*
2 spaces per unit
Visitor parking
1 space per 7 units
*At least one space per dwelling unit must be located in a garage or carport.
San Ramon
Live/work units
2 spaces per unit
Mobile homes
2 spaces per unit, with at least 1 covered
1 space per 4 units for guest parking
Multi family
Studio/ 1-bedroom
1 covered space per unit
2- and 3-bedroom
2 spaces per unit, with at least 1 covered
4-bedroom or more
3 spaces per unit, with at least 1 covered
Guest parking
1 space per 4 units
Residential care homes
6 or fewer clients
2 covered spaces
7 or more clients
1 space per 3 beds
1 space per units for guests and employees
Rooming and boardinghouses
1 space per bedroom
Single-family dwellings
Up to 4 bedrooms
2 covered spaces within a garage
5 bedrooms
3 covered spaces within a garage
6 or more bedrooms
4 covered spaces within a garage
Livermore
Studio
1 space
1 bedroom
1 space
2 or more bedrooms
2 spaces
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Table C-7: Residential Off -Street Parking Requirements for NearbyJurisdictions
Residential Use Types Number of Parking Spaces Required
Guest spaces (multiplefamily) 1 space per 4 units
Mobile homes
2 spaces per unit
Source: Pleasanton Municipal Code; San Ramon Municipal Code; City of Livermore Development Code.
Multi -family residential developments require one covered or garage parking space per residential unit
plus one guest parking space per residential unit, which must be marked as a guest parking space. Parking
requirements are reduced to 1.5 spaces (covered or uncovered) per residential unit in the Downtown
Dublin - Transit Oriented District and at the Transit Center. While required covered or garage parking may
be more costly to housing developers, it has not been identified as a constraint by the development
community and is consistent with the parking requirements for the Cities of Pleasanton and San Ramon.
Additionally, qualifying affordable housing projects are entitled to parking reductions pursuant to State
Density Bonus Law (Government Code Section 65915-69518). The City recently approved two affordable
housing projects (Amador Station and Regional Street Senior Affordable Housing) that requested parking
reductions. In both cases, the parking requirement was reduced to 0.5 parking spaces per residential unit.
As mentioned above, parking requirements may increase the cost of housing but have not been identified
as a constraint to housing supply, nor an impact on the financial feasibility and approval certainty of multi-
family residential development projects in the City.
Recent multi -family residential developments in Dublin, as outlined in Table C-6b, have proposed parking
structures in place of surface lots with covered spaces.
Assembly Bill 2097
In September 2022, AB 2097 was signed into law establishing provisions for vehicle parking requirements
based on proximity to public transit. Specifically, AB 2097 prohibits public agencies from imposing
minimum vehicle parking requirements for developments located within half -a -mile of public transit.
"Public transit" means a major transit stop as defined by Public Resources Code Section 21155:
• An existing rail of bus rapid transit station,
• A ferry terminal served by either a bus or rail transit service, and
• The intersection of two or more bus routes with a frequency of service interval of 15 minutes or
less during the morning and afternoon peak commute period.
Jurisdictions may impose or enforce minimum parking requirements on housing developments if findings
are made (within 30 days of a completed application) that not imposing minimum parking requirements
on the development would have substantially negative impacts on the jurisdiction's ability to meet its
RHNAor existing residential or commercial parking within half -a -mile of the housing development. These
findings must be supported by a preponderance of the evidence in the record. Pursuant to AB 2097, the
projects listed below are exempt from imposed or enforced minimum parking requirements:
• Housing development projects that dedicate a minimum of 20 percent of the total number of
housing units to very low-, low-, or moderate -income households; students; the elderly; or
persons with disabilities.
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• Housing developments with fewer than 20 housing units.
• Housing developments subject to parking reductions based on any other applicable law.
AB 2097 prohibits these provisions from reducing, eliminating, or precluding the enforcement of any
requirement imposed on a housing development project that is located within half -a -mile of public transit
to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible
to persons with disabilities.
Program D.6 is included in the Housing Plan to amend the Zoning Ordinance to comply with AB 2097.
Definition of Family
Under the right of privacy, the California Constitution prohibits a restrictive definition of "Family" which
limits the number of unrelated persons and differentiates between related and unrelated individuals living
together. The City defines "Family" as one or more persons occupying a dwelling and living as a single,
non-profit housekeeping unit, including any servants. This is distinguished from a group occupying a
boarding house, community care facility, supportive or transitional housing when configured as group
housing, hotel or motel, club, fraternity, or sorority house.
The exclusion of boarding homes, community care facilities, and supportive or transitional housing from
the definition of "Family" may be considered a constraint to persons with disabilities. As such, Program
B.17 is included in the Housing Plan to provide for the review and revision of the definition of "Family."
State Density Bonus Law
Dublin Municipal Code Chapter 8.52 establishes density bonus regulations to provide for the development
of affordable housing. The State -mandated density bonus provides incentives to developers to produce
housing affordable to very low-income households, low-income households, moderate -income
households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing
homelessness, as well as for the development of childcare facilities.
An applicant proposing a density bonus may submit a Preliminary Application prior to the submittal of a
formal application. Once ready, the applicant must submit a complete application with fees and/or a
deposit. The application must state what density bonus, incentives, concessions, waiver or modifications
of development standards, or favorable parking requirements are being requested from the Cityand the
rationale for the request.
The application must also include a statement describing whether residential development is proposed
on any property that:
1. Includes parcel(s) on which rental dwelling units are, or if the dwelling units have been vacated or
demolished in the five-year period preceding the application, have been subject to a recorded
covenant, ordinance, or law that restricts rents to levels affordable to very low- or low-income
households;
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2. Has been subject to any other form of rent or price control through a public agency's exercise of
its police power; or
3. Has been occupied by very low- or low-income households.
The Community Development Director evaluates the application based on the following criteria:
1. The requested density bonus meets all the requirements of the State Density Bonus Law.
2. The requested incentives and concessions result in identifiable and actual cost reductions to
provide for affordable housing costs or rents for the target dwelling units, and whether such
incentives and concessions would have a specific adverse impact upon public health and safety,
or the physical environment, or on any real property that is listed in the California Register of
Historical Resources and/or National Register of Historic Places, and for which there is no feasible
method to satisfactorily mitigate or avoid the specific adverse impact without rendering the
development unaffordable to low and moderate income households, or violates such other
requirements as may be set forth in the State Density Bonus Law for incentives and concessions.
3. The City's development standards physically preclude the construction of the development
project at the density and with the concessions and incentives to be provided to the proposed
project pursuant to this Chapter, and whether the requested waiver or modifications are
necessary to enable the construction of the development project at such density and with such
concessions and incentives.
4. The density bonus housing project complies with the General Plan, any applicable specific plans,
zoning, and development policies and standards of the City.
5. Any conversion of apartment units to condominiums will result in a reduction in the affordable
housing stock for lower -income groups, as of most recent inventory.
AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50
percent additional density provided those projects produce the additional below market rate (BMR) units
in the "base" portion of the project, unless the locality already allows a bonus above 35 percent. The bill
also lowered the BMR thresholds for concessions and incentives for projects with low-income BM Rs. As
of 2021, Government Code Section 65915 authorizes an applicant to receive two incentives or concessions
for projects that include at least 17 percent of the total units for lower -income households, at least 10
percent of the total units for very low-income households, or at least 20 percent moderate -income
households. It also allows an applicant to receive up to three incentives or concessions for projects that
include at least 24 percent of the total units for lower -income households, at least 15 percent of the total
units for very low-income households, or at least 30 percent for persons or families of moderate -income
households. The Dublin Municipal Code refers to the State Density Bonus Law for specificity on the density
bonus allowances.
Reasonable Accommodations
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local
governments to make reasonable accommodations (modifications or exceptions) to their zoning laws and
other land use regulations when such accommodations may be necessary to afford disabled persons an
equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate
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requests from persons with disabilities to waive a setback requirement or other standard of the Zoning
Ordinance to ensure that homes are accessible for the mobility impaired.
Dublin Municipal Code Chapter 8.38 establishes procedures and requirements for reasonable
accommodation applications for persons with disabilities. An application for reasonable accommodations
is reviewed ministerially through a Zoning Clearance and is not subject to discretionary review or a public
hearing. A Zoning Clearance is issued if the request complies with the following development standards
and regulations:
• Zoning Districts.The request for reasonable accommodation is for a legally established residential
dwelling located in an agricultural, residential, or comparable Planned Development zoning
district.
• Occupancy. The residential dwelling is the primary residence of the person(s) requesting
reasonable accommodations and such persons have been determined to be protected under Fair
Housing Laws.
• Design Compatibility. Any exterior modification to the dwelling is designed to be compatible with
the architectural character, colors, and texture of the dwelling and surrounding neighborhood.
• Side Yard Setbacks. For additions to a dwelling, a minimum side yard setback of five feet is
maintained.
• Rear Yard Setbacks. For additions to a dwelling, a minimum rear yard setback of 10 feet is
maintained.
• Lot Coverage. The maximum lot coverage does not exceed 50 percent for a one-story dwelling or
45 percent for a two-story dwelling.
• Uncovered Access Ramp.An uncovered access ramp may be located within a front, side, or rear
yard setback so long as the height of the ramp does not exceed the grade level finish floor of the
dwelling.
As of July 2022, the City has not received any 5t" Cycle reasonable accommodation applications and, in
addition, does not have a history of denying reasonable accommodation applications. The City has never
received feedbackfrom housing developers or property owners indicating the presence of a constraint to
this application and process; however, following HCD feedback, the City has included provisions in
Program E.3 of the Housing Plan to review and amend the Dublin Municipal Code, as appropriate, to
remove potential constraints for reasonable accommodation requests.
On -/Off -Site Improvements
New subdivisions may be required to improve streets, highways, public ways, and easements, as well as
improvements that may not be part of the subdivision but are affected by the subdivision. Thus, these are
costs that may influence the sale or rental price of housing. Dublin Municipal Code Chapter 9.16
establishes the required on- and off -site improvements below:
• Streets and Roads. Grading; curbs and gutters; and surfacing of streets, highways and public
ways, and the drainage thereof.
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• Grading Lots. The grading of the lots and the drainage may be required by the design of the
approved tentative map.
• Stormwater Control and Treatment. Stormwater control measures in compliance with the Dublin
Municipal Code, the latest Regional Water Quality Control Board clean water construction
general permit, and the latest Municipal Regional Stormwater National Pollution Discharge
Elimination System (NPDES) Permit. The control and treatment measures shall reduce erosion
and sedimentation from entering the storm drain system from the subdivision site (point source).
• Water Supply and Sanitary Sewer. Subdivisions shall be served with water and sanitary sewer
connections in the manner approved by the Dublin San Ramon Services District unless an
alternative design is proposed and approved by the City Engineer.
• Utilities. Subdivisions shall be served by public utilities (gas, electricity, Internet/cable/phone)
unless an alternative design is proposed and approved by the City Engineer.
• Public Safety. Construction of such structures necessary for public safety, including but not
limited to local neighborhood drainage, traffic safety signs and devices, and street lighting.
• Fire Hydrants. Fire hydrants shall be furnished and installed as approved by the local water
district, Fire Marshal, and City Engineer.
• Trails and Bikeways. Trails and bikeways as designated on the General Plan or applicable Specific
Plan, or the City's adopted Bicycle and Pedestrian Master Plan.
Additionally, as a condition of approval of a tentative map, the City may impose a requirement that the
subdivider install improvements for the benefit of the subdivision, property not within the subdivision,
and the public. If the improvements are dedicated to the public, then the City will enter into an agreement
to reimburse the subdivider for that portion of the cost of those improvements, including an amount
attributable to interest, in excess of the construction required for the subdivision.
Further conditions of approval may include, but are not limited to:
• Dedication and improvement of streets, alleys, including access rights and abutters' rights,
drainage, public utility, and other public easements;
• Reservations;
• The design and improvement of subdivisions;
• Requirements to implement California Environmental Quality Act (CEQA mitigation measures;
• Ensuring proper grading and erosion control, prevention of sedimentation or damage to off -site
property;
• Energy conservation; and
• Ensuring compliance with adopted development standards.
Because residential development cannot take place without the addition of adequate infrastructure, site
improvement requirements are considered a regular component of housing development and are not
considered a constraint to development.
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Local Ordinances
URBAN GROWTH BOUNDARIES (UBG)
Growth management measures are techniques used by a government to regulate the rate, amount,
location, and type of development. Growth management measures allow cities to grow responsibly and
orderly; however, they can produce constraints to the development of housing if overly restrictive. This
may be particularly restrictive for accessible and affordable housing.
Dublin residents approved Measure M in 2000to create an Urban Growth Boundary (UBG) on the western
limits of the City. Measure M restricts residential development on the foothills by requiring voter approval
of any proposed residential project. As such, the foothills were preserved as agricultural and open space
areas.
In addition, the Dublin Open Space Initiative of 2014 was adopted to preserve the Doolan Canyon area
east of the City and on the foothill area to the west. This initiative prevents urban development (residential
and commercial) without voter approval. As the City does not currently provide services to the Doolan
Canyon area, proposed development in the area would also need to fund new infrastructure and public
services. The ballot measure requirement to allow residential development outside the UBG and cost of
adding infrastructure and services are together considered a constraint to the development of housing,
and specifically affordable housing.
SHORT-TERM RENTALS
Short -Term Rental Ordinances are commonly defined as an accessory use of a primary residence for the
purposes of providing temporary lodging for compensation for up to 30 days. A Short -Term Rental
Ordinance establishes regulations, standards, and a permitting process for the renting or leasing of the
privately owned, visitor -serving dwelling unit. Short -Term Rental Ordinances are often established to
safeguard residents by ensuring that short-term rental activities do not threaten the character of
neighborhoods and that such short-term rental activities do not become a nuisance, or threaten the public
health, safety, or welfare of neighboring properties. The City does not currently have an adopted Short -
Term Rental Ordinance, but short-term rentals are defined as Bed and Breakfast Inn, which require
approval ofa Conditional Use Permit by the Planning Commission in the agricultural and residential zoning
districts and the C-1, C-2, M-P, and M-1 zoning districts.
INCL USIONARY ZONING ORDINANCE
Dublin Municipal Code Chapter 8.68 establishes the requirements and procedures for the City's
Inclusionary Zoning Ordinance, which assists the City in producing residential units affordable to lower -
income and moderate -income households. The purpose of the Ordinance is to contribute to the City's
housing goals and ensure future development occurs in a manner consistent with the City's housing
policies and needs.
The City's InclusionaryZoning Ordinance requires all new residential development projects of 20 units or
more, designed and intended for permanent occupancy, to designate 12.5 percent of the total number of
dwelling units within the development as affordable units. Affordable units shall be allocated to
households with very low-, low- and moderate -income levels as follows:
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Very low-income households
Table C-8: I nclusionary Zoning Requirements
Rental Units Owner -Occupied Units
30% 0%
Low-income households
20%
40
Moderate -income households
50%
60%
All affordable units in a project or phase of a project are the be constructed concurrently with market -
rate units, unless the City Manager determines in writing that extenuating circumstances exist that make
concurrent construction infeasible or impractical. In addition, all affordable units shall reflect the range
and number of bedrooms provided in the project as a whole and shall not be distinguished by exterior
design, construction, or materials. Affordable units may be of smaller size than the units in the project
and may have fewer amenities than the market rate units in the project. All affordable units shall be
reasonably dispersed throughout the project.
Residential development projects subject to the Inclusionary Zoning Ordinance may seek approval from
the City Council to instead use an exception listed below:
• Payment of Fees In Lieu of Creation of Affordable Units. Upon request of the applicant, the City
Council shall permit the applicant to pay a fee in lieu of constructing up to 40 percent of the
affordable units that the developer would otherwise be required to construct pursuant to Dublin
Municipal Code Section 8.68.030.A. The amount of the fee shall be as set forth in a resolution of
the City Council, which may be amended from time to time to reflect inflation and changed
conditions in the City and the region. In lieu fees must be paid in the amount set forth in the
resolution in effect at the time of issuance of the building permit.
• Off -Site Projects. An applicant may construct the affordable units not physically within the
development in lieu of constructing some or all affordable units within the development, with the
approval of the City Council, if the City Council finds:
o Construction of the units off -site in lieu of constructing units on -site is consistent with the
chapter's goal of creating, preserving, maintaining, and protecting housing for very low-,
low- and moderate -income households.
o The units to be constructed off site are consistent with Dublin Municipal Code Section
8.68.030.E.
o It would be infeasible or impractical to construct affordable units on -site.
o Conditions of approval for the project require the off -site affordable units to be governed
by the terms of a deed restriction and, if applicable, rental restrictions similar to on -site
affordable units.
o The conditions of approval for the project, or other security such as a cash deposit, bond,
or letter of credit, are adequate to require the construction of the off -site affordable units
concurrently with the completion of the construction of the residential development or
within a reasonable period (not to exceed five years).
• Land Dedication. An applicant may dedicate land to the City or city -designated local non-profit
housing developer in lieu of construction of some or all required affordable units, if the Council
finds:
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o That dedication of land in lieu of constructing units is consistent with the chapter's goal
of creating, preserving, maintaining, and protecting housing for very -low, low- and
moderate -income households.
o That the dedicated land is useable for its intended purpose, is free of toxic substances and
contaminated soils, and is fully improved, with infrastructure, adjacent utilities, grading,
and all development -impact fees paid excluding any inclusionary zoning ordinance fees.
o That the proposed land dedication is of sufficient size to meet the following requirements:
■ The dedication includes land sufficient to construct the number of units that the
applicant would otherwise be required to construct by Dublin Municipal Code
Section 8.68.030.A, based on the size of lots in the subdivision for which the
applicant is meeting its obligation; and
The dedication includes such additional land where the market value is equal to or exceeds the
difference between the value of a 1,200-square-foot unit and the price at which such a unit could
be sold as an affordable unit times the number of units required.
• Credit Transfers. An applicant may fully or partially satisfythe requirements of Dublin Municipal
Code Section 8.68.030.A by using transfer credits created pursuant to Section 8.68.060. Credit
certificates are presented to the Community Development Director, who shall note at the time of
project approval the credit certificate by number. Credit certificates may only be used to satisfy
the requirements for Inclusionary Units for the income category and number of bedrooms for
which they are issued.
• Waiver of Requirements. The City Council, at its discretion, may waive, wholly or partially, the
requirements ofthe InclusionaryZoning Ordinance and approve alternate methods of compliance
with Dublin Municipal Code Chapter8.68 if the applicant demonstrates, and the City Council finds,
that such alternate methods meet the purposes of the Chapter.
However, the City may also offer incentives or financial assistance to encourage the development of on -
site affordable units in excess ofthe 12.5 percent inclusionary requirement. These incentives may include,
but are not limited to:
• Fee deferral for development processing fees and development impact fees.
• Design modifications such as reduced lot sizes, reduced setback requirements, reduced open
space requirements, reduced landscaping requirements, reduced interior or exterior amenities,
reduction in parking requirements, and/or height restriction waivers.
Residential development projects requesting a density bonus by providing a percentage of affordable
units pursuant to State Density Bonus Law may count the affordable units toward the project's
inclusionary requirement. The City's Inclusionary Zoning Ordinance works together with State Density
Bonus Law.
Prior to issuance of a building permit for an affordable unit, the City must establish resale restrictions,
rental controls, or both, in an agreement between the City and the developer. The agreement must be
executed by the City Manager, and its requirements run with the land and bind future property owners.
Agreements involving rental units shall require the owner of the affordable units to ensure that the units
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are occupied by tenants whose monthly income levels do not exceed very low-, low-, or moderate -income
levels, and preclude the tenants from subletting or subleasing the unit. The agreement also requires the
owner of the affordable unit to submit an annual report to the City Manager including, but not be limited
to, an identification of the affordable units within the project; the monthly rents charged and proposed
to be charged; vacancy information for the prior year; and the monthly income for tenants of each
affordable unit throughout the prior year. Agreements for ownership units must specify that the
inclusionary units must be occupied by the owner(s) and may not be leased or rented without the written
approval of the City. The resale restrictions must provide that in the event of the sale of an affordable
unit, the City will have the right to purchase any affordable owner -occupant unit at the maximum price
that could be charged to an eligible household.
The Inclusionary Zoning Ordinance requires households to receive eligibility approval prior to occupying
an affordable unit. Potential eligible occupants of affordable units will be qualified based on household
income, the median combined household income statisticsforAlameda County published periodically by
HCD, all sources of household income and assets, the relationship between household size and the size of
available units, and any further criteria required by law. The developer is also required to use an equitable
selection method established in conformance with the terms of the Inclusionary Zoning Ordinance. The
selection criteria may not distinguish between adults and children. Selection of qualified person is based
on priorities established using the point system described below:
• Employed within the boundaries of Dublin for at least six months prior (three points, one per
household)
• Public Service employee working in Dublin (one additional point)
• Dublin resident for at least one year prior (three points, one per household)
• Seniors (one point per household)
• Permanently disabled (one point per household)
• Immediate family member of Dublin resident (one point per household)
• Required to relocate from current Dublin residence due to demolition of dwelling or conversion
of dwelling from rental to for -sale unit (one point per household)
In general, the City's InclusionaryZoning Ordinance is not considered a constraint as it contributes to the
development of affordable housing throughout the City.
Specific Plans
The City utilizes specific plans as a tool to implement the guiding policies contained in the General Plan.
The City adopted four specific plans that encompass specific geographic areas. Each specific plan contains
policies and design guidelines that are tailored to implement the community's vision for the future of
these areas and to ensure a coordinated development scheme. Physical improvements to property within
each of these plan areas must comply with the policies contained in the General Plan and the
corresponding specific plan.
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DOWNTOWN DUBLIN SPECIFIC PLAN (DDSP)
The Downtown Dublin Specific Plan (DDSP) guides the creation of a vibrant and dynamic commercial and
mixed -use center that provides a wide array of opportunities for shopping, services, dining, working,
living, and entertainment in a pedestrian -friendly and aesthetically pleasing setting.
The DDSP area is 284 acres in size and includes three districts — the Retail District, the Transit -Oriented
District, and the Village Parkway District. Table C-9a provides the permitted residential uses in each district
and Table C-9b provides the development standards. In total, 2,500 net new residential dwelling units are
permitted in the DDSP with the following densities:
• Retail District: 22 units per net acre with no maximum density
• Transit -Oriented District: 30 to 85 units per net acre
• Village Parkway District: No minimum densityto 15 units per acre
Table C-9a:
Downtown Dublin Specific
Plan - Permitted Residential
Uses
Building Uses
I Retail District
I Transit -Oriented District
Village Parkway District
Live -Works
Allowed2
Allowed
CUP/PC3
Multi -Family Residential'
Allowed'
Allowed
Allowed
Mixed -Use Residential'
Allowed'
Allowed
Allowed
Notes:
1. Subject to additional development standards if located within 1,000 feet of I-580 or 1-680.
2. Allowed throughout the Retail District except on those properties west of San Ramon Road.
3. May be permitted with a CUP/PC in a mixed -use development.
CUP —Conditional Use Permit
PC— Planning Commission
Source: City of Dublin Downtown Specific Plan
Feature
Table C-9b: Downtown Dublin Specific
Plan — Development Standards
I Minimum Standard
Feature
Minimum Standard
Lot Width'
50 ft.
Internal Setback from
Property Lines shared
with Residential Uses
15 ft.
Lot Depth'
80ft.
Internal Setback from
Property Lines shared
with Non -Residential
Uses
Per Building Code
Lot Size'
10,000 sq.ft.
Freeway/Drainage
Channel Setback
10 ft. minimumfrom
property lines adjacentto
freeway or drainage channel
Street
Setback from
Dublin
Boulevard
and San
Ramon Road
10 ft. min.
The street setback may be improved
as an extension of the public sidewalk
if accessible to the public through an
established easement
Required Frontage 2
Buildout
Not Required
Street
Setback from
Other Streets
5 ft. min.
The street setback may be improved
as an extension of the public sidewalk
if accessible to the public through an
established easement
Building Height
6 floors and 75 ft. max.
(tower elements,
architectural and articulated
design features, solar panels,
and small-scale wind
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Table C-9b: Downtown Dublin Specific Plan — Development Standards
Feature
Density
Minimum Standard
Feature
Minimum Standard
turbines may extend 10ft.
max. beyond this height)
Minimum building height in
"The Core" is 40 feet
Not permitted west of San Ramon Road.
Allowed at a minimum density of 22 units per net acre.
• Permitted within a mixed -use development if designed based on the following standards:
The development includes ground floor retail or office space that equals an FAR of 0.3 min.
• Retail or office space is built along at least 80 percent of the property's total street
frontage and set back no morethan 10 ft. from the building setback requirement.
• Common open spacefor the residential units are provided at a rate of 15 percent of the
site's total area.
Projects that include residential development within 1,000 ft. of either Interstate 580 or 680 (or
less per Bay Area Air Quality Management District's current guidelines) shall incorporate the
following standards to minimize potentially adverse air quality affects:
• Configure the proposed buildings so that the bulk of the building is locatedfartherfrom the
highway.
• Place heating ventilation and air conditioning (HVAC) system intakes as far away from
highway as feasible.
• Include high efficiencyfiltersin the HVAC system (rated with a minimum efficiency rating
value [MERV] of at least 13). This would also include a commitment to regular maintenance
and replacement of filters as needed.
• Provide positive pressure with the HVAC system in all occupied spaces to prevent the
incursion of outside air that bypasses the HVACfilters.
• To reducethe amount of outside unfiltered air indoors, do not place operable windows in
close proximity to the highway. In addition, signs should be posted to keep exterior doors
closed when not in use.
Notes:
1. These standards only apply to new land subdivisions and do not apply to condominium subdivisions.
2. If residential units are provided, see buildout requirements in the Building Design table of the Specific Plan.
Source: City of Dublin Downtown Specific Plan
DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN
The Dublin Village Historic Area Specific Plan guides future development in the specific plan area to be
sensitive to the area's historic past and to preserve and enhance the area's historical, cultural, and
archaeological resources.
The Dublin Village Historical Area consists of approximately 38 acres of land and includes commercial,
residential, public, and business park/industrial uses. Table C-10 outlines the permitted residential land
uses and the total development potential. Dublin Village Historical Area does not establish its own
development standards.
Table C-10: Dublin Village Historic Area Specific Plan- Permitted Residential Uses
Residential Land Uses
Density Range
Maximum Development Potential
Medium Density Residential
6.1-14 units/acre
Up to 83 units
Medium/High Density Residential
14— 25 units/acre
Up to 207 units
TOTAL
290 units
Source: Dublin Village Historical Area Specific Plan
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EASTERN DUBLINSPECIFICPLAN
The Eastern Dublin Specific Plan provides a planning framework for the future growth and development
of approximately 3,300 acres that lie to the east of the Camp Parks Reserve Forces Training Area. As
provided in the Eastern Dublin Specific Plan, the residential land use category has six classifications: High
Density, Medium High Density, Medium Density, Single Family, Estate Residential and Rural
Residential/Agricultural. Taken together, the Specific Plan projects a total of 13,950 housing units at
"buildout." Approximately 58 percent of the new housing units are single-family residential character;
however, to encourage affordability, many are smaller units on smaller lots. Table C-11 outlines the
permitted residential land uses and the total development potential. Eastern Dublin Specific Plan does
not establish its own development standards.
Table C-11: Eastern
Residential Land Uses
Rural Residential/Agricultural
Dublin Specific Plan
I Land Area
539.55 acres
- Permitted Residential Uses
Density
0.01 units/acre
Unit Yield
5 units
Estate Residential
30.4 acres
0.13 units/acre
4 units
Single Family'
947.25 acres
4 units/acre
3,789 units
Medium Density2
492.71 acres
10 units/acre
4,744 units
Medium High Density
156.61 acres
20 units/acre
3,132 units
High Density
58.74 acres
35 units/acre
2,056 units
Mixed Use
0 acres
15 units/acre
115 units
TOTAL
2,225.26 acres
--
13,950 units
1. The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The
land use designation was amended to allow development of four units. This change results in 64 excess single-family units
than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report.
2. 50 percent of the units within the Medium Density land use designation on the East Ranch and Jordan properties shall have
private, flat yards.
Source: Eastern Dublin Specific Plan
In east Dublin, higher density housing is in the flatter areas where there are fewer environmental and
development constraints, and in proximity to commercial centers where the concentration of population
will contribute to the social and economic vitality of the area.
DUBLIN CROSSING SPECIFIC PLAN
The Dublin Crossing Specific Plan area is located in the heart of the City and seeks to provide a vibrant
neighborhood where people can work, live, and play. The large central park will serve as a gathering place
for the entire City, with direct access to the Iron Horse Regional Trail and links to the Dublin/Pleasanton
BART station.
The Dublin Crossing Specific Plan accommodates up to 1,995 residential units with densities ranging from
six to 60 units per acre, as shown in Table C-12. The Dublin Crossing Specific Plan allows for a variety of
housing types throughout the project area, including single-family detached and attached, as well as
multi -family units located near the existing high -density residential development adjacent to the BART
station and the existing medium -density residential neighborhood. Residential density ranges within each
residential neighborhood are allowed to provide flexibility of subdivision design and to adapt to changing
future housing market conditions.
Appendix C: Housing Constraints, Resources, and AFFH C-37
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Table C-12a: Dublin Crossing Specific Plan - Permitted Residentia
Uses
Residential Land
Densi
Dublin Crossing Medium Density Residential (DC MDR)
43.4 acres
6-14 units/acre
Dublin Crossing Medium High Density Residential
(DC M-HDR)
46.5 acres
14.1— 25 units/acre
General Commercial/ DC Medium High Density
Residential (GC/DCM-HCD)2
9.1 acres
14.1— 25 units/acre
General Commercial/ DC High Density Residential (GC/DC
HDR)2
23.1 acres
20.1 — 60 units/acre
TOTAL UNIT POTENTIAL
1,995 units
1. Net acreage is defined as the gross acreage less backbone street, public street, and right-of-way area.
2. Can have commercial only, mixed -use, or residential -only uses.
Source: Dublin Crossing Specific Plan
Table C-12a: Dublin Crossing
Feature
E 'C
L. c
o'W
c0
Specific Plan — Development
Minimum Standard
53
N -5 d >3
c v 0 u
>, o ., °
�, a, �a
by Residential
0 >3
o=
3 o
°a
Standards
ProductTyp.
?
7 5 y
c°� CO 3
w' g
°1 0
o
'a 1= Ti
t o Y. 0
c + co
oa '•�
Lot Size
3,000
sq.ft.
2,200 3,000
sq.ft. sq.ft.
1,600
sq.ft.
1,800 1,800
sq.ft. sq.ft.
1,000
sq.ft.
None
Lot Width
35 ft.
30 ft. 35 ft.
20 ft.
30 ft. 30 ft.
20 ft.
None
Setbacks
Front— Living
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
-
-
-
Front— Garage
18 ft.
-
18 ft.
-
-
-
-
-
Front— Porch
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
-
-
-
Front Street Facing- Living
-
-
-
-
-
10 ft.
-
-
Front Street Facing— Porch
-
-
-
-
-
5 ft.
-
-
Front Interior— Living
-
-
-
-
-
5 ft.
-
-
Front Interior — Porch
-
-
-
-
-
4 ft.
-
-
Frontlnterior— Garage
-
-
-
-
-
5ft.
-
-
Side — Interior
4ft.
4ft.
Oft.
Oft.
-
-
-
-
Side — Corner Living
8 ft.
8 ft.
8 ft.
8 ft.
-
10 ft.
-
-
Side —Corner Porch
5ft.
5ft.
5ft.
5ft.
-
5ft.
-
-
Side -Yard
-
-
4 ft.
-
4 ft.
4 ft.
-
-
Street— Living
-
-
-
-
8 ft.
-
10 ft.
-
Street— Porch
-
-
-
-
5 ft.
-
5 ft.
-
Street —Side
-
-
-
-
-
-
10ft.
-
Rear
10 ft.
3 ft.
10 ft.
3 ft.
3 ft.
-
3 ft.
-
Rear— Living
-
-
-
-
-
4 ft.
-
-
Rear— Garage
-
-
-
-
-
5 ft.
-
Building to Property Line
-
-
-
-
-
-
-
10 ft.
Building to Parking and Drive Isle
-
-
-
-
-
-
-
5 ft.
Drive Isle or Parking to Property Line
-
-
-
-
-
-
-
5 ft.
Building Separation Provisions
Building Face to Building Face
-
-
-
-
-
-
30 ft.
-
Appendix C: Housing Constraints, Resources, andAFFH
C-38
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Table C-12a: Dublin Crossing Specific Plan — Development Standards
Feature
Minimum Standard by Residential Product
1 i (1)
uEa' C vi�C 7 u a
" roE s `a o c cj a
N o a E
o I a CU 6 E
0 0
x x
Type
01
-0
suLL
C CO
o a
E
uo_c
IP as
2 a
`
Porch to Porch
- - -
- - -
20 ft.
-
Garage to Garage
- - -
- - -
27 ft.
30 ft.
Side to Side
- - -
- - -
20 ft.
-
Building to Building (2 stories or less)
- - -
- -
10 ft.
Building toBuilding(3-4stories)
- - -
- -
-
-
20ft.
Building toBuilding(5-6stories)
- - -
- -
-
-
3ft.
Maximum Number of Stories
3 3 3
3 3
3
3
6
Source: Dublin Crossin. S. eci is Plan
Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost
of housing in California. Depending on the magnitude and complexity of the development proposal, the
time that elapses from application submittal to project approval may vary considerably. Factors that can
affect the length of development review on a proposed project include the completeness of the
development application and the responsiveness of developers to staff comments and requests for
information. Approval times are substantially lengthened for projects that are not exempt from CEQA,
require rezoning or general plan amendments, or encounter community opposition. Applicants for all
permits or reviews are recommended to request a meeting with the respective department to confirm
City requirements as they applytothe proposed project; discuss the City's review process, possible project
alternatives, or revisions; and identify information, submittal requirements, and any necessarytechnical
studies and information relating to the environmental review of the project.
All new residential projects, unless eligible for streamlined approval, require a Site Development Review
Permit. The Site Development Review Permit may be reviewed concurrently with other required permits,
as applicable. The following findings must be made for approval of a Site Development Review Permit and
must be supported by substantial evidence in the public record:
1. The proposal is consistent with the purposes of DMC Chapter 8.104, the General Plan, and any
applicable Specific Plans and design guidelines.
2. The proposal is consistent with the provisions of this Title, Zoning. For new multifamily residential
development only, the proposal is either consistent with all of the Citywide Multifamily Objective
Design Standards adopted pursuant to DMC Section 8.36.020(B); alternatively, if the proposal
deviates from one or more objective design standards, then the proposal is consistent with the
purpose and intent of the applicable standard.
3. The design of the project is appropriate to the City, the vicinity, surrounding properties and the
lot in which the project is proposed.
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4. The subject site is physically suitable for the type and intensity of the approved development.
5. Impacts to existing slopes and topographic features are addressed.
6. Architectural considerations including the character, scale and quality of the design, site layout,
the architectural relationship with the site and other buildings, screening of unsightly uses,
lighting, building materials and colors and similar elements result in a project that is harmonious
with its surroundings and compatible with other development in the vicinity.
7. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public.
8. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and
automobiles.
9. Approval of this application complies with DMC Chapter 8.58 relating to the Public Art Program
Contribution.
The required Site Development Review Permit findings are established to ensure consistency amongst all
residential developments. Required findings are reviewed periodically to ensure they are not a constraint
to the development of housing. Required findings may increase the cost of development but not enough
to be considered a constraint. Findings do not impact the supply of housing but may cause review
processes to last longer than a ministerial approval. Although the process may be longer, the timing does
not affect approval certainty.
Table C-13a provides additional planning applications that may apply to residential projects, their review
process, and typical review time of each, while Table C-13b provides the review timeframes for specific
projects recently submitted. Table C-13b also details the time between planning approval and submittal
of building permit applications. As shown, the gap between the two is generally short — 43 percent of
projects submitted a building permit application within a year of receiving planning approval. Of these,
one project had a gap of six months, two had a seven -month gap, and three had an 11-month gap. Six
projects had submittal gaps of over a year with most being a few months past one year and one project
reaching about seven years. Two projects listed in Table C-13b had concurrent review of planning and
building permit applications. Overall, the gap between receiving planning approval and submitting for a
building permit was not found to be caused by the City's review processes.
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Planning Application
Conditional Use Permits
Table C-13a:
Public
Notice
Planning Application
Community
Development
Director
X2
Review Process
Zoning
Administrator
X
Planning
Commission
X
City
Council
Typical
Review
Time
Yes
4-6 months
Minor Use Permit
Yes
X
3-4 months
Planned Development Stage 1
Development Plan
Yes
X2
X
X
6-12 months
Planned Development Stage 2
Development Plan
Yes
X2
X
X
6-12 months
Site Development Reviews
Yes
X
X
X
3-8 months
Site Development Review
Waiver
No
X
<2 weeks
Temporary Use Permit
No
X
<1 week
Variances
Yes
X
X
X
4-6 months
Zoning Clearance
No
X
<l week
Zoning Ordinance Amendment
Yes
X
X
6-12 months
Note: Decision -maker may refer decision
making on applications to a higher body (i.e., the Community Development Director may
Commission).
-specific requests.
refer a Minor Use Permit to the Planning
1. Review body is dependent on project
2. Minor amendments.
Table
Amador Station (BRIDGE
Housing)
C-13b: Example Planning
Planning
Application
Submission Date
5/5/2021
Project Review
Planning
Application
Approval Date
8/10/2021
Timelines
Building Permit
Submission Date
Awaiting submittal
Building Permit
Issuance Date
Awaiting
submittal
Aster (Bay West)
10/23/2012
12/15/2015
1/26/2015
8/28/2015
Avesta
12/4/2015
3/22/2016
11/14/2017
10/25/2018
Camellia Place
1/14/2004
4/3/2004
11/4/2004
8/25/2005
Carlow Court at Emerald Vista
5/23/2007
4/28/2009
12/23/2010
6/8/2011
Connelly Station
11/22/2006
12/4/2007
3/31/2008
8/4/2011
East Ranch
7/18/2020
12/21/2022and
5/3/2022
Awaiting submittal
Awaiting
submittal
Oak Grove at Dublin Ranch
4/22/2003
7/8/2003
6/17/2004
7/8/2004
Pine Grove at Dublin Ranch
4/22/2003
7/8/2003
6/17/2004
7/8/2004
Regional Street Senior
Affordable Apartments
8/23/2021
11/23/2021
Awaiting submittal
Awaiting
submittal
Tralee Village - Condos
6/18/2003
6/22/2004
4/13/2012
10/10/2012
Tralee Village -Townhomes
6/18/2003
36/22/2004
3/1/2011
3/31/2011
The Perch /Trumark
4/30/2015
10/13/2015
5/26/2016
1/20/2017
Valor Crossing
10/23/2012
12/15/2015
5/8/2015
11/9/2015
Wexford Way at Emerald Vista
5/23/2007
4/28/2009
11/23/2010
6/8/2011
Wicklow Square Senior
Apartments
5/24/2002
6/3/2003
11/25/2003
2/23/2004
Appendix C: Housing Constraints, Resources, and AFFH
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Development Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide
necessary services and facilities as allowed by State law. All information regarding the City's development
fees is available to the public on the City's website as required pursuant to Government Code Section
65940.1 (a)(1)(B). Development fees can be a constraint to the maintenance, improvement, and
development of housing because the added costs for developers may result in higher housing unit costs.
Development fees are, however, necessaryto provide planning and public services. Table C-14 provides
the planning processing fees and Tables C-15 and C-16 provide the development impact fees.
Table C-14: Planning Division Fees
Permit Fee
Use Permits(TUP/CUP)
Minor Use Permit
$1,086
Minor Use Permit— Minor Amendment
$286
Minor Use Permit— MajorAmendment
$1,146
Non -Residential Conditional Use Permit(CUP)
(Approval considered by Planning Commission)
$1,719
Non -Residential Conditional Use Permit(CUP)
(Can be approved by Zoning Administrator)
$1,719
Residential Conditional Use Permit (CUP)
(Approval considered by Planning Commission)
$2,865
Residential Conditional Use Permit (CUP)
(Can be approved by Zoning Administrator)
$2,865
Conditional Use Permit— Minor Amendment (Administrative Determination)
$573
Conditional Use Permit— Time Extension (Administrative Determination)
$401
Conditional Use Permit —Time Extension
(Planning Commission Determination)
$1,719
Temporary Use Permit- Minor
$286
Temporary Use Permit— Major
T&M
Zoning Clearance — General
Reasonable Accommodations
No fee
Indoor Recreational Facilities/Day Care Center/Scarlett Court
$573
Zoning Clearance— General
$85
Zoning Clearance— Housing Projects Eligible for Streamlined Approval
T&M
Zoning Clearance—SB9 Unit Developments
T&M
Variance
Non -Residential Variance
T&M
Residential Variance
T&M
Site Development Review (SDR)
Site Development Review -General
T&M
Site Development Review— Residential Additions > 500 sq. ft.
T&M
Site Development Review— Single Sign (MasterSign Program is handled as a Site
Development Review -General)
$372
Site Development Review Waiver
$401
Site Development Review Waiver for Projects with Development De posit Account
T&M
Site Development Review —Time Extension (Administrative Determination)
$257
Site Development Review —Time Extension
(Planning Commission Determination)
$1 289
Planned Development (PD) Processing
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Table C-14: Planning Division Fees
Permit
Fee
Planned Development Application (Stage 1/Stage 2)
T&M
Planned Development Minor Amendment— (Administrative Determination)
$586
Planned Development Minor Amendment for Project's with Development Deposit
Account
T&M
Planned Development Minor Amendment —
(Planning Commission Determination)
T&M
Planned Development MajorAmendment—
(City Council Determination)
T&M
Other Charges
Appeal of Action by Applicant
T&M
Appeal of Action by member of public (non -applicant)
$229
Estoppel Certificate— Development Agreement
$267
Heritage Tree Removal Permit
$286
Preparation of MailingAddressLabels (Noticing Requirements)
$74
Equivalent Feesand Charges
As determined by City
Manager or designee
based on actual costs
and rates plus general
overhead
General Plan Amendment
T&M
Specific Plan Amendment
T&M
Tentative Map
T&M
Development Agreement
T&M
Lot Line Adjustment
T&M
Building Division permit referral'
$155
Planning Composite Hourly Rates & Overhead
Composite City Planning Staff Hourly Rate (Includes Overhead)
$316
Overhead Rate -Applied to actual costs incurred for consultant services and expenses
billed underT&M
30%
1. In order to incentivize accessory dwelling units (ADUs): 1) an ADU less than 750 square feet; and 2) ADUs 750 square feet
or larger that are deed -restricted as lower -income units for a period of 55 years are not subject to these City permit fees,
effective for building permits applied for between January 1, 2022, and December 31, 2026. ADUs required to satisfy Dublin
Municipal Code Chapter 8.68 (Inclusionary Zoning Regulations), the scope of work beyond the establishment of the ADU,
and/or enforcement fees are not eligible for this fee waiver.
2.T&M - Time and Materials (i.e., staff/consultant/contractor costs, reimbursable expenses, and general overhead applied to
City costs). A deposit amount, determined by the Planning Division based on the application type and complexity, required
with application submittal.
Source: City of Dublin Master Fee Schedule, FY 2022-2023.
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Table C-15: Development Impact Fees by Housing Type
Single Family& Other Multi 1
Residential Townhome Family Senior Housing ADU
Public Facility Impact Fees
Aquatic Center
$406
$247
$147
$247
Civic Center
$1,799
$1,099
$653
$1,099
Community Buildings
$4,513
$2,755
$1,640
$2,755
Community Nature Parks,
Improvement
$346
$211
$125
$211
Community Parks,
Improvements
$5,464
$3,333
$1,986
$3,333
Community Parks, Land
$9,030
$5,512
$3,282
$5,512
Libraries
$325
$199
$118
$199
Neighborhood Parks,
Improvements
$3,193
$1,949
$1,162
$1,949
Neighborhood Parks, Land
$4,067
$2,483
$1,478
$2,483
Public Facility Total
$29,143
$17,788
$10,591
$17,788
Fire Impact Fee
Per Unit $339
$207 $207
$123
Tri-Valley Transportation Development Fee
Per Unit $6,596.40
$3,889.20 --
$0
Affordable Housing In Lieu Fee
Residential — $228,994.42 per unit
Public Art In Lieu Fee
Residential - Project of more than 20 units may make a monetary contribution to the City equal to five -tenths
percent (0.5%) of the development project's building valuation (exclusive of land).
1. Effective January 1, 2020, through January 1, 2025, an accessory dwelling unit (ADU) less than 750 square feet is not
subject to impact fees. An ADU 750 square feet or larger are subject to impact feesthat are proportional in relation to
square footage of the primary dwelling unit or based on the impact fee per ADU, whichever is less.
Source: City of Dublin Impact Fees, FY 2022-2023.
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Table C-16: Development Impact Fees by Residential Density
Low Medium (6.1- Med/High
High (>25.1
Fee Type (<6 units/ 14 units/ (14.1-25 ADU1
acre) acre) units/ acre) units/ acre)
Eastern Dublin Traffic Impact Fees
Outside
Transit
Center
EDTIF
$14,773
$14,773
$8,357
$6,566
$6,566
BARTGarage
$887
$887
$502
$394
$394
Total Fee
$15,660
$15,660
$8,859
$6,960
$6,960
Inside
Transit
Center
Total Fee
$14773
$14,773
$8,357
$6,566
$6,566
Western Dublin Traffic Impact Fee
Per Unit
$7,392.23
$7,392.23
$4,582.50
$3,843.85
$3,843.85
Dublin Crossing Transportation Fee
Per Unit
$9,476
$9,476
$6,633
$5,685
$5,685
Eastern Dublin Freeway Interchange Fee (Sept.1, 2022— Aug. 31, 2023)
Base Fee
$214.60
$214.60
$150.22
$128.76
$128.76
Escalator
$148.08
$148.08
$103.65
$88.84
$88.84
Total Fee
$362.68
$362.68
$253.87
$217.60
$217.60
Eastern Dublin Noise Mitigation Fee
Per Unit
$4.74
$4.74
$3.32
$2.85
$2.85
1. Effective January 1, 2020, through January 1, 2025, an accessory dwelling unit (ADU) less than 750 square feet is not
subject to impact fees. An ADU 750 square feet or larger are subject to impact feesthat are proportional in relation to
square footage of the primary dwelling unit or based on the impact fee per ADU, whichever is less.
Source: City of Dublin Impact Fees, FY 2022-2023.
The development impact fees associated with each project are dependent on the housing type, density,
intensity of use, and location. In addition to these direct fees, the total cost of development is contingent
on the project meeting the City's policies and standards, as well as the applicant submitting necessary
documents and plans in a timely manner.
Estimated total development and impact fees for a typical single -unit residential project measuring 3,000
square feet, assuming it is not part of a subdivision and is consistent with existing city policies and
regulations is approximately $61,572. The estimated total development and impact fees for a typical
multi -unit residential project with ten market -rate units measuring a total of 34,848 square feet, assuming
it is consistent with existing City policies and regulations is approximately $491,250.
Both estimates are illustrative in nature and actual costs are contingent upon unique circumstances of
individual development project applications. Considering the cost of land in Dublin, and the International
Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range
from approximately 2.3 percent of the direct cost of development for a single -unit residential project and
3.2 percent for a multi -unit residential project. Direct costs do not include, landscaping, connection fees,
on/off-site improvements, shell construction or amenities, therefore the percentage of development and
impact fees charged by the City may be smaller if all direct and indirect costs are included.
