HomeMy WebLinkAbout4.10 Housing Element Complnc
K.' Of DO/fA
6~~
r~@I~~~
,~,
q£Il'OR~'W-
CITY CLERK
File # O[9W-[!]C
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 20, 2005
SUBJECT:
Annual Report on the Status of the Dublin General Plan and
Housing Element Compliance
Report Prepared by: Janet Harbin, Senior Planner
ATTACHMENTS:
I.
Annual Report on the Status of the Dublin General Plan and
Housing Element Compliance, July 1,2004 to June 30, 2005
RECOMMENDATIO~
I.
2.
Receive Staff presentation.
Accept the Annual Report on the Status of the Dublin
General Plan and Housing Element Compliance
Direct Staff to forward the Annual Report (Attachment 1) to
the California State Office of Planning & Rcsearch (OPR)
and Hou.sing & Community Development (HCD).
3.
FINANCIAL STATEMENT: None
DESCRIPTION:
Local governments are required by Government Code Scction 65400(b) (1) to provide an annual report to
their City Council, the State of California Office of Planning and Research (OPR) and the State of
California Department of Housing and Community Dcvelopment (HCD) regarding the status and
implementation progress of thc General Plan and the Housing Element.
The City of Dublin has made significant progress in implementing the General Plan and the Housing
Element over the last fiscal year (see Attachment 1, Annual Report on the Status of the General Plan and
Housing Element Compliance, July 1, 2004-June 30, 2005). The Progress Report is divided into the
sections correlating to the chapters of the General Plan, and some of the highlights and accomplishments
of the past year arc noted in each section. The required reporting period on the General Plan status is the
fiscal year, or July 1,2004 to June 30, 2005.
Additionally, the section of the compliance report on the status of the Housing Element discusses in detail
the progress the City has made over the past year in meeting the goals, policies, programs and
implementation measures of the City's Housing Element. The Housing Element Compliance iI1fonnation,
included in the Annual Report in Attachment 1, must be submitted to the State of California's Department
of Housing and Community Development (HCD) following the City Council's review and acceptance for
-----_.._------_._--_._-----_._---_.__.__._..~~~.~~----------------~~-------_._-------_._~~------------------
O:\Ocnçml Pl~n\CC- Sf OPcompJiancc ~005.d(Jc
1~2..
COPIES TO: In House Distribution
ITEMNO.~O
the City to be considered for housing grants and funding based on performance from July I, 2004 to June
30,2005.
ENVIRONMENTAL REVIEW:
None required for compliance reports.
RECOMMENDATION:
Staff recommends that the City Council: 1) receive Staff presentation; 2) accept the Annual Report on the
Status of the Dublin General Plan and Housing Element (Attachment I); and, 3) direct Staffto forward the
Annual Report to the California State Office of Planning & Researeh (OPR) and Housing & Community
Development (HCD).
;;¡ °D ~
\Ob-ZJp
Annual Report on the Status of the Dublin General Plan
and Housing Element Compliance
July 1,2004 - June 30, 2005
Government Code Section 65400(b) requires that the planning agency of local governments provide an
annual report to their legislative body on the status of the General Plan. The report must address the
City's progœss in its General Plan implementation, including the progress in meeting its share of regional
housing needs. The Annual Report should also include a discussion of constraints to the maintenance,
improvement, and development of housing.
The intent of this requirement is to ensure that the General Plan directs all land use decisions and remains
an effecti ve guide for future development. Because the role of the General Plan is to act as a
"constitution" for the long-term physical development of a community, and because it is required to be
updated periodically to reflect current circumstances, it is critical that local planning agencies periodically
review the general plan and its implementation. The Progress Report or Annual Report on the Status of
the General Plan is the appropriate tool by which to do so. Additionally, the document contains a dctailed
report on the compliance status of the Housing Element to meet the State requirements rclative to that
elemeI1t of the General Plan for the period July 1, 2004 through June 30, 2005.
The information that follows is provided for compliance with Government Code Requirements related to
the provision of an annual report on the status of the City of Dublin Genenù Plan and compliance with the
regulations of the California State Housing and Urban Development Department for fiscal year 2004 -
2005.
General Background
The Dublin General Plan was adopted on Febmary 11, 1985, soon after the City was first incorporated.