Appendix C: Housing Constraints, Resources, and AFFH C-45
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Program D.4 is included in the Housing Plan to evaluate the impact of development fees on housing
development and adjust or mitigate as appropriate.
3. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide
adequate infrastructure (I.e., major and local streets; water and sewer lines; and street lighting) needed
to serve new residential development. In most cases, where new infrastructure is required, it is funded
by the developer and then dedicated to the City, which is then responsible for its maintenance. Because
the cost of these facilities is generally borne by developers, it increases the cost of new construction, with
much of that increased cost often "passed on" as part of home rental or sales rates.
Dry Utilities
ELECTRICAL
East Bay Community Energy (EBCE) is the County of Alameda's Community Choice Aggregation (CCA)
program, a community -governed power supplier that provides cleaner electricity to Alameda County
residents and businesses, at rates that are lower or comparable to PG&E. EBCE partners with PG&E, which
continues to deliver electricity and gas, maintain the power lines, respond to outages, and provide billing
and customer service. EBCE provides electricity generated from a high percentage of renewable sources,
such as solar, wind, and geothermal energy. The goal is to have more local control over our community's
sources of energy, which can lead to cleaner, greener, and more local electricity.
PG&E's distribution system delivers electricity directly to residential and commercial customers. Most
electric power is brought to electric substations in the region via transmission lines connected to the
statewide grid system. Electric power capacity is looked at on a subregional (rather than citywide) basis.
Local electrical capacity is a function of: (1) transmission network capacity to bring this power to Dublin
and the greater Tri-Valley area; (2) capacity of the local substations to lower the voltages (or step down
the power) to deliverable suitable voltage; and (3) the ability of the local distribution network to deliver
adequate power to customers.
NATURAL GAS
Natural gas is supplied directly to residential and commercial customers by PG&E. Natural gas is pumped
from the underground reservoir into large transmission pipelines, which transport the gas to local
distribution pipelines. Some local distribution systems lead to underground storage. These natural gas
storage areas are utilized during seasonal peaks. Dublin General Plan Chapter 13 — Environmental
Resources Management: Energy Conservation Element establishes policies and programs, which promote
energy conservation and efficiency in new and existing buildings throughout the City.
Water Supply
According to Dublin General Plan Chapter 12 — Environmental Resources Management: Water Resources
Element, the City does not control the supply or delivery of water to customers, nor does the City control
cost and pricing mechanisms related to water supply. The City does not manage regional flood control
facilities either. However, the City works in collaboration with other agencies that provide these services
Appendix C: Housing Constraints, Resources, and AFFH C-46
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and, therefore, the scope of the Water Resources Element reflects this reality. The scope of City influence
extends mainly to promoting and encouraging water conservation among business and residential users,
implementing Low Impact Development measures to help treat stormwater, and managing stormwater
runoff and pipelines that lead to flood control facilities. The Water Resources Element is intended to guide
these efforts.
DUBLIN WATER SOURCE
The Dublin San Ramon Services District (DSRSD) is the water retailer for residents in Dublin and the
Dougherty Valley portion of the City of San Ramon. DSRSD buys wholesale potable water from Zone 7 of
the Alameda County Flood Control and Water Conservation District (also referred to as the Zone 7 Water
Agency, or Zone 7). Zone 7 obtains most of its water supply from the State Water Project (SWP), with
additional supplies derived from the local watershed and the Byron Bethany Irrigation District. Zone 7
uses the main groundwater aquifers in the Tri-Valley area to store imported water. Approximately 80
percent of Zone 7's water comes from the SWP, traveling from the Sierra Nevada mountains through Lake
Oroville and the Sacramento/San Joaquin Delta. The water is then pumped into the South Bay Aqueduct
near Tracy, where it enters the Tri-Valley. Zone 7 also pumps DSRSD's groundwater quota for delivery to
DSRSD customers.
WATER DEMAND
According to the Water Resources Element, potable and recycled water use in Dublin has generally
increased since 2002 with much of the increased water usage as a result of planned growth. The Water
Resources Element identifies residential users, specifically single-family residential users, as the largest
consumer of water in the City. Although the total water demand has increased for the single-family
residential category, the total number of single-family households has increased at a greater ratethan the
total water demand rate reported in the Water Resources Element. However, the average annual
consumption of a single-family residence has decreased due to many factors, including a greater use of
water efficient features, installation of more water -efficient landscapes, and greater public education
regarding the importance of water conservation.
WASTEWATER
DSRSD owns and operates sanitary sewer facilities in Dublin and San Ramon and a wastewater treatment
plant in Pleasanton. Two wastewater treatment plants serve Tri-Valley residents, businesses, and
institutions. DSRSD operates the plant located in Pleasanton, which has a capacity of 17 million gallons
per day (MGD). The City of Livermore operates the other plant, which has a capacity of eight MGD.
Regional wastewater disposal matters are the business of the Livermore Amador Valley Water
Management Agency (LAVWMA), a joint powers authority formed in June 1974 between DSRSD and the
cities of Pleasanton and Livermore. LAVWMA is responsible for maintaining the pipeline that transports
treated wastewaterfrom the two treatment plants to San Lorenzo. It is discharged into San Francisco Bay
by the East Bay Dischargers Authority, another joint powers authority formed by cities and agencies in the
East Bay, which operates and maintains a large outfall system to the Bay.
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Fire and Emergency Services
According to Dublin General Plan Chapter 8 — Environmental Resources Management: Seismic Safety and
Safety Element, the Alameda County Fire Department provides all fire prevention, fire protection, and
First Responder Emergency Medical Services including advanced life support (paramedics)within Dublin.
DSRSD supplies water to the City for both domestic use and fire protection purposes through a series of
pipelines, pump stations, and reservoirs. For fire protection, the Alameda County Fire Department
specifies the required fire flows, which the DSRSD system is designed to provide. For non-sprinklered
buildings, Alameda County Fire requires a minimum of 1,500 gallons of water per minute for two hours.
For sprinklered buildings, up to 2,000 gallons of water per minute is needed for four hours. DSRSD
maintains separate fire protection water storage with an adequate volume to abate two simultaneous
fires.
FIRE SERVICES
The Alameda County Fire Department includes four organizational branches: Operations,
Communications and Special Operations, Administrative Support Services, and Fire Prevention. The Fire
Chief provides overall leadership and is responsible for the effective management, coordination, and
service delivery of all aspects ofthe Department. The Deputy Fire Chiefs, Fire Marshal, and Administrative
Services Director oversee their respective organizational branches ensuring the overall day-to-day
readiness of all aspects of the organization. The following summarizes the responsibilities of the four
Alameda County Fire Department branches:
• Operations Branch. The Operations Branch is responsible for emergency response and incident
mitigation for fires, medical emergencies, hazardous materials, urban search, rescue, and other
emergencies. The Operations Branch is charged with ensuring that personnel meet established
training guidelines so the Department can meet any emergency response challenge. The
Operations Branch is also responsible for the management of the Reserve Program which
provides a cadre of individuals who volunteer their time and skills to assist front line firefighters.
First -responder paramedic services are always available throughout the unincorporated areas of
the County (excluding Fairview) as well to the cities of Dublin, Newark and San Leandro, the
Lawrence Berkeley National Laboratory, and Lawrence Livermore National Laboratory. The goal
of the Operations Branch is to contribute to the safety of the citizens of Alameda County by safely
providing emergency response and incident management for fires, rescues, medical emergencies,
hazardous materials incidents, and disasters.
• Communications and Special Operational Branch. The Communications and Special Operational
Branch is responsible for the operations of the Alameda County Regional Emergency
Communications Center (ACRECC), the Emergency Medical Services Division, Hazardous Material
and Water Rescue Programs, and Emergency Preparedness. The goal ofthe Communications and
Special Operations Branch is to administer special fire operational programs to ensure that local,
State, and federal mandated and discretionary service levels are maintained within the
communities served and to dispatch all fire emergency calls quickly and efficiently.
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• Administrative Support Services Branch. The Administrative Support Services Branch is
responsible for a broad array of administrative, financial, and programmatic service areas that are
essential for maintaining operational readiness. These areas include Fleet Management
(Apparatus Maintenance and Repair), Financial Services, Facilities, and Human Resources. The
goal of the Administrative Support Services Branch is to administer support service activities and
programs that are essential for maintaining operational readiness.
• Fire Prevention Branch. The primary responsibilities of Fire Prevention Branch are the
enforcement of all applicable State and local fire codes and standards, and fire investigations.
Code enforcement is accomplished through the review and approval of building and facility plans,
inspection of completed work, and certification of occupancy. The goal of the Fire Prevention
Branch is to provide fire prevention services to meet the current and future needs of communities
served.
Police Services
The Dublin Police Services contracts with the Alameda County Sheriff's Office (ACSO) for police services.
The Sheriff's Office Commander assigned to Dublin Police Services (DPS) serves as the Chief of Police and
within the Sheriff's Office, reports to the Assistant Sheriff of Law Enforcement Services. Since 1982, the
City and ACSO have renewed and/ or extended the agreement between the two organizations 11 times.
Most recently, the City renewed its contract with Alameda County Sheriff's Office through June 30, 2030.
The Dublin City Manager may request modifications to the level of service provided at any time.
Dublin Police Services has 59 sworn personnel and eight professional staff members who provide public
safety to the City. The Operations Division consists of the Patrol and Traffic Units. There are five sergeants
who serve as the supervisor and shift watch commanders. They are responsible for Patrol Operations and
the 28 officers who are assigned to Patrol. Two of those officers are police service dog handlers (K9 Unit).
The Traffic Sergeant is responsible for four traffic officers. The Investigative Services Unit and the Special
Investigations Unit make up the Investigations Division. Each Unit is supervised by a sergeant. The
Investigative Services Unit consists of five detectives who investigate major crimes. The Special
Investigations Unit investigates narcotics and other quality of life -related incidents. In 2020, Dublin Police
Services drove 455,955 miles, and maintained a presence in business and commercial districts, residential
areas, and parks. Specifically, Dublin Police Services responded to 30,706 service calls with an average
response time of 5.3 minutes. Dispatch Services are provided by Alameda County Sheriff's Office.
4. Environmental Constraints
The City may be susceptible to several environmental constraints to the development of housing. This
section details potential environmental factors in Dublin. Overall, sites identified as part of the adequate
sites analysis are not environmentally constrained and do not have any known conditions precluding
development on the identified sites.
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Geologic Hazards
The City is located between the western hills that form part of the ridgelands extending from Contra Costa
County to Santa Clara County and the eastern hillside. The City is also situated along major fault traces,
similar to most California jurisdictions.
According to Dublin General Plan Chapter 8 — Environmental Resources Management: Seismic Safety and
Safety Element, the City has potential geologic hazards commonly found in California. Specifically,
downslope movement and surface fault rupture due to earthquakes pose significant constraints on the
location of urban development. Downslope movement includes landslides, rockfalls, debris flows, and soil
creep. Factors affecting downslope movement are groundwater, rock and soil type, slope angle,
propensity to erosion, seismic activity, vegetation, and grading or other human alterations. Figure C-6
shows fault traces and boundaries within the City. The Safety Element identifies policies and programs
aimed at mitigating potential damage and constraints from these geologic hazards.
Seismic Hazards
The California Earthquake Authority (CEA) provides risk identification and mapping throughout the State.
The CEA identifies a 76 percent likelihood of one or more magnitude-7.0 quakes striking Northern
California as it straddles the San Andreas fault system —the major geologic boundary between the North
American and Pacific tectonic plates. The San Andreas and Hayward faults are the most notable faults in
the vicinity. The Calaveras and Hayward faults extend up the east side of the San Francisco Bay. These and
several other major faults in the region are part of the San Andreas fault system and can cause damaging
earthquakes, like the 1989 Loma Prieta earthquake. According to the CEA, there is a 51 percent chance
that the San Francisco region specifically will experience one or more magnitude-7.0 or greater
earthquake by 2044. There's a 98 percent chance of one or more magnitude-6.0 or greater earthquake
occurring in the San Francisco area during thatsametimeframe.
Liquefaction
Due to the potential for seismic activity and soil type in the region lowland areas away from major faults
may be subject to liquefaction, according to the CEA. Residences on liquefied soil may settle or even move
laterally on gentle slopes. Landslides are also possible on steep slopes. Figure C-6 illustrates liquefaction
and landslide areas within Dublin. The City is heavily impacted by potential risks, but the Safety Element
identifies policies and programs that address the risk factor, such as requiring new residential
developments to comply with the Building Code, which includes earthquake safety provisions.
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1
hi
Figure C-6: Geologic Hazards and Constraints (2022)
Legend
°• • • •° City Boundary
Q City of Dublin Sphere of Influence
Fault Traces
Accurately Located
Approximately Located
Inferred
Concealed
Geological Zones
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Liquefaction Zone
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AEC
Source: Dublin General Plan Chapter 8 — Environmental Resources Management: Seismic Safety and Safety Element
iles
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Flood Hazards
According to the Safety Element, and as illustrated in Figure C-7, the City faces flood hazards from
100- and 500-year floods. According to the Safety Element, most of the areas in the 100-year flood
plain have been developed. Any new construction in flood prone areas must comply with Dublin
Municipal Code Chapter 7.24 (Flood Control) including constructing the first floor above the floodplai n
level. A number of channel improvements have been implemented since the early 1990s as a result
of local developments partnering with Zone 7, the City, and Caltrans. Channel improvements have
been made along Tassajara Creek (Line K), Alamo Creek (Line F), and Big Canyon Creek (Line J-1). In
addition to the major creeks in Dublin, several tributaries have undergone improvements as well.
While no major flood improvement projects have been identified in the City, Zone 7 is updating their
Stream Management Master Plan (SMMP), which will consider new, innovative approaches to
providing regional flood protection. Areas along Chabot Canal located in Camp Parks and upland areas
along Tassajara Creek will likely present partnering opportunities for Zone 7 and the City.
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Figure C-7: Potential Flooding —FEMA Flood Insurance Rate Map (2022)
Legend
City Boundary
City of Dublin Sphere of Influence
FEMA Flood Zones
100 Year
500 Year
A Levee Protected
.**mitaro,„
Source: Dublin General Plan Chapter 8 — Environmental Resources Management: Seismic Safety and Safety Element
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Fire Hazards
According to the Safety Element, steep, inaccessible slopes and brush pose a potential high fire hazard in
the western hills. Additionally, areas within the Extended Planning Areas adjacent to open space are
susceptible to fire hazards. Figure C-8 shows Fire Hazard Severity Zones as identified by CalFire. Alameda
County Fire reviews development projects to address any potential fire hazards. As shown, Moderate and
High Fire Hazard Severity Zones exist in the eastern region of the City. For projects that are constructed
outside a fire station service area (greater than 1.5 miles from the nearest fire station) and/or interface
with open space, Alameda County Fire imposes certain built-in fire protection measures to ensure safety
and mitigate fire hazards.
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Figure C-8: CalFire — Fire Hazard Severity Zones
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Local Responsibility
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State Responsibility
Area {SRA)
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Area (FRA)-
Source: CalFire Fire and Resource Assessment Program — FHSZ Viewer (Accessed February 2022)
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B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources.
This section provides an overview of funding sources available to increase and maintain affordable
housing options.
1. Housing Choice Voucher Program (HCVP)
The Housing Choice Voucher Rental Assistance Program (HCVP) extends rental subsidies to extremely low -
and very low-income households, including families, seniors, and the disabled. HCVP participants can
choose any housing that meets the requirements of the program and are not limited to units located
within subsidized housing projects. Participants typically pay 30 to 40 percent of their income for rent and
utilities.
The Housing Authority of the County of Alameda (HACA) operates programs funded by U.S. Department
of Housing and Urban Development (H UD) to provide rental housing or rental assistance for lower -income
households, the elderly, and people with disabilities. HACA's programs include the distribution of Housing
Choice Vouchers. According to HACA, over 7,000 households and 3,500 homeowners participate in the
HCVP. Figure C-9 displays the percentage of vouchers throughout the City and in the surrounding region.
The City has two areas where five to 15 percent of households use housing choice vouchers and one area
where less than five percent use the vouchers. The area with a higher concentration of voucher use
includes numerous multi -family residential developments.
Affordable units have been strategically placed to improve access to resources and opportunities for all
residents but specifically for areas that currently experience less access to resources and opportunity.
Three candidate sites selected to accommodate affordable units are found in block groups where five to
15 percent of households use housing choice vouchers. The placement of candidate sites in the block
group where five to 15 percent of households use housing choice vouchers will not create a concentration
or segregation of affordable units as candidate sites have been distributed strategically in order to
improve access to resources and opportunities.
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Figure C-9: Housing Choice Vouchers
1:a
Q City/Fawn Saundanes
0,0 3-iousanpg Choice- Vouchers - Trail
Na Dare
}o—s%
®sic-1S%
3. 15% — in%
Source: California Department of Housing and Community Development—AFFH Data Viewer
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2. Community Development Block Grants (CDBG)
The Community Development Block Grants (CDBG) Program provides annual grants on a formula basis to
cities to develop viable urban communities by providing a suitable living environment and by expanding
economic opportunities, principally for low- and moderate -income households (up to 80 percent AMI).
CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation;
• Lead -based paint screening and abatement;
• Acquisition of buildings and land;
• Construction or rehabilitation of public facilities and infrastructure, and
• Public services for low-income households and those with special needs.
Alameda County administers CDBG funds on behalf of the City through the CDBG Urban County Program.
Using these funds, the Alameda County Community Development Agency administers the minor home
rehabilitation grants and home improvement loan assistance. The Alameda County Healthy Homes
Department Minor Home Rehabilitation Program provides grants of up to $3,000 to low-income
homeowners for minor plumbing, carpentry, and electrical repairs and can be used for railings, grab bars,
toilets, water heaters, doors, locks, and more. Renew Alameda County is a home improvement loan
assistance program for low-income homeowners, which aims to help keep existing homeowners in their
homes and maintain existing housing stock in a safe, livable condition. Additionally, in 2020, the City
created and began administering the Dublin Home Rehabilitation Program to provide supplemental
assistance to homeowners that may have received a grant or loan through the County's programs and
need additional funding assistance or were turned down because they were not able to meet all of the
County's criteria. The program provides grants of up to $5,000 for rehabilitation and beautification
projects.
3. HOME Program
HOME Investment Partnerships provides federal funds for the development and rehabilitation of
affordable rental and ownership housing for households with incomes not exceeding 80 percent of area
median income. The program gives local governments the flexibility to fund a wide range of affordable
housing activities through housing partnerships with private industry and non-profit organizations. HOME
funds can be used for activities that promote affordable rental housing and homeownership by low-
income households.
The City does not currently receive funding from the HOME Program.
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C. Opportunities for Energy Conservation
1. Energy Use and Providers
The primary uses of energy in urban areas are for transportation, lighting, water heating, and space
heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the
overall level of urban energy consumption. Energy conservation is important in preserving non-renewable
fuels to ensure that these resources are available for use by future generations. There are also benefits
associated with energy conservation including improved air quality and lower energy costs.
According to Dublin General Plan Chapter 13 — Environmental Resources Management: Energy
Conservation Element, regulatory and service agencies, including California EnergyCommission (CEC), the
California Public Utilities Commission (CPCU), and PG&E, play roles in decreasing energy consumption. In
2011, the CPUC's California Energy Efficiency Strategic Plan envisioned California's local governments
would be leaders in using energy efficiency to reduce energy use and global warming emissions both in
their own facilities and throughout their communities. The CPUC sees local governments taking a very
active role in energy efficiency improvements through efforts to provide both incentives and regulatory
requirements to mandate decreased energy consumption.
Alternative Sources
East BayCommunityEnergy's power mix is mostly sourced from renewable energy and large hydropower.
Our Board of Directors have established the goal of purchasing 100 percent clean power by 2030 — a full
15 years before the State's goal date. Meanwhile, the City of Dublin took the bold action of transitioning
residential customers onto 100 percent renewable energy service effective in January 2022, to accelerate
the reduction of emissions and hasten the investment in wind, solar, and battery storage projects. In doing
so, the City set the "default" service level for customers as Renewable 100, EBCE's service sourced from
100 percent California wind and solar, including the output of EBCE's Scott Haggerty Wind Center in
Livermore. Any EBCE customer can choose our Bright Choice service, sourced from renewable energy,
large hydroelectric, natural gas, and nuclear energy, if they prefer to save money on their PG&E bill each
month.
According to the Energy Conservation Element, common uses of solar energy are solar water heating
systems and photovoltaic facilities. The Tri-Valley climate is suitable for the implementation of solar
energytechnologies. In addition to more alternative sources being used by the utility provider, individual
properties are increasingly generating their own power and drawing less off the grid. The City currently
generates 19 percent of its energy needs from solar voltaic arrays. The remaining energy comes East Bay
Community Energy (EBCE), which provides the City with 100 percent renewable energy. Of the energy
consumed by City -owned buildings, 57 percent is produced by the solar arrays at the Civic Center, Dublin
Library, Fire Station 16, Fire Station 17, Fire Station 18, Shannon Center, and the Senior Center.
Wind energy is also a viable option in Dublin. There are currently no wind energy facilities in the City.
As part of the Energy Conservation Element, the City has adopted the following guiding policies:
• Educate Dublin residents and local businesses on the variety of energy programs available.
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• Encourage energy efficient improvements be made when residential and commercial properties
change ownership.
• Explore additional ways to support solar and wind power generation options.
• Encourage the installation of alternative energy technology in new residential and commercial
development.
• Encourage designing for solar access.
• Encourage energy efficient improvements on residential and commercial properties.
• Serve as a model for residents, local businesses, and public agencies by continuing to reduce the
City's energy demand.
2. Electric Vehicle Chargers and Solar
In addition to the base requirements of California Green Building Standards Code (CGBSC), the City
adopted the CalGreen Tier 2 requirements for electric vehicle (EV) charger space calculations. The
adoption of Tier 2 requires double the amount of non-residential "EV capable" stalls than before (10
percent of stalls to 20 percent of stalls). The adoption of Tier 2 requirements also increases the multi-
family residential standard from six percent to 10 percent for EV "capable" stalls. To be considered "EV
capable," a parking stall must have an installed "raceway" (the enclosed conduit that forms the physical
pathway for electrical wiring to protect it from damage) and adequate panel capacity to accommodate
future installation of a dedicated branch circuit and charging station(s).
Most new residential dwelling units are required to install solar panels. For residential projects that qualify
for an exception and commercial development, the City requires future access to solar systems by
installing conduit from the solar zone (as defined by the CA Energy Code, Title 24 Part 6) to a location
within the building that is suitable for future controllers and inverters. The conduit shall be installed as
part of the original construction and prior to first occupancy.
D. Affirmatively Furthering Fair Housing (AFFH)
AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs,
and activities affirmativelyfurther fair housing. All Housing Elements due on or afterJanuary 1, 2021, must
contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required
by the federal Affirmatively Further Fair Housing Final Rule ofJuly 16, 2015.
Under State law, affirmatively further fair housing means "taking meaningful actions, in addition to
combatting discrimination, that overcome patterns of segregation and foster inclusive communities free
from barriers that restrict access to opportunity based on protected characteristics."These characteristics
can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color,
familiar status, or disability.
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1. Fair Housing Laws
The following lists State and local fair housing laws and specifies how the City complies:
State
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update
programs that promote fair and equal access to housing. The City also continues to review
standards and requirements that may constrain equal access to housing and the development of
affordable housing.
• Government Code Section 65008: The City continues to implement programs that encourage
affordable housing development. Programs A.2, A.S, B.4, D.1, D.2, D.4, and E.1 ensure compliance
with the State's requirement for fair review of affordable housing development.
• Government Code Section 8899.50: The City implements programs and actions in compliance
with State law that affirmatively furthers fair housing. As detailed in Appendix C, the City
administers programs to promote equal housing access and affordable resources.
• Government Code Section 11135: The City promotes state -funded programs, such as the First -
Time Homebuyer Loan Program, on the City's website and at the public counter. The City
continues to implement and encourages programs that promote full and equal access to all
programs and activities.
• Density Bonus Law: The City has an adopted Density Bonus Ordinance consistent with State
Density Bonus Law. The City provides incentives to developers to produce affordable housing to
very low-income households, low-income households, moderate -income households, senior
citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as
well as for the development of childcare facilities. Chapter 2: Housing Plan, details the City's
compliance with State law with Program B.3: Density Bonus.
• No -Net -Loss Law: Chapter 2: Housing Plan, and Appendix D: Adequate Sites Analysis details how
the City maintains adequate sites to meet its RH NA.
• Excessive Subdivision Standards: The City continues to update its Zoning Ordinance, waive
certain development fees, and offer incentive packages to facilitate housing development.
• Housing Element Law: The City identifies and includes an analysis of existing and projected
housing needs and a statement of goals, policies, quantified objectives, financial resources, and
scheduled programs.
Local
• Alameda County COVID-19 Eviction Moratorium: No landlord in Alameda County may evict a
tenant who has experienced a substantial hardship or inability to make rent payments due to the
COVID-19 pandemic. The City also provided an emergency rental assistance program and
promoted other rental assistance resources on its website.
• Local Ordinances: The City has multiple local ordinances that establish procedures for rezoning,
development permit processing, affordable housing fees, and other programs that encourage fair
housing practices.
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• Housing Plan Programs: Chapter 2: Housing Plan, and Appendix E: Housing Plan Programs
Summary detail the City's goals, policies, programs, and objectives. The City addresses the need
to provide additional housing opportunities, remove constraints to affordable housing, improve
the existing housing stock, and provide equal opportunities for current and future residents of
Dublin.
2. Fair Housing Enforcement and Outreach Capacity
The City partners with the Eden Council for Hope and Opportunity (ECHO) for fair housing resources and
services. ECHO provides information for tenants on their housing rights and provides mediation services
between landlords and tenants. ECHO's goal is to promote equal housing access and provide support
services to prevent homelessness and promote permanent housing conditions. Programs organized by
ECHO relating to fair housing include the following:
• Fair Housing Services • Shared Housing Counseling and
• First -Time Home Buyer Counseling Placement
• First Time Homebuyer Education • Rent Review and Relocation Programs
• Homeseeking Counseling • Rental Assistance Program
• Tenant/Landlord Services
Additional fair housing organizations with services available to Dublin residents include the following:
• Housing and Economic Rights Advocates (HERA)— HERA is a California statewide, not -for -profit
legal service and advocacy organization dedicated to helping Californians — particularly those
most vulnerable — build a safe, sound financial future, free of discrimination and economic
abuses, in all aspects of household financial concerns. They provide free legal services, consumer
workshops, training for professionals and community organizing support, create innovative
solutions and engage in policy work locally, statewide and nationally.
• Housing Equity Law Project (HELP) — HELP seeks to expand legal protections in fair housing
through advocacy, leadership training, education and outreach, and enforcement of anti-
discrimination laws.
• Project Sentinel— Project Sentinel's Fair Housing Center provides education and counseling to
community members, housing providers, and tenants about fair housing laws. They also
investigate complaints and advocate for those who have experienced housing discrimination.
Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgments
The City's Community Development Department works closely with residents, property owners, outside
agencies, and other City departments to resolve health, safety, and public nuisance conditions that
adversely affect the quality of life in Dublin and that are not in compliance with adopted regulations.
Enforcement is provided proactively and on a complaint basis. Most code violations are resolved on the
initial contact made by Staff. Staff generally works under the model of voluntary compliance within a
reasonable amount of time allotted. In rare instances, penalties are assessed to those who fail to comply
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with the Dublin Municipal Code. The Planning Division is primarily responsible for enforcing the provisions
of the Zoning Ordinance and the Property Maintenance Ordinance, and the Building and Safety Division
is primarily responsible for enforcing the provisions of the California Building Codes, the Dublin Municipal
Code, and the Uniform Housing Code. In 2021, the City processed 134 code enforcement complaints
relating to housing. These complaints addressed issues relating to property maintenance, access to
heating and air conditioning, construction without building permits, and complete kitchen and plumbing
facilities. None of the code enforcement complaints received by the City related to fair housing issues.
Should a fair housing complaint be brought to the City's attention, the City would direct the complaint to
ECHO for further assistance. During the 5th Cycle Housing Element, the City was not involved in any fair
housing lawsuits, settlements, or judgments.
Between 2016 and 2021, ECHO received a total of 90 fair housing complaints from Dublin residents. In
2021, 19 complaints were filed on the basis of race (two), national origin (10), and disability (seven). Since
2016, a total of 57.3 percent of cases had insufficient evidence and the rest resulted in: 32.6 percent
counseling, 3.4 percent successful conciliation, 1.1 percent dropped, 12.4 percent education to landlord,
2.2 percent referred to attorney/DFEH/HUD, and 12.4 percent are still pending.
The City is in compliance with existing fair housing laws. There have been no findings against the City of
Dublin from the U.S. Department of Housing and Urban Development (HUD) Office of Fair Housing and
Equal Opportunity (FHEO) or from the State Department of Fair Employment and Housing (DFEH).
Fair Housing Capacity
The Alameda County Housing Collaborative reports the following fair housing capacityfindings from the
2020 Alameda County Analysis of Impediments to Fair Housing:
• Stakeholders and participating jurisdictions have commented that inadequate funding and
organizational capacity are the primary limitations on expanding or improving fair housing
enforcement. HUD directs recipients of CDBG funds to use the grant's administrative or social
services allocations for fair housing activities, including creation of an analysis of impediments.
However, HUD also caps those allocation amounts, which limits participating jurisdictions from
using more of these funds on fair housing activities.
• Participating jurisdictions generally do not use any other public or private source of funding for
their fair housing activities. While participating jurisdictions have limited funding to offer fair
housing organizations, fair housing organizations have other funding sources, such as HUD's Fair
Housing Initiatives Program (FHIP); however, these organizations generally do not have many
other private funding sources. Other fair housing activities are funded from federal and state
resources, such as services provided by the Office of Fair Housing and Equal Opportunity and
Department of Fair Employment and Housing.
• The number of fair housing organizations and their respective capacities has also constrained the
amount of fair housing activities. Participating jurisdictions commented that a reduction in the
number of fair housing organizations has lessened fair housing activities overall.
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• According to HUD guidance, a common factor for fair housing complaints can be a lack of
affordable housing supply. According to the California Housing Partnership's Housing Emergency
Update for Alameda County, federal and state funding to Alameda County for affordable housing
has declined by 80 percent since 2008, leaving a deficit of approximately $124 million annually
(California Housing Partnership, 2018). Additionally, while LIHTC production and preservation in
Alameda County has increased by 67 percent overall from 2016, the state production and
preservation has decreased by 23 percent. Lastly, the report finds that Alameda County needs
52,291 more affordable rental homes to meet the need. To combat this lack of state and federal
funding, local tax initiatives have been approved, including the County's Measure Al, Berkeley's
Measure 0, and Emeryville's Measure C; however, due to the demand for affordable housing, the
need still far exceeds these local measures.
In addition, ECHO reports the following capacity constraints:
• Inadequate funding —Funding from a couple jurisdictions in the County is insufficient.
• HUD capping allocation amounts —The 15 percent public services allocation should be increased.
• Reduction in the number of fair housing organizations in the region — At least two fair housing
agencies in the East Bay have closed their doors.
• Lack of affordable housing supply — Affordable housing must be affordable to persons on public
assistance and be accessible for persons with disabilities and senior citizens.
• Findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or
civil rights — ECHO has not filed any administrative complaints in recent years as mediation
attempts, in place of litigation, has been very successful.
Housing Element Outreach
During preparation of the 2023-2031 Housing Element, the City solicited input and feedback from the
community. This included targeted outreach to special needs populations through local organizations,
community groups, and agencies. Details on the outreach conducted are provided in Appendix F —
Community Engagement Summary.
During the April 26, 2022, Planning Commission meeting, the City received the following public comment:
"Persons with disabilities will benefit greatly from assisted living projects. It is very important that people
with disabilities have access to safe housing with available services. In Dublin many persons with
disabilities have problems affording disability services. These services sometimes cost too much,
especially for disabled individuals with many medical needs. Assisted living projects can help these
residents afford the care that they need. Some disabled residents would like to see more assisted living
projects with services rather than new housing projects that do not accommodate services for persons
with disabilities." The City recognizes the importance of providing a variety of housing types to address
the differing needs of Dublin residents. Chapter 2: Housing Plan includes Programs B.2, B.17, D.6, E.1, E.3,
and E.5 to address this comment and the needs of persons with disabilities.
No further comments or feedback were submitted regarding other fair housing topics or issues.
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3. Analysis of Federal, State, and Local Data and Knowledge
Integration and Segregation Patterns and Trends
To ensure equal representation of all segments of the community, the Dublin City Council approved the
transition to district -based elections, effective in 2024 and 2026, as shown in the figure below. With the
division of the City into four separate voting districts of approximately equal population, residents will be
represented by one Councilmember who resides in that district and is elected bythe voters of that district.
The Mayor will continue to be elected at large every two years. The City conducted a robust community
engagement process to notify residents of this change in voting procedure and to encourage residents to
participate in the map -drawing process. It should be noted that the City of Dublin experienced rapid
growth over a short period of time. A 2022 study by Quicken Loans reported Dublin's population as the
11th fastest growing in the United States. The Dublin population grew by 6.05 percent in 2018, 4.5 percent
in 2021, and a total of 50 percent since 2010. Dublin was the only city in California to make the top 20 list.
As such, the City's new district -based elections will provide a more integrated community.
Figure C-10a: Dublin 2022 Districting
Race and Ethnicity
The dissimilarity index is the most -commonly used measure of segregation between two groups,
reflecting their relative distributions across neighborhoods (as defined by census tracts). The index
represents the percentage of the minority group that would have to move to new neighborhoods to
achieve perfect integration of that group. An index score can range in value from 0 percent, indicating
complete integration, to 100 percent, indicating complete segregation. An index number above 60 is
considered to show high similarity and a segregated community.
Figure C-10 shows the dissimilarity index for racial and ethnic groups in the City. The figure shows
segregation for the City's Black population, which has a dissimilarity index of 64.9. No other racial or ethnic
group scored above 60. When compared to the overall population, persons who identify as Black
represent only 3.5 percent of the total City population. Similarly, those who identify as American Indian
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and Native Hawaiian had higher dissimilarity indices of 36.6 and 34.2, respectively, despite making up a
combined six percent of the total population. When a racial or ethnic population is small, its dissimilarity
index may be high even if the racial or ethnic group members are evenly distributed throughout the area.
Thus, when a group's population is less than 1,000, exercise caution in interpreting its dissimilarity indices.
Dissimilarity Index
Figure C-10b: Dissimilarity Index with White Population, Dublin
70 60.0%
60 ■ A 50.0% oc
50 �F
40.0% 0-
0
40 � 1
30.0%
30
20.0% +-9
20a)
U
L
10 10.0% a
0 0.0%
Dissimilarity Index
White* Black*
America n
Indian*
Native
Asian* Hawaiian
*
Two or
Other* More Hispanic
Races*
64.9 36.6 12.1 34.2 19.4 9.8 25.2
of Population 29.9% 3.5% 0.3% 50.9% 0.4% 0.3% 4.4% 10.2%
*Non -Hispanic only.
Source: Census Scope, Social Science Data Analysis Network
Figure C-11 also shows spatial mapping of neighborhood segregation for the City and surrounding region.
As shown, the City is made up of "Mostly Asian" areas with some areas of "Asian -White" and "4 Group
Mixed." During the last decade, the Tri-Valley region has seen an increase in population identifying as
Asian. Some areas in the region have experienced more significant increases in Asian populations than
others. The increase is coupled with the decrease in population of other groups such as Black and White
populations. Table B-4 in AppendixB highlights the shift in racial/ethnic composition of Dublin from 2010
to 2020. The most significant change is the more than doubling of the Asian population in Dublin. During
the same period, the population of Black residents reduced by more than half and the population of White
residents followed a similar trend. While not as dramatic as Dublin, the region followed a similar trend.
The dramatic increase of one ethnic group, coupled with the decrease of another ethnic group, can create
a higher dissimilarity index. This is consistent with the rest of the region to the north and to the south of
the City and correlates with the data in Figure C-10b showing more than half of the City's population is
made up of persons who identify as Asian.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by
many factors. Individual choices can be a cause of segregation, with some residents choosing to live
among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby
relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white
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residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.
Another major factor is the concentration and availability of affordable housing, which the City
deliberately chose to disperse when selecting properties for the Sites Inventory (as shown in Appendix
D). Other factors include housing market dynamics, availability of lending to different ethnic groups,
availability of affordable housing, and discrimination can also cause residential segregation.
Appendix C: Housing Constraints, Resources, and AFFH C-67
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San Leandro
Figure C-11: Neighborhood Segregation (2021)
San Ramon
L ive
Union City \
Source: Urban Displacement Project, University of California Berkeley (2021).
Appendix C: Housing Constraints, Resources, and AFFH
Neighborhood
Segregation
Mostly Asian
Mostly Latinx
Mostly White
Asian -Black
Asian-Latinx
Asian -White
Black -Latina
Black -White
Latinx-White
Other -White
3 Group Mixed
4 Group Mixed
▪ Diverse
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Disability
In 1988, Congress added protections against housing discrimination for persons with disabilities through
the FHA, which protects against intentional discrimination and unjustified policies and practices with
disproportionate effects.
Table C-17 displays the data for persons with disabilities in the City, County, and State. Overall, about 10.6
percent of the California population reported having at least one disability. In the City, about 5.4 percent
of persons reported at least one disability. The County reported a higher percentage than the City at 9.2
percent. Of the 5.4 percent of Dublin residents who reported a disability, the most common disability
were independent living and ambulatory difficulties, which could be tied to the City's senior population.
Ease of reasonable accommodation procedures and opportunity for accessible housing can provide
increased housing security for the population with disabilities.
Table C-17. Population by Disability Type, Compared by Geography,
2019
Disability
City of Dublin
I Alameda County
California
Total with a Disability
5.4%
9.2%
10.6%
Hearing Difficulty
1.5%
2.5%
2.9%
Vision Difficulty
1.1%
1.6%
2.0%
Cognitive Difficulty
2.1%
3.7%
4.3%
Ambulatory Difficulty
2.8%
5.0%
5.8%
Self -care Difficulty
1.5%
2.4%
2.6%
Independent Living
3.3%
4.9%
5.5%
Source: American Community Survey, 5-Year Estimates, 2019.
The data in Figure C-12 below displays data for disability status in Dublin by census tract. The data shows
that in Dublin all of the census tracts report under 10 percent of the population to have at least one
disability. Overall, majority of the surrounding areas shows less than 10 percent of the population has
reported at least one disability with some pockets of the region which have a population between 10 and
20 percent that reports a disability.
Although there is no concentration of the population to have at least one disability, it is the policy and
practice of the City to take all reasonable steps to ensure its services, programs and activities are
accessible to all members of the public including persons with disabilities. Community resources and
services are located near community parks, fire and police services, grocery stores and commercial uses,
and medical offices. Approximately 94.6 percent of residents are located within half a mile of transit.
Within the City are two BayArea Rapid Transit(BART)stations —the Dublin/Pleasanton Station and West
Dublin/Pleasanton Station — which operate between 5:00am to 12:00am on weekdays with 15-minute
headways during the week and 30-minute headways during the weekend.
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Figure C-12: Persons with Disabilities, Dublin
Oil 0/2022, 9:53:12 AM
0 City/Town Boundaries
(R) Population with a ❑Isahility (ACS, 2015 - 2019) - Tract
< 10%
10%-20%
0 0.5
0
1:72,224
2mi
2
4 km
Bureau of Land Maregement, Esn, HERE, Garmin,
GeoTechnalrgies, Inc., 115G5, EPA
n, HERE. Garmin, ® npenStreetMap eontrbutora, and the GIS
!1^f.1111,11y
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-70
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Familial Status
Table C-18 displays household type for the State, County, and City. Overall, Dublin has the largest
percentage of married -couple family households (67 percent) and the State has the smallest with
approximately 17 percent less. Dublin has the lowest percentage of female households without a spouse
with children. Non -family households represent the smallest household type in Dublin at 5.1 percent.
Approximately 29.2 percent of households in the State and 27.1 percent in the County have at least one
person above the age of 65, while there are 18.5 percent of households in Dublin with at least one person
over the age of 65. Different household types have varying housing needs —senior households may benefit
from reasonable accommodation procedures and being located near medical facilities, single -parent
households may benefit from affordable housing options due to limited income, and family households
may benefit from larger housing units located near community areas and schools.
Table C-18: Population
Familial Status
by Familial Status, Compared
City of Dublin
20,235
by Geography, 2019
Alameda County
577,177
California
13,044,266
Total Households
Married -Couple Family Households
67.0%
50.6
49.8%
With Children
39.4%
23.4%
21.5%
Non -Family Households
5.1%
8.9%
N/A
Households with one or more people 65
years+
18.5%
27.1%
29.2%
Female Headed Households, No Spouse
Present with Children
2.6%
4.1%
4.8%
Source: American Community Survey, 5-Year Estimates, 2019.
The data in Figure C-18 and Figure C-13 below shows living arrangements of children by census tract in
Dublin. Figure C-13 shows the percent of children in married couple households by census tract in Dublin.
The data shows that most census tracts have children living in married couple households (above 80
percent per tract). There are three census tracts in Dublin where between 60 and 80 percent have children
living in married couple households.
The City deliberately chose to disperse affordable housing when selecting properties for the Sites
Inventory (as shown in Appendix D). In the three census tracts where 60 and 80 percent have children
living in married couple households there are six candidate sites meant to accommodate low and very
low-income units. Affordable units have been strategically placed to improve access to resources and
opportunities for all residents but specifically for areas that currently experience less access to resources
and opportunity.
Figure C-14 shows the percent of children in female headed households with no spouse/partner by census
tract in Dublin. The data shows that the City has no census tracts where female headed households with
no spouse and children present are more than 20 percent.
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Although there is no concentration of female headed households with no spouse and children present,
affordable units have been strategically placed to improve access to resources and opportunities for all
residents but specifically for areas that currently experience less access to resources and opportunity.
Female headed households with no spouse and children present may benefit from increased access.
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Figure C-13: Married Couple Households with Children
Park \
Crow CanyonI
Country Club
Dublin Hills
Raglorwl
Perk
19ridpes
Canyon
Lakes Golf
CO5t2'
Camp Parks Gp. _-dg
San Ramon Military ra,"y'�'-\
Go(f Club erWion
Stoneridga
Shopping
s Canter
Pleasanton
R doe
Regional Park
Camp Parks
Military
Reservation
Castlewood
Country
Club
❑ ub li n �R6n'sR
Golf Course ji
Sports
Park
Coo Ian Carp
Shadow Cliffs
La
—Yneyanf-h-�
0/2022, 10:22:01 AM
0 City/Town Boundaries
(R1 Percent of Children in Married -Couple Households (RCS, 2015-2019) - Tract
- 60%-80
▪ >80%
1:72,224
G 0.5
2mi
0 1 2
4km
Bureau of Land Management, Esn, HERE, Garmin,
C eoTechrwlogies. 1 nc.. 115G5. EPA
Esri, HERE. Germin, ® CpenStreetMap contributors, and the GIS
�Ser cemmunily
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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Figure C-14: Female Headed Households, No Spouse/Partner Present with Children
8/1012022, 10:23:48 AM
C1y Town Boundaries
(R) Percent of Children in Female Householder, No Spouse:Partner Present Households )ACS, 2015-2019) -Tract
n 20%
0 0_5 1
0
L 72, 224
2 mi
2
4 km
Bureau of Land Management, Lan, HERE, Garvin,
GeoTechrwl vies, Inc., USGS, EPA
Esri, HERE, Garrnin, ® Open54eetMap contributors, and the GI5
.rser community
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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Household Income
Regarding household income, the City had a significantly higher median household income than the
County and State in 2019 ($152,745 in the City compared to $104,888 in the County and $75,235 in the
State). As Table C-19 shows, majority of the City's households are higher earning; in total 81.1 percent of
households in Dublin earn more than the State median -income. Additionally, over 34 percent of
households in Dublin earn $200,000 or more annually. Just over 12 percent of City residents earn less than
$50,000 annually, compared to 26.3 percent and 34 percent for the County and State, respectively.
Table C-19: Households
by Income, Compared
by Geography, 2019
' . - • •
California
House o .s ncom .
, ame . a ounty
Less than $10,000
1.8%
4.1%
4.8%
$10,000-$14,999
1.2%
3.5%
4.1%
$15,000-$24,999
2.3%
5.5%
7.5%
$25,000-$34,999
2.3%
5.5%
7.5%
$35,000-$49,999
4.7%
7.7%
10.5%
$50,000-$74,999
6.5%
12.5%
15.5%
$75,000-$99,999
8.8%
11.5%
12.4%
$100,000-$149,999
22.2 %
18.1%
16.6 %
$150,000-$199,999
15.9 %
12.3%
8.9%
$200,000 or More
34.2%
19.4%
12.2%
Source: American Community Survey, 5-Year Estimates, 2019.
Figure C-15a shows median household income by block group in Dublin. The data shows that Dublin has
a small range of median income levels. There is a large number of block groups in Dublin whose median
income for households is greater than $125,000. The remaining block groups range from $87,100 to
$125,000. There are no block groups in the Citywith a majority of residents earning a median household
income less than $87,100. Figure C-15b shows that there were more census blocks earning $125,000 in
2014 than in 2019. This may indicate that census blocks are becoming more diverse based on household
income.
Although Dublin experiences higher median incomes, it is still important to provide improved access to
resources and opportunities to all households. Affordable units have been strategically placed to improve
access to resources and opportunities for all residents but specifically for areas that currently experience
less access to resources and opportunity. Lower -income households will benefit from increased access to
resources and opportunities
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Figure C-15a: Median Income for Households in Dublin, 2019
8/100022, 10:45:21 AM
City/Town Boundaries
(R) Median Income (ACS, 2015-2019) - Block Group
▪ < $87,100 (I-1CD 2020 State Median Income)
▪ <$125,000
▪ Greater than $125,D00
Source: California Department of Housing and Community Development — AFFH Data Viewer
1:72,224
2rni
0
4 km
Bureau of Land Management, Esn, HERE, Gamin,
GeoTachooIogies, Inc., 45GS, EPA
Earl, HERE, Garmin, m OpenStreetMap comtnbutors, and the GIS
Jser community
Appendix C: Housing Constraints, Resources, and AFFH C-76
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Figure C-15b: Median Income for Households in Dublin, 2014
8,11t2022,4:34:26 PM
0 City/Yawn Baundarlaa
{A} Heim Income (PCS, 2014-2014) -Tract
- SA0,080
- 0011,000
Greater then $ ] W,000
1:72,224
OA 1
I - • r
U 1 2
2mr
41 km
m..w .i Io- x.-.a.n.ni Con Iti¢ Gomm
o.& .a-a.a.. Irz UyY' CPA
Eon nEi2 rim n O :p.os,..iw= ..nee-tn .-a r. GI
uv mnn.nk
Source: California Department of Housing and Community Development — AFFH Data Viewer
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Hate Crimes
Hate crimes are violent acts against people, property, or organizations because of the group to which they
belong or identify. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act
violently toward a person who has exercised their right to free housing choice.
As shown in Table C-20, between 2014 and 2020, a total of four hate crimes were reported in Dublin,
which were all based on race, ethnicity, and ancestry. Specifically, the hate crimes that occurred in 2014
related to anti -Black or African American actions, the hate crime reported in 2017 related to anti -Asian
actions, and the hate crime reported in 2019 related to anti -Hispanic or Latino. No further details are
available as the Federal Bureau of Investigation (FBI) does not make case -specific data available.
Table C-20: FBI Hate Crimes by Bias (2014-2020)
Year
Race/
Ethnicity/
Ancestry
:io
,a
Gender
Identity
Total
2014
2
0
0
0
0
0
2
2015
0
0
0
0
0
0
0
2016
0
0
0
0
0
0
0
2017
1
0
0
0
0
0
1
2018
0
0
0
0
0
0
0
2019
1
0
0
0
0
0
1
2020
0
0
0
0
0
0
0
Total
4
0
0
0
0
0
4
Source: Federal Bureau of Investigation, Crime Data Explorer, 2014-2020.
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP)
To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has
developed a census tract -based definition of R/ECAPs. The definition involves a racial/ethnic
concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
R/ECAPs must have a non -white population of 50 percent or more. Neighborhoods of extreme poverty
are defined as census tracts with 40 percent or more of individuals living at or below the poverty line.
Because overall poverty levels are substantially lower in many parts of the country, HUD also defines a
neighborhood as a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the
average poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location can have a substantial effect on mental and physical health, education opportunities, and
economic opportunities. Urban areas that are more residentially segregated by race and income tend to
have lower levels of upward economic mobility than other areas. Research has found that racial inequality
is thus amplified by residential segregation. However, these areas may also provide different
opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, business,
social networks, and communities to help immigrants preserve cultural identify and establish themselves
in new places. Overall, it is important to study and identify these areas to understand patterns of
segregation and poverty in a city.
Figure C-16 shows there are no R/ECAPs located in Dublin, nor in the surrounding communities.
Appendix C: Housing Constraints, Resources, and AFFH C-78
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Figure C-16: R/ECAPin Dublin and Neighboring Communities
4115t2022. 12:26:15 PM
0 Cily fasxi Doundaies
OR) Racialy ar Ethnicaly ConczrmatedAreas of Paverty'RIECAP'S" ;HUD, 2009 - 29131- Tact
0- Not aRECAP
®1 - RIECAP
0
0
1:144,440
1.25
2.5 sml
I I +
2 4 &trp
EA, HERE aant4 RI OpexEllreethix crttukn, aid the EllEk
sll, FERE. Isn11 O opcAeel w du'tblbf, NMI Vr flIB
mer malty
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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Racially and Ethnically Concentrated Areas of Affluence (RCAA)
Racially or Ethnically Concentrated Areas of Poverty are a long-standing, contributing factor to
segregation. However, patterns of segregation in the United States show that of all racial groups, the
White population is the most severely insulated (separated from other racial groups). Research also
identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic
segregation can have significant effects on respective communities, including but not limited to,
socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions
and crime, and access to public goods and services.
Data used in the analysis of Racially Concentrated Areas of Affluence (RCAA) is from the 2015-2019
American Community Survey and measured at the census tract level. HCD has created an RCAA metric to
reflect California's relative diversity and regional conditions, and to aid local jurisdictions in their analysis
of racially concentrated areas of poverty and affluence pursuant to AB 686 and AB 1304. HCD's RCAA
metric is created by first calculating a Location Quotient (LQ) for each California census tract using data
from the 2015-2019 ACS. This LQ represents the percentage of total white population (White Alone, Not
Hispanic or Latino) for each census tract compared to the average percentage of total white population
for all census tracts in a given Council of Governments (COG) region. For example, a census tract with a
LQ of 1.5 has a percentage of total white population that is 1.5 times higher than the average percentage
of total white population in the given COG region. To determine the RCAAs, census tracts with an LQ of
more than 1.25 and a median income 1.5 times higher than the COG Area Median Income (AMI), or 1.5
times the State AMI, whichever is lower, are assigned a numeric score of 1. A score of 1 indicates that a
census tract is an RCAA. Census tracts that did not meet this criterion are assigned a score of 0.
The nationwide RCAA analysis identifies the following:
• RCAA tracts have more than twice the median household income of the average tract in their
metro area.
• Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical
tract.
• RCAAs tracts are more income homogenous than R/ECAPs.
• The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate
of 48 percent.
The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average
had a poverty rate 3.2 times that of a typical tract. Overall, RCAAs may represent a public policy issue to
the extent that they have been created and maintained through exclusionary and discriminatory land use
and development practices. Postwar patterns of suburbanization in many metropolitan areas were
characterized by White communities erecting barriers to affordable housing and engaging in racially
exclusionary practices.
Figure C-17 shows census tracts that meet the RCAA criterion. As illustrated, there is one census tract on
the western side of the City that would be classified as an RCAA under HCD's criterion. Table C-21
highlights the demographic and income data of the census block classified as an RCAA. There are many
RCAAs in the County and in jurisdictions surrounding Dublin.
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By cross-referencing Figure C-17a and Figure C-17b, a string of RCAAs that run from Pleasanton to Walnut
Creek and taper off towards Martinez emerges. Dublin is one of few jurisdictions in the Tri-Valley area
that is not a majority RCAA. Although not all census tracts/block groups meet the criteria to qualify as
RCAAs, there is a tendency for census block groups with higher White populations to have higher median
incomes throughout the County. By cross-referencing Figure C-15a and C-15b, it is apparent that Dublin
is becoming more diverse in income levels.
When compared to the County as a whole, the City's White population earns a median income of
approximately$124,846 whereas the County's White population earns a median income of approximately
$108,506 (Table C-22). In both jurisdictions, the White population represents just under half of the total
population.
Appendix C: Housing Constraints, Resources, and AFFH C-81
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Figure C-17a: Racially Concentrated Areas of Affluence (RCAA), Dublin
81•Io.2022, 9:17:04AM
0 City/Town Boundaries
(R) Racially Concentrated Areas of Affluence "RCAA" (RCS, 2015 -2019) - Tract
0 - Not a RCAA
- 1 - RCAA
1:72,224
0 05 1
2 mi
0
2
4 km
Bureau of Land Management, Esri, HERE, Gamtin,
GeoTechnalogies, Inc.. USG5, EPA
Esri, HERE, Germin, 0 OpenStreetMap contributors, and the GIS
�a..i community
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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Figure C-17b: Racially Concentrated Areasof Affluence (RCAA), Dublin
0131,2022, 41:t2:03 Pi�l
City/Tamil Boiridaries
CR) Racially Concentrated Areas of Affluence 'RCM- , (AC-S. 20 t5 -2011) - Tract
- Nol a RCAA
- RCAA
1258,99S
4 223 45 Bm
I i i i ti ti ti ..
0 2.75 7.5 15 ton
r Lam Many,..... E. riERE. Onrr, USE& EFi4
111.9.
Eat MERE. 6 Ogn9.rilao .. ._.` _... and 1..1.524
umn
nyc.v.d:ry
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH C-83
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DUBLIN
'CALIFORNIA
Block Group
Table C-21: RCCAs - Median Household Income by Race by Block Group, Dublin
Percent Population White Median Income
Block Group 1, CensusTract4505.01 59.5%
$138,929
Block Group 2, CensusTract4505.01 64.91%
$165,313
Source: (U.S. Census Bureau) from HCD AFFH Data Viewer, Accessed February 4, 2022
Table C-22: RCCAs - Median Household Income by Race, Dublin and Alameda County
All Households $150,299
Population I Me lation
$99,406
Notes: 1 Median income in the past 12 months (in 2019 inflation -adjusted dollars)
Source: American Community Survey, 5-Year Estimates, 2019.
Disparities in Access to Opportunities
REGIONAL OPPORTUNITY INDEX (ROI)
The University of California, Davis Center for Regional Change and Rabobank partnered to develop the
Regional Opportunity Index (ROI) intended to help communities understand local social and economic
opportunities. The goal of the ROI is to help target resources and policies toward people and places with
the greatest need to foster thriving communities. The ROI incorporates both people and place
components, integrating economic, infrastructure, environmental, and social indicators into a
comprehensive assessment of the factors driving opportunity.
The ROI: People is a relative measure of people's education, economic, housing, mobility/transportation,
health/environment, and civic life opportunities as follows:
• Education: Assesses people's educational success in the form of higher education, elementary
school achievement, and elementary school attendance.
• Economic: Measures a community's economic well-being in the form of employment and income
level.
• Housing: Measures a community's relative residential stability, in the form of homeownership
and housing costs.
• Mobility/Transportation: Assesses a community's relative opportunities for overcoming rural
isolation.
• Health/Environment: Measures a community's health, particularly infant, teen, and general
health.
• Civic Life: Assesses social and political engagement in the form of households that speak English
and voter turnout.
Figure C-18 illustrates the City's ROI: People results. As shown, Dublin residents generally have high assets
in education, economic, housing, mobility/transportation, health/environment, and civic life
opportunities. This is consistent with neighboring communities that also report high opportunities.
The ROI: Place is a relative measure of an area's assets in education, economic, housing,
mobility/transportation, health/environment, and civic life opportunities as follows:
Appendix C: Housing Constraints, Resources, and AFFH C-84
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• Education: Assesses a census tract's relative ability to provide educational opportunity, in the
form of high -quality schools that meet the basic educational and social needs.
• Economic: Measures the relative economic climate of a community, in the form of access to
employment and business climate.
• Housing: Measures housing availability in a community, in the form of housing sufficiency and
housing affordability.
• Health/Environment: Measures how well communities meet the health needs of their
constituents, in the form of access to health care and other health -related environments.
• Civic Life: Measures the social and political stability of an area, in the form of neighborhood
stability(living in same residence for one year) and citizenship.
Figure C-19 illustrates the City's ROI: Place results. The City offers high to moderate assets in education,
economic, housing, mobility/transportation, health/environment, and civic life opportunities. Areas of
low opportunity exist in east Dublin. This is due to low health and environmental factors; all other assets
remain highly rated. However, this data does not include the significant development in east Dublin, such
as the Kaiser Medical Center and residential developments, since the data in 2014 was released
In addition, Table C-23 displays specific ROI data for the City and the State. The data shows the following
key findings:
• The City shows excellent educational scores with almost double the percent of college educated
adults, greater high school graduation and University of California/California State University
eligibility rates, and significantly higher proficiency levels.
• Dublin residents have a higher percentage of employment with greater incomes. Jobs in the City
are generally higher quality and have been growing at a faster rate.
• While housing adequacy is greater in Dublin, a higher percentage of residents experience a cost
burden.
• A greater percentage of Dublin residents have access to vehicles and commute less.
• General health and environmental factors in Dublin are highly rated. Infant health, prenatal care,
years of life lost, and air quality are better rated in Dublin. The City does have less access to
supermarkets, indicating a need for additional resources for existing residents. This data does not
include the Whole Foods in Persimmon Place, which was opened in 2015, or Lucky's at Fallon
Gateway, which opened in 2018.
• As it relates to civic involvement, almost all Dublin residents speak English and a high percentage
vote.
Overall, the City is shown to be a high opportunity city. As part of the candidate sites analysis, the City
identified sites that can accommodate new housing units at a variety of income levels in areas where
future residents will have access to high degrees of opportunity. By increasing stable and affordable
housing options, the City hopes to further increase opportunities for current and future Dublin residents.
Appendix C: Housing Constraints, Resources, and AFFH C-85
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DUBLIN
Figure C-18: Regional Opportunity Index, People —Dublin and NeighboringCommunities
Description
The Regional Opportunity Index (ROW] People Is a
relative measure of people's assets In education,
the economy, housing, mobility/transportation,
health/environment. and civic life.
Legend
%gib nal Opportunity Inds a: People
Some date not available
▪ Lowest Opportunity
1
J
▪ Highest Opportunity
bate:2/4/2022
httpst//I nteractregi o na Itha nge.ucdavis.edu/ roi,•'
Regional Opportunity Index: People, 2014
Civic Life
Health/Env
Mobility/Transp
Overall Mean
Housing
Economy
Education
Civic ufe
MobilitylTransp �
Housing �
�1 Health!Env
I Economy
Educators
Overall Mear
0
3
6
12
UC DAVIS
CENTER FOR REGIONAL CHANGE
Source: UC Davis Center for Regional Change and Rabobank, 2014.
Appendix C: Housing Constraints, Resources, and AFFH
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Figure C-19: Regional Opportunity Index, Place— Dublin and Neighboring Communities
Description
The Regional Opportunity Index (R0i}Place is a
relative measure of an area's assets in education.
the economy, housing, mohhlltyftranspartatlan,
health/environment, and civic lite.
Legend
Regional Opportunity Index: Place
▪ Some data not available
■ Lowest Opportunity
J
▪ Highest Opportunity
Date: 2/4/2022
https� f f I meracteegio na Ichange.ucdavis.edu/roIf
Regional Opportunity Index: Place, 2014
0
3
fi
mi
12
UC DAVIS
CENTER FOR REGIONAL CHANGE
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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Table C-23: Opportunity Indicators, Dublin
and California
I Dublin I California
ROI lndicator
People
College Educated Adults
63.2%
38%
Math Proficiency
84.8%
70.1%
o
English Proficiency
82.9%
65%
'
Elementary Truancy
18.6%
24.3%
(5)
Place
L'
High School Graduation Rate
93.6%
83.1%
UC/CSU Eligibility
62.9%
41%
Teacher Experience
25.1%
36.3%
High School Discipline Rate
1.3%
6.4%
People
Employment Rate
95.5%
89.4%
2
Minimum Basic Income
88.4%
63.5%
o
o
Place
Job Availability
977.4
701.8
`l
Job Quality
4.9%
2.9%
Job Growth
56.4%
40.4%
Bank Accessibility
0.4
0.2
People
u4
71
Home Ownership
58.5%
54.7%
Housing Cost Burden
59.5%
51.6%
Place
Housing Adequacy
97.6%
90.6%
Housing Affordability
0.2%
0.2%
4 People
2 Vehicle Availability
92%
86.4%
0 Commute Time
51.8%
59.9%
Internet Access
5
4
Place
c
Infant Health
94.8%
94.9%
a
E
Birth to Teens
0.9%
6.6%
o
L
.5
Years of Life Lost
17.2%
29.8%
Place
Air Quality
8.6%
10%
s
Prenatal Care
88.6%
83.1%
co
=
Access to Supermarket
22.9%
53.3%
Health Care Availability
1.8%
1.8%
People
cu
Voting Rates
37.6%
30.6%
u
English Speakers
95.9%
88.1%
>
Place
US Citizenship
83.2%
82.6%
Neighborhood Stability
80.6%
84.9%
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (TCAC/HCD) OPPORTUNITY A REA DATA
HCD together with the California Tax Credit Allocation Committee established the California Fair Housing
Task Force to provide research, evidence -based policy recommendations, and other strategic
recommendations to HCD and other related state agencies/departmentstofurther the fair housing goals
(as defined by HCD). The Task Force developed the TCAC/HCD Opportunity Area Maps to understand how
public and private resources are spatially distributed. The Task Force defines opportunities as pathways
to better lives, including health, education, and employment. Overall, opportunity maps are intended to
display which areas, according to research, offer low-income children and adults the best chance at
economic advancement, high educational attainment, and good physical and mental health.
According to the Task Force's methodology, the tool allocates 20 percent of the tracts in each region with
the highest relative index scores to the "Highest Resource" designation and the next 20 percent to the
"High Resource" designation. Each region then ends up with 40 percent of its total tracts as "Highest" or
"High" resource. These two categories are intended to help State decision -makers identify tracts within
each region where research suggests low-income families are most likely to thrive, and where they
typically do not have the option to live —but might, if given the choice.
Figure C-20 shows the TCAC Opportunity Scores for the City and surrounding region. As illustrated, the
City is categorized as High and Highest Resource. This is generally consistent with the region. The region
to the east with moderate resource scores represents mostly undeveloped land. Overall, future housing
developments within the City will benefit from access to high levels of resources, bringing additional
opportunities for existing and future residents.
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'CALIFORNIA
Figure C-20: TCAC/HCD Opportunity Map
2W2CCE2, 1:4nr.$1 PAi
CitynTawn Boundanes
(A) TCAC Op x 1unity Areas (2021) -Composite Scare - Tract
Highest Resource
High Resource
Moderate Resource {Rapidly Changogiji
Maderste Resource
Low Resource
1. " 4-0.148
0
2
&krr
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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A
DUBLIN
CALIFORNIA
TCAC/HCD DATA — EDUCATIONAL OPPORTUNITIES
The TCAC/HCD Opportunity Area Maps include education data, as illustrated in Figure C-21. This data
represents opportunity levels based on the following four factors:
• Math proficiency — Percentage of fourth graders who meet or exceed math proficiency standards.
• Reading proficiency — Percentage of fourth graders who meet or exceed literacy standards.
• High school graduation rates —Percentage of high school cohort that graduated on time.
• Student poverty rate— Percentage of students not receiving free or reduced -price lunch.
Figure C-21 shows educational scores for the City and surrounding region. As shown, a large portion of
the City lacks adequate data to identify scores; however, the remainder of the City is scored at the highest
positive educational outcomes. Overall, Dublin provides high opportunities for education achievement
and in return Dublin residents show high educational achievements and successes in achieving college
degrees. Overall, future housing developments within the City will benefit from access to high levels of
resources, bringing additional opportunities for existing and future residents.
Appendix C: Housing Constraints, Resources, and AFFH C-91
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'CALIFORNIA
Figure C-21: TCAC/HCD Opportunity Map — Educational Opportunities
2'412022, 1:51:46 PM
Catyriown Boundanes
( TCJ C Oppa 1undp Areas (1) - Education Score -Trod
0 c 0.25 {Less PoaAive Educavon Outoarnes�
025-0_50
nSQ-175
- 2. 0.75 (More Positive Education Outcomes)
No Data
0
0
1:144,44F!
125 2
2
Ira
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-92
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.19
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'CALIFORNIA
TCAC/HCD DATA — ECONOMIC OPPORTUNITIES
The TCAC/HCD Opportunity Area Maps include economic data, as illustrated in Figure C-22. This data
represents opportunity levels based on the following five factors:
• Poverty — Percent of population with income above 200 percent of federal poverty line.
• Adult Education — Percent of adults with a bachelor's degree or above.
• Employment — Percent of adults aged 20-64 who are employed in the civilian labor force or in the
armed forces.
• Job Proximity— Number of jobs filled by workers with less than a Bachelor of Arts degree that fall
within a given radius (determined by the typical commute distance of low -wage workers in each
region) of each census tract population -weighted centroid.
• Median Home Value- Value of owner -occupied units.
Figure C-22 shows economic opportunity scores for Dublin and the surrounding region. The majority of
the City has a high level of positive economic outcome. The area of the City near Interstate-680 is shown
to have moderate economic outcomes; this area includes a large percentage of residential uses as well as
the City's downtown region and large commercial and industrial centers. When compared to proximity to
jobs (Figure C-23), Dublin residents generally live close to employment. Overall, Dublin residents have
high access to positive economic opportunities. Future housing development will add to opportunities for
existing and future residents.
Appendix C: Housing Constraints, Resources, and AFFH C-93
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'CALIFORNIA
Figure C-22: TCAC/HCD Opportunity Map — Economic Opportunities
21412022, 1:5329 PM
C tyrTawn Baundanes
(R) TCAO Opp:alunitp Areas (20211. - Economic Saxe - Traci
C 025 (Less Posrhve Eoonomc Outcome)
025 -
MU50-f}-7S
} 0_75 (Morefbsihve Economic Outcome)
1:14 14fi
2-6
1 f r i
iri
kris
ti
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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Figure C-23: Jobs Proximity Index
214r20, i:5719 PAi
Ciryfrown 6aurrtlanes
IA1 Jam Proximity index (HUO, 2014 - 2017) - Block Group
+~ 2b (F,r1nea1 Prox y)
020-40
0 40 60
0 50 60
80 (Cioaeal Proximity)
1:144.44S
121. 25
j r i j r
a 2
rri
Sim
Source: California Department of Housing and Community Development— AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
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HUD OPPORTUNITY INDICATORS
Opportunity indicators also help inform communities about disparities in access to opportunity. HUD
developed opportunity indicators to help inform communities about disparities in access to opportunity.
The scores are based on nationally available data sources and assess resident's access to key opportunity
assets in the County. Table C-24 provides the index scores (ranging from zero to 100) for the following
opportunity indicator indices for Alameda County:
• Low Poverty Index: The low poverty index captures the poverty rate at the census tract level. The
higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: The school proficiency index uses school -level data on the performance
of fourth grade students on state exams to describe which neighborhoods have high -performing
elementary schools nearby and which are near lower -performing elementary schools. The higher
the score, the higher the school system quality is in a neighborhood.
• Labor Market Engagement Index: The labor market engagement index provides a summary
description of the relative intensity of labor market engagement and human capital in a
neighborhood. This is based upon the level of employment, labor force participation, and
educational attainment in a census tract. The higher the score, the higher the labor force
participation and human capital.
• Transit Trips Index: The transit trips index is based on estimates of transit trips taken by a family
that meets the following description: a three -person single -parent family with income at 50
percent of the median income for renters for the region (i.e., the Core -Based Statistical Area
(CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize
public transit.
• Low Transportation Cost Index: The low transportation cost index is based on estimates of
transportation costs for a family that meets the following description: a three -person single -
parent family with income at 50 percent of the median income for renters for the region/CBSA.
The higher the index, the lower the cost of transportation.
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential
neighborhood as a function of its distance to all job locations within a region/CBSA, with larger
employment centers weighted more heavily. The higher the index value, the better access to
employment opportunities.
• Environmental Health Index: The environmental health index summarizes potential exposure to
harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins
harmful to human health.
Table C-24 displays the opportunity indicators by race and ethnicity for persons in Alameda County— data
is not available for the City. There are lower school proficiency rates and labor market rates among the
population identifying as Black non -Hispanic and Hispanic. In addition, Alameda County residents report
low job proximity scores, which is not the case for Dublin residents who benefit from high proximity to
employment.
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Table C-24: Opportunity
Indicators, Alameda County
(Alameda County, Low School
CACDBG) Poverty Proficiency
Jurisdiction Index Index
Labor Low Jobs
Transit Environmental
Market Transportation Proximity
Index Health Index
Index Cost Index Index
Total Population
White*
74.5
64.8
69.0
62.5
88.4
41.6
50.0
Black*
59.4
46.9
47.4
66.1
90.4
36.0
50.7
Hispanic
58.3
39.9
48.6
70.0
90.1
31.0
50.3
Asian or Pacific
Islander*
71.5
61.9
66.3
63.9
88.5
44.4
49.7
Native American*
63.5
50.9
49.7
63.1
89.7
37.9
51.1
Population Below Federal Poverty Line
White*
63.7
50.6
58.0
69.8
90.1
32.1
47.8
Black*
46.2
32.8
42.9
74.6
92.5
26.3
48.3
Hispanic
44.9
29.4
45.6
76.1
91.6
29.1
49.6
Asian or Pacific
Islander*
62.3
53.1
63.2
74.5
91.6
47.2
43.2
Native American*
42.1
18.3
43.3
76.7
91.9
12.8
52.8
*Non -Hispanic
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping Tool, Decennial
Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEND; NATA
ACCESS TO TRANSIT
Access to transportation, specifically public transit, provides households with affordable and
environmentally -friendly commuting options. It can also increase accessibility to essential retail, such as
grocers and markets, and recreational activities.
AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at
connectivity, access to jobs, and frequency of service. Dublin scored a AllTransit performance score of 5.3,
as shown in Figure C-24 below, illustrating moderate combination of trips per week and number of jobs
accessible enabling a moderate number of people to take transit to work. Additionally, AllTransit
identified the following transit related statistics for Dublin:
• 94.6 percent of all jobs in Dublin are located within half a mile of transit.
• There are 3,765 customer households within a 30-minute transit commute of local businesses.
• 1.11 percent of workers in Dublin walk to work.
• 0.41 percent of workers in Dublin bike to work.
• No low-income households (earning under $50,000) live within half a mile of high frequency full -
day transit.
Within the City are two Bay Area Rapid Trans it(BART)stations -the Dublin/Pleasanton Station and West
Dublin/Pleasanton Station - which operate between 5:00am to 12:00am on weekdays with 15-minute
headways during the week and 30-minute headways during the weekend. The Dublin/Pleasanton Station
opened first; development patterns led to the addition of the West Dublin/Pleasanton Station later.
Appendix C: Housing Constraints, Resources, and AFFH C-97
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DUBLIN
Figure C-24: All Transit Performance Score — Dublin (2021)
rrte
AIITransitTHPerfonnanaeScare. <1 M1-2 M2-4- M4-5 M5-6 M6-7
7-9
9+
hiep data @2022 Google
AIITransitPerformance Score
5.3
Moderate combination of trips per
week and number of jobs accessible
enabling moderate number of people
to take transit to work
On Average Households hove:
1,291
Transit Trips per Week within % Mile
10
Transit Routes within % Mile
84,730
Jobs Accessible in 30-minute trip
13.56%
Commuters Who Use Transit
Source: AIITransit Fact Sheet, 2021.
Appendix C: Housing Constraints, Resources, andAFFH
C-98
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CA LENVIROSCREEN - ENVIRONMENTAL JUSTICE
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening
methodology to help identify California communities disproportionately burdened by multiple sources of
pollution, called the California Communities Environmental Health Screening Tool (CalEnviroScreen). In
addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous
materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight
infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include
educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a
heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental
pollutants.
The CalEnviroScreen 4.0 Model is made up of a suite of 20 statewide indicators of pollution burden and
population characteristics associated with increased vulnerability to pollution's health effects. The model
uses the following analysis and calculation to identify areas of health risk:
• Uses a weighted scoring system to derive average pollution burden and population characteristics
scores for each census tract.
• Calculates a final CalEnviroScreen score for a given census tract relative to the other tracts by
multiplying the pollution burden and population cha racteristics components together.
• Measures the relative pollution burdens and vulnerabilities in one census tract compared to
others; the score is not a measure of health risk.
Figure C-25 displays mapped results of the CalEnviroScreen 4.0 for the City and surrounding region. The
City has low to moderate levels of pollution burdens. Tables C-25 and C-26 compare two census tracts
with the highest and lowest pollution burdens in the City. As detailed, Census Tract 6001450400 reports
a higher pollution burden, but is still considered relatively low to moderate on the scale. The housing
burden and unemployment percentile in this census tract is greater than that of Census Tract 6001450502.
In general, new housing opportunities throughout the City would have access to low levels of pollution
burdens.
Appendix C: Housing Constraints, Resources, and AFFH C-99
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Figure C-25: All Transit Performance Score — Dublin
2f4f2022, 107A5 PM
0 fiityTawn 6oundsries
(hjCaEnviroSciesn CO, 2021 -Tract
1 - 10% Lowesi Scores}
- 11-20%
21-30%
31 -40%
041-sa%
�51-60%
51-70%
f1 - $0%
1:144,44a
1.25 td din
, - J 1
4 dkm
LEd Vim{ ea HUE 4— Lam . EPAL
1Y-1
em, ABRE, M w O 01:w94441,4?mn84dkr. mi r`
mmaaN.
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-100
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'CALIFORNIA
Table C-25: CalEnviro Screen 4.0— Highest Scoring Census Tract (6001450400)
aka
'o u a
1
fI„I.iilliZ,
CalEnviro Screen 4.0
ii=r
29
Pollution Burden
41
Ozone
25
Asthma
18
Particulate Matter2.5
25
Low Birth Weight
72
Diesel Particulate Matter
93
Cardiovascular Rate
10
Toxic Releases
42
Education
21
Traffic
86
Linguistic Isolation
47
Drinking Water
39
Poverty
14
Lead from Housing
33
Unemployment
53
Cleanup Sites
10
Housing Burden
32
Groundwater Threats
75
Hazardous Waste
78
Impaired Water
0
Solid Waste
0
*Percentile derived using a weighted scoring system to determine average pollution burden/
socioeconomic scores relative to other censustracts.
Source: CalEnviroScreen 4.0 (Accessed 2/7/2022)
Table C-26: CalEnviro Screen 4.0— Lowest Scoring Census Tract (6001450502)
Percenti =
Zilil dii___
I
A
CalEnviro Screen 4.0
4
Pollution Burden
26
Ozone
18
Asthma
12
Particulate Matter2.5
20
Low Birth Weight
23
Diesel Particulate Matter
51
Cardiovascular Rate
6
Toxic Releases
44
Education
15
Traffic
99
Linguistic Isolation
31
Drinking Water
39
Poverty
3
Lead from Housing
3
Unemployment
11
Cleanup Sites
50
Housing Burden
4
Groundwater Threats
44
Hazardous Waste
47
Impaired Water
0
Solid Waste
0
*Percentile derived using a weighted scoring system to determine average pollution burden/
socioeconomic scores relative to other censustracts.
Source: CalEnviroScreen 4.0 (Accessed 2/7/2022)
Disproportionate Housing Needs and Displacement
Disproportionate housing needs refer to disparities in cost burden, overcrowding, substandard housing,
and displacement risk for special needs populations in comparison to the rest of the population. Housing
needs are assessed bythe HUD Comprehensive Housing AffordabilityStrategy (CHAS), based on ACS data.
Housing problems and severe housing problems include the following elements:
Housing Problem
• Incomplete kitchen facilities
• Incomplete plumbing facilities
• 1+ person per room
• Cost burden greater than 30 percent
Severe Housing Problem
• Incomplete kitchen facilities
• Incomplete plumbing facilities
• 1.5+ person per room
• Cost burden greater than 50 percent
Appendix C: Housing Constraints, Resources, and AFFH C-101
358
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Table C-27 shows a breakdown of housing challenges for Dublin and Alameda County households by race
and ethnicity. Dublin residents experience lower rates of housing challenges for both owner and renter
households. Renter households across both jurisdictions experience more housing challenges than owner
households. Renters and homeowners who identify as White have the highest rates of household
challenges and those who identify as Asian report the second highest rates of housing problems.
Table C-27: Housing Problems by Tenure and Race/Ethnicity
Has One or More
Housing Challenges
1
Africa
Ameri
k
meric•
India
Pacific Hispanic or
Islander Latino
City of Dublin
Owner Households
3.2%
0%
2.3%
0.1%
0%
0.9%
Renter Households
3.5%
0.4%
2.3%
0.1%
0.1%
0.8%
Alameda County 1
Owner Households
2.6%
0.8%
2.5%
0%
0%
1.5%
Renter Households
3.8%
3.2%
3.5%
0.1%
0.1%
4.5%
Source: HUD, Consolidated Planning/CHAS Data, City of Dublin and Alameda County.
COST BURDEN
Table C-28 shows data for households experiencing overpayment and cost burden for Dublin, Alameda
County, and the State of California. The City had the lowest rates of cost burden in 2019 after experiencing
a four percent decrease for those with a cost burden over 30 percent between 2017 and 2019. Overall,
jurisdictions have experienced cost burden decreases between 2017 and 2019. Figures C-26 and C-27
show overpayment by tenure. Both figures show there is a relatively similar percentage of overpayment
between renters and homeowners throughout the City. The Primary Planning Area, as shown in General
Plan Figure 1-2, experiences higher rates of overpayment at 40 to 60 percent. Both figures show
consistency with neighboring communities, with Figure C-27 showing a generally lower percentage of the
City's renters overpaying for housing compared to the region.
Table C-28: Cost Burden Change Over Time by Geography (2017-2019)
Overpaymen
Cost Burden
i
,Ell,z
CostBurden>30%
30%
26%
29%
28%
32%
31%
CostBurden>50%
8%
8%
11%
11%
14%
13%
No Cost Burden
0.1%
0.3%
0.6%
0.5%
0.8%
0.8%
Source: American Community Survey, 5-Near Estimates, 2019 and 2017.
Appendix C: Housing Constraints, Resources, and AFFH C-102
359
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Figure C-26: Overpayment by Homeowners
2111, 11:01:1$ AM
CItyr1awn Boundanes
{Po) Overpayment by Fixne Owners (AGS, 2b15 - 2b1 b) - Tract
29 - 4b96
1M so*: - suvn
1:144,44A
a 125 td Sir
r I 1 j r 1 r r
d 2 4
6kr•
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, andAFFH
C-103
360
Draft 2023-2031 Housing Element
DUBLIN
CALIFORNIA
Figure C-27: Overpayment by Renters
218.2022. 11.03:38 AM
City,Town Boundaries
(R) Overpayment by Renters (ACS. 2015 - 2019} - Traci
20%
20%- 40%
- 40%-80%
- EC% - 80%
- }80%
1:1 4....48
a 125 2.5
2 d
5, r.
8 kin
Source: California Department of Housing and Community Development—AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-104
361
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Figure C-28: Location Affordability by Median Gross Rent
,'r a7, 11:Cta::B AM
City+fiown Boundaries
{R) LomattonAffordability index MUD) -Tract
41,01110
41,sod
42,E
42,E
43,CDO
- Greater than $3,1:146
1:144,214a
0 2
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-105
362
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
In addition to overpayment, general housing affordability is also an important factor. FigureC-28 displays
the location of affordable rents throughout the Cityand the surrounding region. In comparison to the area
to the north of Dublin, the City has a higher rate of affordable rents. There is a pocket of median gross
rent exceeding $3,000 in the eastern part of the City; however, the rest of the City has a median gross
rent which does not exceed $2,500.
OVERCROWDING
Table C-29 shows overcrowding trends for the City, County, and State from 2010 to 2019. Overcrowding
in all three regions has increased to varying degrees. In the City, renter households experiencing
overcrowding increased from 0.1 percent to one percent. Alameda County experienced a doubling of
renter households experiencing overcrowding. In comparison, renter households across California
remained about the same with a couple percentage increases. Severely overcrowded owner households
in Dublin and owner households across the State experienced decreases, with Dublin's severely
overcrowded owner households dropping from 0.1 percent to 0.02 percent. Figure C-29 also shows
overcrowded households in the City and the region. The City and the majority of the surrounding area
does not have an overcrowding rate that exceeds the statewide average.
Table C-29: Overcrowding Change Over Time by Geography
Overcrowding and City of Dublin Fillyame
Tenure 2010 2019 -
St
California
201
a oun y
I 2010 I 2019
Owner Households
Overcrowded
0.8%
0.8%
1.3%
1.4%
1.8%
1.6%
Severely
Overcrowded
0.1%
0.02%
0.4%
0.4%
0.5%
0.6%
Renter Households
Overcrowded
0.7%
2%
2.4%
3.6%
3.5%
3.6%
Severely
Overcrowded
0.1%
1%
1.2%
2.4%
2.2%
2.4%
Source: American Community Survey, 5-Year Estimates, 2019 and 2010.
Appendix C: Housing Constraints, Resources, and AFFH C-106
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Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Figure C-29: Overcrowded Households
2181, 10:5556 AM
Cityrrown Bauntlanes
OR) OvErcrowded +iou s lChI-ISj - Tract
82% (Slatewide Average)
8396-12%
12 Q1% .15%
15.01%-211%
MI a 2M
1:144,419
Srpm
G 2 a
km
Source: California Department of Housing and Community Development — AFFH Data Viewer
Appendix C: Housing Constraints, Resources, and AFFH
C-107
364
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
SUBSTANDARD HOUSING
Table C-30 below displays the City's housing stock by year built. Older housing may generally require more
upkeep and regular maintenance and can cause a cost burden on both renters and homeowners. Units
over 30 years of age are considered older and more at -risk of requiring upgrades. Approximately 20.8
percent of the City's housing stock was built prior to 1980. Table C-31 provides specific figures on the
number of units lacking complete plumbing facilities in comparison to year the residence was built. Most
substandard housing units with incomplete plumbing were built after 1950. A total of 43 units are
overcrowded, lack complete plumbing facilities, and were built prior to 1950. In total, Table C-31 shows
there are 103 units requiring additional care and maintenance to create a safe and livable environment
for its tenants.
Table
Year Built
C-30: Age of Dublin Housing Stock
umber of Occupied Hou
Units
Percent
2014 or later
2,328
11.5%
2010 to 2013
2,470
12.2%
2000 to 2009
6,271
31%
1980 to 1999
4,949
24.5%
1960 to 1979
3,751
18.5%
1940 to 1959
339
1.7%
1939 or earlier
127
0.6%
Source: American Community Survey, 5-Year Estimates, 2019.
Table C-31: Plumbing Facilities by Occupants Per Room by Year Structure Built
r B
Number of Occupied Housing Units
Lacking Plumbing Facilities
1.00 or Less Occupants Per Room
Built 1950 or later
60
Built 1940 to 1949
0
Built 1939 or earlier
0
1.1 or More Occupants Per Room
Built 1950 or later
0
Built 1940 to 1949
35
Built 1939 or earlier
8
Source: American Community Survey, 5-Year Estimates, 2019.
SENIOR HOUSEHOLDS
The senior population is generally regarded as those over the age of 65. Senior householders may be more
at risk of requiring additional services, accessibility improvements, and be located near public transit or
community resources and commercial and retail needs. Table C-32 shows occupied household trends by
age of householder for the City, County, and State from 2010 to 2019. The table shows an overall increase
in senior householders between 2010 and 2019. Householders between the ages of 65 and 74 across the
State had the greatest increase. In comparison, senior householders in Dublin increased by less than one
percent for each age category. Senior households remain a small portion of the Dublin community, but
still require additional attention when considering the location of future senior housing developments.
Appendix C: Housing Constraints, Resources, and AFFH C-108
365
Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Table
Age of Households
65 to 74 years
C-32: Occupied
City of
2010
6.2%
Households
Dublin
2019
7.7%
by Age of Households
I Alameda
I 2010
9%
by Geography
County
I 2019
12.8%
State of
2010
9.9%
California
2019
13.7%
75to84years
3.1%
3.8%
5.9%
6.2%
6.6%
7.1%
85 years and over
0.6%
0.9%
2.5%
2.9%
2.6%
3.2%
Source: American Community Survey, 5-Year Estimates, 2019.
TENURE
Table C-33 displays tenure trends for the City, County, and State between 2010 and 2019. The City reports
higher rates of home ownership than households in the County and across the State. While 53.5 percent
of Alameda County households are owner -occupied, Dublin households are made up of 65.5 percent
owner -occupied units. This represents a slight decrease of about one percent between 2010 and 2019.
The trend is consistent across the County and the State where homeownership has decreased over the
nine-year period.
Tenure
Owner Households
Table C-33:
City of
2010
66.3%
Tenure Change
Dublin
2019
65.5%
Over Time
I Alameda
I 2010
55.1%
by Geography
County
I 2019
53.5%
State ofCalibrnia
I 2010
57.4%
n019
54.8%
Renter Households
33.7%
34.5%
44.9%
46.5%
42.6%
45.2%
Total Occupied
Households
13,273
20,235
532,026
577,177
12,392,852
13,044,266
Source: American Community Survey, 5-Year Estimates, 2019.
DISPLACEMENT
The potential for economic displacement risk can result from a variety of factors, including large-scale
development activity, neighborhood reinvestment, infrastructure investments, and changes in local and
regional employment opportunities. Economic displacement can be an inadvertent result of public and
private investment, where individuals and families may not be able to keep pace with increased property
values and market rental rates.
Urban Displacement
The U.C. Berkeley Urban Displacement Project developed a neighborhood change database to map
neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data
was developed to assist local decision makers and stakeholders better plan for existing communities and
provide additional resources to areas in need or at -risk of displacement and gentrification. The
displacement typologies and the criteria used to identify each category are listed in Table C-34 with the
census tracts identified in each, as illustrated in Figure C-30.
Figure C-30 shows the City does not have any census tracts reporting displacement or gentrification risks.
Over half of census tracks in Dublin report stability with either moderate/mixed income or advanced
exclusivity. One census tract is currently becoming exclusive. Overall, the City is surrounded by areas of
stable and advanced exclusivity. Stable mixed and moderate incomes exist throughout Pleasanton, as well
as two areas of displacement and gentrification occurring in Livermore.
Appendix C: Housing Constraints, Resources, and AFFH C-109
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DUBLIN
'CALIFORNIA
Table C-34: Displacement Typology Criteria and Dublin Census
Tracts
Modified Types and Criteria
Dublin Census Tracts
Low-Income/Susceptible to Displacement
• Low or mixed low-income tract in 2018.
__
Ongoing Displacement of Low -Income Households
• Low or mixed low-income tract in 2018.
• Absolute loss of low-income households, 2000-2018.
--
At Risk of Gentrification
• Low or mixed low-income tract in 2018.
• Housing affordableto low or mixed low-income households in 2018.
• Did not gentrify 1990-20000R 2000-2018.
• Marginal change in housing costs OR Zillow home or rental value
increases in the 90th percentile between 2012-2018.
• Local and nearby increases in rentweregreaterthan the regional
median between 2012-2018ORthe 2018rentgap is greaterthan the
regional median rent gap.
--
Early/OngoingGentrification
• Low or mixed low-income tract in 2018.
• Housing affordableto moderate or mixed moderate -income
households in 2018.
• Increase or rapid increase in housing costs OR above regional median
change in Zillow home or rental values between 2-12-2018.
• Gentrified in 1990-2000or 2000-2018.
--
Advanced Gentrification
• Moderate, mixed moderate, mixed high, or high -income tract in 2018.
• Housing affordableto middle, high, mixed moderate, and mixed high-
income households in 2018.
• Marginal change, increase, or rapid increase in housing costs.
• Gentrified in 1990-2000or 2000-2018.
__
Stable Moderate/Mixed Income
• Moderate, mixed moderate, mixed high, or high -income tract in 2018.
6001450300
6001450400
6001450501
At Risk of Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high -income traact in 2018.
• Housing affordableto middle, high, mixed moderate, and mixed high-
income households in 2018.
• Marginal change or increase in housing costs.
--
Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high -income traact in 2018.
• Housing affordableto middle, high, mixed moderate, and mixed high -
income households in 2018.
• Rapid increase in housing costs.
• Absolute loss of low-income households, 2000-2018.
• Declining low-income in -migration rate, 2012-2018.
• Median income higher in 2018than in 2000.
6001450200
Stable/Advanced Exclusive
• High -income tract in 2000 and 2018
• Affordable to high or mixed high -income households in 2018.
• Marginal change, increase, or rapid increase in housing costs.
6001450502
6001450101
6001450102
Unavailable or Unreliable Data
6001450750
6001450751
6001450752
Source: Urban Displacement Project, University of California Berkeley (2021).
Appendix C: Housing Constraints, Resources, and AFFH
C-110
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Draft 2023-2031 Housing Element
DUBLIN
A I I F O R N I A
Figure C-30: Displacement and Gentrification Around the Dublin Region (2021)
Displacement Typology
Low-Income/Susceptible to Displacement
Ongoing Displacement
At Risk of Gentrification
Early/Ongoing Gentrification
Advanced Gentrification
Stable ModeratefMixed Income
At Risk of Becoming Exclusive
Becoming Exclusive
IStable{Advanced Exclusive
High Student Population
Unavailable or Unreliable Data
Source: Urban Displacement Project, University of California Berkeley (2021).
Appendix C: Housing Constraints, Resources, and AFFH
C-111
368
Draft 2023-2031 Housing Element
IP
11
DUBLIN
CAI IFORNIA
In addition to displacement and gentrification data, the UC Berkeley Urban Displacement Project also
analyzes the occurrence of anti -displacement policies, as defined below:
• Just Cause Eviction Ordinance. Just cause eviction statutes are laws that allow tenants to be
evicted only for specific reasons. These "just causes" can include a failure to pay rent or
violation of the lease terms.
• Rent Stabilization or Rent Control. Rent Control ordinances protect tenants from excessive
rent increases, while allowing landlords a reasonable return on their investments. Such
ordinances limit rent increase to certain percentages, but State law allows landlords to raise
rents to the market rate once the unit becomes vacant.
• Rent Review Board and/or Mediation. Rent review boards mediate between tenants and
landlords on issues related to rent increases and encourage them to come into voluntary
agreement. As mediators, the board normally does not make binding decisions.
• Mobile Home Rent Control. Mobile home rent control places specific rent increase restrictions
on the land rented by mobile homeowners, or the mobile homes themselves.
• SRO (Single -Room Occupancy) Preservation. Single room occupancies, also called residential
hotels, house one or two people in individual rooms. Tenants typically share bathrooms and/or
kitchens. These are often considered a form of permanent residence affordable for low-income
individuals. SRO Preservation Ordinances help to preserve or create new SRO units.
• Condominium Conversion Regulations. In addition to state laws regulating the conversion of
multi -family rental property into condominiums, many cities have enacted condominium
conversion ordinances. These impose procedural restrictions and/or substantive restrictions
on the ability to convert apartment units into condominiums to protect the supply of rental
housing.
• Foreclosure Assistance. Many cities and counties have local programs that assist homeowners
when they are at risk of foreclosure. These programs may be funded with federal grants.
• Jobs -Housing Linkage Fee or Affordable Housing Impact/Linkage Fee. Affordable housing
impact/linkage fees are charges on developers of new market -rate, residential developments.
They are based on the square footage or number of units in the developments and are used to
develop or preserve affordable housing.
• Commercial Linkage Fee/Program. Commercial linkage fees are charged to developers per
square foot of new commercial development. Revenues are used to develop or preserve
affordable housing.
• Housing Trust Fund. A housing trust fund is a designated source of public funds —generated
through various means —that is dedicated to creating affordable housing.
• Inclusionary Zoning/Housing (Below Market Rate Housing). Inclusionary housing policies
require market -rate developers of rental or for -sale housing to rent or sell a certain percentage
of units at affordable prices. Some policies include a provision for developers to pay "in -lieu
fees" in place of building the housing; this revenue is used to develop affordable units
elsewhere.
Appendix C: Housing Constraints, Resources, and AFFH C-112
369
Draft 2023-2031 Housing Element
11
DUBLIN
CAI IFORNIA
• Density Bonus Ordinance. Density bonuses allow developers of market -rate housing to build
higher -density housing, in exchange for having a certain portion of their units offered at
affordable prices. In this inventory, we only include a city as having this policy if they allow an
additional density bonus beyond that mandated by the State.
• Community Land Trusts. Community land trusts are nonprofit, community -based
organizations (supported by the city or county) whose mission is to provide affordable housing
in perpetuity by owning land and leasing it to those who live in houses built on that land.
• First Source Hiring Ordinances. First Source hiring ordinances ensure that residents are given
priority for new jobs created by municipal financing and development programs.
Table C-35 identifies which of these policies the City has adopted, according to the Urban Displacement
Project as specified above. While the City is reported not having a Density Bonus Ordinance, Dublin
Municipal Code Chapter 8.52 establishes regulations for implementing the City's Density Bonus
Ordinance, which was adopted in March 2007 and updated in November 2019. Figure C-31 illustrates
the propensity of anti -displacement policies across jurisdictions surrounding Dublin. As shown, the
Urban Displacement Project incorrectly identifies the City as having fewer anti -displacement policies
than communities in the region.
Table C-35: Anti -Displacement Policies
Anti -Displacement Measures
Just Cause Eviction Ordinance
I Dublin Policy Measure
No
Rent Stabilization or Rent Control
No
Rent Review Board and/or Mediation
No
Mobile Home Rent Control
No
SRO Preservation
Yes
Condominium Conversion Regulations
Yes
Foreclosure Assistance
Yes
Jobs -Housing Linkage Fee
No
Commercial Linkage Fee
Yes
Housing Trust Fund
No
InclusionaryZoning
Yes
Density Bonus Ordinance
Yes
Community Land Trusts
No
First Source Hiring
No
Source: Urban Displacement Project, University of California Berkeley (2021), and the City of Dublin.