The General Plan contains the seven State-required elements, but organized in a different way. The State
allows the combining of elements or the addition of new elements as long as the required seven elements
are present in some fashion. Dublin's General Plan contains the following sections:
Land Use and Circulation: Land Use Element
Land Use and Circulation: Parks and Open Space Element
Land Use and Circulation: Schools, Public Lands, and Utilities Element
Land Use and Circulation: Circulation and Scenic Highways Element
Housing Element
Environmental Resources Management: Conservation Element
Environmental Resources Management: Seismic Safety and Safety Element
Environmental Resources Management: Noise Element
Local governments are required to keep their General Plans current and internally consistent. Therc is no
specific requirement that a local governmcnt update its General Plan on a particular timeline, with the
exception of the Housing Element, which is required to be updated every five years. Du.blin's Housing
Element was updated and certified by the State Housing and Community Development Department on
I
-::r::rEM '4 \ I 0
\2.- W-cx;-
'Züb?-lO
Ju.ly 11,2003. Since that time, the City of Dublin has been in the process of implementing the various
programs in the adopted General Plan. Additionally, the amendments to the General Plan during the year
since Dublin's last annual report arc discussed in this document.
IMPLEMENTATION OF GENERAL PLAN GOALS - 2004-2005
The following list represents the progress the City has made towards implementing the goals of the
General Plan during the last fiscal year, July 1, 2004 throu.gh June 30, 2005. The list is organizeù to
correspond with the clements of the Dublin General Plan.
Land Use and Circulation: Land Use Element
Amendments
The Land Use Element can be amended a maximum of four times per calendar year. The Land Use
Element of the Dublin General Plan was amended once during the reporting period from July 1,2004 to
December 31,2004, and was amended twice during the reporting period from January 1,2005 to June 30,
2005. In summation, the following amendments to the Land Use Element were approved during the year
July 1,2004 to June 30, 2005:
2004 GENERAL PLAN AMENDMENTS (for the period of July 1,2004 to December 31,2004)
1. Parks and Recreation Master Plan and Semi Public Facilities: The City amended the Land
Use Map in December 2004 to further define and clarify the uses perIIÙtted on lands designated
for Public/Semi-Public Facilities, and also amended the General Plan text for consistency. The
General Plan amendment established two new land use designations, Semi-Public Facilities and
Regional Parks to be shown on the Land Use Map. Additionally, the City's Parks and Recreation
Master Plan Update was completed and adopted in Mareh 2004, and the City subsequently
amended the General Plan to reflect the information in the Master Plan and provide internal
consistency between the documents with the amended to the Land Use Element in December
2004.
2005 GENERAL PLAN AMENDMENTS (for the period January 1, 2005 to June 30,2005)
I. Enea Properties/Starwood Drive Residential Row: The Land Use Element of the General Plan
was amended in February 2005 to change the land use designation on a .77 acre property from
Retail/Office to Medium Density Residential (6.1 to 14.0 units per acre). The project proposed
demolition of an existing 5,268-square-foot officc building complex located at 7475 Starward
Drive to allow eonstn¡ction of 10 detached single-faIIÙly homes. The project proposed individual
rectangular lots ranging in size from 2,143 square feet to 2,652 square feet, with garages to the
rear of the lots accessed by a shared private street for each ofthe 10 individually designed homes.
The Applicant's goal was to reprodu.ee a traditional "row house" style of development that is
typical of older suburban neighborhoods and neo-traditional development, while providing a
detached housing product.
2
:3 TJ{) 21O
2. Wallis Ranch/Dublin Ranch West: The Land Use Element of the General Plan was amended in
April 2005 to change the land use designations on approximately 170 acres located within the
unincorporated area of Alameda County and within the City's Sphere of Influence (SOL) near the
n011heasterly City limits. The General Plan Amendment was in conjunction with an annexation
request. The purpose of the redesignaLion and reconfiguration of land uses was to create a
development pattern more appropriate and functional for the designated uses with regard to the
physical constraints and topography. The proposed open space confIguration would enhance the
natural environment by preserving hillsides, creek corridors and wildlife habitat within certain
corridors. The additional open space along the creek corridor system will also enhance Tassajara
Road as a scenic corridor. The parkland provision of the project remained within the minimum
standards and requirements of the General Plan. The land use changes are as follows:
· Redesignation of land uses within the Tassajara Creek corridor to Open Space from
Medium and Medium-High Density Residential, Neighborhood Commercial,
Neighborhood Square, and Elementary School designations generally shown in the
Tassajara Village Area (creek corridor area).