The UC Berkely Urban Displacement Project provides data on redlining. According to the UC Berkely
Project, redlining was a process in which the Home Owners' Loan Corporation (HOLC), gave
neighborhoods ratings to guide investment. This policy is named for the practice of categorizing
neighborhoods as red or "hazardous" on HOLC maps — riskiest in terms of loan issuance. The
"hazardous" rating was in large part based on racial demographics; redlining was an explicitly
discriminatory policy that made it hard for residents of color to get loans for homeownership or
maintenance and led to cycles of disinvestment. According to the UC Berkely Urban Displacement
Project research, the City of Dublin does not have redlined zones, nor was it identified as having
historical policies that promoted redlining.
Appendix C: Housing Constraints, Resources, and AFFH C-113
370
Draft 2023-2031 Housing Element
DUBLIN
A I I F O R N I A
Figure C-31: Anti -Displacement Policies Around the Dublin Region (2021)
Source: Urban Displacement Project, University of California Berkeley (2021).
Appendix C: Housing Constraints, Resources, and AFFH
Count of anti -displacement policies
C-114
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Draft 2023-2031 Housing Element
.19
DUBLIN
'CALIFORNIA
At -Risk Assisted Affordable Housing
Jurisdictions are required by State Housing Element Law to analyze government -assisted housing that is
eligible to convert from affordable to market -rate housing over the next 10 years. State law identifies
housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing
development. Government assisted housing may convert to market rate housing for several reasons,
including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. This section
will provide:
• An inventory of assisted housing units that are at risk of converting to market -rate housing,
• An analysis of the costs of preserving and/or replacing these units,
• Resources that could be used to preserve at -risk units,
• Program efforts for preservation of at -risk housing units, and
• Quantified objectives for the number of at -risk units to be preserved during the Housing
Element planning period.
Table C-36 below identifies deed -restricted, assisted rental properties within Dublin, of which 59 units are
at -risk of converting from affordable to market -rate units between 2023 and 2033. Consistent with the
requirements to analyze impacts of potential conversion of these units to market -rate units, this section
provides an analysis to preserve these at -risk units.
Table C-36: Assisted Affordable Housing and At -Risk U nits in Dublin
roject Name
Total
Units
Assisted
Units
ill
ndingSou
arliest Date
Conversion
2029
Units at
Risk
57
Park Sierra at Iron Horse
Trail
283
57
Senior/VLI
Vouchers
1 2
Tax Credits/
Bonds
Pine Grove 55+
Apartments
322
292
Senior
1, 2
Tax Credits/
Bonds/City Loan
2062
0
Wicklow Square Senior
Apartments
54
53
Senior/
Disabled
1
Tax Credits/City
Loan
2075
0
Fairway Family Community
304
243
Family
1, 2, 3
Tax Credits/
Bonds/ City Loan
2062
0
Camellia Place
112
111
Senior/
Disabled/
Family
1, 2, 3
HCD MHP Grant/
Tax Credits/
CaIHFA Bonds/
HOME
2062
0
Carlow Court Senior
Apartments at Emerald
Vista
50
49
Senior/
Disabled
1
City Loan/
Private
2067
0
Wexford Way at Emerald
Vista
130
129
Family/
Disabled
1, 2, 3, 4
City Loan/
Private
2067
0
Avalon Dublin Station
505
50
Family
Studi3,1,
Private
2067
0
ArchstoneApartments
177
2
Senior/
Disabled
1,2
Private
2033
2
Dublin Station by Windsor
(Formerly Eclipse at Dublin
Station)
305
30
Moderate
Income
Studio, 1,
2,3
Private
2063
0
Appendix C: Housing Constraints, Resources, and AFFH
C-115
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Draft 2023-2031 Housing Element
DUBLIN
'CALIFORNIA
Project Name
Tralee Village Apartments
Table C-36:
Total
Units
130
Assisted Affordable
Assiste •
Units
16
Housing
and At -Risk
Unit
1, 2, 3
U nits in Dublin
Funding Source
Private
Earliest Date
of Conversion
2069
Units at
Risk
0
Low/
Moderate
Income
Tralee Townhomes
103
3
Moderate
Income
3
Private
2063
0
Valor Crossing
66
65
Homeless
Veterans
1 2 3
HCD Grant/
LIHTC
2072
0
Total
2,541
1,100
59
Cost of Preserving At -Risk Units
While there are many options to preserve at -risk units including providing financial incentives to property
owners to extend lower -income use restrictions, purchasing affordable housing units by a non-profit or
public agency, or providing local subsidies to offset the difference between the affordable and market
rate units, the strategy considered below is to provide local rental subsidy to residents. The rent subsidy
would provide financial assistance to residents if their affordable units converted to market -rate units. To
determine the subsidy needed, fair market rents were compared to market -rate rents. Table C.34 below
outlines an estimated monthly subsidy that would be required to preserve these at -risk units.
Table C-37:
Estimated Monthly Subsidy to Preserve At -Risk Units
Month
Unit Size Fair Market
Rents'
y Rents Number of
Market Rate Units
Rents2 At-Risk*II
Differen
Monthly Annual
Subsidy Subsidy
Efficiency
$1,538
$2,726
0
$1,188
$0
$0
1-Bedroom
$1,854
$2,655
59
$801
$47,259
$567,108
2-Bedroom
$2,274
$3,173
0
$899
$0
$0
3-Bedroom
$3,006
$4,720
0
$1,714
$0
$0
4-Bedroom
$3,578
N/A
0
N/A
$0
$0
Total
$567,108
*This is based upon the assumption that the units at -risk of converting to market rate at Archstone Apartments and Park Sierra
at Iron Horse Trail are only 1-bedroom units.
Source:
1. HUD FY 2022 Fair Market Rent Documentation System — Oakland -Fremont, CA HUD Metro FMR Area.
2. Kimley-Horn and Associates Analysis— based on apartments listed for rent across 15 properties on April 13, 2022.
Cost of Replacing At -Risk Units
The City can also consider the cost of replacing the units with new construction. Construction cost
estimates include all hard and soft costs associated with construction in addition to per unit land costs.
The analysis assumes the replacement units are apartments with concrete block with steel frame buildings
and parking provided on -site. Square footage estimates are based on estimated size of units to be
replaced and assume housing units are developed on multi -family zoned properties. Land costs have been
determined on a per unit basis. Table C-38 below estimates that $7,980,812 would be required to replace
the at -risk units.
Appendix C: Housing Constraints, Resources, and AFFH C-116
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Table C-38: Replacement Cost of At -Risk Units
Cost per Average Total
Replacement Number of
Unit Size Replacement
Square Foot' Square Foot Cost per Unit Units At -Risk*
per Unit Cost
Efficiency $179.40 629 $112,843 0 $0
1-Bedroom $179.40 754 $135,268 59 $7,980,812
2-Bedroom $179.40 1,041 $186,7SS 0 $0
3-Bedroom $179.40 1,446 $259,412 0 $0
4-Bedroom $179.40 N/A N/A 0 $0
Total $7,980,812
*This is based upon the assumption that the units at -risk of converting to market rate at Archstone Apartments and Park
Sierra at Iron Horse trail are only 1-bedroom units.
Source:
1. International Code Council —August 2021.
2. Kimle-Horn and Associates Anal sis— basedonapartmentslisted or rent across 15.ro.ertiesonA.ril13,2022.
Resources to Preserve At -Risk Units
A variety of programs exist to help cities acquire, replace, or subsidize at -risk affordable housing units.
The following summarizes financial resources available:
• Community Development Block Grant (CDBG). CDBG funds are awarded to cities on a formula
basis for housing activities. The primary objective of the CDBG program is the development of
viable communities through the provision of decent housing, a suitable living environment and
economic opportunity for principally low- and moderate -income persons. Eligible activities
include administration, fair housing, energy conservation and renewable energy sources,
assistance for economic development, public facilities and improvements, and public services.
• HOME Investment Partnership. Local jurisdictions can receive funds by formula from HUD to
increase the supply of decent, safe, sanitary, and affordable housing to lower -income households.
Eligible activities include housing acquisition, rehabilitation, development, homebuyer assistance,
and rental assistance.
• Section 8 Rental Assistance Program. The Section 8 Rental Assistance Program provides rental
assistance payments to owners of private, market -rate units on behalf of very low-income
tenants, senior citizens, disabled persons, and other individuals for securing affordable housing.
• Section 202/811 Program. Non-profit and consumer cooperatives can receive no -interest capital
advances from HUD under the Section 202 Program for construction of very low-income rental
housing with the availability of supportive services for seniors and persons with disabilities. These
funds can be used in conjunction with Section 811 funds, which can be used to develop group
homes, independent living facilities, and immediate care facilities. The capital advance funding
can also provide project rental assistance for the properties developed using the funds. Eligible
activities include acquisition, rehabilitation, new construction, and rental assistance.
• California Housing Finance Agency (CaIHFA) Multifamily Programs. CaIHFA's Multifamily
Programs provide permanent financing for the acquisition, rehabilitation, and preservation of
new construction of rental housing that includes affordable rents for low- and moderate -income
families and individuals. One of the programs is the Preservation Loan program which provides
Appendix C: Housing Constraints, Resources, and AFFH C-117
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acquisition/rehabilitation and permanent loan financing designed to preserve or increase the
affordability status of existing multifamily housing projects.
• Low -Income Housing Tax Credit (LIHTC). This program provides tax credits to individuals and
corporations that invest in low-income rental housing. Tax credits are sold to those with high tax
liability and proceeds are used to create housing. Eligible activities include new construction,
rehabilitation, and acquisition of properties.
• California Community Reinvestment Corporation (CCRC). The California Community
Reinvestment Corporation is a multi -family affordable housing lender whose mission is to increase
the availability of affordable housing for low-income families, seniors, and residents with special
needs by facilitating private capital flow from its investors for debt and equity to developers of
affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of
properties.
Qualified Entities to Preserve At -Risk Units
The following organizations have the experience and capacityto potentially assist in preserving future at -
risk units:
• Eden Housing • East BayAsian Local Development
• Mercy Housing Corporation
• BRIDGE Housing • Affordable Housing Associates
• Allied Housing • Resources for Community Development
• Building Opportunities for Self
Sufficiency (BOSS)
Quantified Objectives
State law requires that jurisdictions establish the maximum number of units that can be preserved over
the planning period. The City's objective is to preserve the 59 affordable units at -risk of converting to
market -rate units as outlined in Program A.5 the Chapter2: Housing Plan.
Senate Bill 330 (SB 330)
Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory,
and expedite permit processing. Under this legislation, local jurisdictions are restricted in the policies and
regulations that can be applied to residential development. The revised definition of "Housing
Development" now contains residential projects of two or more units, mixed -use projects (with two-thirds
of the floor area designated for residential use), transitional, supportive, and emergency housing projects.
SB 330 sets a temporaryfive-year prohibition of residential density reduction associated with a "housing
development project," from January 1, 2020, to January 1, 2025. For example, during this temporary
prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net
loss of one unit.
The City has identified sites as part of its adequate sites analysis that have existing residential uses.
Program B.15 is included in the Housing Plan to maintain compliance with SB 330.
Appendix C: Housing Constraints, Resources, and AFFH C-118
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4. Assessment of Contributing Factors to Fair Housing
HUD requires an analysis of impediments to fair housing everyfive years. The County of Alameda Regional
Analysis of Impediments to Fair Housing Choice (Al), released January 2020, examines contributing factors
to fair housing across the region, including Dublin. The Al includes goals and priorities the region and
jurisdictions agree to implement to improve fair housing conditions following community feedback and
analysis.
For Alameda County, the primary issue identified as part of the Al was housing affordability and
availability. Additional issues found to affect the region include:
• Across the County, white residents make up the majority of homeowners, but only approximately
a third of the County's population.
• Segregation between white residents and minority residents has increased in the last decade.
• The County's black resident population has decreased by nearly seven percent since 1990. Black
residents are primarily located in Oakland and Berkeley, but the percentage of black residents in
these areas has decreased by 19 percent and 10 percent, respectively, since 1990.
• Overall, minority residents are being displaced from areas with a traditionally large minority
population. Some specific minority majority cities, however, are seeing increases in minority
populations.
• Areas with higher levels of minority residents have less access to proficient schools, jobs, and
environmental health.
• Median rents have risen an average of $1,000 (unadjusted for inflation) since 2010, representing
an increase of 55 percent in a nine-year period.
• The average home sales prices have increased from approximately $300,000 to nearly $900,000
in less than 20 years (unadjusted for inflation).
• The wage needed to rent an average housing unit in the County is $44.79 an hour or $93,000 a
year.
• Homelessness has increased by42 percent since 2017.
• Minority households, especially black and Hispanic households, have the highest rate of
disproportionate housing needs, which includes having incomplete kitchen facilities, incomplete
plumbing facilities, more than one person per room, and households with a cost burden greater
than 30 percent.
• Overall, the rate of mortgage approvals has gone up in the last seven years, but the disparities in
the rate of approval across race and ethnicity have stayed relatively the same. Black applicants
continue to have the lowest mortgage approval rate at 59.1 percent and Hispanic applicants the
second lowest at 61.5 percent compared to white applicants at 70 percent.
• Based on community feedback, Housing Choice Voucher holders and those with disabilities often
find it difficult to find an appropriate housing unit. Some find it difficult to find an appropriately
sized unit that will take their voucher and others experienced that the vouchers will not cover the
rent of an appropriately sized unit.
Appendix C: Housing Constraints, Resources, and AFFH C-119
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• Disability, race, and familial status are the most common bases of housing discrimination
complaints forwarded to the California Department of Fair Employment and Housing and the
Office of Fair Housing and Equal Opportunity.
The Al is required to identify specific contributing factors to the above issues. The contributing factors
listed below were identified as creating, perpetuating, and/or increasing the severity of fair housing issues
for the whole region.
• Contributing factors affecting segregation:
o Displacement of residents due to economic pressures
o Location and type of affordable housing
o Historical discrimination against people of color
o Limited supply of affordable housing within neighborhoods
• Contributing factors affecting R/ECAPs:
o Displacement of residents due to economic pressures
o Lack of private investments in specific neighborhoods
o Lack of public investment in specific neighborhoods, including services or amenities
o Location and type of affordable housing
o Lack of local taxation to support social services and affordable housing
o Limited supply of affordable housing within neighborhoods
• Contributing factors affecting access to opportunity:
o Access to financial services
o Lack of private investments in specific neighborhoods
o Location of employers
o Location of proficient schools and school assignment policies
o Location and type of affordable housing
o Limited supply of affordable housing in areas with access to opportunity
• Contributing factors affecting disproportionate housing needs:
o The availability of affordable units in a range of sizes
o Displacement of residents due to economic pressures
o Lack of private investments in specific neighborhoods
o Land use and zoning laws
o Lending discrimination
o High cost of developing affordable housing
o Limited supply of affordable housing within neighborhoods
• Contributing factors affecting publicly supported housing:
o Land use and zoning laws
o Community opposition
o Source of income discrimination
o Lack of federal, state, and local funding for publicly supported housing
• Contributing factors affecting disability and access:
o Access to publicly supported housing for persons with disabilities
Appendix C: Housing Constraints, Resources, and AFFH C-120
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o Lack of affordable housing for individuals who need supportive services
o Lack of assistance for housing accessibility modifications
o Location of accessible housing
o Limited supply of affordable housing within neighborhoods
• Contributing factors affecting fair housing:
o Lack of local private (nonprofit) fair housing outreach and enforcement
o Lack of local public (local, state, federal)fair housing enforcement
o Lack of resources for fair housing agencies and organizations
o Lack of federal, state, and local funding to support affordable housing
As part of the City's 2023-2031 Housing Element AFFH Analysis, the following contributing factors have
been identified to specifically affect fair housing in the City:
• Displacement Risk Due to Economic Pressures. Dublin residents generally earn a high annual
income. As Figure B-5 shows, approximately half of Dublin households earn over $150,000.
Additionally, Table B-33 states the median home value in Dublin is $934,500, which is the second
highest value in the region and greater than Alameda County's median home value. Given the
current housing market trends and the high propensity for greater incomes, lower income
households may feel economic pressures to relocate out of the City. Lower -income households in
the eastern and western parts of the City are most at risk of displacement due to rising housing
costs and reduced affordability indices.
• Location and Type of Affordable Housing. As noted above, the Dublin community is generally
affluent and has high housing costs, in addition to being a very high opportunity City. The retail
trade and arts, entertainment, recreation, accommodation, and food service sectors represent
about 15 percent of the City's total workforce but earn incomes that are much lower than the
City's median income. Persons working in these sectors, as well as other sectors earning below
the City's median income, may not have the opportunity to live in the City they work in and
commute longer distances. Lower -income households are more susceptible to experiencing
housing problems due to inability to repair housing issues or renting more affordable units with
existing housing issues. Figure C-28 indicates eastern and western parts of the City, including
Racially Concentrated Areas of Affluence (RCAAs), are least affordable.
• Access to Opportunities for Persons with Disabilities. Affordability, design, and discrimination
limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as
well as State law, require ground -floor units of new multi -family construction with more than four
units to be accessible to persons with disabilities. Units built prior to 1989 are not required to be
accessible to persons with disabilities. As shown in Figure B-8, 32.6 percent of the City's housing
stock was built prior to 1989. Aging housing is distributed throughout Dublin, sothe City will focus
on a citywide approach to addressing housing issues.
• Racially Concentrated Areas of Affluence. There is one census tract, Tract 4505.01, that is
designated an RCAA in the City. The census tract is located towards the western side of the City
along San Ramon Road. RCAAs may represent a public policy issue to the extent that they have
Appendix C: Housing Constraints, Resources, and AFFH C-121
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been created and maintained through exclusionary and discriminatory land use and development
practices.
5. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent
with its duty to affirmatively further fair housing. The site identification requirement involves not only an
analysis of site capacity to accommodate the RHNA (provided in Appendix D), but also whether the
identified sites serve the purpose of replacing segregated living patterns with truly integrated and
balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of
opportunity. Figures C-32 through C-38 below identify the sites to accommodate future housing, as
identified in the adequate sites analysis, overlaid on demographic data.
Figure C-32 shows the identified candidate sites to meet the RHNA in relation to the percentage of Dublin
residents with Hispanic origin. These sites take into consideration access to vital goods, services, and
public transportation and are therefore ideal areas for future housing growth in the City. Figure C-29
shows the following:
• 17 candidate sites to accommodate RHNA(totaling 2,180 units, including 952 units affordable to
low- and very low-income households) are located within block groups that have a percentage of
the population with Hispanic origin less than 20 percent.
• 8 candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable to
low- and very low-income households) are located within block groups that have a percentage of
the population with Hispanic origin between 20 and 40 percent.
• Four candidate sites to accommodate RHNA (totaling 676 units, including no units affordable to
low- and very low-income households) are located within block groups that have a percentage of
the population with Hispanic origin between 40 and 60 percent.
Overall, Figure C-32 shows a balanced diversity of incomes from the candidate sites in relation to the
percentage of Hispanic population — higher- and lower -income candidate sites are located in areas with
both higher and lower percentages of persons identifying as Hispanic.
Appendix C: Housing Constraints, Resources, and AFFH C-122
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Figure C-32: Candidate Sites and Percent Hispanic Population
on
..— — L-
--� San Ramon w-l
•r�� village I
•.~ Dough Sy 'f * * i
Dublin
A0 0.5 1 Miles
NORTH i I
Asco
Pleasanton
Ar00 Moths
Radum
City of Dublin AFFH
--- City Boundary
Site Candidates
Income Category
Low and Very Low
Moderate
'7 Above Moderate
Percent Hispanic Population
2018 ACS (5-Year)
20%
20% - 40%
- 40%-60%
- 60% - 80%
: 80%
Appendix C: Housing Constraints, Resources, and AFFH C-123
380
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Figure C-33 shows the identified candidate sites to meet the RH NA in relation to the percentage of Non -
White population per census block group. Figure C-33 shows the following:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable
to low- and very low-income households) are located within block groups that have a percentage
of Non -White population between 40 and 60 percent.
• 21 candidate sites to accommodate RHNA(totaling3,486 units, including 952 units affordable to
low- and very low-income households) are located within block groups that have a percentage of
Non -White population between 60 and 80 percent.
Overall, Figure C-33 shows a balanced diversity of incomes through the candidate sites in relation to the
percentage of Non -White population — higher- and lower -income candidate sites are located in areas with
both higher and lower percentages of persons identifying as Non -White.
Appendix C: Housing Constraints, Resources, and AFFH C-124
381
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Figure C-33: Candidate Sites and Percent Non -White Population
Oil
.,r•-
.r•'
1..----,
x,r,r••'..-- 1
,.---"'• San Ramon
sti . r'• Village
rl 5
~ Y r
•ram Doughy y l
Dublin * i
A0 0.5 1 Miles
NORTH i i
r•r•
Asca
Pleasanton
Radum
City of Dublin AFFH
--- City Boundary
Site Candidates
Income Category
y* Law and Very Law
* Moderate
* Above Moderate
Percent Non -White
Population
2018 ACS (5-Year}
<20%
20% - 40%
- 40% - 60%
- 60% - 80%
} 80%
Appendix C: Housing Constraints, Resources, and AFFH C-125
382
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Figure C-34 below shows the identified candidate sites to meet the RH NA in relation to the percentage of
low- and moderate -income population per census block group. Figure C-34 shows the following:
• 11 candidate sites to accommodate RHNA(totaling 1,686 units, including 134 units affordable to
low- and very low-income households) are located within block groups that have a percentage of
low- and moderate -income population less than 10 percent.
• 17 candidate sites to accommodate RHNA (totaling 3,023 units, including 1,326 units affordable
to low- and very low-income households) are located within block groups that have a percentage
of low- and moderate -income population between 10 and 25 percent.
• One candidate site to accommodate RHNA (totaling 100 units, including 100 units affordable to
low- and very low-income households) is located within a block group that has a percentage of
low- and moderate -income population between 25 and 50 percent.
Overall, Figure C-34 shows a higher number of lower income candidate sites in areas with 25 to 50 percent
low- and moderate -income populations. However, as the majority of the City is shown to be within that
range, this is not disproportionately impacting neighborhoods or furthering separation of incomes
throughout the City. In addition, these areas have much greater access to community resources and public
transportation. The areas marked as having less than ten percent population earning low- and moderate -
incomes are made up of the Parks Reserve Forces Training Area (also known as Camp Parks), hillsides, and
existing neighborhoods. As such, some sites are identified in the eastern -most region but the large
majority of the less than ten percent low- and moderate -income population area is not likely to develop
over the next eight years. In general, and as detailed in the Candidate Housing Sites section below, lower -
income sites were identified in areas with existing resources and opportunities and are not considered
concentrated areas of poverty.
Appendix C: Housing Constraints, Resources, and AFFH C-126
383
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Figure C-34: Candidate Sites and Percent Low -and Moderate -Income Population
City of Dublin AFFH
on
•.I
San Ramon
Village
Dublin
A0 0.5 P:1ila�
NORTH 1 I
Pleasanton
•� i
Radu rr
--- City Boundary
Site Candidates
Income Category
Low and Very Low
* Moderate
,'`r Above Moderate
Percent Low- and Moderate -
Income Population
2015 ACS (5-Year)
<10%
10% - 25%
MI 25%-50%
- 50% - 75%
- > 75%
Appendix C: Housing Constraints, Resources, and AFFH C-127
384
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Figure C-35 below shows the identified candidate sites to meet the RHNA in relation to R/ECAP areas
within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red
hatchings. As shown, there are no R/ECAPs located within Dublin.
Appendix C: Housing Constraints, Resources, and AFFH C-128
385
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Figure C-35: Candidate Sites and R/ECAPs
City of Dublin AFFH
--- City Boundary
Site Candidates
Income Category
* Low and Very Low
* Moderate
* Above Moderate
Racially/Ethnically
Concentrated Areas of
Poverty
HUD, 2009-2013 by Census
Tract
Not a RJECAP
RJECAP
Appendix C: Housing Constraints, Resources, and AFFH C-129
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Figure C-36 below shows the identified candidate sites to meet the RH NA in relation to RCAAs within the
City. RCAAs are racially or ethnically concentrated areas of affluence; they are identified as areas with
both a White, Non -Hispanic population greater than 80 percent and median -household income greater
than $125,000. Figure C-36 shows there are no RCAAs located within the City.
In addition, Figure C-36 shows lower -income sites have been identified in areas with median -household
incomes that are both below and above $125,000. Approximately 61 percent of lower -income sites are
located in areas identified as having median household incomes above $125,000.
Appendix C: Housing Constraints, Resources, and AFFH C-130
387
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Figure C-36: Candidate Sites and RCAAs
City of Dublin AFFH
--- City Boundary
Site Candidates
Income Category
' Low and Very Low
* Moderate
• Above Moderate
Racially Concentrated Areas
of Affluence
Identified RCAA by Census
Tract
Median Household Income
$125,000
White Nan -Hispanic
Population ? 80 Percent
Appendix C: Housing Constraints, Resources, and AFFH C-131
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Figure C-37 below shows the identified candidate sites to meet the RHNA in relation to California Tax
Credit Allocation Committee/Housing and Community Development (TCAC/HCD) Opportunity areas
within the City. TCAC/HCD Opportunity Area Maps show how resources are spatially distributed
throughout the City. The figure shows the following findings:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable
to low- and very low-income households) are located within census groups identified as High
Resource areas.
• 21 candidate sites to accommodate RHNA(totaling3,486 units, including 952 units affordable to
low- and very low-income households) are located within census groups identified as Highest
Resource areas.
Appendix C: Housing Constraints, Resources, and AFFH C-132
389
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Figure C-37: Candidate Sites and TCAC/HCD Opportunity Areas
Cf1
i
.....^
San Ramon * —
village i
Doughe[tyA* * * * l
— *
Dublin * tA * I
/q o�
..•„rf 1..—..•..-..-w-..�..Y.p
A0 0.5 1 Miles
NORTH I I
Asco
Pleasanton
Radurr.
City of Dublin AFFH
--• City Boundary
Site Candidates
Income Category
* Low and Very Low
* Moderate
* Above Moderate
TCAC Opportunity Areas
(2021)
Composite Scores by Census
Tract
Highest Resource
High Resource
▪ Moderate Resource
Moderate Resource
• (Rapidly Changing)
fl Low Resource
High Segregation & Poverty
Missing/Insufficient Data
Appendix C: Housing Constraints, Resources, and AFFH C-133
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Figure C-38 shows the identified candidate sites to meet the RHNA in relation to displacement and
gentrification data. The figure shows the following findings:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable
to low- and very low-income households) are located within Stable Moderate/Mixed-Income
displacement typology areas.
• 11 candidate sites to accommodate RH NA (totaling 2,243 units, including 718 units affordable to
low- and very low-income households) are located within Stable/Advanced Exclusive
displacement typology areas.
• 10 candidate sites to accommodate RHNA(totaling 1,243 units, including 234 units affordable to
low- and very low-income households) are located within an that has unavailable or unreliable
data.
Figure C-38 shows lower -income sites are located evenly between Stable Moderate/Mixed Income areas
and Stable/Advanced Exclusive areas. Lower -income sites in the more exclusive areas will create
opportunities for greater balance.
Appendix C: Housing Constraints, Resources, and AFFH C-134
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Figure C-38: Candidate Sites and Displacement Mapping
Oil
San Ramon
Village
ItT
Dublin
, 0.6 ' Miles
NORTH l
•
Asco
Pleasanton
Mods
Radum
City of Dublin AFFH
--- City Boundary
Site Candidates
Income Category
* Low and Very Low
* Moderate
Above Moderate
Displacement Typology
Low-Income/Susceptible to
Displacement
Ongoing Displacement
At Risk of Gentrification
Early/Ongoing
Gentrification
Advanced Gentrification
1
Stable Moderate/Mixed
Income
At Risk of Becoming
Exclusive
Becoming Exclusive
Stable/Advanced Exclusive
High Student Population
Unavailable or Unreliable
Data
Appendix C: Housing Constraints, Resources, and AFFH C-135
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Candidate Housing Sites
As noted above, the City has identified candidate sites to accommodate future housing growth based on
existing access to community resources, services, and public transportation, while also considering the
availability of land, developer interest, and general likelihood the sites would develop residential uses
over the next eight years. Throughout the sites selection process, the City prioritized locating affordable
housing in areas that have existing resources to facilitate access.The result of this is the location of lower -
income candidate sites near Dublin's two BART stations, grocery stores, employment opportunities, and
City resources. The City anticipates seeing a growth in diversity of housing types in single-family
neighborhoods as pipeline projects move forward and as ADUs and Senate Bill 9 (SB 9) units are
constructed. In addition, the City has allocated $461 million dollars towards new and existing
infrastructure the 2022-2027 Capital Improvement Plan for general improvements, public art, parks, and
streets.
The following analyzes three "regions" of the City where candidate sites have been identified in relation
to the location of resources and services.
Downtown Dublin Region
Figure C-39: Downtown Dublin Region
Sites to Accommodate Remaining Need
Alameda County Surplus Property
14. Hacienda Crossings
SCS Property
Appendix C: Housing Constraints, Resources, and AFFH
C-136
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Figure C-39 shows the sites identified as part of the Adequate Sites Analysis in the Downtown Dublin
Region. These sites include pipeline projects and units permitted based on existing capacity through the
Downtown Dublin Specific Plan — see Appendix D for further details on the sites strategies. The West
Dublin/Pleasanton BART Station is located directly adjacent to Site #3 — providing close and convenient
access to public transportation into the entire San Francisco Bay Area. In addition, the Wheels bus route
30R travels along Dublin Boulevard and has stops at the cross -sections between Dublin Boulevard and
Golden Gate Drive, as well as Dublin Boulevard and Amador Plaza Road.
The region offers a number of options for grocery stores (Sprouts Farmers Market, Target Grocery, 99
Ranch Market, Safeway) within the existing commercial retail center between Amador Valley Road and
Dublin Boulevard. The center also includes other larger retail businesses, restaurants, banks, gas stations,
and some existing residential developments. These allow for convenient access to essential needs, as well
as create opportunities for employment within walking distance to and from the candidate sites.
The Dublin Senior Center is located directly adjacent to Site #4. The Dublin Civic Center, public library,
sports grounds and playground, and Public Safety Complex are all located close to this region, just to the
east of the Interstate 680 Freeway. Adjacent to the Civic Center is a business complex with a number of
medical offices that may address the needs of current and future residents of the region. The One Medical
center is also located within the Downtown Dublin Region along Dublin Boulevard.
Overall, the Downtown Dublin Region is deemed to be an ideal location for housing types of all incomes.
The area offers a great variety of resources and opportunities in very close proximity and a mass transit
center for accessing other parts of the Greater BayArea.
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Central Dublin Region
Figure C-40: Central Dublin Region
Legend
Crty Boundary
Existing Capacity
5th Cycle Site;
Downtown
13. PipeEine
PubrinlSen i-Publir
Sites to Accommodate Remaining Need
Alameda County Surplus Property
- Hacienda Crossings
CS Property
Figure C-40 shows the sites identified as part of the Adequate Sites Analysis in Central Dublin Region.
These sites include a number of pipeline projects and new rezoning opportunities at the Alameda County
Surplus Property and Hacienda Crossings shopping center —see Appendix D for further details on the sites
strategies.
The City's first BART station — Dublin/Pleasanton BART Station — is located directly south of Site#13. Along
Dublin Boulevard, there are Wheels bus stops for routes 1, 2, 501, 502, and 504. Additional routes are
located along Central Parkway (routes 1, 2, 501, and 504), Hacienda Drive (routes 1 and 501), and Gleason
Drive (route 1). Along Dougherty Road, there are also bus stops for routes 1, 35, 335, and 502). In total,
the area is well equipped with access to public transportation to travel throughout Dublin and to access
the Greater BayArea.
Residential uses in the Central Dublin Region have access to a variety of grocery store options — Sahara
Market, Vijetha Indian Supermarket, Namaste Plaza, Whole Foods, New Indian Bazar, and Safeway. Dublin
Boulevard is a commercial and retail corridor with many options for restaurants, retail and commercial
needs (from big box stores to small businesses), car dealerships, banks, and many existing residential
Appendix C: Housing Constraints, Resources, and AFFH C-138
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developments ranging from single-family to high -density multi -family. A number of large office buildings
and employment centers are located within this region. Current and future residents have close access to
these resources and potential employment opportunities.
The Dublin Civic Center, public library, sports grounds and playground, fire department, and police
department are all located within the Central Dublin Region. This region also home tothe Alameda County
Sheriff's Department, Santa Rita Jail, and the County Fire Department, as well as Camp Parks in the
northern area. For medical services, residents can seek assistance at the Sutter Health medical facility on
the corner of Dublin Boulevard and Tassajara Road. A number of individual medical offices are also located
throughout the Central Dublin Region.
Similar to the Downtown Dublin Region, the Central Dublin Region is deemed to be an ideal location for
housing types of all incomes. The area offers a great variety of resources and opportunities in very close
proximity and a mass transit center for accessing other parts of the Greater Bay Area.
Eastern Dublin Region
Figure C-41: Eastern Dublin Region
--- City Boundary
Existing Capacity
_ Sth Cycle Sites
Sites to Accommodate Remaining Need
Alameda County Surplus Property
17. Hacienda C-onsings
',CC Profs y
Appendix C: Housing Constraints, Resources, and AFFH
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Figure C-41 shows the sites identified as part of the Adequate Sites Analysis in Eastern Dublin Region.
These sites include pipeline projects, public and semi-public sites, and sites also identified in the 5th Cycle
Housing Element — see Appendix D for further details on the site strategies.
Wheels bus routes 2 and 501 are available throughout the residential neighborhoods along Fallow Road,
Positano Parkway, and Central Parkway. Routes 2 and 501 also have stops along Tassajara Road. The
Eastern Dublin Region has the lowest access to public transportation, which contributes to a lower
number of affordable units identified in the region.
The Eastern Dublin Region has more limited accessibilitytoa variety of grocery store options. At the Fallon
Gateway shopping center, located at the corner of Dublin Boulevard and Fallon Road, residents have Lucky
and Target Grocery. Fallon Gateway also offers a number of additional commercial and retail businesses
and restaurants. Additional restaurants are accessible along Dublin Boulevard and Tassajara Road.
The Eastern Dublin Region contains a fire station, sports parks and soccer fields, schools, golf courses, and
the Tassajara Creek Regional Park. For medical resources, residents have access to the Kaiser Permanente
urgent care and medical offices.
Residents in this region have lower access to essential needs, community resources, public transportation,
and employment opportunities — residents are more likely to need to drive longer distances. Given these
conditions, the Eastern Dublin Region is found to be lacking in the resources and accessibility needed for
lower income units. Fewer affordable units are identified in this region than in the Downtown and Central
Regions. The City anticipates affordable units to continue developing in Eastern Dublin primarily through
ADUs and SB 9 units. The City will continue to work with developers in identifying resource and
transportation access needs. As detailed in Appendix D, the City has shown extensive history of
developing affordable housing units and it will continue to collaborate with the appropriate organizations
and agencies to create opportunities for all in areas that best serves the needs of Dublin residents. In
addition, the Eastern Dublin Specific Plan ensures that as development continues in the area that services
and resources are also being addressed. For example, a second high school is currently under
development in the area.
6. Analysis of Fair Housing Priorities and Goals
Chapter 2: Housing Plan of this Housing Element provides goals, policies, and programs to increase
housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and
provide equal opportunities for all current and future residents of Dublin.
Table C-39 provides a matrix of identified AFFH issues and how they are addressed in the Housing Plan.
Appendix C: Housing Constraints, Resources, and AFFH C-140
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Table C-39: Affirmatively Furthering
Fair Housing Programs
Matrix
Fair Housing Issue
Wontributing Factors
Priority
I Programs
Fair Housing Capacity
1. Inadequate and limited funding.
2. Lack of affordable housing supply.
Medium
Program B.5:Commercial Linkage Fee — City funds
collected from non-residential developments allocated
towards:
• Affordable housing construction loans
• First -Time Home buyer Loan Program
• Homeownershiptraining and foreclosure
prevention services
• Housing Division administrative costs
• Alameda County Homeless Management
Information System
Program E.1: Affirmatively Further Fair Housing —
Collaboration with local and regional organizations to
review any housing discrimination complaints, assist in
dispute resolution, and referselectcomplainants to
appropriate state or federal agencies for further
investigation, action, and resolution.
Program E.2: Equal Housing Opportunity —Continued
contract through Alameda County with ECHO Housing.
The City will continue to be the point-of-contactforfair
housing complaints, information requests, and referrals
to ECHO Housing. The City will also continue to provide
information and educational materials on fair housing
services for property owners, apartment managers, and
tenants.
Need for affordable housing
in new developments
1. Two regionally concentrated areasof
affluences with high median incomes
and majority White population.
High
Program A.2: Housing Choice Voucher Rental
Assistance— Rental subsidies for extremely low- and
very low-income households. The City will continue to
Appendix C: Housing Constraints, Resources, and AFFH
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Table C-39: Affirmatively Furthering
Fair Housing Programs
Matrix
. . • . ' 1 g -
. i ig . , •
iority
IPrograms
2. Availability of affordable housing in
census tracks becomingand currently
identified as exclusive.
3. Displacement risksduetoeconomic
pressures.
4. Location and type of affordable housing.
support 350 households annually throughoutthe
planning period.
Program B.1: Mixed -Use Development — Facilitation of
high -density units in mixed -use projects to provide
access to jobs, commercial/retail uses, services,
recreation, and multi -modal transportation.
Program B.2: Affordable Housing Developers —
Outreach to and provide assistance to affordable
housing developers, as well as negotiate incentive
packages project -by -project. The City aims to facilitate
the construction of 100 affordable units throughout the
planning period, including 20 affordable units for
extremely low-income households and/or personswith
special housingneeds.
Program B.4: I nclusionary Zoning— Required inclusion
of 12.5 percent affordable units for residential
developments proposed with 20 or more units.
Availability of accessible
housing units for persons
with disabilities
Over 30 percent of the City's housing stock was
built prior to 1989 before Fair Housing Act and
State laws regarding accessibility requirements
for persons with disabilities were adopted.
Medium
Program A.1: Housing Rehabilitation Assistance —
Supportfor accessibilitygrants through the Minor
Home Improvement Program. The City aims to support
32 households between 2023 and 2031.
Program E.3: Reasonable Accommodations —
Encourage and promote accessible housing for persons
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Table C-39: Affirmatively Furthering Fair Housing Programs Matrix
Fair Housing Issu -
ontributing Factors
riority
I Programs
with disabilities and promote information on
reasonable accommodations.
Program E.5: Housing for Persons with Developmental
Disabilities— Encourage construction and rehabilitation
of housing with supportive services targeted for
persons with developmental disabilities. The City will
seek State and Federal funding in support of housing
construction and rehabilitation targeted for persons
with developmental disabilities. The City will also
collaborate with the Regional Center of the East Bay to
implement an outreach program informing families
within Dublin of housing and services available for
persons with developmental disabilities.
At -Risk Units
59 units (senior and disabled) are at risk of losing
their affordability in 2029.
High
Program A.5: Preserve and MonitorAffordable Units
At -Risk of Converting to Market Rate —The City will
coordinate with property owners to develop strategies
and identify potential solutionsto maintain
affordability controls. The City will also maintain its
inventory of assisted units and establish and early
warning system to establish strategies early on. The
City will pursue partnership opportunities with non-
profit entities to preserve affordable housingin the
City.
Appendix C: Housing Constraints, Resources, and AFFH
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The Housing Element is required to identify sites by income categoryto meet the City's Regional Housing
Needs Allocation (RH NA). The sites identified within the 2023-2031 Housing Element represent the City's
ability to accommodate housing at the designated income levels during the 2023-2031 planning period.
None of the sites identified as part of the analysis are environmentally constrained, nor have other
constraining factors (i.e., parcel shape, contaminations, title conditions, etc.) been identified. All sites have
been assessed for the highest potential for residential development during the planning period. This
Appendix provides detailed information on the sites identified to meet the City's RHNA, including:
• Assessor Parcel • General Plan Land
Number (APN) Use
• Address • Ownership
• Size (Acres) • Existing On -site Uses
• Zoning • Density
Table D-1 shows the City's 2023-2031 RHNA by income category and how
• Potential
Development
Capacity (Dwelling
Units)
the RHNA will
be
accommodated. The analysis demonstrates the City has the capacity to meet the RHNA through a variety
of methods, including:
• Projects in the pipeline
• Future development of accessory dwelling units (ADUs)
• Capacity on existing, residentially -zoned sites
• Identification of land to rezone to accommodate remaining RH NA
Table D-1: Summary of Sites Inventory
Extremely Low- Above
Low- Moderate-
/VeryLow Income Income Moderate- Total
_ Income Income
RHNA (2023-2031)
1,085 625
560
1,449
3,719
Projects in the Pipeline and ADUs
Projects in the Pipeline
535
210
2,104
2,849
AccessoryDwelling Units
96
48
16
160
Existing Zoning
Downtown Dublin
190
50
0
240
Vacant 5th Cycle Sites
0
252
0
252
Public/Semi-Public Sites
134
0
0
134
Total Potential Capacity Based on
Existing GP and Zoning
324
302
0
626
Strategies to Accommodate Remaining Need
Alameda County Surplus
Properties
358
0
357
715
Hacienda Crossings
297
0
297
594
SCS Property
100
0
0
100
Additional Rezone Capacity
755
0
654
1,409
Sites Inventory Total
Total U nits (All Categories)
1,710
560
2,774
5,044
Appendix D: Adequate Sites Analysis
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A. Adequacy of Sites to Accommodate RHNA
1. Availability of Water, Sewer, and Dry Utilities
The City has existing or planned water, sewer, and dry utilities that have been designed and located to
accommodate potential residential development identified for the 2023-2031 Housing Element.
The Dublin San Ramon Services District (DSRSD) provides sanitary sewer service. DSRSD operates two
wastewater treatment plants, one in Pleasanton, which has a capacity of 17 million gallons perday(MGD),
and the other in Livermore, which has a capacity of eight MGD. Regional wastewater disposal matters are
handled by the Livermore Amador Valley Water Management Agency (LAVWMA), a joint powers authority
formed in June 1974 between DSRSD and the cities of Pleasanton and Livermore. LAVWMA is responsible
for maintaining the pipeline that transports treated wastewater from the two treatment plants to San
Lorenzo. It is then discharged into San Francisco Bay bythe East Bay Dischargers Authority (EBDA), another
joint powers authority made up of the City of San Leandro, Oro Loma Sanitary District, Castro Valley
Sanitary District, the City of Hayward, and Union Sanitary District and provides contract services to
LAVWMA, DSRSD, and the cities of Pleasanton and Livermore. EBDA operates and maintains a large outfall
systemtothe Bay.
DSRSD is the water retailer for residents in Dublin and the Dougherty Valley portion of San Ramon. DSRSD
buys wholesale potable water from Zone 7 of the Alameda County Flood Control and Water Conservation
District (also referred to as the Zone 7 Water Agency, or Zone 7). Zone 7 obtains most of its water supply
from the State Water Project (SWP), with additional supplies derived from the local watershed and the
Byron Bethany Irrigation District. Zone 7 uses the main groundwater aquifers in the Tri-Valley area to store
imported water. Approximately 80 percent of Zone 7's water comes from the SWP, traveling from the
Sierra Nevada mountains through Lake Oroville and the Sacramento/San Joaquin Delta. The water is then
pumped into the South Bay Aqueduct near Tracy, where it enters the Tri-Valley. Zone 7 also pumps
DSRSD's groundwater quota for delivery to DSRSD customers.
According to the General Plan Water Resources Element, potable and recycled water use in Dublin has
generally increased since 2002 with much of the increased water usage resulting from planned growth.
The Water Resources Element identifies residential users, specifically single-family residential users, as
the largest consumer of water in the City. Although total water demand has increased for the single-family
residential category, the total number of single-family residences has increased at a greater rate than the
total water demand rate reported. Therefore, the average annual water consumption per single-family
residence has decreased due to installation of water -efficient fixtures, planting water -efficient and
drought -tolerant landscapes, use of recycled water for landscape irrigation, and increased public
education regarding the importance of water conservation.
The City's electric power is supplied by a combination of private suppliers which sell power to Pacific Gas
and Electric (PG&E) for resale. PG&E's distribution system provides electricity directly to residential and
commercial customers. Most electric power is brought to electric substations in the region via
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transmission lines connected to the statewide grid system. Electric power capacity is looked at on a
subregional (rather than citywide) basis. Local electrical capacity is a function of transmission network
capacity to bring this power to the subregion, capacity of the local substations to lower the voltages (or
step down the power) to deliverable suitable voltage, and the ability of the local distribution network to
deliver adequate power to customers. Additionally, the City receives renewable energy from East Bay
Community Energy (EBCE). EBCE supplies energy received from clean sources such as hydropower, wind,
and solar.
Natural gas is supplied directly to residential and commercial customers by PG&E. Natural gas is pumped
from underground reservoirs into large transmission pipelines, which transport the gas to local
distribution pipelines. Some local distribution systems lead to underground storage. These natural gas
storage areas are utilized during seasonal peaks.
The General Plan Energy Conservation Element establishes policy programs which promote energy
conservation and efficiency in new and existing buildings throughout the City.
Each site in the Sites Inventory has been evaluated to ensure there is adequate access to utility services
and connections, including water, sewer, and dry utilities. Each site is situated with a direct connection to
a public street that has the appropriate water and sewer mains and other infrastructure services.
2. Accessory Dwelling Units and Junior Accessory Dwelling Units
In addition to primary dwelling units, there is capacity for the development of Accessory Dwelling Units
(ADUs) and Junior ADUs on existing and future single-family properties. It is anticipated an additional 160
ADUs can be accommodated throughout the community during the 2023-2031 planning period.
The State Department of Housing and Community Development (HCD) has supported a strategy for
estimating future development of ADUs in the City based on the average number of ADUs from past
performance (2018 to 2021). Table D-2 displays the City's past performance in permitting ADUs from 2018
through 2021. The data shows that in total, the City nearly doubled ADU production between 2020 and
2021. The City has taken actions to incentivize ADUs, such as streamlining the review process, modified
the development standards, developed prototype plans, prepared an ADU Manual, and waived permit
fees for certain ADUs, which are anticipated to further increase ADU production. From January 1, 2022,
toJune 30, 2022, the City has issued building permits for two ADUs, and nine ADUs passed final inspection.
The City is currently processing building permits for ten additional ADUs and one junior ADU. The City is
also actively assisting seven property owners with serious interest in using the City's new prototype plans,
which became available in spring 2022. Additionally, the East Ranch project has submitted the first of two
Site Development Review (SDR) Permit applications, which includes two of the three floor plans with ADU
options. Based on the first SDR Permit application, up to 66 ADUs could be allowed. The developer is
currently working on the second SDR Permit application, which would also include ADU options.
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Using a conservative estimate of 20 ADUs per year, the City anticipates a total of 160 new ADUs between
2023 to 2031. The estimates are consistent with the City's most recent ADU trends and are reflective of
the changes in State law and the City's recent efforts to streamline review and incentivize ADU production.
Table D-2: Accessory Dwelling Units
Past Performance and Future Projections
Year
ADU Permitted and Projected
2018
19
2019
11
2020
11
2021
20
Annual Projection (2023-2030)
20 per year*
2023
20
2024
20
2025
20
2026
20
2027
20
2028
20
2029
20
2030
20
Projection Period Total
160
Note: Data for 2018 through 2021 is based on the total number of building permits issued
for ADUs and reported in the General Plan and Housing Element Annual Progress Reports.
To support the assumptions above, the City can demonstrate the appropriate amount of land and market
opportunity for ADU development. The City has a total of 4,268 parcels zoned for residential use, totaling
993 acres. In accordance with State law, ADUs are allowed in all zones that allow single-family or multiple -
family residences. Junior ADUs are permitted on parcels with an existing or proposed single-family
residence in the A, R-1, R-2, R-M, and Planned Development zoning districts. As such, the City has potential
to permit at least 4,268 ADUs and 4,268 Junior ADUs, totaling 8,536 units. Combined with a market
appetite based on past performance (Table D-2), 160 ADUs represent an appropriate assumption.
Additionally, to facilitate the development of ADUs available for lower -income households, Program B.7
is included in the Housing Plan. For the purposes of Sites Inventory, the City assumes a percentage of
ADUs will be affordable based on the draft Using ADUs to Satisfy RHNA Technical Memo, produced by the
Association of Bay Area Governments (ABAG). ABAG's analysis consisted of the following steps:
• Calculated maximum rent limits for RHNA income categories for one -person and two person
households by county
• Surveyed rents for ADUs in the ABAG region
• Used survey data to determine proportion of ADUs within each income category
• Created assumption of how many persons will occupy each ADU, finalize proportions
Using ABAG's analysis, Table D-3 shows estimated ADU projections for Dublin by income category.
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Table D-3: Accessory Dwelling U nit Projections by I ncome Category
Income Category Percentage
Low- and Very Low -Income
1
Units
60% 96 units
Moderate -Income
30%
48 units
Above Moderate -Income
10%
16 units
Total
160 units
3. Projects in the Pipeline
HCD guidance states that residential projects that are in review, approved, permitted, or receive a
certificate of occupancy after the beginning of the RHNA period may be credited toward meeting the
RHNA based on the affordability and unit count of the development. Table D-4 shows 11 projects in the
pipeline totaling 2,849 units, including the following:
• 266 very low-income units
• 269 low-income units
• 210 moderate -income units
• 2,104 above moderate -income units
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Project Name
Project
Status*
Planning
Application
Approved
Table D-4
Projects in the Pipelines
ap
ID
1
Extremely
Low-/ Very
Low* *
112
Projected
Low**
0
Units by Income
Moderate**
0
Category
Above
Moderate
1
Total
Eden Housing/Regional
Street SeniorAffordable
Housing
113
BRIDGE Housing/
Amador Station
Planning
Application
Approved
2, 3
56
78
162
4
300
Ashton at Dublin Station
Under
Construction
6
0
0
22
198
220
Boulevard (Phases 2 + 3)
Under
Construction
5, 8
0
0
0
225
225
Boulevard (Phases4+5)
Under
Construction
9,10
0
0
0
451
451
Avalon Bay Communities
(Saint Patrick Way)
Under
Construction
7
0
0
0
499
499
Eastern Dublin/
Pleasanton BARTStation
(Site D-1)
Planning Pre -
Application
Filed
13
98
0
0
1
99
Branaugh
Planning
Application
Filed
14
0
0
0
97
97
Righetti
Planning
Application
Filed
15
0
0
0
96
96
ROEM Development/
Dublin Family Affordable
Apartments
Planning Pre -
Application
Filed
21
0
174
0
2
176
East Ranch
Planning
Application
Approved
11 and
12
0
17
26
530
573
Total Projected Units
266
269
210
2,104
2,849
*As of September2022
**Lower- and moderate -income units in the pipeline will be deed -restricted.
s Project unit projections are planning -level assumptionsand are subjectto change. Table is based upon available
data at the time the draft document was prepared.
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B. Very Low- and Low -Income Sites Inventory
This Section contains a description and listing of the sites identified to meet the City's very low- and low-
income allocation.
1. Strategy for Accommodating Very Low- and Low -Income RHNA
Existing Zoning and Land Use
HCD has identified 30 dwelling units per acre as the default density, or feasible density to accommodate
very low- and low-income housing. The City has four zoning districts that can accommodate residential
development at this density, including Residential Multiple (R-M), Downtown Dublin, Public/Semi-Public,
and certain Planned Developments. Parcels within these zoning districts were analyzed for compliance
with Assembly Bill 1397 (AB 1397) requirements and analyzed for vacancies or opportunity for
redevelopment.
Existing residentially zoned parcels can accommodate 324 very low- and low-income units. Utilizing the
City's existing residentially zoned land, ADU assumptions, and projects in the pipeline, the City can
accommodate approximately 19 percent of the very low- and low-income allocation.
Downtown Dublin Specific Plan
The Downtown Dublin Specific Plan establishes development standards and design guidelines to create a
mixed -use center that provides a wide array of opportunities for shopping, services, dining, working,
living, and entertainment in a pedestrian -friendly and aesthetically pleasing setting that attracts both local
and regional residents. Downtown Dublin consists of 284 acres and the Specific Plan designates three
districts: Village Parkway, Transit -Oriented, and Retail. Although all three districts allow residential
development, only the Transit -Oriented and Retail Districts allow development at a density of at least 30
dwelling units per acre.
• Transit Oriented District. The Transit Oriented District is zoned to allow a minimum residential
density of 30 dwelling units per acre with a maximum of 85 dwelling units per acre. The district
has seen multiple residential projects constructed with at least 60 dwelling units per acre (see
Table D-5 for recent multi -family residential development in Downtown Dublin).
• Retail District. The Residential District is zoned to allow a minimum residential density of 22
dwelling units per acre and has no maximum density. The district has seen two residential projects
constructed with at least 30 dwelling units per acre (see Table D-5).
Residential development within the Specific Plan is alsogoverned by a Development Pool with 2,500 units,
which has a projected remaining balance of 796 units. Based on previous development within the Specific
Plan and an analysis of sites within the Downtown feasible for residential development during the
planning period, 416 units are projected to develop affordably for lower -income households. This includes
the Dublin Family Affordable Apartments, which is currently under Pre -Application review, and is further
detailed in the Projects in the Pipeline section above. To facilitate the development of these 416 projected
affordable units, Program B.9 in the Housing Plan specifies that these units will not be subject to the
Development Pool, nor a Community Benefit Program Agreement.
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Table D-5: Evidence of Multi -Family Residential
Development in Downtown
Dublin
Project Name
GPLU
Zoning
Lot Size
Estimated
Density
Total
Aster (Bay West),
6775 Golden Gate Drive
DDTOD
DDZD
4.97 acres
63 du/acre
313
Avesta Development,
7601 AmadorValleyBlvd.
DDRD
DDZD
0.98 acres
34 du/acre
35
Connelly Station,
7550 Saint Patrick Way
DDTOD
DDZD
3.68 acres
84 du/acre
309
The Perch /Trumark,
7144 Regional Street
DDRD
DDZD
2.72 acres
22 du/acre
60
Valor Crossing,
7500 Saint Patrick Way
DDTOD
DDZD
1.37 acres
48 du/acre
66
Wicklow Square Senior Apartments,
7606 AmadorValleyBlvd.
DDRD
DDZD
0.59 acres
32 du/acre
54
Projects in the Pipeline
As shown in Table D-4, there are five projects currently in the pipeline that are accommodating a total of
535 lower -income units — 266 extremely/very low- and 269 low-income units. The table includes status
updates for these projects as of October 2022. These five pipeline housing projects with affordable units
include Eden Housing/Regional Street Senior Affordable Housing, BRIDGE Housing/Amador Station, and
East Ranch, which have approved Planning applications. Both the Eastern Dublin/Pleasanton BART Station
(Site D-1) and ROEM Development/Dublin Family Affordable Apartments have Pre -Applications under
review. No further affordability information is available as of October 2022.
Rezoning
After utilizing existing residentially zoned land, pipeline projects, and ADU assumptions, the City has a
remaining unmet housing need of 755 very low- and low-income units. To accommodate the remaining
need, the City has identified a total of 25.7 acres to be rezoned in the following areas:
• Alameda County Surplus Property
• Hacienda Crossings Shopping Center
• SCS Property
The City's complete rezone strategy and analysis is detailed below in Section 5: Rezone Strategy to
Accommodate Remaining Very Low- and Low -Income RHNA.
2. Calculation of Unit Capacity
Site -by -Site Calculation
The City has identified unit capacity on sites considering existing development and the feasibility of adding
housing, development standards for the respective zone, and the feasible buildable acreage of the site.
Then unit capacity was calculated by multiplying the net acreage of the site (considering existing
environmental issues and existing structures) by the assumed density. A sample site calculation for a site
is shown below in Table D-6.
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Table D-6:
Sample Sites Calculation
Site Descriptor
Data
Unique ID
S-86
A P N
986-0034-012-00
Zone
Rezone of Alameda County Surplus Properties
Assumed Density
66 du/acre
Existing Use
Vacant Lot
Existing Structures
0
Acreage
Approximately 7.5 acres
Net Units
493
AffordabilityAssumptions
50 percent
Total Affordable Unit Yield
247
Affordability Assumptions
Sites identified for rezoning to accommodate the remaining RHNA are assumed to develop with 50
percent of units affordable to very low- and low-income households and 50 percent of units affordable to
above moderate -income households. The goal of the 2023-2031 Housing Element is to create more
opportunities for affordable housing and to work with the affordable housing development community
to bring additional very low- and low-income housing opportunities to Dublin.
PAST PERFORMANCE
The City can demonstrate a past performance in approving residential projects that include at least 50
percent affordable units. Table D-7 below displays example completed housing projects in the City with
at least 50 percent affordable units. As shown, the majority have developed at near 100 percent
affordability. These projects range in density from 32 dwelling units per acre to 56. In addition, the City
currently has a number of projects in the pipeline with affordable units, as well as high densities, that
demonstrate ability to develop affordable units at high densities.
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Table D-7: Completed Affordable
Housing Developments
Name
APN
Year
Completed
Acreage
Density
Total
Units
Total
Affordable
Units
Camellia Place
5450 DeMarcus
Boulevard, Al
986-0034-008-
00
2007
1.98 acres
56 du/acre
112
111
Carlow Court at
Emerald Vista
6880 Mariposa
Circle
941-2839-013-
00
2013
1.03 acres
49 du/acre
50
49
Oak Grove at
Dublin Ranch
4161 Keegan
Street
985 0048 004
00
2007
6.84 acres
44 du/acre
304
243
Pine Grove at
Dublin Ranch
3115 FinnianWay
985 000408 003
2007
6.85 acres
47 du/acre
322
292
Valor Crossing
7500 Saint Patrick
Way
941-1500-032-
02
2017
1.37 acres
48 du/acre
66
65
Wexford Way at
Emerald Vista
6900 Mariposa
Circle
941-2839-014-
04
2013
3.29 acres
40 du/acre
130
129
Wicklow Square
7606 Amador
Valley Boulevard
941 0305 042
00
2005
0.59 acres
32 du/acre
54
53
Source: City of Dublin, March 11, 2022, and September21, 2022.
The City has identified sufficient land, including land identified for rezoning, to accommodate the 2023-
2031 RHNA. To support the assumption that projects will develop with affordable units, the City has
identified programs and policies encouraging affordable developer interest and feasibility. These
programs are detailed in Chapter2: Housing Plan.
3. Adequacy of Sites to Accommodate Very Low- and Low -Income Housing
Selection of Sites
Sites identified to meet the City's very low- and low-income RH NA were selected based on AB 1397 parcel
size requirements of at least half an acre but not greater than 10 acres. Each site identified in the City's
Sites Inventory meets the minimum default density of 30 dwelling units per acre or will be rezoned to
comply with the minimum density requirement as outlined in Section 5 below. The City has a
demonstrated history of approving residential projects, specifically affordable units at this density. This
supports the viability of these sites for affordable housing development.
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Vacant Parcels
The City has identified sufficient land to accommodate 55.8 percent of Dublin's very low- and low-income
RH NA on currently vacant parcels. Of the 15 total parcels identified as having potential to accommodate
lower -income units, eight parcels (150.6 buildable acres) are currently vacant and have a propensity to
accommodate 1,089very low- and low-income units.
Three of the vacant sites to accommodate lower -income units are pipeline projects proposing 497
affordable units. The remaining five vacant sites include the two Public/Semi-Public sites (134 affordable
units), the SCS property (100 affordable units), and the two Alameda County Surplus Property sites (358
affordable units).
Therefore, the existing uses on the remaining 44.2 percent of sites identified to accommodate very low -
and low-income units are not presumed to impede additional residential development. Existing uses on
the non -vacant sites have also been evaluated for potential to accommodate future residential uses.
Replacement Analysis
The Sites Inventory includes three sites with existing residential units. This includes one pipeline project
(Site 14, the Branaugh project site) and two 5th Cycle Sites in East Dublin (Sites 12 and 23). As such,
Program B.15 is included in the Housing Plan to ensure demolished residential units occupied by lower -
income households, or households subject to affordability requirements within the last five years, are
replaced in compliance with Government Code Section 65915.
Public/Semi-Public Sites
The City identified two Public/Semi-Public sites in the Sites Inventory, totaling 4.5 acres, on portions of
large, master -planned developments occurring in east Dublin that can accommodate 134 lower income
units. The Public/Semi Public land use designation allows a broad range of uses, including the potential
for affordable housing developed by a non-profit entity. The two sites in the inventorytotal4.5 acres and
are planned for affordable housing at a minimum density of 30 dwelling units per acre.
Alameda County Surplus Property
The City is in coordination with the Alameda County Surplus Property Authority to support housing
development on two surplus properties at the Dublin Transit Center. The two surplus properties include
715 total units, of which 358 units would be affordable to lower -income households, on 10.8 buildable
acres. More details are provided in Section 5. The Alameda County Surplus Property Authority reports
that a Request for Proposals (RFP) will be issued within three to five years, dependent on market
conditions. Program B.16 is included in the Housing Plan to facilitate coordination with the Alameda
County Surplus Property Authority regarding development of the sites. There are no known conditions
that may preclude development on the sites or affect compliance with the Surplus Land Act.
Hacienda Crossings Shopping Center
The City is in coordination with the Hacienda Crossings shopping center to support permitting a residential
mixed -use development to help revitalize the shopping center, which is currently underutilized, has
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vacant tenant spaces, and could benefit from introduction of residential development. The two properties
include 594 total units, of which 297 units would be affordable to lower -income households, on a total of
12.4 buildable acres (one parcel measuring 10 acres and the other measuring 2.4 acres). More details are
provided in Section 5.
SCS Property
On February 15, 2022, the City Council approved a Preferred Plan for the SCS Property, which is a vacant
76.9-acre property located north of Interstate 580 between Tassajara Road and Brannigan Street and
extending to the north of Gleason Drive. The Preferred Plan includes a 2.5-acre Public/Semi-Public site for
affordable housing, which is envisioned to include high -density affordable housing at a density of 40
dwelling units per acre and can accommodate 100 units affordable to lower -income households. More
details are provided in Section 5.
Identification of Small or Large Sites
AB 1397 identifies parcels measuring between half an acre and 10 acres to be appropriate for the
development of affordable housing units. Parcels that are less than half an acre ("smaller") or above 10
acres ("larger") are not deemed adequate to accommodate lower -income housing needs unless past
performance shows a tendency for affordable housing projects to develop on smaller or larger sites.
The City's Sites Inventory does not include affordable units on sites that fall outside the size requirements
of AB 1397. The Sites Inventory includes a total of 13 parcels ranging from 1.2 to 10 buildable acres to
accommodate lower -income units.
Parcels with gross acreage larger than 10 acres have been selected and assumed to develop with lower -
income housing, but they have buildable acreage below 10 acres. For example, Site 16 has a gross acreage
of 136.6 but the buildable acreage of the Public/Semi-Public site is two acres for lower -income housing.
Development of the parcel may be facilitated via subdivision, parceling, site planning, or other methods
to ensure appropriate parcel sizing and to encourage the development of housing affordable to lower -
income households. Furthermore, the two -acre portion of this site has a different General Plan land use
designation than the remainder of the larger property.
The SCS property, Site 26, has a gross acreage of 30.4 acres, but as detailed above, only 2.5 acres are
identified in the Sites Inventory. The property's approved Preferred Plan identifies 2.5 acres for 100
affordable units.
The Alameda County Surplus Property includes two total sites (Sites 27 and 28) — one of 12.3 acres and
one of 7.5 acres. Less than 10 acres are identified as buildable on the 12.3 acre site due to the approval
of the Westin Hotel on the southern 5.88 acres. As such, it does not exceed 10 acres and is not considered
a constra int to afforda ble housing development.
Two parcels (Sites 18 and 19) are identified as part of the Hacienda Crossings shopping center sites,
including one measuring exactly 10 acres with potential to accommodate 239 lower -income units. This
parcel contains a large parking lot and several vacant commercial stores. The City has been in coordination
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with property owners who are in support of redeveloping the shopping center by adding residential
development in order to revitalize the center and improve the underutilized land. While the parcel itself
measures 18.8acres, only 10 acres are considered buildable in compliance with AB 1397 and in following
with existing trends in the development of affordable housing. As such, the size of the site is not
considered to impede on the development of housing, nor affordable housing.
Lastly, there are two additional parcels in the Sites Inventory with lower -income units that are larger than
10 buildable acres. Both parcels, Site 11 and 12, are pipeline projects as part of the East Ranch project.
Similar projects within the vicinity at comparable densities, such as Jordan Ranch and Positano, were also
recently developed. The East Ranch project is approved with 17 low-income units.
4. Non -Vacant Sites
For non -vacant sites, State law requires that the City analyze:
• The extent to which existing uses may constitute an impediment to the future residential
development within the planning period
• Past experience converting existing uses to higher density residential uses
• Current market demand for the existing use
• Analysis of leases that would prevent redevelopment of the site
• Development trends
• Market conditions
• Regulations or incentives to encourage redevelopment
Lease Analysis
Existing lease agreements on infill and non -vacant properties present a potential impediment that may
prevent residential development within the planning period. State law requires the City to consider lease
terms in evaluating the use of non -vacant sites. The City made diligent efforts to review existing lease
agreements; however, the City does not have access to private party lease agreements or other
contractual agreements amongst private parties. While the City does not have access to lease structures,
as these are private documents, Staff conducted an analysis to identify sites that show characteristics
indicating they are likely to redevelop within the planning period, including the following:
• Past performance redeveloping non -vacant sites
• Analysis of existing use
• Market analysis of land costs and redevelopment opportunities
In addition, the City has met with the property owners of existing non -vacant sites at Hacienda Crossings
shopping center and in Downtown Dublin. Property owners expressed interest and support in the Citys
Sites Inventory rezone strategy to allow for residential uses on these non -vacant parcels. Furthermore,
the Hacienda Crossings shopping center has a large, underutilized parking lot, which could be redeveloped
with housing should the existing buildings need to remain.
Past Performance Developing Non -Vacant Sites for Residential Uses
Table D-8 lists previously approved projects developed on non -vacant sites. As shown, the City has been
successful in not only approving residential housing developments on non -vacant sites, but also in
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approving the development of affordable units on non -vacant sites. Alameda County Housing
Collaborative's Non -Vacant Site Database also provides additional residential projects that were approved
in neighboring jurisdictions — showing a regional tendency and further supporting Dublin's use of non -
vacant sites in the Sites Inventory as a way of meeting the City's RHNA.
Table
D-8: Past Residential
Developments
on Non -Vacant Sites
Project and
Address
Acreage
Economic
Band
Previous
Use
Zoning
Density
Year
Completed
Total
Unit
Count
Affordable
Unit
Count
The Perch
7144 Regional
Street
2.72
Medium/Low
Rent Levels
Distributor
DDZD
22
du/acre
2018
60
0
Aster
6775 Golden
Gate Drive
4.97
Medium/Low
Rent Levels
Car
Dealership
DDZD
63
du/acre
2017
313
313
Valor
Crossing
7500 Saint
Patrick Way
1.37
Medium/Low
Rent Levels
Car
Dealership
DDZD
48
du/acre
2017
66
65
Avesta Senior
Care Facility
7601 Amador
Valley Blvd.
0 98
Medium/Low
Rent Levels
Vacant
Commercial
Building
DDZD
36
du/acre
2021
35
0
Tralee Village
- Condos
6670 Dublin
Blvd.
3.87
Medium/Low
Rent Levels
K-Mart
Strip Mall
PD
34
du/acre
2012
130
16
Tralee Village
- Townhomes
6656 Adare
Street
6.15
Medium/Low
Rent Levels
K-Mart
Strip Mall
PD
17
du/acre
2014
103
2
The City has identified the Hacienda Crossings shopping center as a non -vacant candidate site, due to the
existence of vacant tenant spaces and vast, underutilized parking lot uses. These sites were selected, in
part, due to property owner interest. These sites are identified in Table D-9 to revitalize the shopping
center and create mixed -use development opportunities. Given the City's past development history on
non -vacant sites, shown in Table D-8, as well as with Program B.14 included in the Housing Plan, the City
does not anticipate existing uses at Hacienda Crossings to impede residential development.
Additionally, while Sites 23 and 25 have older, existing residential uses, Program B.15 is in place to ensure
the units are replaced and a formal replacement housing program is adopted. As such, these units are not
considered to impede future residential development.
Non -Residential Uses
The City has identified sites that may develop with both residential and nonresidential uses. However,
development history shows a tendency to include residential uses over 100 percent commercial. In
Downtown Dublin, no recent projects have been proposed with 100 percent new non-residential
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development on a site that allows residential and non-residential uses, except for minor commercial
remodels and additions. An assisted living facility (considered non-residential) was recently developed in
Downtown Dublin, but the project also included residential units. At the Dublin Transit Center, projects
have either been proposed with mixed uses or stand-alone residential uses, with the exception of the
Westin Hotel on the southern portion of Site 27. Limited commercial development has been proposed at
the Transit Center, but commercial uses have been restricted to the ground floor of multi -family
residential developments. Other non-residential uses in at the Transit Center have been converted to
residential uses or complimentary uses to multi -family developments, such as the associated leasing
offices and fitness centers.
5. Rezone Strategy to Accommodate Remaining Very Low- and Low -Income
RHNA
After utilizing pipeline projects, projected ADU assumptions, and existing residentially zoned land
(including 5th Cycle Housing Element sites, Public/Semi-Public Sites, and Downtown Dublin), there is a
remaining need of 720 lower -income units. Below is the strategy for rezoning sites to meet the Citys
remaining RHNA.
Part 1: Rezoning Opportunities Utilizing Alameda County Surplus Property
Authority Sites
The City has identified two parcels owned by the Alameda County Surplus Property Authority for rezoning
to accommodate a portion of the remaining lower -income RHNA. The County is supportive of amending
the General Plan and rezoning these sites to accommodate future residential development. The two
vacant parcels total 19.7 acres, of which 10.8 acres are buildable due to the approval of the Westin Hotel
on the southern 5.88 acres of Site 28. On Site 28, a total of 3.4 acres are identified for future residential
development to allow the remaining three acres to be developed with a compatible use. The second
parcel — Site 29 — is 7.5 acres in total. The average density of 66 dwelling units per acre proposed for these
sites is comparable to the average residential density within the Transit Center and is based on existing
development trends, proximity to high -capacity transit, and coordination with the property owner.
Utilizing the unit capacity outlined above, the City assumes a density of 66 dwelling units per acre with a
50 percent affordability factor. In total, the proposed rezoned parcels can accommodate 715 units, of
which 358 are estimated to be affordable to lower -income households.
Part 2: Rezoning Opportunities Utilizing Hacienda Crossings
The City has identified two parcels at the Hacienda Crossings shopping center for rezoning to
accommodate a portion of the remaining lower -income RHNA. The property owners are supportive of
permitting a residential mixed -use development to help revitalize the shopping center, which is currently
underutilized, has vacant tenant spaces, and could benefit from introduction of residential development.
The two parcels total 21.2 acres, but only 12.4 acres are identified as buildable acreage for future
residential development. The two parcels are envisioned to develop with residential units at an average
density of 48 dwelling units per acre, similar to the nearby Waterford Place Shopping Center and
Appendix D: Adequate Sites Analysis D-16
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Apartments. This density is also based on existing development trends, proximity to high-capacitytransit,
and coordination with the property owners. Utilizing the unit capacity calculations outlined above, the
City assumes a density of 48 dwelling units per acre with a 50 percent affordability factor. In total, the
proposed rezoned parcels can accommodate 594 units, of which 297 are estimated to be affordable to
lower -income households.
Part 3: Rezoning Opportunities Using SCS Property
On February 15, 2022, the City Council approved a Preferred Plan for the SCS Property, which is a vacant
76.9-acre property located north of Interstate 580 between Tassajara Road and Brannigan Street and
extending to the north of Gleason Drive. The Preferred Plan includes a 2.5-acre Public/Semi-Public site for
affordable housing that contemplates between 70 and 150 units. The City has identified this 2.5-acre site
for rezoning to accommodate a portion of the remaining lower -income RH NA. The SCS Property has been
included in several development proposals in recent years. However, under the current proposal, the 2.5-
acre Public/Semi-Public site included in the Sites Inventory (Site S-82) is envisioned to include high -density
affordable housing at a density of 40 dwelling units per acre. In total, the proposed rezoned parcel
complies with the Preferred Plan and can accommodate 100 units affordable to lower -income
households.
C. Moderate- and Above Moderate -Income Sites Inventory
This Section contains a description and listing of the sites identified to meet Dublin's moderate- and above
moderate -income allocation.
1. Strategy for Accommodating Moderate -Income Allocation
Utilizing pipeline projects, projected ADU assumptions, and existing residential zoning, the City can fully
accommodate the 560 moderate -income RH NA utilizing the sources detailed below.
Projects in the Pipeline
As shown in Table D-4, there are three projects currently in the pipeline that are accommodating a total
of 210 moderate -income units. The BRIDGE Housing/Amador Station project has received planning
application approval for a total of 300 units, including 162 units affordable to moderate -income
households. The East Ranch project has approval for 26 moderate -income units. The Ashton at Dublin
Station project is currently constructing 220 units, including 22 units affordable to moderate -income
households.
Accessory Dwelling Units (ADUs)
Based on ABAG's Using ADUs to Satisfy RHNA Technical Memo, the City estimates 30 percent of the 160
projected ADUs will develop at a moderate -income affordability, totaling 48 units. Table D-3 provides a
breakdown of projected ADU development by affordability level.
5th Cycle Sites
State law limits a jurisdiction's ability to re -use sites from the prior RHNA cycle. Vacant sites identified in
the last two Housing Elements and non -vacant sites identified in a prior Housing Element may not be
counted towards the lower -income RH NA categories unless: 1) the sites arezoned at the "default" density
Appendix D: Adequate Sites Analysis D-17
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of 30 dwelling units per acre; or 2) the sites allow residential use by right for housing developments in
which at least 20 percent of the units are affordable to lower -income households. In October 2020, the
City Council gave direction to allow housing by right rather than up zoning properties. A "use by right" is
one in which the use does not require "a conditional use permit, planned unit development permit, or
other discretionary local government review or approval," such as the Community Benefit Agreement,
although it specifically allows for design review. The City may count units on the existing 5th Cycle Sites as
either moderate- or above moderate -income units since they do not meet the minimum density of 30
dwelling units per acre required to count for lower -income categories. These sites can accommodate 252
total units, including 252 moderate -income units.
Downtown Dublin
Of the 240 units projected in Downtown Dublin, not including pipeline projects, 50 units are projected to
develop as moderate -income units. This assumption is made based on existing trends of affordable
housing development throughout the City.
2. Strategy for Accommodating Above Moderate -Income Allocation
Utilizing pipeline projects alone, the City can fully accommodate the above moderate -income RHNA of
1,449 units, with a surplus of units from the projected ADU assumptions, existing residential zoning, and
rezone strategies, utilizing the following sources.
Projects in the Pipeline
As shown in Table D-4, there are 11 projects currently in the pipeline that are accommodating a total of
2,104 above moderate -income units. Two of the projects have received Planning approval and four are
currently under construction. Four pipeline projects are currently in Planning review.
Accessory Dwelling Units (ADUs)
Based on ABAG's draft Using ADUs to Satisfy RHNA Technical Memo, the City estimates that 10 percent
of the 160 projected ADUs will develop at an above moderate -income affordability, totaling 16 units.
Table D-3 provides a breakdown of projected ADU development by affordability level.
Rezone Strategies
As discussed in Section B.5 of this Appendix, the rezone strategies are anticipated to accommodate
residential development at an affordability of 50 percent. The other 50 percent of units (654 units) are
anticipated to develop at an above moderate -income level.
Selection of Sites
The Sites Inventory contains a selection of sites that are most likely to be developed for moderate- and
above moderate -income housing. For the purpose of identifying sites with the potential to be developed
within the planning period, this analysis considered existing zoned parcels that permit residential as a
primary use.
For the purposes of this analysis, projected ADU assumptions were calculated separately as outlined
within Section A.2 above. ADUs represent additional potential units to meet the City's RHNA.
Appendix D: Adequate Sites Analysis D-18
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D. Summary of RH NA Status and Sites Inventory
The City has reviewed all sites for environmental concerns and considerations as well as development and
land use restrictions. Additionally, each site has been reviewed for existing use; access to infrastructure,
water, utilities; and additional development constraints. Where the analysis showed increased barriers to
development related to environmental concerned, infrastructure concerns or existing conditions and
development concerns (such as slope and grading, hazardous surrounding uses, restrictive development
standards) the sites were removed. The result is a list and analysis of sites that are most ripe for
development or redevelopment for housing. A summary of the City's ability to meet the RHNA obligation
for 2023-2031 is shown in Table D-1.
E. Sites Identified to Accommodate RHNA and Maps
Figures D-1 through D-3 below map all sites identified to accommodate the City's 2023-2031 RH NA. Table
D-9 is the Sites Inventory sorted by Unique ID for reference in the maps.
Appendix D: Adequate Sites Analysis D-19
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Figure D-1: 2023-2031 RHNA Sites Inventory Map
City Boundary
Existing Capacity
Sth Cycl4 Site:
Sites to Accommodate Remaining Need
Alameda County Surplus Property
Hacienda Crossings
SC Property
Appendix D: Adequate Sites Analysis
D-20
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Figure D-2: 2023-2031 RHNA Sites Inventory Map
f
Legend
--- City Boundary
Existing Capacity
_ sth Cycle Sites
Downtown
- Pipeline
Public/Semi-Public
Sites to Accommodate Remaining Need
[] Alameda County Surplus Property
_ Hacienda Crossings
SC s Property
I
Appendix D: Adequate Sites Analysis
D-21
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Draft 2023-2031 Housing Element
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Figure D-3: 2023-2031 RHNA Sites Inventory Map
r
Legend
Crty Boundary
Existing Capacity
- 5th Cycle Sites
Downtown
- Pipeline
Publiclsemi-Public
Sites to Accommodate Remaining Need
Alameda [aunty Surplus Property
▪ Hacienda Crossings
I I
SC Property
Appendix D: Adequate Sites Analysis D-22
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Unique
ID
1
Map
Category
Pipeline
APN
941-1500-
025-00
Vacancy
Yes
Existing
Units
5
Street
Address
6543
Regional
Street,
Dublin, CA
94568
Gross
Acreage
1.3
Buildable
Acreage
1.3
Table D-9:
CD
Sizing
Criteri.
Yes
City of
Dublin 6th Cycle
ZONING
DDZD
Housing
• I
DDTOD
Element
Expecte.
Density
Candidate Sites
Rezon=
Expected
DensityAbo
et
Potential
Units
Net Units
L.
112
by Income
Category
0
1
Assumed
Income
Category
Pipeline
Projects
Yes
Rezone
No
Existing Use and Additional
Information
This site isa project in the pipeline
and will be an affordable housing
development by Eden Housing. The
project will include 112 units of
affordable housing.
th
Cycle?
Yes
73
-
113
Low and
Very Low
6501 Golden
This site (1/2) isa project in the
pipeline and will be an affordable
941-2842-
Gate Drive,
Low and
housing development by BRIDGE
2
Pipeline
002-00
No
0
Dublin, CA
2.6
2.6
Yes
No
DDZD
DDTOD
73
-
136
134
0
2
Very Low
Yes
No
Housing. The project will include
94568
134 units of lower -income housing
and 162 units of moderate -income
housing.
6501 Golden
This site (2/2) isa project in the
pipeline and will be an affordable
housing development by BRIDGE
3
Pipeline
941-2842-
004-00
No
0
Gate Drive,
Dublin, CA
94568
1.1
1.1
Yes
No
DDZD
DDTOD
73
-
164
0
162
2
Moderate
Yes
No
Housing. The project will include
134 units of lower -income housing
and 162 units of moderate -income
housing.
7590
The City has a memorandum of
941-0305
Amador
Low and
understanding with an affordable
4
Downtown
028-00
No
2
Valley Blvd.,
Dublin, CA
2.9
2.9
Yes
No
DDZD
DDRD
85
-
80
80
0
0
Very Low
No
Yes
housing developer to develop on
this property, the site ofa former
94568
Grocery Outlet.
790
This parcel isa project in the
986-0073-
5thStreet,
Above
pipeline as part of the Boulevard
5
Pipeline
Yes
0
10.3
10.3
No
No
DCZD
DC
N/A
-
112
0
0
112
Yes
No
001-00
Dublin, CA
94568
Moderate
project, a development of 1,995
units.
5421
This parcel isa project in the
6
Pipeline
986 0034
009-00
Yes
0
Campbell
Lane, Dublin,
CA 94568
2.4
2.4
Yes
No
PD
HDR
N/A
-
220
0
22
198
Moderate
Yes
No
pipeline as part of the Ashton at
Dublin Station project, a
development of220 units, 22 of
which will be moderate income.
6700 Golden
This parcel isa project in the
941-1500-
Gate Drive,
Above
pipeline by developer Avalon Bay
7
Pipeline
047 07
Yes
0
Dublin, CA
94568
8.6
8.6
Yes
No
DDZD
DDTOD
N/A
-
499
0
0
499
Moderate
Yes
No
Communities and isa development
of 499 units.
150 Adams
This parcel isa project in the
8
Pipeline
986-0072-
Yes
0
Avenue,
17.3
17.3
No
No
DCZD
DC
N/A
-
113
0
0
113
Above
Yes
No
pipeline as part of the Boulevard
001-00
Dublin, CA
94568
Moderate
project, a development of 1,995
units.
This parcel isa project in the
986-0068-
Unaddresse
Above
pipeline as part of the Boulevard
9
Pipeline
001-00
Yes
0
d Parcel
7.7
7.7
Yes
No
DCZD
DC
N/A
225
0
0
225
Moderate
Yes
No
project, a development of 1,995
units.
180 5th
This parcel isa project in the
10
Pipeline
986-0064-
Yes
0
Street,
5.5
5.5
Yes
No
DCZD
DC
N/A
-
226
0
0
226
Above
Yes
No
pipeline as part of the Boulevard
002-00
Dublin, CA
94568
Moderate
project, a development of 1,995
units.
905-0002-
4038 Croak
Low and
This parcel isa project in the
11
Pipeline
Yes
0
129.0
129.0
No
Yes
PD
NP
3
-
287
9
13
265
Yes
No
002-00
Road,
Very Low
pipeline as part of the East Ranch
Appendix D: Adequate Sites Analysis
D-23
424
Draft 2023-2031 Housing Element
DUBLIN
CAI IFORNIA
Unique
ID
Map
Category
APN
Vacancy
Existing
Units
Street
Address
Dublin, CA
94588
Gross
Acreage
Buildable
Acreage
Table D-9:
CD
Sizing
Criteri.
City of
Dublin 6th Cycle
ZONING
Housing
• I
Element
Expecte.
Density
Candidate Sites
Rezon=
Expected
DensityAbo
et
Potential
Units
Net Units
L.
by Income
Category
Assumed
Income
Category
Pipeline
Projects
Rezone
Existing Use and Additional
Information
project. Similar projects within the
vicinity at comparable densities,
such as Jordan Ranch and Positano,
were also recently developed.
th
Cycle?
12
Pipeline
905-0002-
001-01
No
1
Unaddresse
d Parcel
34.1
34.1
No
Yes
PD
NP
10
-
286
8
13
265
Low and
Very Low
Yes
No
This parcel isa project in the
pipeline as part of the East Ranch
project. Similar projects within the
vicinity at comparable densities,
such as Jordan Ranch and Positano,
were also recently developed.
13
Pipeline
986-0034-
013-01
Yes
0
5201
Ironhorse
Parkway,
Dublin, CA
94568
2.5
2.5
Yes
No
PD
CO
80
-
99
98
0
1
Low and
Very Low
Yes
No
This parcel isa project in the
pipeline at the Dublin Transit Center
including98 units of affordable
housing.
14
Pipeline
905-0001-
004-04
No
3
1881 Collier
Canyon
Road,
Dublin, CA
94568
40.1
9.9
Yes
No
PD
IP
8
-
97
0
0
97
Above
Moderate
Yes
No
This parcel isa project in the
pipeline as part of the Branaugh
project, a development of97 units.
15
Pipeline
905-0001-
005-02
Yes
0
Unaddresse
d Parcel
49.7
9.8
Yes
No
PD
IP
8
-
96
0
0
96
Above
Moderate
Yes
No
This parcel is a project in the
pipeline as part of the Righetti
project, a development of97 units.
16
Public/
Semi -Public
985-0027-
002-00
Yes
0
Unaddresse
d Parcel
136.6
2.5
Yes
No
PD
P/SP
30
74
74
0
0
Low and
Very Low
No
No
This parcel has the Public/Semi-
Public designation, which allows a
broad range of uses including
affordable housing developed bya
non-profit entity. This parcel is in
east Dublin and is currently vacant.
17
Public/
Semi -Public
905-0002-
001-01
Yes
1
Unaddresse
d Parcel
34.1
2.0
Yes
No
PD
NP
30
-
60
60
0
0
Low and
Very Low
Yes
No
This portion of the parcel has the
Public/Semi-Public designation,
which allows a broad range of uses
including affordable housing
developed by a non-profit entity.
This parcel is in east Dublin and is
currently vacant.
18
Hacienda
Crossings
986-0008-
009-00
No
10
4820 Dublin
Blvd.,
Dublin, CA
94568
18.8
10.0
Yes
No
PD
GC
-
48
478
239
0
239
Low and
Very Low
No
Yes
This parcel is one of two parcels at
Hacienda Crossings shopping center
to be rezoned (see Section 5, Part
2). This parcel containsa large
parking lot serving existing "big box"
department stores, several of which
are currently vacant. This parcel has
a significant opportunity for
redevelopment based on economic
trends and existing housing
development to the north across
Dublin Blvd. Notably, the site is less
than one mile from the
Dublin/Pleasanton BART station.
The City is also proactively
Appendix D: Adequate Sites Analysis
D-24
425
Draft 2023-2031 Housing Element
DUBLIN
CAI IFORNIA
Unique
ID
Map
Category
APN
Vacancy
Existing
Units
Street
Address
Gross
Acreage
Buildable
Acreage
Table D-9:
CD
Sizing
Criteri.
City of
Dublin 6th Cycle
ZONING
Housing
• I
Element
Expecte.
Density
Candidate Sites
Rezon=
Expected
Density
et
Potential
Units
Net Units
Low
by Income
Category
Abo
Assumed
Income
Category
Pipeline
Projects
Rezone
Existing Use and Additional
Information
coordinating with the property
owners, who are considering
redeveloping the site to include
housing units. Although this site is
considered a large parcel as it is
over 10 acres, only 10 acres of the
site are considered "buildable"
based on AB 1397 and existing
trends in the development of
affordable housing.
th
Cycle?
19
Hacienda
Crossings
986-0008-
010-00
No
3
4980 Dublin
Blvd.,
Dublin, CA
94568
2.4
2.4
Yes
No
PD
GC
-
48
116
58
0
58
Low and
Very Low
No
Yes
This parcel is one of two parcels at
Hacienda Crossings shopping center
to be rezoned (see Section 5, Part
2). This parcel contains a large
parking lot serving existing "big box"
department stores, several of which
are currently vacant. This parcel has
a significant opportunity for
redevelopment based on economic
trends and existing housing
development to the north across
Dublin Blvd. Notably, the site is less
than one mile from the
Dublin/Pleasanton BART station.
The City is also proactively
coordinating with the property
owners, who are considering
redeveloping the site to include
housing units.
20
Downtown
941-0305
040-00
No
0
7050
Amador
Plaza Road,
Dublin, CA
94568
7.5
3.8
Yes
No
DDZD
DDRD
85
-
160
110
50
0
Low and
Very Low
No
Yes
This parcel is in Downtown Dublin
and is part of the Retail District. The
existing uses include a large parking
lot and a "big box" style store,
Hobby Lobby. As part of the
Downtown Dublin Preferred Vision
(Preferred Vision), this site is
planned to include residential units.
Based on the existing uses on the
site and alignment with the
Preferred Vision, only about half of
the acreage of the parcel is
considered buildable in this
analysis.
21
Pipeline
941 1500
030-00
No
0
6513
Regional
Street,
Dublin, CA
94568
1.7
1.7
Yes
Yes
DDZD
DDTOD
105
-
176
174
0
2
Low and
Very Low
Yes
No
This parcel is in Downtown Dublin
and is part of the Transit -Oriented
District. The existing uses include a
parking lot and a vacant one-story
commercial complex. The Transit -
Oriented District allows residential
development up to 85 du/ac to
maximize development proximate
Appendix D: Adequate Sites Analysis
D-25
426
Draft 2023-2031 Housing Element
DUBLIN
CAI IFORNIA
Unique
ID
Map
Category
APN
Vacancy
Existing
Units
Street
Address
Gross
Acreage
Buildable
Acreage
■
Table D-9:
CD
Sizing
Criteri.
City of
Dublin 6th Cycle
ZONING
Housing
• I
Element
Expecte.
Density
Candidate Sites
Rezon=
Expected
Density
et
Potential
Units
Net Units
L0
by Income
Category
Abo
Assumed
Income
Category
Pipeline
Projects
Rezone
Existing Use and Additional
Information
to the West Dublin/Pleasanton
BART station, which is about a
quarter mile away from this site.
This parcel is a project in the
pipeline as part of the Dublin Family
Affordable Apartments proposing
176 total units. In addition, several
recent developments and projects
in the pipeline in the Transit
Oriented District further reinforce
this site's propensity to redevelop
with high -density housing.
th
Cycle?
22
5th Cycle
Sites
986-0004-
001-00
No
1
7440
Tassajara
Road,
Dublin, CA
94568
11.6
11.6
No
Yes
PD
MDR
10
-
114
0
114
0
Moderate
No
No
This parcel is in east Dublin and is a
mostly vacant site adjacent to
existing townhome-style
development. The site includes one
residential unit on the west side of
the site. Based on surrounding
development and the existing
zoning and land use designation,
this site is anticipated to develop
moderate -income units.
23
5th Cycle
Sites
986-0003-
001-02
No
0
6060
Tassajara
Road,
Dublin, CA
94568
1.9
1.9
Yes
Yes
PD
MHD
and OS
10
-
19
0
19
0
Moderate
No
No
This parcel is in east Dublin and is a
vacant site adjacent to existing
townhome-style development.
Based on surrounding development
and the existing zoning and land use
designation, this site is anticipated
to develop moderate -income units.
24
5th Cycle
Sites
986-0028-
002-00
No
1
5868
Tassajara
Road,
Dublin, CA
94568
1.0
1.0
Yes
Yes
PD
SC
10
-
9
0
9
0
Moderate
No
No
This parcel is in east Dublin and is a
mostly vacant site adjacent to
existing townhome-style
development. The site includes one
residential unit on the west side of
the site. Based on surrounding
development and the existing
zoning and land use designation,
this site is anticipated to develop
moderate -income units.
25
5th Cycle
Sites
905 0001
006-03
Yes
0
3457 Croak
Road,
Dublin, CA
94588
50.7
7.2
Yes
Yes
PD
GCCO
15.4
110
0
110 i
0
Moderate
No
No
This parcel is in east Dublin and is a
vacant site adjacent to existing
townhome-style development.
Based on surrounding development
and the existing zoning and land use
designation, this site is anticipated
to develop moderate -income units.
26
SCS Property
985-0051-
006-00
Yes
0
4441
Tassajara
Road,
Dublin, CA
94568
30.4
2.5
Yes
No
PD
GC
40
-
100
100
0
0
Low and
Very Low
No
No
This site is a vacant parcel north of
Dublin Blvd. and east of Tassajara
Road. This parcel and those
adjacent have been included in
several development proposals in
Appendix D: Adequate Sites Analysis
D-26
427
Draft 2023-2031 Housing Element
DUBLIN
CAI IFORNIA
Unique
ID
Map
Category
APN
Vacancy
Existing
Units
Street
Address
Gross
Acreage
Buildable
Acreage
■
Table D-9:
CD
Sizing
Criteri.
City of
Dublin 6th Cycle
ZONING
Housing
• I
Element
Expecte.
Density
Candidate Sites
Rezon=
Expected
Density
et
Potential
Units
Net Units
Low
by Income
Category
Abo
Assumed
Income
Category
Pipeline
Projects
Rezone
Existing Use and Additional
Information
recent years, the most recent of
which is known as the SCS Property.
Under the most recent proposal,
this portion of the site is envisioned
to include high -density affordable
housing. Although the site is more
than 30 acres, the Preferred Plan
and the proposed development
plans identify a 2.5-acre site
including 100 affordable units.
th
Cycle?
-
27
Alameda
County
Surplus
Property
986-0034-
014-00
Yes
0
Unaddresse
d Parcel
12.3
3.4
Yes
No
PD
CO
-
66
222
111
0
111
Low and
Very Low
No
Yes
This parcel is one of two parcels to
be rezoned as part of the Alameda
County Surplus Property(see
Section 5, Part 1). The County is
supportive of amending the General
Plan and rezoningthese sitesto
accommodate these units. Notably,
a third parcel of Alameda County
Surplus Property in the same area
(Site 13) is currently an affordable
housing project in the pipeline.
Although this parcel isa large parcel
at 12.3 acres, only 3.4 acres are
buildable due to the approval of the
Westin Hotel on the southern 5.88
acres of the site. 3.4 acres are
identified for future residential
development to allow the
remaining three acres to be
developed with a compatible use.
28
Alameda
County
Surplus
Property
986-0034-
012-00
Yes
0
Unaddresse
d Parcel
7.5
7.5
Yes
No
PD
CO
-
66
493
247
0
246
Low and
Very Low
No
Yes
This parcel is one of two parcels to
be rezoned as part of the Alameda
County Surplus Property(see
Section 5, Part 1). The County is
supportive of amending the General
Plan and rezoningthese sitesto
accommodate these units. Notably,
a third parcel of Alameda County
Surplus Property in the same area
(Site 13) is currently an affordable
housing project in the pipeline.
Appendix D: Adequate Sites Analysis
D-27
428
This Page Intentionally Left Blank.
429
HOUSING PL N PROGRAMS SUMMARY
Draft 2023-2031 Housing Element
s�s
DUBLIN
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Housing Plan Programs Summary
This Appendix contains an outline of all the Policy Programs included within Chapter2: Housing Plan. Table E-1 includes each program's objectives, responsible
agency, funding source, and timeline.