· Removal of the Neighborhood Commereialland use designations from the area currently
designated for such use and divided by the Tassajara Creek corridor, as it would be without
access to a roadway.
· Elimination of the Elementary School site designation as the Dublin Unified School
District (in 2003) determined that an elementary school would not be necessary at the
location shown on the existing land use plan, and that adequate school sites could be
provided elsewhere to serve the Eastern Dublin area. In addition to expanding the Open
Space corridor through redesignation, the elementary school site was redesignated for
Medium-High Density Residential (14.1 to 25 units per gross acre).
· Relocation and redesignation of two small Neighborhood Parks. One neighborhood park
was relocated to a Medium-Density Residential site. The other Neighborhood Park site
was shifted sou.thward from a central location to an area currently designated for Low-
Density Residential. This area, which lies between the westerly side of Tassajara Creek
and the southwesterly project area boundary, was integrated with the proposed open spacc
trail system associated with the Tassajara Creek corridor. The project was required to
provide 10.5 acres of park land of which 1.8 acres have been provided in other areas of
Dublin Ranch. The balance required would be 8.7 acres. Under the proposed plan, the
overall acreage for the two Neighborhood Parks and Neighborhood Square combined
would be reduced from 14.6 acres to 8.8 acres, meeting the minimum standard.
· Designation of a 1.9 acre area near the Tassajara Creek corridor along the southerly
boundary of the project area from Medium Density Residential to Public/Semi-Public.
Additionally, several other General Plan Amendments arc currently being reviewed by Staff at this time,
and the General Plan Land Use Map was updated in December 2004 to reflect all land use amendments
and changes since the last revision in 2002. Further updating of the Land Use Map is underway and to be
completed in early 2006 to reflect the changes approved in 2005.
Progress towards meeting goal.ç and guiding policies of the Land Use Element
Residential Land Use
. The City approved several housing projects over the past fiscal year that will provide a range of
housing opportunities for current and future Dublin residents. The Wallis Ranch/Dublin West in
3
400 Z10
the northeastern portion of the City includes a variety of housing types and residential densities to
meet the City's goal and guiding policies of the element.
· Of last year's approvals (May 2004), construction is now underway on the two mixed-use projects
containing high density residential housing units proposed by Baneor Properties. The Tralee
Village and the San Ramon Village (now called The Willows) developments provide for an
additional 295 condominium/apartment units to the City's multi-family residential unit supply
along with retail/commercial type uses. Additionally, affordable housing units will be provided
within the mixed-use high density projects to meet land use and housing goals and policies.
· Silveria Ranch (Pinn Brothers Fine Homes) is under construction in the northeastern portion of
the City with a 254 residential unit project on 105 acres on north Tassajara Road, including 56
acres of private open space. The development contains a mix of housing types, including single-
family estate-size units, smaller lot single-family cluster homes and multi-family condominiums.
Of the single-family cluster homes and condominiums, 19 will be affordable units.
· Dublin Ranch Villages, which began construction in 2002, which includes 1,396 condominiums
and townhomes (105 of which are affordable to moderate income households), is nearing
completion of construction. Additionally, several Dublin Ranch single-family home
neighborhoods are under construction: Braddock & Logan, Standard Pacific, Pulte Homes, Toll
Brothers, and Mission Peak Properties are completing construction of several single-family home
developments.
· City Staff have been working with Applicants on several other residential projects, including the
Fallon Village proposed neighborhood in the Eastern Dublin Property Owners annexation area,
east of Dublin Ranch. Subsequent to the annexation, the City worked with the property owncrs in
the area and a consultant to prepare a Resource Management Plan (RMP) for the area. The
Resource Management Plan was completed in August 2004. Staff and the Applicants are now
completing the planning of the Fallon Village project in this area, for which an amendment to the
General Plan Land Use Map and East Dublin Specific Plan will be considered by the City Council
in December 2005.
· Two annexation requests for the future development of housing in the u.pper Tassajara Road area
to the City's northern boundary are being processed at this time by City Staff which propose the
construction of approximately 315 single-family housing units.
· An infill single-family housing project, Enea Properties' Starward Row Residential Project,
near the central downtown commercial area of the City was approved in February 2005 with an
accompanying General Plan Amendment (reported above) to provide 10 residences close to
transportation and shopping. The City received an award from the Northern Section of the
California APA for the project design in May 2005. Braddock & Logan will commence
construction on the project before the end of 2005.