Table E-1: Housing Plan Programs
Timeframe
Program
Obj:
.ponsibleAgency
Funding Source
A.1: Housing Rehabilitation
Assistance
Continue to supportthe Alameda County Community
DevelopmentAgencyto implementthe Minor Home
Improvement Program (including accessibility grants)
and Renew Alameda Countyand promote the Dublin
Home Rehabilitation Program through dissemination of
informational materialswith the goal of assisting 36
households between 2023and 2031.
Alameda County
Community
Development
Agency; Community
Development
Department
CDBG; Alameda
County Measure A-
1 Bond Fund;
Dublin General
Fund
Annually review
available funding
for support; Create
informational
materials by
January 31, 2025;
2023-2031
A.2:Housing Choice Voucher
Rental Assistance
Continue to supportthe assistance of3501ower-
income households each year between 2023 and 2031.
Housing Authority
of Alameda County
HUD Section 8
Annually
coordinate with
the Housing
Authority of
Alameda County;
2023-2031
Continue to refer interested households to the Housing
Authority of Alameda County.
A.3: Code Enforcement
Continue to enforce local ordinances relating to
property maintenance and substandard housing both
proactivelyand on a complaint basis.
Community
Development
Department
General Fund
On a case -by -case
basis; Annually
review code
enforcement cases
and establish new
programs within
one year to
address
reoccurring issues;
Annually review
City ordinances
and make changes
based on
reoccurring issues
Conduct residential inspections to ensure property
maintenance standards are met and to abate
substandard structures.
Annually review code enforcement cases, and establish
new programs within one yearwhen 15 or more cases
arise in a year regarding the same issue.
Perform annual reviews of City ordinances.
Appendix E: Housing Plan Programs Summary
E-2
431
Draft 2023-2031 Housing Element
s�s
DUBLIN
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Program
Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
within one year;
2023-2031
Funding Source
A.4: Condominium
Conversion Ordinance
Monitor conversion activities annually. If the seven-
percent conversion limit is met, then identify new
programs or ordinance amendments to preserve the
rental housing stock.
Community
Development
Department
Permit Processing
Fees
Review conversion
activities annually
and, if the limit is
met, make
program changes
within one year;
2023-2031
A.5: Preserve and Monitor
Affordable Units At -Risk of
Converting to Market Rate
Maintain an inventory and establish an early warning
system for assisted housing units that have the
potential to convert to market -rate units.
Community
Development
Department
General Fund
Develop the
warning system by
January 31,2025;
Review annually;
Outreachto begin
byJanuary 31,
2025; Annually
seek funding
opportunities;
2023-2031
Outreach to and coordinate with property owners with
assisted housing units at -risk of converting to market-
rate units to preserve affordability.
Facilitate and promote tenant outreach, noticing, and
education, as well as funding opportunities, as
available.
Proactively seek funding opportunitiesfor units at -risk
ofconvertingto market -rate units.
B.1: Mixed -Use
Development
Facilitate the construction of 300 residential units
within mixed -use projects between 2023-2031.
Community
Development
Department
Affordable Housing
Fund; General Fund
Annually review
permitting and
construction rates;
Assist applicants
and developers on
a project -by -
project basis; Mid -
cycle review of
development
incentives and, if
development is
occurring at a rate
less than
anticipated, then
Continue to incentivize mixed -use projects through
flexible development standards and other means.
Mid -cycle review development incentives to identify if
development is occurring as anticipated; if it is not,
then identify and promote additional incentives.
Appendix E: Housing Plan Programs Summary
E-3
432
Draft 2023-2031 Housing Element
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DUBLIN
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Program
Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
identify and
promote additional
incentives within
one year; 2023-
2031
Funding Source
B.2: Affordable Housing
Developers
Negotiate a specific incentives package for each
project, with increased incentives for projects that
include units for extremely low-income households,
seniors, and persons with disabilities.
Community
Development
Department
Affordable Housing
Fund; General Fund
On a case -by -case
basis; Annually
outreach to
housing
developers; 2023-
2031
Provide application/technical assistance as requested
by potential developers or property owners.
Provide assistance to affordable housing developers to
facilitate the construction of 100affordable housing
units between 2023-2031, with the goal of achieving 20
affordable units forextremelylow-income households
and/or persons with special needs.
Contact developersto discuss affordable housing
opportunities.
B.3: Density Bonuses
Review and revise theDensityBonusOrdinanceto
ensure continued compliance with State law through
the Planning Period.
Community
Development
Department
General Fund
Provide
information on a
case -by -case basis;
Revise as necessary
to maintain
compliance with
State law
throughout the
Planning Period;
Review annually;
2023-2031
Continue to implement the Density Bonus Ordinance
and provide the Ordinance to developers and other
interested parties.
Maintain updated information on the City's affordable
housing incentives, such as density bonus and fee
deferment, on the City's website.
B.4: Inclusionary Zoning
Reviewthe Inclusionary Regulations.
Community
Development
Department
General Fund
Review the
Inclusionary
Regulations and In -
Lieu Fees by
January 31, 2025;
Prepare a nexusstudy reviewing the Affordable
Housing In -Lieu Fee.
Facilitate the construction of 100 affordable housing
units.
Appendix E: Housing Plan Programs Summary
E-4
433
Draft 2023-2031 Housing Element
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Program
Table E-1: Housing Plan Programs
Responsible Agency
Funding Source
Timeframe
Prepare a nexus
study byJanuary
31,2025
B.5: Commercial Linkage Fee
Prepare a nexusstudy reviewing the Commercial
Linkage Fee.
Community
Development
Department
Affordable Housing
Fund; General Fund
Prepare a nexus
study reviewing
the Commercial
Linkage Fee by
January 31, 2025;
Provide
information on a
case -by -case basis;
Review and seek
additional funding
annually; 2023-
2031
Utilize funding to facilitate the construction of 100
affordable housing units.
Assist at least five moderate -income households with
first-time homebuyer loans.
Provide funding towards homeownershiptraining and
foreclosure prevention services, rental assistance
programs, and the Alameda County Homeless
Management Information System.
B.6: Housing Type and Size
Variations
Require developers to provide a diversity of housing
type and size on a case -by -case basis to meet the City's
housing needs.
Community
Development
Department
General Fund
On a case -by -case
basis; 2023-2031
B.7: Accessory Dwelling
Units and Junior Accessory
Dwelling Units
Facilitate the development of at least 248 ADUs.
Community
Development
Department
General Fund
Create and update
public information
on ADUs by
January 31, 2024;
Implement
campaign by
January 31, 2025;
Review ADU
development
annually; 2023-
2031
Maintain updated information on the City's ADU
processes, related code, and incentives, on the City's
website.
Implement a public awareness campaign for
constructing ADUs.
B.8: Accessory DwellingUnit
Monitoring Program
Maintain the ADU Monitoring Program.
Community
Development
Department
General Fund
Review annually
and revise within
six months if a
development gap
occurs; 2023-2031
Annually review progress and, if a gap develops
between projected and actual ADU development, then
make proportional changes within six months.
Appendix E: Housing Plan Programs Summary
E-5
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Draft 2023-2031 Housing Element
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DUBLIN
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Program
B.9: Non -Vacant Adequate
Sites to Satisfy By -Right
Requirements of AB 1397
Table E-1: Housing Plan Programs
Objectives
Amend the Downtown Dublin Specific Plan to specify
the units on the three non -vacant lower -income sites in
Downtown Dublin are allowed by right and not subject
to the Downtown Dublin Development Pool or
Community Benefit Program Agreement requirement.
Responsible Agency
Community
Development
Department
Funding Source
General Fund
Timeframe
Adopt the
Downtown Specific
Plan amendment
byJanuary 31,
2025
B.10: Objective Design
Standards and Streamlined
Ministerial Review
Review and, as necessary, revise the Citywide Multi-
Family Objective Design Standards to ensure continued
compliance with State law in order to facilitate the
development of housing.
Community
Development
Department
General Fund
Review annually;
2023-2031; If
determined to be
necessary to
comply with State
law, the City will
make any required
changes to the
Objective Design
Standards within
18 months
Continue to implement the Citywide Multi -Family
Objective Design Standards.
B.11: Transitional and
Supportive Housing
Amend the Zoning Ordinance to permit permanent
supportive housing by -right in all zones where housing
is permitted.
Community
Development
Department
General Fund
Amend the Zoning
Ordinance by
January 31, 2024;
Annually outreach
to local
organizations and
agencies; Review
and seek additional
funding for local
and regional
homelessness
efforts annually;
2023-2031
Collaborate with local organizations and agencies to
discuss the needs of persons experiencing
homelessness.
Support and, when possible, fund local and regional
efforts to address the housing needs of persons
experiencing homelessness.
B.12: Single -Room
Occupancy(SRO)
Review permitting procedures forSROs and amend the
Dublin Municipal Codeto remove potentialconstraints
byJanuary 31,2025.
Community
Development
Department
General Fund
Review permitting
procedures for
SROs and amend
the Dublin
Municipal Code to
Provide technical assistance for potentialSRO
developers on a project -by -project basis.
Appendix E: Housing Plan Programs Summary
E-6
435
Draft 2023-2031 Housing Element
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DUBLIN
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Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
remove potential
constraints by
January 31, 2025;
Provide technical
assistance for
potential SRO
developers on a
project -by -project
basis; Outreach to
local organizations
and agencies
annually; Review
and seek additional
funding for local
and regional
homelessness
efforts annually;
2023-2031
-
' bjectives
Collaborate with local organizations and agencies to
discuss the needs of persons who previously
experienced homelessness.
Funding Source
Support and, when possible, fund local and regional
efforts to address the housing needs of persons in
Dublin who previously experienced homelessness.
B.13: Universal Design
Ordinance
Maintain updated information about the Universal
Design Ordinance on theCity'swebsite and at City Hall.
Community
Development
Department
Permit Processing
Fees
Update as
necessary; 2023-
2031
B.14: Residential Incentives
Promote existing incentives and identify potential new
incentives for the development of residential uses on
sites identified in the Sites lnventorythat allow both
residential and non-residential uses.
Community
Development
Department
General Fund
Annually outreach
to housing
developers; Mid -
cycle review of
housing
development and
available sites and
revise incentives as
appropriate, if
development does
not occur as
projected; 2023-
2031
Appendix E: Housing Plan Programs Summary
E-7
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Table E-1: Housing Plan Programs
Progra
Responsible Agency
Funding Source
Timeframe
, .Jecti
B.15: Replacement Housing
Adopt a replacement housing program for units lost
that are currentlyoccupied by lower -income
households or households subject to affordability
requirements of Government Code Section 65915
within the last five years.
Community
Development
Department
General Fund
Adopt a
replacement
housing program
byJanuary 31,
2025
B.16: Publicly -Owned Lands
Coordinate with Alameda County Surplus Property
Authority to develop715 units. In coordination with
the Alameda County Surplus Property Authority,
identify a tentative schedule of actions for
development of the property byJanuary 31, 2024.
Community
Development
Department
General Fund
Annually
coordinate with
the Alameda
County Surplus
PropertyAuthority;
Identify a tentative
schedule of
actions; Mid -cycle
review of progress;
If deemed
necessary, identify
new sites; 2023-
2031
Conduct a mid -cycle review of progress to develop the
property; if the mid -cycle review finds the site is
unlikely to developduringthe PlanningPeriod, the City
will identify a new site(s).
B.17: Community Care
Facilities
Amend the Zoning Ordinance to allow community care
facilities in all zones allowing residential uses.
Community
Development
Department
General Fund
Amend the Zoning
Ordinance
regarding
community care
facilities byJanuary
31, 2024; Revise
the Zoning
Ordinance
regarding the
definition of
"family" by January
31,2025
Amend the Zoning Ordinance to revise the definition of
"family"to eliminate constraints for persons with
disabilities.
B.18: Planned Development
(PD) Zoning
Review vacant and underutilized properties with
existing PD zoning and rezone these properties to a
residential zoning district with established
development standards.
Community
Development
Department
General Fund
ByJanuary 31,
2025, review and
implement
rezonings and
Appendix E: Housing Plan Programs Summary
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Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
amendments to
the Zoning
Ordinance
Program
, . jecti
Review the Zoning Ordinance and considerfurther
amendments to provide the option for property
owners and developersto request PD zoning if they
desire more flexibility.
Funding Source
B.19: Development of Large
Sites
Establish a program, with development methods and
incentives for the development of housing on larger
parcels.
Community
Development
Department
General Fund
ByJanuary 31,
2025, establish a
large sites program
C.1: Sites Inventoryand
RHNA Monitoring
Ensure the sites identified in the Sites Inventory are
developed at densities appropriate forfulfilling the
City's RHNA and identify additional sites as necessary if
development does not occur as projected.
Community
Development
Department
General Fund
Complete the
rezoning strategies
byJanuary 31,
2026; Reviewthe
Sites Inventory
annually and as
projects are
proposed; 2023-
2031
Complete the rezoning strategies.
C.2: Safety Element and
Environmental Justice
Policies
Adopt an updated General Plan SeismicSafety and
Safety Element, which identifies and addresses flood
and fire hazards.
Community
Development
Department
General Fund
Adopt an updated
General Plan
Seismic Safety and
Safety Element by
January 31, 2024
D.1: Remove Development
Constraints
Review residential development standardsfor
potential constraints to the development of new units,
particularly affordable units.
Community
Development
Department
General Fund
Review
development
standards every
two years; 2023-
2031
D.2: Fee Deferment
Continue to offerthe deferment of Traffic Impact Fees,
Public Facilities Fees, and Fire Facilities Fees for multi-
family projects in the Transit Districts and development
processing and development impact fees for affordable
housing projects that exceed the inclusionaryhousing
requirements for on -site construction of affordable
units.
Community
Development
Department
InclusionaryZoning
In -Lieu Fee Fund
Outreachto
housing developers
annually; Work
with developers on
a case -by -case
basis; Maintain
updated
Appendix E: Housing Plan Programs Summary
E-9
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Table E-1: Housing Plan Programs
Timeframe
information on the
City's affordable
housing incentives,
such as density
bonus and fee
deferment, on the
City's website;
2023-2031
-
'bject1
Maintain updated information on the City's affordable
housing incentives, suchas density bonus and fee
deferment, on the City's website.
• esponsible Agency
Funding Source
D.3: Emergency Shelters
Review and amend, if necessary, the Emergency
Shelters Ordinance for consistency with Government
Code Section 65583(a)(4).
Community
Development
Department
General Fund
ByJanuary 31,
2025, amend the
Emergency
Shelters Ordinance
and Zoning
Ordinance
Amend the EmergencyShelters Ordinance and Zoning
Ordinance to comply with AB 139 parking
requirements.
D.4: Monitoringof
Development Fees
The City will evaluate development fee impacts on
housing development and make appropriate
adjustments.
Community
Development
Department
General Fund
ByJanuary 31,
2025; Review every
two years; 2023-
2031
D.5: Maintain Zoning,
Development Standards,
and Fee Schedules Online
Maintain updated zoning, development standards, and
fee schedules on the City's website.
Community
Development
Department
General Fund
Maintain updated
zoning,
development
standards, and fee
schedules on the
City's website
D.6: Parking Requirements
Near Public Transit
Amend the Zoning Ordinance to complywith the
requirements established by AB 2097.
Community
Development
Department
General Fund
Amend the Zoning
Ordinance by
January 31, 2024
E.1: Affirmatively Further
Fair Housing
(See Chapter2: Housing Plan
forfurther details)
Create and promote informational materials on the
location of participating voucher properties and
availability of voucher programs/financial assistance.
Community
Development
Department
General Fund; State
and Federal Grants
Review metrics and
actions annually
and make changes
as appropriate
within one year;
2023-2031
Encourage collaboration between local governments
and community land trusts as a mechanism to develop
affordable housing. Outreach to community land trusts
Appendix E: Housing Plan Programs Summary
E-10
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Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
-
1 bjectives
and provide them with information on affordable
housing opportunities in the City.
Funding Source
Partner with the Countyto annually provide housing
choice voucher rental assistancefor up to 3501ower-
income householdsthroughthe end of the Planning
Period.
Partner with the Countyto provide home purchase
assistance for up to 20 households by the end of the
Planning Period.
Annually outreach to landlordsto expandthe location
of participating voucher properties.
Annually host an educational workshopon voucher
programs and source of income discrimination.
Affirmative marketing to promote equal access to
government -assisted housing and to promote housing
opportunitiesthroughoutthe City.
Partner with the Countyto assist up to 10 lower -
income households in finding housing, beginning no
later than January 31, 2026,throughthe end of the
Planning Period.
Create and promote informational materials on
housing accessibility, rehabilitation, and maintenance
resources.
Create informational materials on housing accessibility,
rehabilitation, and maintenance resources byJanuary
31, 2025. Material will be distributed at the Senior
Center, Civic Center, and community events.
Information will be sent and made available to
organizations and groups who assist persons with
disabilities and seniors.
Provide home repairand rehabilitation assistancefor
up to 36 households by the end of the Planning Period.
Appendix E: Housing Plan Programs Summary
E-11
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Table E-1: Housing Plan Programs
Responsible Agency
Timeframe
Program
' . jecti
Funding Source
Review futu re policies and programs for potential
restrictive practices that would limit diversity in the
RCAAs.
Affirmative marketing to increase diversitywithin the
RCAAs.
Annually review existing policies and programsfor
potential restrictive practicesthatwould limit diversity
within the RCAAs. If restrictive practices are identified,
address priorto adoption of the new policies and
programs or within six months for existing policies and
programs.
Conduct marketing to increase diversity within the
RCAAs every two years; this may include, but is not
limited to, landlord outreach and education to increase
participation with the Housing Choice Voucher
Program.
E.2: Equal Housing
Opportunity
Provide referrals to appropriate agencies for services.
Community
Development
Department; ECHO
Housing; Alameda
County Community
Development
Agency
CDBG; General
Fund
Provide referrals as
requested;
Maintain updated
information
throughout the
Planning Period
and distribute by
January 31, 2025;
2023-2031
Distribute fair housing information in public locations.
Post information on the City's website.
E.3: Reasonable
Accommodations
Maintain updated information on reasonable
accommodations on the City's we bsite and at the Civic
Center.
Community
Development
Department
General Fund
Process and adopt
a Zoning Text
Amendment by
January 31,2025
Amend the Zoning Ordinance to remove potential
constraints for reasonable accommodation requests.
E.4: Low -Barrier Navigation
Centers
Adopt and implement procedures and regulations to
process low -barrier navigation centers. Procedures
General Fund
ByJanuary31,
2025; Review
Appendix E: Housing Plan Programs Summary
E-12
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Table E-1: Housing Plan Programs
Responsible Agency
Community
Development
Department
Timeframe
annually and, if
necessary, make
changes within one
year; 2023-2031
O• bjectives
shall include establishing a ministerialapproval
process.
Funding Source
Annually review regulations and procedures and
update as necessary to comply with State law updates.
E.5: Housing for Persons
with Developmental
Disabilities
Encourage construction and rehabilitation of housing
with supportive services for persons with
developmental disabilities.
Community
Development
Department
General Fund
ByJanuary 31,
2025; Review
funding and
incentives
annually; Outreach
to housing
developers and
local organizations
annually; 2023-
2031
Seek State and Federal fundingto support housing
construction for personswith developmental
disabilities.
Review and identify regulatory incentives for projects
proposing housing for persons with developmental
disabilities.
Collaborate with housing developers and local
organizations to identifythe needs of local persons
with developmental disabilities.
E.6: Farmworker and
Employee Housing
Amend the Dublin MunicipalCodeto comply with the
Health and Safety Code.
Community
Development
Department
General Fund
ByJanuary 31,
2025; 2023-2031
E.7: First -Time Homebuyer
Loan Program
Promote the FTHLP program online on the City's
website and at the public counter.
Community
Development
Department
Affordable Housing
Fund; State and
Federal Grants
ByJanuary 31,
2026; Reviewthe
FTHLP annually and
update as
opportunities
become available
to expand the
program and
ensure
compatibility with
similar loan
programs; 2023-
2031
Provide FTHLP loans to households earning up to 120
percentAMl.
Reviewthe FTHLP for opportunities to broaden the use
of the program and to ensure compatibility with similar
loan programs offered by the County and the State.
Appendix E: Housing Plan Programs Summary
E-13
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Table E-1: Housing Plan Programs
Program
E.8: Homeless Assistance
Responsible Agency
Community
Development
Department; HCCC;
Tri-Valley Haven
Funding Source
CDBG; State and
Federal Grants;
General Fund
Timeframe
Review and seek
funding
opportunities
annually; 2023-
2031
' . jecti
Support and, when possible, fund local and regional
efforts that seek to address and lessen homelessness.
E.9: Water and Sewer
Service Providers
Deliver 2023-2031Housing Element to DSRSD following
adoption.
Community
Development
Department
General Fund
_
Immediately after
adopting the 2023-
2031 Housing
Element
Coordinate with DSRSDwhen reviewing proposed
residential projects.
F.1: Green Building
Guidelines
Continue to implement the provisions of the Green
Building Ordinance andState Standards and Codes.
Community
Development
Department
Permit Processing
Fees; General Fund
Continue to
implement
throughout the
Planning Period;
Maintain and
distribute updated
outreach materials;
2023-2031
Continue to update brochures that describe program
requirements and make them availableto any
interested parties and continueto provide Green
Building resources on the City's website.
F.2: Energy Conservation
Implement applicable Waste Management and Building
Code regulations, provide Green Building training to
Staff, and distribute energyconservation information
to the public.
Community
Development
Department
Permit Processing
Fees; General Fund
Provide training;
Maintain and
distribute updated
informational
materials; 2023-
2031
Appendix E: Housing Plan Programs Summary
E-14
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Draft 2023-2031 Housing Element
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Community E ngagement Summary
Section 65583 of the Government Code states, "The local government shall make diligent effort to achieve
public participation of all economic segments of the community in the development of the housing
element, and the program shall describe this effort." Meaningful community participation is also required
in connection with the City's Assessment of Fair Housing (AFH). As such, a summary of community
participation is provided within this Appendix.
As part of the 2023-2031 Housing Element Update process, the City conducted a variety of outreach and
engagement efforts beginning in Winter 2020. These include virtual community workshops, study sessions
with the Planning Commission and City Council, check -in meetings with the City Council, an online survey
in English and Mandarin, social media outreach, news articles, direct mailings, an informational webpage,
one-on-one meetings with property owners, and public meetings. Project materials, including meeting
and workshop recordings, flyers, and draft public review documents are available on the City's website:
dublin.ca.gov/2241/Housing-Element-Update.
A summary of community engagement and outreach for the 2023-2031 Housing Element is outlined
below:
• Housing Element Update Webpage: A Housing Element Update webpage was created on the
City's website to provide relevant information and guide the public to outreach events and
resources throughout the course of the update process. The website provides information about
the update process, keyfeatures of the housing element, recorded meetings, a project timeline,
surveys and forms, and contact information. The website also provided a link to the community
survey tool as well as the contact information of the City for residents and community members
to send additional comments or request additional information. The website is available at:
https://dublin.ca.gov/2241/Housing-Element-Update.
• City Council Meeting#1: On February 18, 2020, Staff presented to City Council and members of
the public during a regular City Council meeting. The presentation provided the Council with
introductory information on the Housing Element Update process, details on the City's RHNA
allocation, and key milestones. The agenda item was organized to solicit input and
recommendations from the City Council.
• City Council Meeting #2: On October 6, 2020, Staff presented to City Council and members of the
public during a regular City Council meeting. The presentation provided the Council with an
update on the update process and preliminary information on the strategies to meet the RHNA
allocation. The agenda item was organized to solicit input and recommendations from the City
Council.
• City Council Meeting #3: On June 15, 2021, Staff presented to City Council and members of the
public during a regular City Council meeting. The presentation provided the Council with an
update on the update process and background on the RHNA appeals procedures. The agenda
item was organized to solicit input and recommendations from the City Council.
Appendix F: Community Engagement Summary F-2
445
Draft 2023-2031 Housing Element
11
DUBLIN
• City Council Meeting #4: On November 2, 2021, Staff presented to City Council and members of
the public during a regular City Council meeting. The presentation revolved around the strategies
to meet the RHNA allocation and particular candidate sites. The agenda item was organized to
solicit input and recommendations from the City Council.
• Community Survey: From December 20, 2021 through February 28, 2022, the City released an
online community survey to solicit feedback and input on potential locations for housing and
possible housing policies. The survey was made available in English and Mandarin and was linked
on the Housing Element Update webpage. There was a total of 205 respondents that participated
in the survey.
• Candidate Sites Meetings: Throughout the Housing Element Update, the City held meetings with
property owners and developers regarding active projects and future developments on existing
and new candidate sites, such as meeting with the Alameda County Surplus Property Authority
on February 8, 2022, and the Hacienda Crossings shopping center owner on February 10, 2022.
In addition to these meetings, the City has been engaged in multiple year -long discussions about
the SCS property vision. The SCS property has also conducted extensive outreach and involved
an Urban Land Institute Technical Advisory Panel (ULI TAP). All outreach conducted for the SCS
project is available on the project website at: https://courbanize.com/scsproperty.
• Community Workshop #1: On January 19, 2022, the City conducted a virtual community
workshop to inform the community of the Housing Element Update process, the RHNA allocation,
and upcoming engagement opportunities. The workshop also solicited feedback and input from
participants through live polling and a Q&A session.
• Community Workshop #2: On February 17, 2022, the City held a second virtual community
workshop. This workshop provided participants with information on the City's engagement
efforts and proposed strategies to meet the RHNA allocation. The workshop also solicited
feedback and input from participants through live polling and a Q&A session.
• Planning Commission Meeting#1: On March8, 2022, Staff presented the Planning Commission
with background information on the Housing Element Update process and a status update. The
presentation included community engagement efforts to -date and consideration of strategy
options to address the City's RHNA. The agenda was organized to be informative and solicit
feedback from the Commission.
• City Council Meeting #5: On March 15, 2022, Staff presented the City Council with a status update
on the Housing Element Update and sought a decision from the Council on which RHNAstrategy
to move forward with in preparation for the Public Review Draft Housing Element.
• Public Review Draft Housing Element: On April 15, 2022, the City published the Public Review
Draft 6th Cycle Housing Element. The Draft Housing Element was made available for 30 days
online, at City Hall, and a public library for the community's review. A simple, online feedback
form was available concurrently to collect input on each chapter and appendix. The form
gathered a total of four responses, which are included within this Appendix F.
• Planning Commission Meeting #2: On April 26, 2022, Staff presented the Planning Commission
with an update on the Housing Element Update, including feedback received from the Public
Appendix F: Community Engagement Summary F-3
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Draft 2023-2031 Housing Element
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Review Draft. Planning Commission recommended City Council direct Staff to submit the Draft
2023-2032 Housing Element to HCD for review.
• City Council Meeting #6: On May 17, 2022, Staff presented the City Council with an update on
the Housing Element Update and sought direction from the Council on submitting the Draft 2023-
2032 Housing Element to HCD for review.
• Special Needs Populations Outreach: The City made diligent efforts to outreach to all segments
of the community throughout the update process. This included outreach to local organizations
that serve special needs populations in Dublin and in the region, as well as noting comments
made at public meetings.
This Appendix contains a summary of all public comments regarding the Housing Element received by the
City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written
comments regarding the Housing Element made by the public have previously been provided to each
member of the City Council.
Appendix F: Community Engagement Summary F-4
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F.1 Community Workshop #1
This Section contains all available materials created for the virtual community workshop. Public comments
for the workshop were received verbally and through the Zoom chat function. The recorded workshop is
available on the City's YouTube channel.
Appendix F: Community Engagement Summary F-5
448
DUBLIN
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1 00 Civic Plaza
Dublin, CA 94568
IMPORTANT NOTICE
«NAME»
«AGENCY»
«ADDRESS»
«CITYSTATEZIP»
DUBLIN
CALIFORNIA
Housing Element Update Workshop
January 19, 2022, at 6:00 p.m.
The workshop will be held via teleconference. A Zoom Meeting link is available
below and on the City's Housing Element Update webpage:
https://dublin.ca.gov/2241/Housing-Element-Update
The City of Dublin is conducting a workshop to receive community feedback on the
Housing Element Update to help create policies and programs that appropriately
address the housing needs of current and future Dublin residents.
The Housing Element is one of seven mandated elements of the General Plan
and must be updated every eight years to address existing and projected housing
needs for all economic segments. The City is currently in the process of updating
its General Plan Housing Element for the 2023-2031 planning period.
Additional information about the Housing Element Update can be found on the
City's website at the link provided above.
Zoom Meeting link:
https://dublinca.zoom.us/j/83461588853?pwd=OjdDMHVTWjVab 1 ErdzRgblN2Vllld
z09
Passcode: ES0vdg89
We Want to Hear from You!!
In addition to the workshop, the City is
conducting a survey for the Housing Element
Update to receive community feedback. The
survey is available at the following link
https://forms.office.com/r/3C7vkiLsYO and
will be open through February 28, 2022.
Questions? Contact:
Michael P. Cass, Principal Planner
(925) 833-6610
michael.cass@dublin.ca gov
449
3/1/2022
2023-2031
OUSING ELEMENT UPDATE
City of Dublin
CommunityWorkshop #1
Time: 6 PM
Date: Wednesday, January 19, 2022
Location: Virtual - Zoom
1
DUBLIN
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Overview of Housing
Element
3
Housing Element Requirements
■
Housing
Element Evaluation of existing housing programs and
L.policies
Population and housing profile
Evaluation of housing constraints and
resources
I Analysis of sites to accommodate the City's
Regional Housing Needs Allocation
Policies, programs, and quantified objectives
to achieve the City's housing goals
5
Agenda
• Overview of Housing
Element
• Regional Housing
Needs Allocation
(RHNA)
• Outreach Efforts To -
Date
• Workshop Discussion
• Next Steps
2
What is a Housing Element?
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD)
Dublin General Plan
Land Use
Parks and Open Space
Schools, Public Lands, and Utilities
Circulation and Scenic Highways
Housing
Conservation
seismic and Safety
Noise
Community Design and Sustoinability
Economic Development
Water Resources and Energy
Conservation
4
Why are Housing Elements Updated?
• Ensures the City complies with State housing laws
• Demonstrates Dublin's ability to meet existing and
projected housing needs
• Allows the City to become eligible for State -
sponsored assistance programs, grants, and funding
sources
• Allows the community to engage in planning
process
• Prevents the State from penalizing the City
6
450
3/1/2022
e`
What is included in the Update
Process?
• Online Community Survey
•Update of the City's demographic conditions, and policies,
programs, and objectives
• Analysis of adequate sites to meet RHNA
• CEQA Review
• HCD Review and Certification
• Planning Commission/City Council Meetings
7
What is RHNA?
• Regional Housing Needs Allocation (RHNA)
• Quantifies the need for housing within each City/County
in California
• Based on future growth in population, employment,
transportation, and households
•
9
RHNA Allocation: 6th Cycle (2023-203 I )
Income Category
Very Low Income
Low Income
Moderate Income
Above Moderate
Income
% of Median
Family Income
0-50% MFI
51-80% MFI
81— 120% MFI
Income Range*
RHNA Allocation
(Housing Units)
-- $68,500 1,085
$68,501 $109,600 625
$109,601 $150,700 560
>120%MFI $150,701
Total: 3,719
*Based on the 2021 median family income fora family of 4 in Alameda County - $125,600
11
1
1
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Regional Housing
Needs Allocation
(RHNA)
8
Department of
Housing and
Community
Development
HCD determined and
distributed the State's
housing need to
Regional Planning
Agencies (MPOs)
10
Association of Bay
Area Governments
ABAG developed
methodology to
determine "fair share"
distribution of the
region's housing need to
local jurisdictions
Olt
DUBLIN
CALIFORNIA
Outreach Efforts
To -Date
12
451
3/1/2022
Project Efforts To -Date
• City Council Check -Ins
— October 2020
— November 2021
• Sites Analysis:
— City Council advised on strategies to meet City's
RHNA
— City Council advised a selection of sites dispersed
throughout the City
13
Discussion Questions
• In a few words, tell us about your housing
experience in Dublin.
• What are some housing challenges or needs in
Dublin?
• What are some housing opportunities in
Dublin?
• What is your vision for housing in Dublin?
15
DUBLIN
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Next Steps
17
.6101
o
DUBLIN
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Workshop Discussion
14
Open Discussion
• If you have a question or comment, please click
on the "raise hand" function and we will unmute
you to speak.
• You may also type in questions or comments in
the chat or Q&A functions.
Raise Hand
*-1 m
Q&A Live Transcript
16
Tentative Housing Element Update
Schedule
Virtual
Community
Workshop It
January 19,
2022
Virtual Community
Workshopg2
February 19, 2022
O1V Council
Study
Session
March 2022
City Council
Review
May 2022
• • • • • • •
Community
Survey
Winter
2021/2022
Planning
Commission
Study
Session
March 2022
Public
Review
D2N
April 2022
fit
18
452
3/1/2022
WeWantYour Input!
• Provide your input and comments by taking a quick
survey
• Available in English and Mandarin
• Got to: https://forms.office.com/r/3C7vkiLsYO
2023-2031 Housing Element
- Update
Also available on the Housing Element webpage:
/dublin.ca.eov/2241 /Housing -Element -Update
19
Thank you!
Questions?
Michael Cass, Principal Planner
Michael.cass@dublin.ca.gov
(925) 833-6610
Or visit: https://dublin.ca.gov/2241/Housing-Element-Update
Subscribe for e-notifications on the Housing Element webpage.
21
Your participation is important!
The survey and other engagement opportunities
provide the City with important community feedback
to help shape:
✓ Goals
✓Policies, and
V Programs
Within the Housing Element.
The City of Dublin wants to hear your ideas about
Housing. Your input is very important!
0.4
20
453
In a few words, tell us about your housing
experience in Dublin.
expensive
fast growing
low densit
v
sprawling
a
0
U
,d Mentimeter
0
What are some housing opportunities in
Dublin?
ADUs
upzoning
Limited affordable housing
transit -oriented development
Mentimeter
What are some housing challenges or needs in
Dublin?
Public transit
Affordability
School overcrowding
making Dublin walkable
Envirorimental concerns
Traffic
Mentimeter
+1 to limited public transit
impact to schools
bureaucratic red tape
10
•
da
456
What are some housing challenges or needs in
Dublin?
Infrastructure- water, electricity
A Mentimeter
What is your vision for housing in Dublin?
Transit oriented districts:)
mixed income housing
Reduce miles driven - mixed use
L
•
lower density housing and more office
space
Mentimeter
affordable units
0
•
Oh
458
Draft 2023-2031 Housing Element
.11t4
DUBLIN
CALIFORNIA
F ommunity Workshop #2
I
This Section contains all available materials created for the virtual community workshop. Public comments
for the workshop were received verbally and through the Zoom chat function. The recorded workshop is
available for viewing on the Housing Element Update webpage.
Appendix F: Community Engagement Summary F-6
459
CELEBRATING
1982 - 2022
DUBLIN
CALIFORNIA
1 00 Civic Plaza
Dublin, CA 94568
IMPORTANT NOTICE
2023-2031
HOUSING
ELEMENT
UPDATE
CELEBRATING
DUBLIN
CALIFORNIA
Housing Element Update Workshop #2
«NAME»
«AGENCY»
«ADDRESS»
«CITYSTATEZIP»
February 17, 2022, at 6:00 p.m.
The workshop will be held via teleconference. A Zoom Meeting link is available
below and on the City's Housing Element Update webpage:
https://dublin.ca.gov/2241 /Housing -Element -Update
The City of Dublin is conducting the second of two workshops to receive community
feedback on the Housing Element Update to help create policies and programs that
appropriately address the housing needs of current and future Dublin residents.
The Housing Element is one of seven mandated elements of the General Plan and
must be updated every eight years to address existing and projected housing needs
for all economic segments. The City is currently in the process of updating its General
Plan Housing Element for the 2023-203 I planning period.
Additional information about the Housing Element Update can be found on the City's
website at the link provided above.
Zoom Meeting Zink:
https://dublinca.zoom.us/j/82382805239?pwd=c2taeG4 I WlhydEVGaEN4c I I KanNxZz
09
Passcode: ES0vdg89
We Want to Hear from You!!
In addition to the workshop, the City is
conducting a survey for the Housing Element
Update to receive community feedback. The
survey is available at the following link
https://forms.office.com/r/3C7vkiLsY0 and
will be open through February 28, 2022.
Questions? Contact:
Michael P. Cass, Principal Planner
(925) 833-6610
michael.cass@dublin.ca.ciov
460
2023-2031
City of Dublin
CommunityWorkshop #2
Time: 6 PM
Date: Thursday, February 17, 2022
Location: Virtual - Zoom
1
DUBLIN
CALIFORNIA
Overview of Housing
Element
SIDe
3
Why are Housing Elements Updated?
• Ensures City complies with State housing laws
• Demonstrates Dublin's ability to meet existing
and projected housing needs
• Allows City to become eligible for State -
sponsored assistance programs, grants, and
funding sources
• Allows the community to engage in planning
process
• Prevents the State from penalizing City
5
Agenda
• Overview of Housing
Element
• Outreach Efforts To -
Date
• Candidate Sites Strategies
• Policies and Programs
• Next Steps
2
What is a Housing Element?
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD)
Dublin General Plan
Land Use
Parks and Open Space
Schools, Public Lands, and Utilitie
Circulation and Scenic Highways
Housing
Conservation
seismic and Safety
Community Design and Sustoinability
I 1
Economic Development
, Water Resources and Energy
Conservation
4
What is included in the Update
Process?
• Community Workshops
• Online Community Survey
•Update of the City's demographic conditions, and policies,
programs, and objectives
• Analysis of adequate sites to meet RHNA
• CEQA Review
• Planning Commission/City Council Meetings
• HCD Review and Certification
6
461
i
DUBLIN
CALIFORNIA
Community
Engagement Efforts
To -Date
7
Preliminary Survey Findings
• Missing housing types:
1. Affordable housing
2. Senior housing
• Recommended locations of future housing:
1. Near transit hubs (such as BART)
2. Regional shopping centers (such as Hacienda
Crossings)
• 72% report need for both for sale and rental units
• 22% report need for more for sale units
9
04
DUBLIN
CALIFORNIA
Candidate Sites
Strategies
11
Engagement Efforts To -Date
• City Council Check -Ins
— October 2020
— November 2021
• Community Workshops
— January 19, 2022
— February 17, 2022
• Ongoing Online Survey
— December 2021-February 2022
8
We WantYour Input!
• Survey is open through end of February
• Available in English and Mandarin
• Go to: https://forms.office.com/r/3C7vkiLsYO
City of Dublin
2023-2031 Housing Element
Update
Al o available on the Housing Element webpage:
https://dublin.ca.gov/2241 /Housing -Element -Update
10
12
RHNA Allocation: 6th Cycle (2023-203 I)
Income Category
% of Median
Family Income
Income Range.
RHNA Allocation
(Housing Units)
Very Low Income 0 - 50% MFI -- $68,500 1,085
Low Income 51-80%MFI $68,501 $109,600 625
Moderate Income 81— 120% MFI $109,601 $150,700 560
>120% MFI
Above Moderate
Income
$150,701
Total: 3,719
'Based on the 2021 median family income for ofamily of 4 in Alameda County - $125,600
MUM
462
Candidates Sites Strategies
• Housing Element must identify candidate sites
to accommodate 2023-2031 RHNA need of
3,719 total units
• Candidate sites must consider:
— Access to community resources and services
— Infrastructure
— Environmental barriers
— Access to transportation
13
Strategies for Remaining RHNA
• Hacienda Crossings
• Alameda County Surplus Properties
15
DUBLIN
CALIFORNIA
Policies and
Programs
17
City Council Approved Strategies
• Projected ADU
development
• "Pipeline" projects
• Existing Housing Element
sites
• Public/Semi-Public Sites
• Downtown
14
Participant Activity
• Open aerial map of the City's candidate sites
and request feedback/comments.
• Specify Council direction not to concentrate
affordable housing.
16
Existing Housing Goals
• Goal A Expand housing choice and multi -modal transportation
opportunities for existing and future Dublin residents.
• Goal B: Expand housing opportunities for all segments of
Dublin's population.
• Goal C: Use public and private resources to maintain and
enhance existing residential neighborhood characteristics.
• Goal D: Provide housing opportunities for all Dublin residents,
regardless of race, color, ancestry, national origin, religion, age,
gender, marital status, familial status, disability, source of income,
sexual orientation, or any other arbitrary factor.
• Goal E: Promote energy efficiency and conservation throughout
Dublin.
18
463
Existing Program Example
Program t0: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all
community residents. As a means of achieving housing diversity, the City will continue to
require diversity of housing type and size as part of its negotiated prorrss through specific
MOPS. planned developments, and development agreements.
Financing:
Mirror administrative cost to the City
Implementation
Responsibility:
Community Development Department. Planning Commission, and
City Caunril
Time(rme and
Objectives:
• Require that developers provide a diversity of housing type and
size on a case -by -case basis to meet the Cily's housing needs
throughout the planning period.
Relevant Policies:
Polley Al; Policy AA, Policy Afi; Policy A7. Polley B t: Policy B 3,
Poky BA; Policy B.5: Policy D2. Policy 0.3
19
New 6th Cycle Programs (continued)
• Housing for Persons with
Developmental Disabilities
• Farmworker and Employee
Housing
• Funding and Rental
Assistance Programs
• Housing Voucher Program
• Density Bonus
• Removal of Development
Constraints
21
04
DUBLIN
CALIFORNIA
Next Steps
23
New 6th Cycle Programs Required
• Fair Housing
• Promotion of Accessory
Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit
(JADU) Development
• Objective Development
Standards
• SB 35 Streamlining
• Emergency Shelters,
Transitional and Supportive
Housing, and Lower Barrier
Navigation Centers
20
Participant Activity
• (Open Ended) Tell us about your experience with housing in
the City.
• Fair Housing — what fair housing issues does the City need to
address? (ex: discrimination, etc.)
• (Open Ended) Have you recently gone through the
entitlement process? If so, do you have any feedback on your
experience?
• (Multiple Choice) Are there any particular housing types you
would like to see more of in Dublin?
• Single-family • Affordable Housing
• Apartments • Transitional/Supportive
• Condos Housing
• Townhomes • Emergency Shelter
• ADUs • Other
• Senior Housing
22
Housing Element Update Schedule
a.•VrIrs:a..
End of
Online
Survey
Planning
Commission
April 26,
2022
• • • • • • • •
Virtual
Worlohop
Session
March g,
2022
Public
Review Apl7-May
24
464
Public Comments and Questions
• If you have a question or comment, please click
on "raise hand" function and we will unmute
you to speak.
• You may also type in questions or comments in
the chat or Q&A functions.
MOM
25
Thank you!
Questions?
Michael Cass, Principal Planner
Michael.cass@dublin.ca.gov
(925) 833-6610
Or visit: https: / /dublin.ca.gov/2241 /Housing -Element -Update
Subscribe for e-notifications on the Housing Element webpage.
26
465
Tell us about your experience with housing in
the City?
resident in Downtown area
have rented an apartment, lived in an owned condo, owned
a home and am currently renting a home in Dublin over my
20 + years as a resident.
Frustrated that there is a possibility of disapproving a
housing site that has been in the City's plans for 30+ year
(specifically East Ranch). Especially because that project
will provide a multitude of housing opportunities (also many
MAR units).
There are a lot of big, expensive, single-family houses with
big backyards on big lots in this city
market rate housing price out of reach
Since the pandemic there is proof of dire need for housing in
Dublin.
Mentimeter
crowded. haphazard. not enough for -sale affordable
housing. 3rd fastest growing city in CA
Demand for housing is high, supplhas not kept up with
demand, housing here has gotten especially expensive over
the last several years
Would like to see more housing opportunities (especially
affordable housing opportunities) near transit. This is not a
very walkable city at all.
10
•
466
Tell us about your experience with housing in
the City?
Renter in downtown area. Would like to buy in the city
someday, but high prices and corresponding high down
payment make it challenging to get there. Would like to see
more housing near transit]
_il Mentimeter
467
Do you have any fair housing concerns the City should
address? (ex: discrimination, etc.)
inclusionary housing has thus far been mainly moderate
income. we need some low income.
There are no (or few) options for people with disabilities. The
East Ranch project will provide this through the Sunflower
Hill program yet there is a possibility for denial?
A common concern is that people do not want to see
affordable housing units spread out. SCS Property for
example, has affordable housing confined to a small 25
acre space. Is that not a AFFH violation?
A Mentimeter
Our Veteran housing was successful and would like to see
more transitional housing to help others be housed and part
of the community.
•
m
468
Have you recently gone through the entitlement? Do you
have any feedback based on your experience?
affordable -by -design townhomes
A Mentimeter
0
Are there particular housing types you would like to
see more of?
Other
Single -Family
Emergency Shelters Apartments
Transitional/5upportive Housing
Affordable Housing •
Condos
Townhomes
ADUs
Senior Hauling
A Mentimeter
Draft 2023-2031 Housing Element
11
DUBLIN
A IFORNIA
F.3 Community Survey
This Section contains a survey summary of all collected data.
Appendix F: Community Engagement Summary F-7
471
City of Dublin
2023-2031 Housing Element Update
Housing Element Update Community Survey
From December 20, 2021 through February 28, 2022, the City of Dublin launched an online community survey
to gather input and feedback regarding the Housing Element Update. Participants were asked to report on
their housing experience in Dublin, consider potential policies and programs, and reflect on future
housing opportunities in the City. A total of 205 surveys were completed and submitted. Below is a
summaryof the results.
Housing Types
What Types of housing do you think Dublin is missing? (Please select all that apply)
Other
Supportive or Transitional Housing
Single -Family Housing
Senior Housing
Multi -Generational Housing
Mixed -Income Housing
Housing for Persons with Disabilities
Apartments/Condos
Affordable Housing
Accessory Dwelling Units (ADUs)
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Other:
• One -level
• Assisted living through memory/long-term care
• Housing for Dublin workers earning minimum wage
• Low income/senior and diverse housing on the east side of town
• Middle income family housing
• Homes with yards
• Enough housing
• More schools
472
City of Dublin
2023-2031 Housing Element Update
What type of housing, for rent or for sale, do you think is needed?
■ Rent
■ Sale
■ Both
Where do you think the Cityshould locate future housing that is required to be planned for in the Housing
Element update? (Please select all that apply)
Near transportation hubs (Such asBART)
Neighborhood/community shopping centers (Such as
Dublin Crossing)
Regional shopping centers (Such as Hacienda Crossing)
In the downtown area
City -owned properties
Existing neighborhoods (ADUs)
• .
0% 5% 10% 15% 20% 25% 30%
473
2023-2031 Housing Element Update
Housing Element Survey Results
Housing Program Opportunities
Community Assistance:
Please rate the following based on importance to the community. (1 being the least important and 5 being
the most important)
3.40
3.30
3.00
2.90
2.80
2.70
Homebuyers assistance Housing rental assistance Property maintenance Housing information
(Identify funding assistance (Identify funding assistance (Programs to provide (Information on affordable
and resources for first time for renters) funding for home housing opportunities and
home buyers) maintenance rehabilitation funding available to the
and upkeep) public)
Fair Housing:
Please rate the following based on importance to the community. (1 being the least important, 5 being
the most important)
4
3.5
3
1
0.5
0
Promote fair housing
(Provide programs and
policies to address fair
housing issues)
Senior Housing Programs
(Encourage the
development of housing
that is accessible and
supportive for senior
citizens)
Persons with disabilities
(Encourage the
development of housing
accessible to persons with
disabilities)
Supportive Housing
(Provide for emergency
short and long-term
housing needs)
474
City of Dublin
2023-2031 Housing Element Update
Vision for the Future
In 10 words or less, describe your vision for the future of housing in Dublin.