· The Dublin Transit Center project, which received its Planned Development approval in
November 2002, includes 1,800 high-density residential units adjacent to the City's BART station.
The property owner is proposing that 13% of those units be set aside for very-low, low, and
moderate income individuals and families. At the present time, EAH, Inc., D.R. Horton, and
Avalon Bay Communities have submitted plans for building permits for the construction of 974
apartment and condominium units. Approximately 200 of the proposed units will be in the
affordable ranges. Construction of the parking garage for the BART station is now underway.
· The City Council approved a new Emergency Shelter Ordinance in November 2004 to comply
with State legislation, and adopted criteria to be considered in the review and issuance of building
pennits for emergency and transitional shelters.
4
5"00 Lli
Commercial and Industrial Land Use
· The IKEA Store & Lifestyle Center project was approved by the City Council in March 2004 to
construct a retail shopping center and related improvements. The site is located north of 1-580,
between Arnold Road and Hacienda Boulevard. The project proposes an approximately 317,000
square foot IKEA store on the westerly portion of the site, and an approximately 137,000 square
foot retail center on the easterly portion of the site. Grading activities are underway at the present
time to accommodate improvements to the site. Construction of the store and retail center are
anticipated to commence in 2006.
· The Dublin Transit Center project, noted above, also ineludes up to 2 million square feet of
office space and approximately 70,000 square feet of ground floor retail space on property
adjacent to the existing east Dublin BART station.
· The Ulferts Shopping Center, a two-story 50,530 square foot retail commercial center, was
approved in August 2004 for a 4.24 acre site. The project site is located near the southeast corner
of Dublin Bou.levard and Glynnis Rose Drive, and will contain serve, retail and food businesses in
the eastern Dublin area. Construction is underway and is expected to be completed during 2006.
· The 46,200 Trnmark Shopping Center (Dublin Corners) is presently under construction on a
4.55 acre site at the corner of Dublin Boulevard and Myrtle Dri ve. The shopping center is
anticipated to be completed by the end of 2005, and will contain a variety of neighborhood-serving
businesses.
· The Enea Village Center at Village Parkway and Amador Plaza Road was approved for the
construction of a multi-tenant, 8,539-square-foot retail center in May 2004. Adjacent to the parcel
to the east, a 5,582-square-foot office building consisting of two stories was proposed for
construction as part of the approved complex. Frontage improvements on Village Parkway and
Amador Valley Bou.levard have been constructed for the project, completing the roadway
improvements for the intersection. This corner was designated as an "Opportunity Site" in the
Village Parkway Specific Plan, due to its high redevelopment potential and land use change
opportunity. The retail commercial portion of the site has been constructed and is partially
occupied. Construction of the office building is anticipated to commence in early 2006.
· The existing Shamrock Village shopping center located at San Ramon Road and Amador Valley
Boulevard was approved for the addition of a new 3,000 square foot retail building in January
2005. Additionally, a façade improvement and renovation of the center was also approved at that
time. Construction is currently underway.
· A 32,543 square foot automotive dealership for the sale and service of Hnmmer, Satnrn and
8aab vehicles was approved in May 2005 for approximately 3 acres located adjacent to 1-580, on
a portion of the General Motors Auto Mall. The devcloper will begin grading and construction of
the dealership at the end of 2005.
· Three mixed-use projects containing retail/eommereial uses and high-density residential were
approved by the City Council during the first half of 2004 for redevelopment of vacant or
underutilized sites. Two of the projects are now under construction. The additional
retail/commercial square footage of all three projects is a total of approximately 48,500 square feet
added to the City's commercial base. These projects are discussed in more detail in various
sections of this report.
.. Several renovation and expansion projects related to existing buildings and site redevelopment
have been approved by City Staff, the Planning Commission, and/or the City Council during fiscal
years 2004 through 2005, including conversion of a vacant auto repair facility to a nationally
5
LQob?""lO
known retail furniture store (Bassett); expansion of popular restaurants; and, renovation and
expansion of a mattress retailer (The Sleep Shop, Ltd.).
6
Land Use and Circulation: Parks and Open Space Element
7 6b L.Lc2
Amendments
The Parks and Open Space Element was not amended during the reporting period from July 1 2004 to
Ju.ne 30, 2005.
Progress towards meeting goals and guiding policies of the Parks and Open Space
Element
Parks and Recreation
· Construction of Phase II of Emerald Glen Park began in June 2003 and has been completed,
providing an expansion to the main community park in the eastern Dublin area. The design of
Phase III of the park development has been approved and is u.nder construction to further enhance
the community facility. The City will begin prelirrúnary plans for Phase IV of the Park's design
in 2006, which will include an aquatic and recreation center.
· The construction of Bray Commons Park began in 2003 and has now been completed, including
a dog park for small dogs to serve the residents of Dublin.
· The City's Parks and Recreation Master Plan Update was completed and adopted in March
2004. The City amended the General Plan Land Use Element and Land Use Map to reflect the
infonnation in the Master Plan and provide internal consistency between the documents in
December 2004, as discussed above. Additionally, the General Plan amendment established new
land use designations, Semi-Public Facilities and Regional Parks, in the General Plan text and for
placement on the General Plan map with the adopted amendment.
· The City initiated work on the Public Art Master Plan in 2004 of which the final version is not
yet completed.
· The design of the City's Fallon Sports Park was completed and approved by the City Council in
June 2005 for the eonstmetion and development of recreational features, sports fields, and courts
in the Eastern Dublin Specific Plan area (Dublin Ranch Area F). The development of the park is
proposed for a site of approximately 60 acres dedicated to the City in accordance with an
agreement with the Developer. The adopted park development plan is consistent with the Master
Plan for Fallon Sports Park and the Parks and Recreation Mas!Cr Plan adopted by the City in 2004.
· The City completed the Dublin Sports Grounds Athletic Field Lighting Project which provides
night lighting for on 90-foot baseball field and one regulation soccer field.
· The City made substantial progress toward the completion of a new 15,500 square foot Senior
Center adjacent to the Target Store parking area to replace the existing 6,000 square foot Senior
Center located in a leased former elementary school multi-purpose room.
· The City completed the play equipment improvements at Shannon Park and has begun work on
the design of play equipment improvements at Dolan Park. Additionally, the City is in the process
of designing a large dog park on parkland located neaT Dougherty Road and Stagecoach Road.
· The design of a new Community Center at Shannon Park is in the early stages at the present
time. The final design of the project is to be considered in 2006.
7
73 ov 7....1O
· The 18-hole championship Dublin Ranch Golf Course and St.Andrcw's Subdivision have been
completed in eastern Dublin, with full occupancy of the single-family homes during 2005.
Although the golf course is privately owned, it is open to the public for recreational use.
Oven SV(læ
· The City is currently collaborating with property owners in the western hills and the East Bay
Regional Park District to create a regional park in the City's Western Extended Planning Area.
· The City is acti vely negotiating with developers to include natural open space areas in their
development projects near undeveloped land in eastern and western Dublin. An example of su.eh
negotiations is the Wallis RanchlDublln West project discussed in the above sections.
Land Use and Circulation: Schools, Public Lands, and Utilities Element
Amendments
The Schools, Public Lands, and Utilities Element was not amended during the reporting period from July
1,2004 to June 30, 2005.
Progress towards meeting goals and guiding policies of the Schools, Public Lands, and
Utilities Element
Schools
· City Staff continues to work with developers and property owners to ensure that adequ.ate sites are
reserved to meet the Dublin Unified School District's projected demand for future school uses.
School fees are collected at the building permit issuancc stage of project development in
accordance with State law.
· The Dublin Unified School District is completing construction of Fallon Middle School on 25
acres between the extension of Gleason Road, Grafton Street and South Dublin Ranch Drive. The
school will be open Fall 2005 for students.
· The Quarry Lane School, a privatcly owned school located in eastern Dublin on Tassajara Road,
has been approved by the City Council to expand from an elementary school to include a new
middle school and high school with playing fields and associated improvements. The school
enrollment will increase to 750 students at full enrollment. Construction has been commenced on
the addition, with classes opening in 2006.
Public L(lnds
· As part of a General Plan amendment study, the City has been working closely with the leadership
at Camp ParkslParks RFT A military facility to consider future development under a Master Plan
for the redevelopment of 187 acres of government property for private commercial, residential and
park type uses. The Community Visioning Process was completed in 2004, and the Army has
solicited developers to develop an overall land use plan for the site. The devcloper selection
process is anticipated to be completed in 2006, with the environmental analysis for thc project
commencing shortly after.