Infill and affordable housing
Affordable, quality housing for first time home buyers.
I don't to see over population nor do I want to have a lot of low income properties.
Equitable, affordable housing/good neighborhoods for all income levels.
Senior, stand-alone housing, single level.
Not growing.
No more honeycombs. 4-unit max groupings for apts, townhouses.
Town homes located in infill areas or underutilized retail. Leave open space open
Less houses. BUILD MORE SCHOOLSTOSUPPORT NUMBER OF HOMES HERE!
Need middle school and elementary school existing schools are overcrowded.
don't screw up property values
Low and middle income housing desperately needed
Dublin needs to stop additional housing and focus on supporting infrastructure. The city has become a
plague of development and homes. Traffic is ridiculous.
Dublin WILL continue to grow; supply needs to keep up.
I think future housing should be scaled way down.
Stop building
Dublin is pretty much built out. We need closer to home employment, not more housing
inclusionary housing by private developers. no more huge apartment buildings.
NO MORE HOUSES PLEASE. The Dublin streets and corresponding freeways cannot handle more
houses.
_ _
Where people from all incomes can find a home.
Just enough
Land in Dublin is already quite filled up and the school district can't keep up. No more new housing
Affordable housing for mixed demographic population with access to schools, utilities, and basic
infrastructure
Stop adding more houses to an already overpopulated city. Keep Dublin small.
More spacious single family homes with bigger lot six having more space between two adjacent
homes.
Plan for baby boomers to remain in Dublin to open up existing houses to new families.
Equitable, fair, and transparent community needs.
Please have a affordable housing for low income families
For seniors.
Inclusive for all current and new residents
STOP the excessive overbuilding! Especially the dense housing of condos/townhomes. Dublin should
not bear the sole responsibility for any housing shortage for the entire county/state. Schools are
overcrowded, roads are overcrowded, great majority of residents agree we are overcrowded and also
agree the explanation given to us that the City is required to continue building thousands of units is
ridiculous. If this is the case, then push back and do something to change it. STOP allowing those
outside our City to determine the well-being of our City based on reports and numbers read from
afar. Those that live here and those that have taken positions responsible for our best interests have
an obligation to fight for our best interests even when it's hard and even when it's directly against
475
City of Dublin
2023-2031 Housing Element Update
current established criteria/rules. Circumsta nces change and therefore rules and criteria may also
require change. STOP the building! DEMAND CHANGE tothe current criteria. DO WHAT'S BEST AND
WANTED FOR OUR RESIDENTS.
Denser housing that makes Dublin more walkable
stop sprawl, start building up, and support mixed -use
Affordable housing for Next generation to stay in Dublin.
Housing Maintenance / mortgage programs for disabled and elderly persons.
Diverse
Dublin is the city of choice for East Bay area
Housing in Dublin should be easily affordable and publicly funded.
It MUST involve additional community infrastructure.
Dublin needs more housing but spread out, not near to existing congested areas.
Less high density housing due to water shortage, climate change, and full schools. More senior citizen
housing or senior communities.
accessible to all
No more housing at all.
Add housing to shopping centers, similar to the Waterford Place Apartments which sit above and
adjacent to the Shops at Waterford. These properties are generally located near major traffic arteries
and transit lines and can support increased density. Adding housing will also support retail without
increasing vehicular travel.
Housing for all
Stop building!
Walkable, mixed -use, transit -oriented development
Provide help with SB 9 application
relentless development of large, trashy high -density eyesores
A great place for everyone to live.
I feel the city is overbuilt and overcrowded. More focus on improving infrastructure is needed than
housing.
Stopping growth is futile, we need to increase housing supply
dense, accessible, affordable, inclusive, diverse, maintained, transit -oriented
I wish housing didn't outpace schools, but homebuilders rule us.
Modern and mixed with commercial areas and near public transportation
Affordable for housing for anyone to be able to live in this city.
Balanced housing with schools, commercial and SF/MF properties
Nice, safe community close to everything with range of housing options
Slow, steady growth that the schools can keep up with
affordable for those that grew up in this community, currently live and work here
Transit oriented housing for all income levels
Do not construct or allow housing until new schools are built
Smart growth does not burden residents
Dublin should invoke a 10-year moratorium on any new development and focus on failing
infrastructure. Schools are overcrowded, there's a traffic nightmare on city roads, city services cannot
support any new development. City council has turned Dublin into a concrete jungle and needs a
break.
476
City of Dublin
2023-2031 Housing Element Update
Dublin is overcrowded and there is no infrastructure to support any more homes. STOP Building new
homes
Plenty of housing options for people
Dublin Boulevard should have a strong sense of place defined by 4 to 5 story apartments and condos.
Diverse, welcoming to all income levels and ages
We need more single family houses in Dublin
Less condos/stack n pac. Dublin Blvd/Bart areas so congested!
Where housing is seen as a right not a privilege and there is greater understanding that housing is not
primarily an investment but a necessity. I hope to see communities with mixed styles of housing, so
neighborhoods aren't separated into silos
Overcrowded high density housing is not recommended nor needed.
Less dense in fill housing
Have east Dublin get their share of more diverse housing types vs packing it all into west Dublin so it's
not in their fancy backyards & neighborhoods
More housing but not in small downtown area
Great families and affordable housing
Less density
More affordable housing
More housing for all income levels is needed
Pause on housing development to allow infrastructure and schools to catch up.
SCS planning need more open space and infrastructure than housing
Don't turn into Fremont, you're starting to
Affordable
More supportive amenities and parks.
Quiet, safe, affluent, vibrant community
Stop the massive growth. More parks and open land.
no more housing! we are over capacity
More green, fewer new homes
No more dense neighborhoods. More infrastructure.
We need city rule for SB-9
More village like with higher core density areas and transit
Provide more mid -size (1300 - 1600 sq) affordable single-family houses (600K - 800k), instead of
building BIG million dollars houses.
low-income housing, affordable housing is still out of reach.
Have more parks and less traffic. It is getting really crowded
One that has much less Mello Roos taxation
Sustainable environmentally conscious inclusive green spaces and community gardens
We need more retail to keep the revenue here.
For young family
Single family homes. Affordable rentals
Sick of stack and pack. NO ADUs. Changes character of neighborhood.
Better living for all
Best housing in the bay area
Available and Affordable to all
477
City of Dublin
2023-2031 Housing Element Update
Someone in middle single income household 130k could afford a house HERE new perf everything is
780k++
no more housing. it's already too much
A significant reduction in the future approval of an unsustainable number of profligate housing
developments.
High density housing ruining character of Dublin please stop it.
Build schools, not houses.
More single family houses needed
Slow down the building. Provide infrastructure. F
No more new homes in Dublin. Enough is enough.
Affordable and accessible housing for every income level
Large single family homes with backyards
Please stop building!!! Dublin is full
Affordable single family houses for first time home buyers
Less density
Less houses
More individual homes. No more townhomes!
Walkable (accessible), sustainable. and neighborhood friendly.
needs based. not haphazard. Organized plans. not changed because business.
Develop without impacting already overcrowded schools, traffic, or community safety.
Semi -high-rise
Dublin used to be a great community existing primarily of single family homes. Now Dublin is known
for apartments and townhomes. Outsiders don't think of Dublin as having traditional neighborhoods
of single family homes. Dublin should work to get back to the neighborhoods which were integral in
establishing a great community for families.
Keep the small town feel of the city.
Dublin doesn't need any more condos or apartments
Smaller lot sizes. Build upwards. Don't neglect parks and traffic.
Single family detached homes with neighborhoods and yards are necessary.
Aesthetically pleasing, slowdown planning, more schools
More schools for houses.
AFFORDABLE single family homes mixed with apartments and townhomes
More diversity inclusive neighborhoods
Affordable with supporting infrastructure such as schools and roads
Slow Down. Think 100year plan.
Housing available for all types of individuals and families
less single-family, actually enough homes for those who want them
It's already doomed, between DUSD and the City of Dublin there is no hope.
Less density, affordable 55+ single family home community
bousing that never exceeds infrastructure capacity- roads, water, transportation
Inclusive housing that builds a wonderful safe community
No need to construct new homes. Already too crowded
In need of single family homes with big backyards
Make it less crowded
478
City of Dublin
2023-2031 Housing Element Update
Yards, community, trees
NO MORE HOUSING DEVELOPMENTS PLEASE! DUBLIN TOO OVERBUILT AND CROWDED.
More schools and parks. Less high density communities
More affordable housing to allow for opportunities for families
Have homes with large lot sizes
Need affordable housing, many of us are leaving Dublin because of housing costs....
Stop building multi -level townhouse style expensive condo developments.
Housing accessible to a mix of socioeconomic backgrounds
Balanced semi -urban open space town
Affordable, multigenerational, and senior housing especially on the eastern side.
Too many already, need community facilities
Housing needs are adequate, if you don preserve the nature and adjust only according to human
needs, we will lose our way, let's not cram the city.
A shining example for the region for YIMBY, especially near Transit
_No more housing, more libraries
Accessible for working class that works here
develop housing that creates prestige neighborhood to better the city
Build more homes.
More schools, less houses. Dublin school ratings have dropped due to overcrowding
Don't use up all the lands. Save some for future.
Please stop building these horrible tri-level homes with no front or backyards. We need single family
2-story homes with yards.
No further development, keep small town feel
Stop building homes!
More affordable housing and schools
I'm hoping that only single homes will be built in the future as there is enough high rise condos now.
It's beginning to look like downtown New York or Detroit with only concrete for the children to play
on. Dublin was once a beautiful country setting that attracted residents that wanted to leave the City.
Now we are a City with not so many green space. Who is responsible for making all the decisions to
compartmentalize people in square condos where your neighbor can hear you talking? Really, we've
lived here for 50 plus years and are very disappointed in how Dublin has changed. More people, more
accidents, more crime, more disagreements between neighbors, more litter etc. My vision is not a
good one.
Fewer multi -family complexes; lower density
Stop building. Every piece of land does not have to have a structure on it. Nor are there the
resources to support additional and continual building of homes. The population is declining for
crying out loud.
Building up lots of, affordable, transit accessible, mixed -used units.
No more housing is my vision for Dublin's future.
STOP DESTROYING DUBLIN BY BUILDING ON EVERY SQUARE INCH!
Provide housing that facilitates resident investment in Dublin's 5-star status.
Less housing, more infrastructure like schools and parks please!
Turn existing buildings into housing. Toysrus, vacant buildings
More affordable options for all types of dwellings including for rent and for sale- alsofor seniors.
Only low income condos in built areas. Open land undeveloped
479
City of Dublin
2023-2031 Housing Element Update
Demographics
The following questions will help us understand who in the community is participating in the process. Your
information will be kept private.
Do you live or work in Dublin?
2%
Other:
• Live with parents
• Dependent of a homeowner
■ I live in Dublin
■ I work in Dublin
■ Both
■ Neither
■ Other
Are you a renter of homeowner? What is our age?
78%
■ Renter
■ Homeowner
■ I own property in Dublin that I rent to
others
31%
■ Less than 18 years ■ 18-34
■ 35-49 ■ 50-64
Other ■ 65 years or older
480
Draft 2023-2031 Housing Element
11
DUBLIN
A 1 F O R N A
F.4 City Council Meeting #1
This Section contains materials prepared for the City Council meeting on February 18, 2020.
Appendix F: Community Engagement Summary F-8
481
STAFF REPORT
CITY COUNCIL
DATE: February 18, 2020
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Informational Report on Sixth Cycle Regional Housing Needs Allocation
and Housing Element Update
Prepared by: Kristie Wheeler, Assistant Community Development Director
EXECUTIVE SUMMARY:
The City Council will receive information about the upcoming sixth cycle Regional
Housing Needs Allocation (RHNA) and Housing Element Update.
STAFF RECOMMENDATION:
Receive the report.
FINANCIAL IMPACT:
None.
DESCRIPTION:
Background
Since 1969, the State has mandated that all California cities and counties plan for their
share of the region's housing needs at all income levels. Every eight years, the
California Department of Housing and Community Development (HCD) determines the
share of the state's housing need for each region based on population projections
prepared by the California Department of Finance. Councils of governments then
distribute a share of a region's housing need to each city and county within the region.
In the Bay Area, that group is called the Association of Bay Area Governments (ABAG).
This is known as the Regional Housing Needs Allocation (RHNA) process. While state
law does not require an agency to build the housing units assigned through the RHNA
process, it does require that land use planning regulations accommodate the units.
Each city and county must then update the Housing Element of its General Plan to
provide locations where housing can be built and the goals and policies necessary to
meet the community's housing needs. The "No Net Loss" laws ensure that local
governments do not downzone these "opportunity sites" after their Housing Element has
been certified. Each jurisdiction must also submit an annual report to HCD to
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demonstrate progress toward meeting the goals and policies of the Housing Element.
Table 1, below, shows the City of Dublin's RHNA for the last three cycles.
Table 1: Regional Housing Need Allocation (from the Adopted Housing Elements)
1999-2006
2007-2014
2015-2023
Income Level
# Units
% of Total
# Units
% of Total
# Units
% of Total
Extremely
Low/Very Low
796
15%
1,092
32.8%
796
34.8%
Low
531
9%
661
19.8%
446
19.5%
Moderate
1,441
26%
653
19.6%
425
18.6%
Above
Moderate
2,668
50%
924
27.7%
618
27%
Total
5,436
100%
3,330
100%
2,285
100%
Following the last RHNA process, the City updated the Housing Element and
demonstrated how the RHNA could be achieved through a combination of approved
projects and planned residential units. The City Council adopted the 2015 - 2023
General Plan Housing Element on November 18, 2014, and HCD certified that the
updated Housing Element was compliant with State law. The City's on -going
implementation and annual reporting over the past five years have also met with HCD
approval. Staff is currently preparing the Annual Progress Report for 2019 and will
provide it to the City Council for review and approval at an upcoming City Council
meeting.
Regional Housing Needs Allocation
ABAG kicked off the sixth RHNA cycle with the formation of a Housing Methodology
Committee, which began meeting in October 2019. The Methodology Committee is
comprised of nine elected officials (one from each Bay Area county), 12 housing or
planning staff members (at least one from each county), 13 regional stakeholders
representing diverse perspectives, and one partner from state government. The goals
of the Housing Methodology Committee are as follows:
• Advise ABAG staff on the RHNA allocation methodology for the RHNA cycle.
• Ensure the methodology and resulting allocation meet statutory requirements.
• Ensure the methodology and resulting allocation are consistent with the
forecasted development pattern included in Plan Bay Area 2050.
Staff anticipates that preparation of the City's Housing Element Update for the sixth
RHNA cycle will be more challenging than the last given the following:
• Higher expected total regional housing need.
• New requirements for identifying eligible sites in Housing Elements.
• More factors to consider in allocations (i.e., overpayment of rent/mortgage,
overcrowding in residential unit, greenhouse gas emissions, jobs -housing fit).
• Expanded HCD oversight on methodology and allocations.
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• Greater emphasis on social equity.
Of particular concern is the higher expected total regional housing need, which ABAG
has indicated is due in part to prior RHNA cycles where the total of number units
assigned has gotten progressively smaller while the need for housing has increased.
Although the region often meets the needs for market -rate units, the region has
consistently struggled to meet the goals for affordable units. Table 2 below shows the
decline in the number of units assigned for the region over the last three RHNA cycles
and progress toward meeting the RHNA.
Table 2: Bay Area RHNA Progress 1999-2017
RHNA
Permitted
Percent of RHNA Permitted
Cycle
Assignment
Total
All
Extremely
Low/Very Low
Low
Moderate
Above
Moderate
1999-2006
230,743
213,024
92%
44%
79%
38%
153%
2007-2014
214,500
123,098
57%
29%
26%
28%
99%
2015-2023
187,990
87,691
65%
15%
25%
25%
125%
For example, in southern California, HCD recently assigned 1.34 million new housing
units through the RHNA process to the Southern California Association of Governments
(SCAG) compared to 412,137 units during the prior RHNA cycle. This represents an
additional 932,603 units and a more than threefold increase over the prior RHNA cycle.
Although SCAG filed a formal objection, HCD did not alter SCAG's RHNA. Using that
metric, a similar increase in the Bay Area RHNA could result in a 6,855-unit allocation
for Dublin.
The requirements for identifying eligible sites in the Housing Element is also an area of
concern. Over the past three years, there has been additional scrutiny on sites
identified in the Housing Element to meet the City's RHNA. For example, HCD has
indicated that sites smaller than 0.5 acres and larger than 10 acres will require
supportive analysis to document the viability of a site for housing, and sites identified in
the current Housing Element cannot be reused unless rezoned to allow by -right
development. Thus, Staff anticipates that the City will need to rezone vacant and
underutilized sites, and potentially commercial sites, to be able to accommodate our
RHNA.
As shown in Table 3 below, ABAG expects that HCD will issue the Regional Housing
Need Determination (RHND) for the nine -county Bay Area in April 2020. Between May
and September 2020, ABAG will release the proposed methodology (i.e., how the
RHND will be allocated to cities and counties), hold public hearings, and submit the
draft methodology to HCD for review and approval. In January 2021, the final
methodology should be adopted and ABAG will release the draft RHNA to jurisdictions.
Appeals can be submitted until March 2021, and decisions on appeals and the final
RHNA will be issued by May 2021. The City will then have until December 2022 to
adopt a Housing Element Update.
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Table 3: Key Milestones
Key Milestones
Date
1
HCD issues Regional Housing Need Determination (RHDA) for the Bay
Area
April 2020
2
ABAG releases proposed RHNA methodology
May 2020
3
Public hearings on proposed RHNA methodology
June 2020
4
ABAG releases draft RHNA methodology and submits to HCD for review
September 2020
5
Final RHNA methodology adopted and draft RHNA released to
jurisdictions
January 2021
6
Deadline for appeals
March 2021
7
Decision on appeals and final RHNA issued to jurisdiction
May 2021
8
Deadline to adopt Housing Element Update
December 2022
Preparing for Housing Element Update
Senate Bill 2 established a permanent source of funding intended to increase affordable
housing stock in California and directed HCD to use 50 percent of the revenue in the
first year to establish a program that provides financial and technical assistance to local
governments to update planning documents and zoning ordinances to streamline
housing production. On October 15, 2019, the City Council adopted a resolution
authorizing the submittal of an application for Senate Bill (SB) 2 grant funds.
On January 16, 2020, HCD approved the City's SB 2 grant application totaling
$310,000. The grant includes $55,000 to prepare an analysis of vacant and
underutilized sites that could be used to accommodate the next RHNA allocation.
Staff will begin the site analysis described above later this year and develop a scope of
work for the Housing Element Update. Staff anticipates the need to supplement staff
resources with consultants to assist with preparation of the Housing Element Update
and will be returning to the City Council later this year to select a consultant to begin this
process.
STRATEGIC PLAN INITIATIVE:
None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
None.
ATTACHMENTS:
None.
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Draft 2023-2031 Housing Element
11
DUBLIN
A IFORNIA
F.5 City Council Meeting #2
This Section contains materials prepared for the City Council meeting on October 6, 2020.
Appendix F: Community Engagement Summary F-9
486
STAFF REPORT
CITY COUNCIL
DATE: October 6, 2020
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Report and Status Update on the Housing Element Update and Regional
Housing Needs Allocation
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will receive a report and status update on the Housing Element Update
and Regional Housing Needs Allocation. Each California city and county must update
their General Plan Housing Element every eight years to adequately plan to meet the
existing and projected housing needs of all economic segments of the community.
Dublin's current Housing Element is for the 2014-2022 planning period. State law
mandates updates to the Housing Element no later than January 2023 for the 2023-
2031 planning period.
STAFF RECOMMENDATION:
Receive the report and provide feedback on the Housing Element Update.
FINANCIAL IMPACT:
In July 2020, the City Council adopted a Resolution approving a Consulting Services
Agreement between the City and Kimley-Horn to assist Staff with preparation of the
Housing Element Update. Kimley-Horn's contract amount is $403,000. The City's Fiscal
Year 2020-21 Budget sufficiently covers this cost, including $55,000 from an approved
Senate Bill 2 Planning Grant. In addition, Staff anticipates the cost will be further offset
by a pending, non-competitive $300,000 grant under the Local Early Action Planning
(LEAP) Grant Program.
DESCRIPTION:
Each local government in California is required to adopt a comprehensive, long-term
General Plan for the physical development of the jurisdiction. A certified Housing
Element is one of seven mandatory elements of the General Plan. Housing Element
law, enacted in 1969, mandates local governments update their Housing Element every
eight years to demonstrate how the jurisdiction has adequately planned to meet the
existing and projected housing needs of all economic segments of the community. The
community's housing need is determined through the Regional Housing Needs
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Allocation (RHNA) process.
The City's current Housing Element covers the period of 2014-2022. The Housing
Element must be updated and then certified by the California Department of Housing
and Community Development (HCD) by January 2023 for the 2023-2031 planning
period.
Housing Element Update Planning Process
Following are the key phases of the Housing Element Update planning process, which
Staff estimates will take approximately two years to complete:
■ Baseline Analysis: Review current Housing Element policies and programs.
■ Adequate Sites Identification: Evaluate current Housing Element sites and
identify additional sites to meet RHNA.
■ Community Engagement: Conduct online survey, stakeholder workshops, and
Planning Commission and City Council meetings.
■ Policy and Program Development: Develop policies and programs that constitute
Housing Policy Plan.
■ HCD Review: Prepare a Draft Housing Element and submit to HCD for an initial
60-day review.
■ Public Hearings and Adoption: Hold public hearings with the Planning
Commission and the City Council to consider adoption of the Housing Element
Update and associated General Plan Amendments.
Regional Housing Needs Allocation
The Housing Methodology Committee (HMC) is an advisory committee to the
Association of Bay Area Governments (ABAG) composed of 35 members including
elected officials, local jurisdiction staff members, and stakeholders, and is tasked with
creating a methodology for distributing HCD's Regional Housing Needs Determination
(RHND) across the local jurisdictions in the nine -county Bay Area. Distribution of the
RHND results in each jurisdiction's RHNA, which is the total number of housing units
that the jurisdiction must plan for in the next Housing Element update. State law
provides a series of statutory objectives that must be met in the RHNA methodology,
including increasing affordability in an equitable manner, improving the balance
between low -wage jobs and lower -income housing (jobs -housing fit), and addressing
equity and fair housing. The statute also requires "consistency" between the RHNA and
regional plans, such as Plan Bay Area (PBA).
On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176
units (2.35 times the 187,990 units required in the current RHNA cycle). Distribution of
the RHND includes two key components: 1) allocation of the total regional housing need
across local jurisdictions; and 2) allocation of those total shares by income categories
(i.e., very -low, low, moderate and above -moderate income).
The HMC began meeting in October 2019 to prioritize different factors, consider weights
for each factor, and develop a RHNA methodology. On September 14, 2020, the Tri-
Valley communities of Dublin, Danville, Livermore, Pleasanton and San Ramon
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488
submitted joint letters to the HMC and ABAG Executive Board expressing concerns with
the RHNA methodology under consideration and recommended a methodology that: 1)
focuses housing allocations in areas with the highest concentrations of jobs; 2) takes
account of geographic and other constraints to housing development; and 3) provides
residents with access to viable transit and transportation options (refer to Attachments 1
and 2). On September 18, 2020, the HMC forwarded a recommendation to the ABAG
Executive Committee to use Methodology Option 8A. This Option only partially
addresses the concerns raised by the Tri-Valley communities. Although preliminary at
this time, the recommended methodology would result in a RHNA of 3,630 total units for
Dublin. Table 1 shows the City's current and HMC's recommended RHNA by income
category.
Table 1: Current and Preliminary RHNA
Extremely /
Very Low
Low
Moderate
Above
Moderate
Total
RHNA — Current
796
446
425
618
2,285
HMC
Recommendation
1,090
610
550
1,410
3,630
Percent Increase
136.93%
136.77%
129.41%
228.16%
158.86%
As shown in Table 2 below, the ABAG Regional Planning Committee and ABAG
Executive Board will review HMC's recommendations in October 2020 and submit the
draft methodology in winter 2021 to HCD for review and approval. In spring 2021, the
final methodology should be adopted and ABAG will release the draft RHNA to
jurisdictions. Appeals of the draft RHNA can be submitted until summer 2021, and
decisions on appeals and the final RHNA will be issued by the end of 2021. The City will
then have until January 2023 to adopt a Housing Element Update.
Table 2: Key Milestones
Key Milestones
Date
1
ABAG Regional Planning Committee reviews proposed
RHNA Methodology
October 1, 2020
2
ABAG Executive Board reviews proposed RHNA
Methodology
October 15, 2020
3
ABAG submits draft RHNA Methodology to HCD for review
Winter 2021
4
Final RHNA Methodology adopted and draft allocation
released to jurisdictions
Spring 2021
5
Deadline for appeals
Summer 2021
6
Decision on appeals and final RHNA issued to jurisdiction
End of 2021
7
Deadline to adopt Housing Element Update
January 2023
Adequate Sites Identification
The Housing Element must include an inventory of specific sites or parcels that are
available for residential development to meet the RHNA. Land suitable for residential
development must be appropriate and available for residential use in the planning
period. Characteristics to consider when evaluating the appropriateness of sites include
physical features (e.g., susceptibility to flooding, slope instability or erosion, or
environmental considerations) and location (proximity to transit, job centers, and public
or community services). Land suitable for residential development includes vacant sites
that are zoned for residential development, underutilized sites that are zoned for
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residential development and capable of being redeveloped at a higher density or with
greater intensity, and vacant and underutilized sites that are not zoned for residential
development, but can be redeveloped for, and/or rezoned for, residential use (via
program actions).
Following is a summary of key considerations in identifying sites to meet the City's
RHNA:
• Density: Housing Element Law allows jurisdictions to assume that a site can be
developed with housing affordable to low-income and very -low income
households only if the site has the capacity to be developed at or above a certain
default density. The default densities vary depending on the location and
population of the jurisdiction. For Dublin, the default minimum density is 30
dwelling units per acre.
• Capacity: For all sites in the inventory, the jurisdiction must determine the
number of units that can be realistically accommodated for all income categories.
Jurisdictions cannot assume development capacity for housing at a particular
level of affordability based solely on land use controls and site development
requirements. Jurisdictions must now also analyze: 1) realistic development
capacity of the site; 2) typical densities of existing or approved developments at a
similar affordability level; and 3) the current or planned availability and
accessibility to sufficient water, sewer, and dry utilities (e.g., gas and electricity).
• Use of Prior Housing Element Sites: Recent State law limits a jurisdiction's ability
to reuse sites from the prior RHNA cycle. Vacant sites identified in the last two
housing elements and non -vacant sites identified in a prior housing element may
not be counted towards RHNA unless: 1) the sites are zoned at the "default"
density of 30 dwelling units per acre; or 2) the sites allow residential use by right
for housing developments in which at least 20 percent of the units are affordable
to lower -income households.
• Use of Small and Large Sites: For a jurisdiction to count a site that is less than
one-half acre or more than 10 acres towards its lower -income RHNA, the
Housing Element must demonstrate that sites of equivalent size were
successfully developed during the prior planning period for an equivalent number
of lower income housing units or provide other evidence that the site can be
developed as lower -income housing.
• Use of Non -Vacant Sites: Prior to 2018, jurisdictions could rely on sites with
existing uses to accommodate the RHNA to evaluate the sites development
potential. Now, for non -vacant sites, jurisdictions must also: 1) demonstrate past
experience with converting existing uses to higher density residential
development; 2) analyze the current market demand for the existing use; and 3)
assess any existing leases or other contracts that would perpetuate the existing
use or prevent redevelopment of the site. When a jurisdiction relies on non -
vacant sites to accommodate more than 50 percent or more of its lower -income
RHNA, HCD presumes the existing use will impede additional residential
development, so the Housing Element must include site -specific findings based
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490
on substantial evidence that the use is likely to be discontinued during the
planning period.
■ Use of Vacant Non -Residential Sites: A jurisdiction may choose to identify vacant
non-residential sites and rezone those sites to allow housing as part of the
Housing Element Update or the Housing Element can include a program to
accomplish the rezoning within the first three years of the planning period. The
benefit of rezoning the sites as part of the Housing Element Update is that it
ensures the Housing Element remains in compliance and allows environmental
review of the rezoning to be accomplished as part of the Housing Element
Update.
■ Use of Sites with Current or Past Residential Uses: Sites that currently have, or
in the past five years have had, deed restricted affordable housing for low-
income or very -low income households, rent -controlled housing, or housing
occupied by low-income or very -low income households are subject to the
replacement housing requirements described in Density Bonus Law.
■ Adequate Sites Alternatives: A jurisdiction may receive credit for up to 25 percent
of the RHNA obligation for any income category through the identification of sites
for accessory dwelling units, substantial rehabilitation of housing units with
committed assistance from the jurisdiction, conversion of market rate housing to
affordable housing with assistance from the jurisdiction, and/or for units under
construction between the beginning of the Housing Element projection period
and the deadline for adopting the Housing Element (June 30, 2022 to January
31, 2023). Prioritizing land use policies to enable the City to accommodate a
portion of RHNA through ADUs would align with the Tri-Valley Housing and
Policy Framework.
No Net Loss
In addition to the key considerations in identifying sites to meet the City's RHNA, the
"No Net Loss" laws (including recently adopted AB 1397 and SB 166) ensure that
jurisdictions do not downzone these "opportunity sites" after HCD certifies the Housing
Element. Jurisdictions also cannot approve new housing at significantly lower densities
or at different income categories than was projected in the Housing Element without
making specific findings and identifying other sites that could accommodate these units
and affordability levels "lost" as a result of the approval. Similarly, jurisdictions cannot
deny a project because it does not include units at the income categories identified in
the Housing Element. In light of these requirements, it may be prudent to "overplan"
RHNA sites so that the City has some flexibility in its future project approvals. Without
such headroom, the City may often be forced to find additional sites each time it
approves a residential project that does not meet the requirements at the lower income
levels.
Preliminary Sites Inventory
Staff has done an initial review of sites that may be able to accommodate the potential
RHNA under HMC's recommended methodology where 3,630 units must be planned for
in the next Housing Element update. A complete sites inventory and a more in-depth
analysis will be completed as Staff delves further into the Housing Element Update and
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491
reports back to the City Council. The following is initial information for illustrative
purposes.
The current Housing Element includes 10 remaining vacant sites with a development
capacity of 2,456 units. These residential sites are located predominantly in Eastern
Dublin with a development capacity of 965 units, and Downtown Dublin with a capacity
of 1,491 units. These sites may be reused in the Housing Element update if density is a
minimum of 30 units per acre or if housing is permitted by right with a minimum of 20
percent lower -income affordable units. Only the Downtown Transit Oriented District
(TOD) currently meets the minimum density requirement of 30 units per acre and has a
capacity to provide 891 units. The current Housing Element sites can accommodate
approximately 6,952 units (including the 891 units in the TOD) if all sites were "up
zoned" to ensure a minimum density of 30 units per acre. Alternatively, if housing is
permitted by right with a minimum of 20 percent lower -income affordable units provided,
then the development capacity of current Housing Element sites is 2,456 units with no
required modifications to existing permitted density. Refer to Attachment 3 for a map
and table of existing Housing Element sites.
In addition to reusing prior Housing Element sites, the City could evaluate using other
vacant residential sites, underutilized non-residential sites, and vacant non-residential
sites. Vacant residential sites with existing residential land uses include a portion of At
Dublin, and Dublin Transit Center Site D-1 which could accommodate 456 units, based
upon current permitted density. Refer to Attachment 4 for a map and table of vacant
residential sites.
The City could evaluate existing underutilized non-residential sites for redevelopment
potential (i.e. sites with existing underutilized commercial and industrial uses). For
example, based upon a preliminary analysis, approximately 13.59 acres on the north
side of Dublin Boulevard between Dublin Court and Clark Avenue could be rezoned to
accommodate housing and encourage redevelopment. Additionally, Hacienda Crossing
could be rezoned to allow housing to supplement the existing commercial development
within the shopping center.
Also, based upon preliminary analysis, Staff identified 10 vacant (i.e. undeveloped) non-
residential sites, totaling approximately 110.13 acres, that the City could consider
rezoning to permit housing. Refer to Attachment 5 for a map and table of existing vacant
non-residential sites.
Based upon this initial review, it appears likely that the City will not have enough
undeveloped residential sites to accommodate the RHNA without having to reuse prior
Housing Element sites and/or rezone non-residential sites to accommodate residential
uses. Therefore, Staff is seeking feedback from the City Council to help guide this
analysis and the identification of potential sites to accommodate the RHNA. Staff will
return to the City Council to further discuss the sites inventory analysis once completed.
Questions for the City Council
Staff seeks preliminary feedback from the City Council on the following questions
regarding the adequate sites' identification:
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492
• Prioritize Existing Sites or Study Non -Residential Sites: Prior Housing Element
sites will not be able to be reused with the Housing Element Update unless they
are rezoned to allow a minimum density of 30 units/acre or if housing is allowed
by right with a minimum of 20 percent lower -income affordable units provided.
Should the City prioritize the reuse of prior Housing Element sites (Attachment 3)
or convert non-residential sites to residential use?
■ Prioritize Higher Densities or Housing -By -Right: If reusing prior Housing Element
sites, should the City prioritize higher densities or by -right development?
• Prioritize Vacant or Underutilized Non -Residential Sites: If the City does not have
an adequate supply of undeveloped sites or prior Housing Element sites to
accommodate the RHNA, should the City prioritize the conversion of
undeveloped non-residential sites or the conversion of developed but
underutilized non-residential sites to accommodate a portion of the RHNA?
Prioritize ADUs: Up to 25 percent of the RHNA for each income category may be
satisfied by ADUs under certain circumstances. These units would likely require a deed
restriction to ensure they are rented to lower income households (which could require
the City to offer programs such as financial incentives to encourage homeowners to
deed restrict their ADUs). Should the City prioritize land use policies that would enable
the City to accommodate a portion of the RHNA through ADUs?
Identify Surplus Sites: Due to the "No Net Loss" laws, should the City identify more sites
than are required to accommodate RHNA to maintain flexibility should properties be
developed without the required number of deed restricted affordable units?
The City Council will have more in-depth discussion about potential Housing Element
sites with site -specific data in early 2021.
Next Steps
A tentative project schedule for the Housing Element Update is included as Attachment
6. Table 3 provides a summary of next steps:
Table 3: Next Steps
Next Steps
Date
1
Launch Housing Element Update Webpage on the City's
Website
Fall 2020
2
Evaluate Current Housing Element
Fall 2020 - Winter 2021
3
Analyze/Identify Adequate Housing Sites
Fall 2020 - Winter 2021
4
Check -In Meeting #2 — Review Adequate Sites Analysis
Winter/Spring 2021
ENVIRONMENTAL REVIEW:
The informational report on the Housing Element Update is exempt from the
requirements of the California Environmental Quality Act (CEQA).
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities.
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493
Objective E: Update the City's General Plan Housing Element in accordance with state
law and to ensure an adequate supply of sites to accommodate the City's Regional
Housing Needs Allocation for the period 2023-31.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
None.
ATTACHMENTS:
1. Tri-Valley Cities Letter to Housing Methodology Committee, dated September 14,
2020
2. Tri-Valley Cities Letter to ABAG Executive Board, dated September 14, 2020
3. Map and Table of Existing Housing Element Sites
4. Map and Table of Vacant Residential Sites Not Identified in Current Housing Element
5. Map and Table of Vacant Non -Residential Sites
6. Housing Element Update Tentative Schedule
Linda Sr;lith, City anager 9/29/2020
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Tri-Valley Cities
Attachment i
DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON
September 14, 2020
Mayor Jesse Arreguin, Chair
Housing Methodology Committee
Association of Bay Area Governments
375 Beale Street, Suite 700
San Francisco, CA 94105-2066
Dear Chair Arreguin:
On behalf of the Tri-Valley cities of Danville, Dublin, Livermore, Pleasanton, and San Ramon,
we are writing to express our concern about the methodology options that will be considered by
the Housing Methodology Committee on September 18.
The Tri-Valley Cities (TVC) appreciate the urgency of the statewide housing crisis and the
responsibility of local jurisdictions to address this important issue. Each of our five cities has
taken significant steps over recent years to facilitate the construction of both market -rate and
affordable housing — evidenced by the construction of more than 10,300 new housing units
since the start of the last Housing Element cycle — these efforts have made the Tri-Valley one of
the fastest -growing regions in the Bay Area and the State. Through dedicated affordable
housing projects, application of inclusionary ordinances, and policies to encourage ADUs, we
have also made progress towards fulfilling our affordable housing needs, although, as has been
experienced by most cities, the lack of funding for lower -income housing continues to present a
significant challenge.
We very much appreciate the efforts and dedication of the HMC in addressing the significant
challenges presented by the upcoming 6' Cycle RHNA process. Although we commend the
HMC's prior decision to utilize the Plan Bay Area 2050 Households Baseline in the
methodology, we would urge reconsideration of the currently proposed methodologies and
factors, in order to more appropriately balance the RHNA Statutory Objectives identified in State
Law including equity and fair housing goals, as well as those related to efficient growth patterns
and GHG reductions.
Methodology options 5A and 6A that will be under consideration by the HMC on September 18,
have significant flaws. In particular, both place a disproportionate emphasis on factors that
allocate RHNA to high opportunity areas, without consideration of the negative consequences of
the resultant land use patterns. The following points reflect our specific concerns regarding the
proposed methodology options:
• The options do not adequately address factors related to transit and jobs proximity, and
fail to take into account the lack of high -quality transit within the Tri-Valley, and distance
from the major employment centers of the South Bay, Oakland, and San Francisco. The
methodologies allocate growth in a manner that will promote auto dependency and
longer commute times, exacerbate GHG impacts, and run counter to the goals and
objectives well -formulated and strongly articulated in the recently released Plan Bay
1°t4
DUBLIN
CALIFORNIA
CiIY OF
LNERMCORE �L EAS�4NTONo
495
Tri-Valley Cities
DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON
Area Blueprint. This is also counter to RHNA Statutory Objective 2: Promoting infill
development and socioeconomic equity, the protection of environmental and agricultural
resources, and the encouragement of efficient development patterns.
• The options push significant housing allocations into the outer ring of Bay Area suburbs,
including the Tri-Valley, exacerbating the jobs/housing imbalance, and compelling long
commutes to distant jobs centers. Even in our relatively jobs -rich Tri-Valley cities, data
shows that many of our residents, today, commute significant distances to work. This
comes at a significant cost: not just in negative environmental consequences, but as
time spent away from families, and a further strain on household finances, particularly for
lower -income households.
• Our smaller cities have limited land area and sites that are candidates for re -zoning.
Significant RHNA allocations may have the unintended consequence of causing
speculative increases in land values, and create pressure to develop agricultural and
open space lands, areas subject to natural hazards, and other sensitive resources.
Given these concerns, we would urge the Committee to reject the current options 5A and 6A,
and consider methodology options that emphasize factors and factor weightings that 1) focus
housing allocations in areas most proximate to the highest concentrations of jobs, and
particularly where jobs growth has outpaced recent housing production (e.g jobs proximity
factors); 2) provide realistic allocations that take account of geographic and other constraints to
housing development (e.g. urbanized land area factors); and 3) provide residents with access to
viable transit and transportation options that do not add to regional congestion, commute times,
and household transportation costs (e.g. transit proximity factors).
Thank you for your consideration of these important concerns.
Respectfully,
Torn of Ia villa
Mayor Karen Stepper
Cite of Pleasanton
Mayor Jerry Thorne
DUBLIN
CALIFORNIA
Pliat4
. _
City of Dublin
Mayor David Hauberk
Mayor John Marchand
City of San Ramon
Mayor Bill Clarkson
THE C,TY OF
LIVE 'ARE �L EAS4NTON.
496
Attachment 2
Tri-Valley Cities
DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON
September 14, 2020
Mayor Jesse Arregurn, President
Association of Bay Area Governments, Executive Board
375 Beale Street, Suite 700
San Francisco, CA 94105-2066
Dear Board President Arregurn:
On behalf of the Tri-Valley cities of Danville, Dublin, Livermore, Pleasanton, and San Ramon,
we are writing to express our concern about the methodology options that will be considered by
the Housing Methodology Committee on September 18.
The Tri-Valley Cities (TVC) appreciate the urgency of the statewide housing crisis and the
responsibility of local jurisdictions to address this important issue. Each of our five cities has
taken significant steps over recent years to facilitate the construction of both market -rate and
affordable housing — evidenced by the construction of more than 10,300 new housing units
since the start of the last Housing Element cycle — these efforts have made the Tri-Valley one of
the fastest -growing regions in the Bay Area and the State. Through dedicated affordable
housing projects, application of inclusionary ordinances, and policies to encourage ADUs, we
have also made progress towards fulfilling our affordable housing needs, although, as has been
experienced by most cities, the lack of funding for lower -income housing continues to present a
significant challenge.
We very much appreciate the efforts and dedication of the HMC in addressing the significant
challenges presented by the upcoming 6th Cycle RHNA process. Although we commend the
HMC's prior decision to utilize the Plan Bay Area 2050 Households Baseline in the
methodology, we would urge reconsideration of the currently proposed methodologies and
factors, in order to more appropriately balance the RHNA Statutory Objectives identified in State
Law including equity and fair housing goals, as well as those related to efficient growth patterns
and GHG reductions.
Methodology options 5A and 6A that will be under consideration by the HMC on September 18,
have significant flaws. In particular, both place a disproportionate emphasis on factors that
allocate RHNA to high opportunity areas, without consideration of the negative consequences of
the resultant land use patterns. The following points reflect our specific concerns regarding the
proposed methodology options:
• The options do not adequately address factors related to transit and jobs proximity, and
fail to take into account the lack of high -quality transit within the Tri-Valley, and distance
from the major employment centers of the South Bay, Oakland, and San Francisco. The
methodologies allocate growth in a manner that will promote auto dependency and
longer commute times, exacerbate GHG impacts, and run counter to the goals and
objectives well -formulated and strongly articulated in the recently released Plan Bay
Area Blueprint. This is also counter to RHNA Statutory Objective 2: Promoting infill
1°t4
DUBLIN
CALIFORNIA
OLNERMCORE iliglitASANTON.
497
Tri-Valley Cities
DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON
development and socioeconomic equity, the protection of environmental and agricultural
resources, and the encouragement of efficient development patterns.
• The options push significant housing allocations into the outer ring of Bay Area suburbs,
including the Tri-Valley, exacerbating the jobs/housing imbalance, and compelling long
commutes to distant jobs centers. Even in our relatively jobs -rich Tri-Valley cities, data
shows that many of our residents, today, commute significant distances to work. This
comes at a significant cost: not just in negative environmental consequences, but as
time spent away from families, and a further strain on household finances, particularly for
lower -income households.
• Our smaller cities have limited land area and sites that are candidates for re -zoning.
Significant RHNA allocations may have the unintended consequence of causing
speculative increases in land values, and create pressure to develop agricultural and
open space lands, areas subject to natural hazards, and other sensitive resources.
Given these concerns, we would urge the Executive Board to reject the current options 5A and
6A, and consider methodology options that emphasize factors and factor weightings that 1)
focus housing allocations in areas most proximate to the highest concentrations of jobs, and
particularly where jobs growth has outpaced recent housing production (e.g jobs proximity
factors); 2) provide realistic allocations that take account of geographic and other constraints to
housing development (e.g. urbanized land area factors); and 3) provide residents with access to
viable transit and transportation options that do not add to regional congestion, commute times,
and household transportation costs (e.g. transit proximity factors).
Thank you for your consideration of these important concerns.
Respectfully,
artfi
Torn of ville
Mayor Karen Stepper
City of Pleasanton
Mayor Jerry Thorne
.T4
DUBLIN
CALIFORNIA
tw,) h ),1„,44
City of Dublin
Mayor David Han bert
iy of Liverrnbre
Mayor John Marchand
City of San Ramon
Mayor Bill Clarkson
THE C,TY OF
LIVE 'ARE �L EAS4NTON.
498
City of Dublin
DUBLIN
IMi
Camp Parks RFTA
City of Dublin Right of Ways
I _ I City of Dublin, Sphere of Influence Existing Housing Element Sites
Attachment 3
Existing Housing Element Sites
0.25
0.5
1.5 Miles
2015-2023 Housing Element
W+E
S 499
Table of Existing Housing Element Sites
No.
Project
Min.
Units
Max.
Units
Potential
Units
Potential
Affordability
GP Land
Use
APN
Lot Size
(Acres)
Zoning
Min.
Density
Max.
Density
Potential
Density
Existing Use
(1)
Croak
104
692
346
Above
Moderate
Low
Density
905-0002-
002
905-0002-
001-01
115.4
PD
0.9
6.0
3.0
Vacant
(2)
Righetti
59
134
77
Above
Moderate
Medium
Density
905-0001-
005-02
9.6
PD
6.1
14.0
8.0
Vacant
(3)
Branaugh
59
136
78
Above
Moderate
Medium
Density
905-0001-
004-04
9.7
PD
6.1
14.0
8.0
Vacant
(4)
Kobold
12
28
16
Above
Moderate
Medium
Density
985-0072-
002
2.0
PD
6.1
14.0
8.0
Rural
Homesite
(5)
McCabe
6
14
10
Moderate
Medium
Density
986-0028-
002
1.0
PD
6.1
14.0
10.0
Single -
Family Home
(6)
Croak
63
146
104
Moderate
Medium
Density
905-0002-
001-01
10.4
PD
6.1
14.0
10.0
Vacant
(7)
Tipper
50
115
82
Moderate
Medium
Density
986-0004-
01
8.2
PD
6.1
14.0
10.0
Agricultural
(8)
Anderson
99
175
108
Moderate
Medium-
High
Density
905-0001-
006-03
7.0
PD
14.1
25.0
15.4
Vacant
(9)
Beltran /
Sperfslage
45
80
64
Moderate
Medium-
High
Density
986-0003-
001-02
3.2
PD
14.1
25.0
20.0
Vacant
(10)
Chen
56
100
80
Moderate
Medium-
High
Density
985-0027-
002
4.0
PD
14.1
25.0
20.0
Vacant
(11)
Village
Parkway
-
-
200
Above
Moderate
Downtown
Dublin -
Village
Parkway
District
-
-
DDZD
None
15.0
-
Varies
(12)
Retail
-
-
400
Lower
Income
Downtown
Dublin -
Retail
District
-
-
DDZD
22.0
-
-
Varies
(13)
Transit-
Oriented
-
-
891
Lower
Income
Downtown
Dublin -
Transit -
Oriented
District
-
-
DDZD
30.0
85.0
-
Varies
500
City of Dublin
DUBLIN
IMi
Camp Parks RFTA I _-_ I City of Dublin, Sphere of Influence
City of Dublin Right of Ways
Attachment 4
Vacant Residential Sites (Not Identified in Current Housing Element)
1
Vacant Residential Sites (Not Identified in Current Housing Element)
0.25
0.5
1.5 Miles N
W+E
S 501
2015-2023 Housing Element
Table of Vacant Residential Sites (Not Identified in Current Housing Element)
No.