8
q úb L..-LO
· The City Council adopted a Streetscape Master Plan in June 2005 prepared by landscape
architects Royston Hanamoto Alley and Abey (RHAA) which contained an analysis of Dublin's
existing streetscape and proposed a long range plan as to how the City's streetscape could be
enhanced and improved. The Streetscape Master Plan will be used to better coordinate streetseape
design throughout the City while also allowing for separate village/district identity. The goal of
the citywide Streetscape Master Plan is to provide a cohesive framework with which all future
street furnishings, hardscape, and landscape installations are to be consistent, while providing a
mechanism for promoting streetseape improvements over time.
· Further implementation of the Village Parkway Specific Plan and General Plan goals and
policies for the portion of Village Parkway between Dublin Boulevard and Amador Valley Road
through the construction of new sidewalks, streetlights, and intersection improvements was
completed in fall of 2005.
Utilities
· The City continues to work closely with project applicants and the service utilities to ensure that
there is adequate capacity to serve all new and existing areas of Dublin.
Land Use and Circulation: Circulation and Scenic Highways Element
Amendments
The Circulation and Scenic Highways Element was not amended this past fiscal year.
Progress towards meeting goals and guiding policies of the Circulation and Scenic
Highways Element
· Several street improvements arc either under construction or completed, including:
o The construction of the sidewalk widening project and installation of new streetlights to
make the area more "pedestrian friendly" have been completed for the VlIIage Parkway
Specific Plan planning area.
o A modification of the right-tumlane at the southeastern corner of Village Parkway and
Amador Valley Boulevard was completed in 2005 to improve the flow of traffic at the
intersection.
o Interchange improvements at 1·580 and San Ramon Road were completed in 2004.
o Gleason Drive is nearing completion from Tassajara Road to Fallon Road as of July 2005.
· Fallon Road northern ex!Cnsion and the connection of Fallon Road and Tassajara Road are
currently under construction with the development of the Silveria Ranch project and the
completion of improvements for Dublin Ranch. The project is scheduled for completion in fiscal
year 2005 - 2006.
· The engineering design phase for the widening of Tassajara Road between 1-580 and the San
Ramon city boundary in eastern Dublin began in 2003 and continues with the review of future
projects.
9
\ 0 Db ~l.Jo
· The Tassajara Creek Regional Trail is complete and open to the public from Dublin Boulevard
to Somerset Dri ve. The continuation of the trail was completed for the trail segment from
Somerset Drive to the EBRPD Tassajara Creek Open Space Staging area in 2005.
· The City continues to su.pport the construction of a new West Dublin BART station and
anticipates the construction of the station will commence in 2006 with the opening of the new
station in 2008.
· The City continues to collect traffic improvement fees for new development projects to ensure
that new facilities are built to accommodate the additional vehicle, bicycle, and pedestrian trips
that result from the project.
· The City completed the Traffic Impact Pee Study for the Downtown Area and the City Council
adopted a Traffic Impact Fee (TlF) for new development in the downtown in early 2005.
Housing Element
Amendments
The Dublin General Plan Housing Element was certified by the State Department of Housing and
Community Development on July 11, 2003. The Element was not amended during the reporting period
from July 1 2004 to June 30, 2005.
Progress towards meeting goals and guiding policies olthe
Housing Element
NUMBER OF NEW HOUSING PERMITS ISSUED
· During July 1, 2004 through June 30, 2005 the City of Dublin issu.ed 290 pennits for single-family
homes and 32 permits for multi-family structures, with a total of 873 units in those structures.
· Total housing permits issued: 322
· Total number of new housing units under construction: 1,163
AFFORDABILlTY, BY INCOME LEVEL, OF NEW UNITS INCLUDING THE NUMBER OF
DEED RESTRICTED AFI<'ORDABLE HOUSING UNITS
· The median price for homes in Dublin today is $785,888.' These are units available to above-
moderate income households.
· The median price for condominiums in Dublin today is approximately $552,000.2 These units are
also financially available to above moderate-income households wiili the exception of moderate-
income household that may be able to obtain special financing through certain governmental
agency programs such as the California Housing Financc Agency (CaIHFA) Loan Program.
· Of the condominiums constructed during this reporting period, 30 have been sold to moderate-
income households with 30-year deed restrictions.