Address or Name
APN
Lot Size
(Acreage)
Potential Units
GP Land Use
Zoning
(1)
At Dublin
985-0051-006-00
985-0052-024-00
985-0052-025-00
12.8
261
Medium Density Residential
Medium -High Density Residential
High Density Residential
PD
(2)
Dublin Transit Center, Site D-1
986-0034-013-01
2.46
195
Campus Office
PD
502
City of Dublin
DUBLIN
i_i
Camp Parks RFTA
City of Dublin
City of Dublin, Sphere of Influence _ Vacant Non -Residential Sites
Right of Ways
Attachment 5
Vacant Non -Residential Sites
0.25
0.5
1.5 Miles
2015-2023 Housing Element
W+E
S 503
Table of Vacant Non -Residential Sites
No.
Address or Name
APN
Lot Size
(Acreage)
GP Land Use
Zoning
(1)
At Dublin
985-0051-005-00
985-0051-006-00
985-0052-024-00
985-0052-025-00
67.3
General Commercial
Neighborhood Commercial
PD
(2)
Gleason Drive
986-0005-038-01
12.79
Public/Semi-Public Facility
PD
(3)
Dublin Blvd.
985-0061-012-00
8.14
General Commercial
PD
(4)
4020 Grafton Street
985-0061-015-00
2.08
General Commercial
PD
(5)
Dublin Transit Center, Site D-2
986-0034-014-00
6.43
Campus Office
PD
(6)
Dublin Transit Center, Site E-2
986-0034-012-00
7.66
Campus Office
PD
(7)
5751 Arnold Road
986-0014-013-00
5.73
Campus Office
PD
504
Attachment 6
City of Dublin Housing Element Update
Project Schedule
TASK
ug Sep Oct
2020
Nov
Dec
Jan
Feb I Mar I Apr 1 May Jun I Jul Aug I Sep Oct I Nov Dec
Jan Feb Mar Apr
2021
2022
1 PROJECT INITIATE
.I L
L
Kick-off Meeting
Contract Approval
--
J
On -going Project Coordination
2 REGIONAL HOUSING NEEDS ASSESSMENT
l
Document Review
-------
-----
Evaluate Current Housing Element
--
--
-------
-----
Housing Needs, Constraints, Resources and Profile
--------
-----
Housing Policy Plan
----
------------
3 COMMUNITY ENGAGEM
Community Outreach Plan
--------------------
Online Community Survey
-----
Stakeholder Workshops Workshops (2)
-----
----
----------
Planning Commission Study Session
-------
--------------
City Council Check -ins (4)
--
---
--
---
---------
4 DRAFT HOUSING ELEMEN
Screencheck Draft
----
-----------
Public Review Draft
---------
--------
HCD Submittal Draft
-------------
-----
Response to HCD Comments
---------------
-----
Final Draft Housing Element
--------------
-
--------------
-
Codes Amendments - Rezones
-------------
-
---EM
II
-----
-
Environmental Justice Policies
------------
-
6 PLAN ADOPTION
CEQA Compliance
------------
Public Hearings
--------------------
HCD Certification
----------------------
General Plan Consistency Amendments
----------------
---
Kimley-Horn / City Staff
Public Meetings
9/24/2020
Kimley>»Horn
505
City of Dublin Housing Element Update
Project Schedule
1 PROJECT INITIATION
2 REGIONAL HOUSING NEEDS ASSESSMENT
3 COMMUNITY ENGAGEMENT
4 DRAFT HOUSING ELEMENT
5 GENERAL PLAN AMENDMENTS
6 PLAN ADOPTION
9/24/2020
Kimley>»Horn
506
Draft 2023-2031 Housing Element
11
DUBLIN
A 1 F O R N A
F.6 City Council Meeting#3
This Section contains materials prepared for the City Council meeting on June 15, 2021.
Appendix F: Community Engagement Summary F-10
507
sus
DUBLIN
STAFF REPORT
CITY COUNCIL
Agenda Item 7.1
DATE:
TO:
FROM:
SUBJECT:
June 15, 2021
Honorable Mayor and City Councilmembers
Linda Smith, City Manager
Draft Regional Housing Needs Allocation Appeal Framework
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
Each California city and county must update their General Plan Housing Element every eight years
to adequately plan to meet the existing and projected housing needs for all economic segments of
the community. State law mandates updates to the Housing Element, which plan for a city or
county's Regional Housing Needs Allocation, no later than January 2023 for the 2023-2031
planning period. On May 20, 2021, the ABAG Executive Board approved the Final Regional
Housing Needs Allocation Methodology and Draft Allocation. The Draft Allocation assigns 3,719
units of housing to the City of Dublin. A jurisdiction may file an appeal of the Draft RHNA by July 9,
2021. Staff will present the City Council with the proposed framework for an appeal of the City's
Draft Regional Housing Needs Allocation.
STAFF RECOMMENDATION:
Provide feedback and direct Staff to submit an appeal of the City's Draft Regional Housing Needs
Allocation.
FINANCIAL IMPACT:
None.
DESCRIPTION:
Background
Housing Element Update
Each local government in California is required to adopt a comprehensive, long-term General Plan
for the physical development of the jurisdiction. A certified Housing Element is one of seven
mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates local
governments update their Housing Element every eight years to demonstrate how the jurisdiction
has adequately planned to meet the existing and projected housing needs of all economic
Page 1 of 8
508
segments of the community. The community's housing need is determined through the Regional
Housing Needs Allocation (RHNA) process. The Housing Element must be updated and then
certified by the California Department of Housing and Community Development (HCD) by January
2023 for the 2023-2031 planning period.
Regional Housing Needs Allocation
The Housing Methodology Committee (HMC) is an advisory committee to the Association of Bay
Area Governments (ABAG) composed of elected officials, local jurisdiction staff members, and
stakeholders. The HMC was tasked with creating a methodology for distributing the Regional
Housing Needs Determination (RHND) across the local jurisdictions in the nine -county Bay Area.
Distribution of the RHND results in each jurisdiction's RHNA, which is the total number of housing
units the jurisdiction must plan for in the next Housing Element update. State law provides a
series of statutory objectives that must be met in the RHNA methodology, including increasing
affordability in an equitable manner, improving the balance between low -wage jobs and lower -
income housing (jobs -housing fit), and addressing equity and fair housing. The statute also
requires consistency between the RHNA and regional plans, such as Plan Bay Area 2050.
On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35
times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes
two key components: 1) allocation of the total regional housing need across local jurisdictions;
and 2) allocation of those total shares by income categories (i.e., very -low, low, moderate, and
above -moderate income).
The HMC met from October 2019 to September 2020 to develop a RHNA methodology. On
September 14, 2020, the Tri-Valley communities of Dublin, Danville, Livermore, Pleasanton, and
San Ramon submitted joint letters to the HMC and ABAG Executive Board expressing concerns
with the RHNA methodology under consideration and recommended a methodology that: 1)
focuses housing allocations in areas with the highest concentrations of jobs; 2) takes account of
geographic and other constraints to housing development; and 3) provides residents with access
to viable transit and transportation options. On September 18, 2020, the HMC forwarded a
recommended methodology to the ABAG Executive Committee without making modifications to
address the concerns expressed by the Tri-Valley communities.
On November 17, 2020, the City submitted a letter to the ABAG Executive Board again expressing
concerns that the RHNA methodology: 1) does not adequately address job -housing proximity; 2)
promotes auto dependence; 3) exasperates the jobs -housing imbalance; and 4) fails to consider
progress made during current RHNA cycle. On January 21, 2021, the ABAG Executive Board
approved the Draft RHNA Methodology without making modifications to address the City's
concerns and submitted the draft methodology to HCD for review. Subsequently, on April 12,
2021, HCD sent a letter to ABAG confirming the Draft RHNA Methodology furthers the RHNA
objectives.
On May 20, 2021, the ABAG Executive Board, by a vote of 20-10, approved the Final RHNA
Methodology and Draft Allocations. The Draft Allocation assigns 3,719 units of housing to the City
of Dublin. Table 1 shows the City's Draft Allocation by household income category for the 2023 -
2031 planning period:
Page 2 of 8
509
Table 1. Dublin's 2023-2031 Draft Allocation
Very Low
Low
Moderate
Above
Moderate
Total
Draft RHNA
1,085
625
560
1,449
3,719
Draft RHNA Appeals Procedures
Pursuant to the Government Code, any local jurisdiction within the ABAG region may file an
appeal to modify its Draft Allocation or another jurisdiction's Draft Allocation included as part of
ABAG's Draft RHNA Plan. Additionally, HCD may also file an appeal to the Draft Allocation(s) of
one or more jurisdictions. The Appeals Procedures established by ABAG are provided as
Attachment 1 and provide fairly narrow grounds for filing an appeal. It is important to note that
the basis for an appeal is limited to the allocation and not the methodology used to determine that
allocation. Appeals must be submitted to ABAG using the prescribed RHNA Appeal Request Form
by 5:00 p.m. on July 9, 2021.
Appeals may be brought on one of the following three grounds:
1. ABAG failed to adequately consider information submitted in the local jurisdiction survey.
2. ABAG did not determine the jurisdiction's allocation in accordance with its adopted
methodology and in a manner that furthers, and does not undermine, the RHNA objectives.
3. A significant and unforeseen change in circumstances has occurred in the local jurisdiction
or jurisdictions that merits revision of information submitted as part of the local
jurisdiction survey. Appeals on this basis shall only be made by the jurisdiction or
jurisdictions where the change in circumstances has occurred.
The following outlines the key dates in the RHNA appeals process:
• July 9, 2021: Deadline for jurisdictions and HCD to file an appeal of Draft Allocations.
• August 30, 2021: Deadline for jurisdictions and HCD to comment on appeals submitted.
• September - October 2021: ABAG Administrative Committee considers appeals (includes
public hearing). ABAG will provide a minimum of 21 days' notice to jurisdictions in advance
of the appeals hearing.
• October or November 2021: ABAG ratifies written final determination of each appeal and
issues Final Allocations that include adjustments from successful appeals. If the total of
successfully appealed units is less than 7% of the RHND (30,882 units), then ABAG shall
redistribute the units proportionately. If the successfully appealed units is more than 7% of
the RHND, then ABAG may develop its own methodology to redistribute the units.
• November or December 2021: ABAG Executive Board will conduct a public hearing and
adopt Final RHNA Plan.
Page 3 of 8
510
Appeals in Other Councils of Government
During the 6th Cycle Housing Element Update, three other Councils of Government have already
completed their Regional Housing Needs Allocation process. To provide context to the appeals
process and to learn from past successes, Staff reviewed the appeals filed in these jurisdictions.
Following is a summary of the appeals outcomes for other Councils of Government:
• Sacramento Area Council of Governments (SACOG): No appeals filed.
• San Diego Association of Governments (SANDAG): Four appeals were filed with only
one partially upheld, affecting 135 units. The City of Coronado successfully argued the jobs
data used in the methodology was not verified and the City had different military housing
data. This resulted in an increase to the allocation for the City of Coronado and an increase
to the allocation for the City of Imperial Beach and the City of San Diego.
• Southern California Association of Governments (SCAG): Forty-eight appeals were filed
with only two partially upheld. The County of Riverside successfully argued that they do
not have land use authority over the projected growth from the March Joint Powers
Authority, where 215 units were projected. The City of Pico Rivera successfully argued
there is a lack of available land suitable for residential use since the City lies within a flood
inundation area, due to the potential failure and/or spillway path of the Whittier Narrows
Dam, resulting in a reduction of their total allocation from 3,939 units to 1,024 units.
Analysis
The following illustrates the proposed framework for an appeal of Dublin's RHNA. This framework
follows the grounds for an appeal as specified in the Appeals Procedures provided by ABAG and
noted above and included in Attachment 1.
• Past Performance and Lack of Suitable Land (Appeal Grounds 1.b.ii): From 2010 to
2019, Dublin's population increased from 46,036 to 66,147, a 44% increase, making Dublin
one of the fastest growing cities in California during that timeframe, due to significant steps
taken to facilitate the construction of both market -rate and affordable housing. During the
current RHNA cycle, the City has issued building permits for the construction of 4,396
dwelling units compared to our allocation of 2,285 units. Specifically, as of May 31, 2021,
the City has issued permits for 4,252 above -moderate income, 79 moderate income, 39
low-income, and 26 very low-income units. The City has an additional 2,682 units in the
project pipeline, further limiting available land suitable for development. Additionally,
Dublin is different from many other communities in the Bay Area, since a significant
portion of the City is comprised of new construction, which is not appropriate for
redevelopment opportunities.
• Water Supply and Drought (Appeal Grounds 1.b.i and 3): Zone 7 Water Agency supplies
drinking water to local water retailers. The Dublin San Ramon Services District (DSRSD) is
the local water retailer for the City of Dublin. DSRSD contracts with Zone 7 to provide the
water supply that services Dublin residents. This 30-year contract expires in 2024.
Page 4 of 8
511
Zone 7's water supply has two major components: 1) incoming water supplies available
through contracts and water rights each year, and 2) accumulated water supplies in
storage derived from previous years. Incoming water supplies typically consist of annually
allocated imported surface water supply and local surface water runoff. Accumulated or
"banked" water supplies are available in local and non -local storage locations.
The Department of Water Resources operates the State Water Project (SWP). The SWP is
by far Zone 7's largest water source, providing approximately 90% of the treated water
supplied to its customers on an annual average basis. Zone 7 anticipates future supply
deficits as SWP reliability continues to decline and Zone 7's service area population grows.
DSRSD's recently prepared the Draft 2020 Urban Water Management Plan, dated May
2021. The Urban Water Management Plan acknowledges that Dublin could experience
problems due to an expiring water supply contract, dependence on imported water
sources, and increased demand.
Additionally, the Department of Water Resources indicates "drought is best defined by its
impacts on a particular class of water users in a particular location. In this sense, drought is
a very local circumstance." As discussed above, Dublin obtains the majority of its water
from imported sources. Therefore, drought conditions throughout California could have
significant impacts on access to water resources for the Dublin community. While drought
could have an impact on the entire region, the extent of those impacts is unknown at this
time. However, drought conditions could be more impactful on communities, like Dublin,
which source water from the delta. Water supplied from the delta is more susceptible to
problems due to endangered species and increased use by the agricultural industry.
An expiring contact, dependence on imported water sources, increased demand, and the
drought could create a challenge to provide water service for existing and planned growth.
This challenge could be compounded by the additional burden resulting from further
growth induced by RHNA.
• Population Decrease (Appeal Grounds 2 and 3): California's population dipped by
approximately 182,000 residents last year, bringing the state's total to approximately
39,466,000 people as of January 1, 2021, according to new population estimates and
housing data released by the California Department of Finance on May 7, 2021. This
reduction of 0.46% represents the first 12-month decline since state population estimates
have been recorded. Locally, Dublin's population decreased from 65,161 to 64,695, a
decrease of 466 residents or 0.7%. Dublin's population decline was more than 1.5 times the
State average. If the declining population trend continues, it could translate to decreased
households in 2050, which is a factor used for calculating the City's allocation.
• Overcrowding (Appeal Grounds 1.b.g and 2): According to the Embarcadero Institute,
the Department of Finance (DOF) factors overcrowding and cost -burdening into their
household projections. These projections are developed by multiplying the estimated
population by the headship rate (the proportion of the population who will be head of a
Page 5 of 8
512
household). The DOF, in conjunction with HCD, uses higher headship rates to reflect
optimal conditions and intentionally "alleviate the burdens of high housing cost and
overcrowding." The Embarcadero Institute report asserts that Senate Bill 828 caused the
state to double count the overcrowding numbers, resulting in an increase of approximately
104,000 units throughout the Bay Area. If correct, this could have inflated the projected
housing need in Dublin by 877 units when compared to the percentage of the Bay Area's
RHND the City was allocated.
• Vacancy Rate (Appeal Grounds 2): According to the Embarcadero Institute, Senate Bill
828 wrongly assumed a 5% vacancy rate in owner -occupied housing is healthy.
Government Code 65584.01(b) (1) (E) specifies a 5% vacancy rate applies only to the rental
housing market. In the U.S. homeowner vacancy has hovered around 1.5% since the '70s,
briefly reaching 3% during the foreclosure crisis. This incorrect assumption erroneously
projected a need for approximately 59,000 additional units throughout the Bay Area. This
could have inflated the housing need in Dublin by 497 units, when compared to the
percentage of the Bay Area's RHND the City was allocated.
• High Opportunity Areas (Appeal Grounds 2): With the Final RHNA Methodology, ABAG
allocates more housing units to jurisdictions with a higher percentage of households living
in areas labelled High Resource or Highest Resource on the 2020 Opportunity Map. The
Opportunity Map, prepared by HCD and the California Tax Credit Allocation Committee
(TCAC), stems from HCD's policy goals to avoid further segregation and concentration of
poverty and to encourage access to opportunity through affordable housing programs. The
map uses publicly available data sources to identify areas in the state where characteristics
have been shown by research to support positive economic, educational, and health
outcomes for low-income families. The majority of Dublin is labelled High Resource or
Highest Resource on the 2020 Opportunity Map.
However, according to the 2019 American Community Survey, 61.1% of the Dublin
population racially identify as minorities or multi -racial. By relying on the 2020
Opportunity Map and not factoring demographic data, more housing is allocated to Dublin
compared to other jurisdictions throughout the area. This methodology detracts from
HCD's policy goal to promote diversity since more housing must be planned in Dublin,
rather than in more segregated portions of the Bay Area, thus prioritizing economics over
racial diversity.
Facilitating the production of housing for lower income households in high opportunity
areas is laudable. However, the Draft RHNA assigns 1,449 above -moderate income units to
Dublin. Above -moderate income units are effectively market rate housing. While in general,
additional units have the potential to further diversity goals, assigning more market rate
housing to Dublin does not achieve the stated purpose of providing affordable housing and
access to opportunity for lower -income households. This methodology also fails to
acknowledge the City's past performance in the above -moderate income category. During
the current RHNA cycle the City has already issued permits for 4,252 above -moderate
income units, thus exceeding the current RHNA allocation of 618 units by 688% in the
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513
above -moderate income category. Requiring the City to plan for an additional 1,449 above -
moderate income units ignores Dublin's past production and unfairly burden's Dublin with
providing more of the region's share of market rate housing.
• Coronavirus Pandemic (Appeal Grounds 3): The Coronavirus pandemic has significantly
altered the way our job sector operates by increasing telecommuting options and
decreasing reliance on traditional office space. By decreasing the demand for office space,
the Bay Area's major employment centers of the South Bay, Oakland, and San Francisco
have more available, suitable land and can replace office space with housing, in turn
decreasing the demand for housing in outer suburban areas such as Dublin. The increased
telecommuting options also provide opportunities for workers to live outside the Bay Area.
Thus, having the potential to further reduce the need for additional housing in the Bay
Area.
Additionally, the pandemic significantly decreased public transit ridership, which will
transform where Bay Area residents will live, work, and travel. Some experts argue that
transit operators in need of riders and revenue will never fully recover, thus increasing the
use of single -occupancy vehicles and its associated traffic and environmental impacts. In
Dublin, approximately 60% of greenhouse gas emissions come from the transportation
sector. To offset these impacts and meet the State and region's greenhouse gas emissions
targets, provided by the State Air Resources Board, it is more crucial than ever to ensure
the Regional Housing Needs Allocation promotes a jobs -housing balance, as public
transportation may become a less reliable commute alternative.
• Land Use Authority (Appeal Grounds 2): The City does not have land use authority over
the Parks Reserve Forces Training Area (Camp Parks) or the United States Department of
Justice. Both locations should not be used for calculating the City's Draft Allocation.
Staff is seeking feedback and direction from the City Council on the proposed framework to use as
the basis for filing an appeal of Dublin's RHNA. With direction from the City Council, Staff will
prepare and file a timely appeal by the July 9, 2021 deadline.
ENVIRONMENTAL DETERMINATION:
The informational report on the Housing Element Update and Regional Housing Needs Allocation
is exempt from the requirements of the California Environmental Quality Act (CEQA).
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities.
Objective E: Update the City's General Plan Housing Element in accordance with state law and to
ensure an adequate supply of sites to accommodate the City's Regional Housing Needs Allocation
for the period 2023-31.
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514
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) ABAG 2023-2031 RHNA Cycle Appeals Procedures
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515
Draft 2023-2031 Housing Element
11
DUBLIN
A IFORNIA
F.7 City Council Meeting #4
This section contains materials prepared for City Council meeting on November 2, 2021.
Appendix F: Community Engagement Summary F-11
516
sus
DUBLIN
STAFF REPORT
CITY COUNCIL
Agenda Item 3.1
DATE: November 2, 2021
TO: City Council
SU B.ECT: Status Report on the Housing Element Update, Regional Housing Needs
Allocation, and Preliminary Sites Inventory
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will receive a status report on the Housing Element Update, Regional Housing
Needs Allocation, and Preliminary Sites Inventory. Each California city and county must update its
General Plan Housing Element every eight years to adequately plan to meet the existing and
projected housing needs for all economic segments of the community. Dublin's current Housing
Element is for the 2014-2022 planning period. State law mandates updates to the Housing
Element no later than January 2023 for the 2023-2031 planning period. Staff is seeking feedback
from the City Council on policy direction about the Preliminary Sites Inventory. Following the
meeting, Staff will finalize the sites inventory and incorporate it into the draft Housing Element for
consideration by the City Council at a future public hearing.
STAFF RECOMMENDATION:
Receive the report and provide feedback on the Housing Element Update.
FINANCIAL IMPACT:
In July 2020, the City Council approved a consulting services agreement between the City and
Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn's
contract amount is $403,000. The City's Fiscal Year 2021-22 Budget sufficiently covers this cost.
The cost to prepare the Housing Element Update will be offset by grants totaling $401,436,
including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early
Action Planning (LEAP) Grant Program, and $46,436 via the Regional Early Action Planning
(REAP) Grant Program.
DESCRIPTION:
Background
Each local government in California is required to adopt a comprehensive, long-term General Plan
for the physical development of the jurisdiction. A certified Housing Element is one of seven
mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that
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local governments update their Housing Element every eight years to demonstrate how the
jurisdiction has adequately planned to meet the existing and projected housing needs of all
economic segments of the community. The community's housing need is determined through the
Regional Housing Needs Allocation (RHNA) process.
The City's current Housing Element covers the period of 2014-2022. The Housing Element must
be updated and then certified by the California Department of Housing and Community
Development (HCD) by January 2023 for the 2023-2031 planning period.
Regional Housing Needs Allocation
The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for
distributing HCD's Regional Housing Needs Determination (RHND) across the local jurisdictions in
the nine -county Bay Area. Distribution of the RHND results in each jurisdiction's RHNA, which is
the number of housing units the jurisdiction must plan for in the next Housing Element update.
State law provides a series of statutory objectives that must be met in the RHNA methodology,
including increasing affordability in an equitable manner, improving the balance between low -
wage jobs and lower -income housing (jobs -housing fit), and addressing equity and fair housing.
The statute also requires "consistency" between the RHNA and regional plans, such as Plan Bay
Area.
On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35
times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes
two key components: 1) allocation of the total regional housing need across local jurisdictions;
and 2) allocation of those total shares by income categories (i.e., very -low-, low-, moderate-, and
above -moderate -income).
On January 21, 2021, the ABAG Executive Board approved the Draft Regional Housing Needs
Allocation (RHNA) Methodology and submitted the draft methodology to HCD for review. On April
12, 2021, HCD confirmed the Draft RHNA Methodology furthers the RHNA objectives.
On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation,
which assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City's Draft Allocation
by household income category for the 2023 - 2031 planning period:
Table 1. Dublin's 2023-2031 Draft Allocation
Very-Low-
Low-
Moderate- Above-
Moderate -
Total
Draft Allocation
1,085
625
560
1,449
3,719
On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction of
the City Council with emphasis on past performance and lack of suitable land, as well as the
properties where the City does not have land -use authority. ABAG received appeals from 28
jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG
Administrative Committee considered appeals on six dates in September and October 2021. The
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City's appeal was heard by the ABAG Administrative Committee on September 24, 2021, and the
Committee unanimously voted to preliminarily deny the City's appeal.
ABAG is anticipated to ratify the final determination of each appeal and issue Final Allocations that
include adjustments from successful appeals in November 2021. If the total number of
successfully appealed units is lower than 7% of the RHND (30,882 units), then ABAG shall
redistribute the units proportionately. If the number is higher than 7% of the RHND, then ABAG
may develop its own methodology to redistribute the units. The ABAG Executive Board will then
conduct a public hearing and adopt the Final RHNA Plan in December 2021.
Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are available for
residential development to meet the RHNA. Land suitable for residential development must be
appropriate and available for residential use in the planning period. Characteristics to consider
when evaluating the appropriateness of sites include physical features (e.g., susceptibility to
flooding, slope instability or erosion, and environmental considerations) and location (proximity
to transit, job centers, and public or community services). Land suitable for residential
development includes vacant sites that are zoned for residential development, underutilized sites
that are zoned for residential development and capable of being redeveloped at a higher density
or with greater intensity, and vacant and underutilized sites that are not zoned for residential
development, but can be redeveloped for, and/or rezoned for, residential use.
On October 6, 2020, the City Council received a report on the Housing Element Update and RHNA.
This included an overview of the framework for selecting sites to include in the Preliminary Sites
Inventory. The City Council was generally supportive of evaluating the options presented by Staff
and gave direction to include sites from the current Housing Element with by -right development
rather than increase the minimum density as further discussed below.
Existing Sites
Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This
inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to
accommodate the RHNA before looking to rezone additional sites. Refer to Attachment 1 for a map
of existing sites. The following describes these components of the Preliminary Sites Inventory:
Pipeline Projects: Pipeline projects are those that are at any stage within the City's
entitlement process or under construction as of December 15, 2022, but that have not
obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline,
including 266 very -low, 128 low, 202 moderate, and 2,127 above -moderate units. Staff
made these estimates based upon approved entitlements, pending applications, and City
Staff knowledge of forthcoming projects and inquiries with prospective applicants. It is
noteworthy that the pipeline projects exceed the City's allocated above -moderate -income
units. Refer to Attachment 2 for a list of these projects.
Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very
low-, 82 low-, and 17 moderate -income accessory dwelling units (ADUs). HCD's recent
Housing Element certifications have allowed ADUs to be included in the Sites Inventory at a
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rate of two times the average ADUs built annually from 2018 - 2021 and multiplied that by
eight years to estimate ADU development for 2023 - 2031. Using this methodology,
approximately 248 ADUs are included in the Preliminary Sites Inventory. ADU quantity
and affordability level estimates are tentative based on recent Housing Element
certifications. In the Bay Area, the actuals are likely to be based on ABAG's methodology in
development for approval by HCD and use by local jurisdictions. ABAG's methodology is
anticipated to be similar to the methodology approved by HCD in other certifications,
which is based upon market conditions for ADUs rented in the region. HCD may perform a
review of ADU production (based on Annual Progress Reports) two years into this next
planning period and jurisdictions may need to identify additional sites if the ADU
projections are not being met. Unlike other units, the location of anticipated ADUs do not
need to be mapped in the Preliminary Sites Inventory.
Existing Zoning: The City can take credit in the Preliminary Sites Inventory for existing
zoning capacity as discussed below.
O 5th Cycle Moderate -Income Sites: Staff has identified eligible sites from the current
Housing Element that can be included in the Site Inventory to accommodate 252
moderate -income units. State law limits a jurisdiction's ability to re -use certain
sites from the prior RHNA cycle. Those limits only apply to sites used to meet the
lower -income categories. See below. A number of 5th Cycle Sites were designated as
moderate or above -moderate -income sites, since they do not meet the minimum
density of 30 dwelling units per acre required to count for lower -income categories.
These sites can accommodate 252 units.
O Public/Semi-Public Sites: Two Public/Semi-Public Sites in Eastern Dublin can
accommodate 134 lower -income units. On June 15, 2021, the City Council adopted
a General Plan and Eastern Dublin Specific Plan Amendment to change the land use
designation of 2.5 acres of the GH PacVest and 2.0 acres of the East Ranch properties
from Semi -Public to Public/Semi-Public. This amendment allows a broader range of
uses, including the potential for affordable housing developed by a non-profit entity.
These sites can accommodate 134 lower -income units, as the allowed densities
exceed 30 units per acre.
O Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan,
828 units remain in the Development Pool and, if the Housing Element meets
certain requirements, the Sites Inventory for the lower -income categories may
include 828 lower -income units in Downtown Dublin. Non -vacant sites that were
identified in a prior Housing Element may not be counted towards RHNA unless: (a)
the sites are zoned to allow up to 30 dwelling units per acre (they are) and (b) the
Housing Element requires the sites be rezoned by 2026 "to allow residential use by
right for housing developments in which at least 20 percent of the units are
affordable to lower -income households." A "use by right" is one in which the use
does not require "a conditional use permit, planned unit development permit, or
other discretionary local government review or approval" that would be subject to
CEQA review, although it specifically allows for design review. In October 2020, the
City Council gave direction to prioritize reusing such sites rather than up -zoning
other property. These units in the Development Pool could be counted as lower -
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520
income units if the City commits in the Housing Element to rezone the sites within 3
years to allow as a use by right housing developments in which at least 20% of the
units are affordable to lower income households.
Table 2 below details how the various proposed components of the Preliminary Sites Inventory
above would reduce the City's RHNA and require that the inventory include a site or sites that
could accommodate 247 lower -income units.
Table
2. Dublin's Remaining
Very -Low-
and Low-
Need
Moderate-
Above-
Moderate -
Total
Draft Allocation
1,710
560
1,449
3,719
Pipeline Projects
394
202
2,127
2,723
Accessory Dwelling Units
149
82
17
248
5th Cycle Sites
-
252
-
252
Public/Semi-Public Sites
134
-
-
134
Downtown Dublin
786
42
-
828
Remaining Need
247
(18)
(695)
247
To minimize the number of additional sites needed to accommodate the RHNA, Staff prepared an
inventory scenario that assumes 100% of the units produced on the Public/Semi-Public sites and
in Downtown Dublin would be affordable to lower -income households. This approach avoids the
need to identify a significant number of additional sites that would need to be rezoned at densities
of at least 30 units per acre.
On the other hand, this approach would create certain consequences under the "No Net Loss" law
(Government Code § 65863) that are important considerations. Among other things, the "No Net
Loss" requires a jurisdiction, if it approves a project on a site included in the Site Inventory with
fewer than the number of lower -income units identified in the inventory, to identify additional
sites to continue to accommodate the RHNA by income level. It is unlikely that 100% of the units
actually produced on the Downtown Dublin sites would be affordable to lower -income
households. The Public/Semi-Public Sites are likely to develop with affordable housing because
the land use designation only allows residential uses if developed by "a non-profit entity and
serves to meet affordable housing needs or the housing needs of an underserved economic
segment of the community."
Therefore, if the actual development of these Downtown Dublin sites includes all or some portion
of market rate units, the City will be required to identify new sites - within 180 days of the project
approval - to accommodate the lower -income units that were included on the sites in the
inventory. Quickly completing such an identification may be a difficult undertaking.
The City could limit this consequence of the "No Net Loss" law by assuming that a lower
percentage of the units would be affordable to lower -income households. However, such an
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521
alternative approach would require the Housing Element to include an increased number of sites
in the Sites Inventory and would increase the overall number of units planned in the community.
Given the significant policy implications of either approach, Staff believes it prudent for the City
Council to consider both approaches. Tables 3 and 4 below illustrate two affordability scenarios
for the units in the Downtown: 100% and 50% affordable. The 100% affordable scenario could
accommodate all but 247 RHNA units using existing sites. Alternatively, the 50% scenario can
accommodate all but 644 RHNA units using existing sites. Both scenarios show a surplus of above -
moderate -income units, since the Pipeline Projects exceed the City's allocated above -moderate -
income units, and the 50% scenario assumes half the units in the Downtown are affordable and
half are above -moderate -income units.
Table 3. Remaining Need with Downtown 100% Affordable Scenario
Very -Low -
and Low- Moderate-
Above-
Moderate -
Total
Downtown Dublin
786
42
828
Remaining Need
247
(18)
(695)
247
Table 4. Remaining Need with Downtown 50% Affordable Scenario
Very -Low -
and Low- Moderate-
Above-
Moderate -
Total
Downtown Dublin
389
25
414
828
Remaining Need
644
(1)
(1,109)
644
It should be noted that the 100% scenario (Table 3) clusters most of the lower -income RHNA units
in the Downtown. This approach further assumes that all remaining units in the Downtown
Development Pool (i.e., 828 units) would be lower -income units. These units would be in addition
to the 839 already existing and planned lower -income units in the Downtown.
As an additional consideration, this Housing Element cycle includes for the first time an express
requirement the Housing Element "affirmatively further fair housing." Affirmatively furthering fair
housing means "taking meaningful actions, in addition to combating discrimination, that overcome
patterns of segregation and foster inclusive communities." These new statutory obligations charge
all public agencies with broadly examining their existing and future policies, plans, programs,
rules, practices, and related activities and make proactive changes to promote more inclusive
communities. Concentrating affordable housing in the Downtown has benefits, such as promoting
transit -oriented development, decreasing household transportation expenses, and decreasing
greenhouse gas emissions; however, HCD and others may argue that concentrating affordable
housing in one area is inconsistent with the obligation to affirmatively further fair housing.
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Additional Sites
As discussed above, the City would have to include an additional 247 or 644 units in the Sites
Inventory, depending on the level of affordability as illustrated in the two scenarios above (Tables
3 and 4). This section addresses the potential "additional sites" that could accommodate the
remaining need.
All of the remaining need is in the "lower income" category, which requires sites allow "at least 30
units per acre." To satisfy the additional remaining need, the City will need to amend the General
Plan and/or rezone additional sites to accommodate these units. For each of these additional sites,
Staff and the consultant assigned a potential density between 30 and 85 units per acre. The
proposed densities are based on other similar existing sites/developments in Dublin. The assigned
density for the additional sites could be adjusted based on direction from the City Council. Refer to
Attachment 3 for a map of the additional sites.
Staff has identified the following properties that could accommodate the remaining units:
Development Pool Amendment: The City could amend the Downtown Dublin Specific
Plan to increase the Downtown Development Pool. This action would be consistent with
the Downtown Dublin Preferred Vision which contemplates the need for additional units to
support the transition of Dublin Place and Dublin Plaza over the term of 30-50 years. Such
changes could accommodate between 1,200 - 2,200 lower -income units. The City can
maintain the Downtown Development Pool after the Housing Element Update.
Alameda County Surplus Properties: The General Plan land use designation for the
remaining 13.35-acre undeveloped sites at the Transit Center (Sites D-2 and E-2) is
currently Campus Office. If developed at a density of 85 units per acre, which is consistent
with the existing development at the Transit Center, such as Avalon at Dublin Station and
Dublin Station by Windsor, then these sites could accommodate up to 1,133 lower -income
units, not including the southern portion of Site D-2 where the Westin Hotel is approved.
SCS Property: The SCS Property is the vacant 76.9-acre property located north of I-580
between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive.
The existing General Plan and EDSP assume residential development of 261 units. This site
is the subject of a General Plan Amendment Study. The City Council directed Staff to work
with the property owner to conduct a community outreach process to gather input on the
future use and development of the property. That process is underway and the number of
residential units on this site has not yet been determined.
Hacienda Crossings: Rezoning a portion of Hacienda Crossings for mixed -use
development at a minimum density of 48 units per acre could accommodate up to 1,839
lower -income units. Staff preliminarily envisions such density to result in a product like
the Waterford Place Apartments, while balancing other impacts such as traffic and parking.
North Side of Dublin Boulevard: Rezoning the commercial sites on the north side of
Dublin Boulevard, between Dublin Court and Clark Avenue to a minimum density of 30
du/acre could accommodate up to 548 lower -income units. This density would be
consistent with the existing Tralee Apartments located in the vicinity and meets the
minimum density requirement to qualify as lower -income units. Additionally, the Tralee
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523
Apartments could be cited as an example to HCD about the viability of these properties
being redeveloped.
IKEA Site: Rezoning approximately seven acres of the Ikea site not slated for the IKEA
store to a minimum density of 48 units per acre could accommodate approximately 315
lower -income units. This density would be like that of the Waterford Place Apartments,
which is the density Staff preliminarily envisions could be accommodated on this site,
while balancing other impacts and development standards, such as traffic and parking.
Hexcel Corporation Site: The Hexcel Site, located at 11711 Dublin Boulevard directly west
of the Dublin Historic Park and Museums, comprises two parcels totaling 8.95 acres. Hexcel
will be relocating from this site which is currently available for sale. The entire site has a
General Plan Land Use of Business Park/Industrial. Both parcels are in the Dublin Village
Historic Area Specific Plan and have a Business Park/Industrial land use. The eastern
portion of the site is zoned Light Industrial (M-1) and the western portion of the site has
Planned Development Zoning that allows Commercial -Office (C-0) uses. If the site is
redeveloped at a minimum density of 30 units per acre, then 264 lower -income units
could be accommodated. This density was selected as it meets the minimum density
requirement to qualify as lower -income units.
Table 5 below summarizes the potential sites to accommodate Dublin's remaining need of 247 or
644 units, depending on the level of affordability as illustrated in the two scenarios:
Table 5. Potential Sites to Accommodate Remaining
Site
Need
Potential Number of Units
Development Pool Amendment and Retail District Up -Zoning
1,200 - 2200 units
Alameda County Surplus Properties
1,133 units
SCS Property
TBD
Hacienda Crossings
1,839 units
North Side of Dublin Boulevard
548 units
Ikea Site
315 units
Hexcel Corporation Site
264 units
When selecting "Additional Sites," notable factors and characteristics to consider include, but are
not limited to, the following:
• Proximity to Public Transit and Vehicle Miles Traveled
• Displacement of Existing Uses
• Probability of Redevelopment
• Mix of Compatible Uses
• Site Constraints
• The extent to which a particular site affirmatively furthers fair housing
Tables 6 and 7 illustrate potential options to accommodate the remaining RHNA units again using
the assumption that either 100% or 50% of the units on these sites are produced as affordable
units. Simply for illustrative purposes, Table 6 adds 247 units at the Transit Center. Table 7 adds
450 units at the Transit Center and 194 units at Hacienda Crossings.
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Table 6. Preliminary Sites
Analysis Example
Very -Low-
and Low-
(100%
Moderate-
Affordable Scenario)
Above-
Moderate -
Total
Pipeline Projects
394
202
2,127
2,723
Accessory Dwelling Units
149
82
17
248
5th Cycle Sites
-
252
-
252
Public/Semi-Public Sites
134
-
-
134
Downtown Dublin
786
42
-
828
Alameda County Surplus
Properties
247
-
-
247
Total
1,710
578
2,144
4,432
Table 7. Preliminary Sites
Analysis Example
Very -Low-
and Low-
(50% Affordable
Moderate-
Scenario)
Above-
Moderate -
Total
Pipeline Projects
394
202
2,127
2,723
Accessory Dwelling Units
149
82
17
248
5th Cycle Sites
-
252
-
252
Public/Semi-Public Sites
134
-
-
134
Downtown Dublin
389
25
414
828
Alameda County Surplus
Properties
450
-
450
900
Hacienda Crossings
194
-
194
388
Total
1,710
561
3,202
5,473
As shown in Table 6 above, the 100% affordable scenario would result in 4,432 units, including
713 more units than the City's Draft Allocation. Most of that excess includes 678 above -moderate -
income units in the project pipeline. This option still relies on all remaining units in the Downtown
Development Pool to satisfy a portion of the lower -income category. However, this reliance on the
units in the Downtown could be reduced by increasing the number of lower -income units placed
on the Alameda County Surplus Properties.
As shown in Table 7 above, the 50% affordable scenario would result in 5,473 units, including
1,754 more units than the City's Draft Allocation. That excess above our Draft Allocation primarily
includes above -moderate -income units in the project pipeline, Downtown Dublin, Alameda County
Surplus Properties, and Hacienda Crossings. This results from the assumption that only 50% of the
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units on those sites would be affordable. This scenario would reduce the clustering of lower -
income units in the Downtown by only relying on approximately half of the current Development
Pool to satisfy the lower -income categories.
Staff seeks feedback from the City Council on the following questions:
1. What percentage of planned units should be assumed as affordable on opportunity sites?
Should Staff assume 100%, 50%, or a different percentage of affordable units?
2. Based on the requirement to affirmatively further fair housing, should an emphasis be
placed on providing lower -income affordable units in the Downtown or should they be
dispersed throughout the City?
3. Which "Additional Sites" should be prioritized to accommodate the RHNA obligation not
met by "Existing Sites"?
Following the meeting, Staff will work with the Consultant to refine and finalize the sites inventory
to be included in the Housing Element which the City Council will consider adopting at a future
public hearing.
Project Schedule and Next Steps
Table 8 below summarizes the key dates in the Housing Element Update Process:
Table 8. Key Dates
Step / Task
Date(s)
Public Outreach (Survey and Stakeholder Workshops)
November 2021 - February 2022
City Council Approve Draft Housing Element and Submit
to HCD for Review
May 2022
Environmental Review
June - November 2022
Revise Housing Element in Response to HCD's Comments
August - November 2022
Adopt Housing Element Update
December 2022 / January 2023
ENVIRONMENTAL DETERMINATION:
The informational report on the Housing Element Update is exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities.
Objective E: Update the City's General Plan Housing Element in accordance with state law and to
ensure an adequate supply of sites to accommodate the City's Regional Housing Needs Allocation
for the period 2023-31.
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NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
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Map of Existing Sites
Legend
City Boundary
Existing Sites
Downtown Dublin - Retail District
Downtown Dublin - Transit Oriented District
Public/Semi-Public*
Pipeline Projects
5th Cycle Housing Element Sites
UNNAMED
f-STH ST
BRODER BL
SUMMER GLEN DR
*Note: The exact location of the Public/Semi-Public sites on
the GH PacVest and East Ranch properties will be determined
at the time of the Stage 2 Development Plan approval
LE ON
CENTRALRW
Attachment I
UNNAMED:
— N
l 1 1 1 1 1 1 1
0 0.375 0.75 1.5 Miles
52F
Attachment 2
Pipeline Projects Table
Pipeline Project
Eden Housing / Regional Street
Address
6543 Regional Street
Very
Low
112
Low
0
Units
Moderate
0
Above
Moderate
1
Total
113
East Ranch (Croak Road)
Croak Road
0
50
18
555
623
Bridge Housing / Amador Station
6501 Golden Gate Drive
56
78
162
4
300
Ashton at Dublin Station
Dougherty Road
0
0
22
198
220
Boulevard (Phases 2 + 3)
Dougherty Road
0
0
0
225
225
Boulevard (Phases 4 + 5)
Dougherty Road
0
0
0
451
451
Avalon Bay Communities (Saint
Patrick Way)
6700 Golden Gate Drive
0
0
0
499
499
Eastern Dublin/Pleasanton BART
Station (Site D-1)
Dougherty Road
98
0
0
1
99
Branagh
1881 Collier Canyon Road
0
0
0
97
97
Righetti
Unaddressed
0
0
0
96
96
529
Map of Additional Sites
UNNAMED
BRIGHTON
Legend
City Boundary
Additional Sites
Downtown Dublin Development Pool Amendment
Alameda County Surplus Property
North Side of Dublin Boulevard
Hacienda Crossings
Hexcel Corporation Site
Ikea Site
SCS Property
UNNAMED
I
MARTINELLI W
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Attachment 3
UNNAMED
53(
Item 3.1
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DUBLIN
CALIFORNIA
Housing Element Update,
Regional Housing Needs Allocation,
and Preliminary Sites Inventory
City Council
November 2, 2021
Preliminary Sites Inventory
• Must include an inventory of specific sites available
for residential development to meet RHNA
• October 6, 2020 — City Council received a report on
Housing Element Update and directed Staff to
include sites from the current Housing Element
• Preliminary Sites Inventory prioritizes pipeline
projects, ADUs, and existing zoning to
accommodate RHNA before looking to rezone
Final Methodology and
Draft Allocation
• Draft allocation assigns 3,719 units to Dublin
Income
Category
Very Low
Low
Moderate
Above
Moderate
Total
Units
1,085
625
560
1,449
3,719
• Draft allocation on appeal
• ABAG Executive Board will tentatively adopt
the Final RHNA in December 2021
Existing Sites
• Pipeline Projects
• Accessory Dwelling Units
• Existing Zoning:
— 5th Cycle Housing Element Sites
— Public/Semi-Public Sites
— Downtown Dublin
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Map of Existing Sites
Legend
Dublin's Remaining Need
Moderate-
Above-
Moderate-
Total
Draft Allocation
1,710
560
1,449
3,719
Pipeline Projects
ADUs
5th Cycle Sites
Public/Semi-
Public Sites
Downtown Dublin
Remaining Need
394 202 2,127 2,723
149 82 17 248
252
252
134
134
786
42
828
247
(18)
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"No Net Loss" Affordability Scenarios
• If project approved with fewer than number of
lower -income units identified in inventory, City
would need to identify additional sites to
accommodate RHNA by income level
• Identify new sites within 180 days of project
approval
Remaining Nee. wit Downtown 100% Affordable Scenario
Downtown Dublin
Very -Low -
and Low-
Moderate-
Above-
Moderate -
Total
786
42
828
Remaining Need
247
(18)
(695)
247
Remaining Need with Downtown 50% Affordable Scenario
Very -Low -
and Low-
Moderate-
Above-
Moderate-
Total
Downtown Dublin
Remaining Need
389
644
25
(1)
414
(1,109)
828
644
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Additional Sites
• Identified additional sites to accommodate the
remaining need
• Second part of tonight's discussion due to
recusal of Council Members
Questions
1. What percentage of planned units should be assumed as
affordable on opportunity sites? Should Staff assume
100%, 50%, or a different percentage of affordable units?
2. Based on the requirement to affirmatively further fair
housing, should an emphasis be placed on providing lower -
income affordable units in the Downtown or should they
be dispersed throughout the City?
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Additional Sites
• Sites for unmet housing need
• All remaining sites must allow at least 30
units/acre
• Potential densities between 30-85 units/acre,
based on similar existing developments
• Site characteristics
Potential Additional Sites to
Accommodate Remaining Need
Downtown Dublin
Alameda County Surplus Properties
SCS Property
Hacienda Crossings
North Side of Dublin Boulevard
IKEA Site
Hexcel Corporation Site
Potential Number of
Units
1,200 — 2,200 units
1,133 units
TBD
1,839 units
548 units
315 units
264 units
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Sites Inventory Example:
100% Affordability Scenario
Pipeline Projects
ADUs
5th Cycle Sites
Public/Semi-Public
Sites
Downtown Dublin
Alameda County
Surplus Properties
Very -Low -
and Low-
394
149
134
786
247
Total
Moderate-
202
82
252
42
Above-
Moderate-
2,127
17
Total
2,723
248
252
134
828
1,710
578
2,144
247
4,432
Sites Inventory Example:
50% Affordability Scenario
Very -Low -
and Low-
Moderate-
Above-
Moderate -
Total
Pipeline Projects
ADUs
5th Cycle Sites
Public/Semi-Public
Sites
Downtown Dublin
Alameda County
Surplus Properties
Hacienda Crossings
Total
394
149
134
389
450
194
202
82
252
25
2,127
1,710
561
17
414
450
194
2,723
248
252
3,202
134
828
900
388
5,473
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Map of Additional Sites
Legend
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Question
3. Which "Additional Sites" should be prioritized
to accommodate the RHNA obligation not met
by "Existing Sites"?
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Draft 2023-2031 Housing Element
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DUBLIN
CALIFORNIA
F.8 Planning Commission Meeting#1
This Section contains materials prepared for the Planning Commission meeting on March 8, 2022.
Appendix F: Community Engagement Summary F-12
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