· Two apartment complexes have received permits during this reporting period for a total of 626
units. These two developments of 304 and 322 units have been financcd by Private Activity tax-
exempt bonds, tax credits, and various other layers of financing as well as City gap financing. Of
1 Bay East Association of Realtors7 October 2005, Single Family Residences Statistics
2 Bay East Association of RcaltoTs1 October 2005j Condominium Statistics
10
-"" .-.... .
\ \ ~ ,--1O
these units, 535 units will be restricted to various income levels; 221 units will be for moderate-
income households; 187 will be for low-income households (below 60% of AMI); and, 127 will
be for very low-income households.
Comparison Of Units Added To Regional Housing Need Allocation By Income Category (Very Low,
Low, Moderate, And Above Moderate)
Income Level
Dwelling Units per
RHNA Determination
For 1999-2006
796
531
1,441
2,668
No. of Units in this
Income Level
For 2004-2005
127
187
251
598
% of RHNA produced
for thi,~ Income Level
For 2004-2005
16%
35%
17%
22%
Very Low-Income
Low-Income
Moderate-Income
Above-Moderate-
Income
ST A TUS OF PROGRAMS IN ADOPTED HOUSING ELEMENT (July 1, 2004 to June 30, 2005)
Goal A:
To orovide adeQuate sites to meet the Citv Houslnl! Needs
Policy 1:
Ensure that adequate sites exist to accommodate future housing needs.
Program A.I.I The City will continue to use specific plans, planned development pe11I1it processes,
and zoning to ensure that adequate sites exist (as defined by State Housing Element
Law, Government Code section 65583) to accommodate the City's ABAG regional
housing allocation for all income groups. Each year, as part of the City's annual
evaluation of its implementation of the General Plan, the City will compare the
remaining supply of land by zoning, specific plan, or planned development category in
relation to the City's remaining unmet regional allocation. Should the City identify a
potential shortage of sites with appropriate densities, it will use the specific plan and
planned development process to provide for adequate sites for future residential
developments.
The City's preference is for developments to be built at the mid-range density or above,
on average, in all land use designations, to ensure the City can accommodate its
ABAG-assigned share of housing. The City will consider exceptions to the mid-range
density guideline if there is a physical or environmental constraint to a property (for
example sensitive habitat or steep slopes) or a regulatory agreement that precludes
achievement of the midpoint density.
Progress: Ongoing
Program A.2.1 Promote high-density residential mixed-use projects in the development in the
Downtown Intensification Area.
II
\ L Db L.-\£>
· Identify older non-residential properties suitable for recycling for mixed-use, and
market these sites to developers. The deterrnination of suitable mixcd-use
opportunities will be based on the age and condition of non-residential properties,
property location with respect to transportation and services, the economic viabiEty
of continued non-residential use, and other relevant factors. The City will
undertake the following actions to promote mixed-u.se.
· Use the specific planning process to alJow for, and provide regulatory incentives
for, mixed-use development such as that included in the Specific Plan that was
adopted for the West Dublin BART Station area (see Program E, Goal 2).
· Use the Planned Development process to al10w flexible development standards
such as altematives for parking building height, floor-area ratio, lot-coverage
limits, and residential density, to promote mixed-use developments.
· Provide incentives for affordable housing in mixed-use projects, including fee
deferrals, reduced parking requirements, priority pennit processing, u.se of
Inclusionary Housing Fund, and assistance in accessing state and federal subsidies,
and density bonuses.
Progress:
Two mixed-use devclopments are currently in processing in the Downtown
Intensification Area.
June 2005
A development for a mixed-use development to include office use and
304 residential (multifamily rental units) has received fulJ entitlements
with reduced parking standards. The development includes 30
affordable units: 9 very low-, 6 low-, and 15 moderate-income rentals.
The Developer has not yet begun construction on this project, but
continues to indicate that the project will be developed in the future.
A mixed-use development is currently under construction (known as the
Tralee Village development and previously approved in early 2004) for
233 condominiums, 29 of which will be affordable units, and a large
amount of ground-level retail/commercial service space.
Goal B: To increase the availabilitv of housine: affordable to low- and moderate-income households
Policy I: Promote development of affordable housing in Dublin.
Program 8.1.1 Cooperate with nonprofit housing providers to develop units affordable to very-low-
and low-income households. Private nonprofit housing organizations often have
advantages in securing funds for the development of housing, as welJ as in reducing
housing cost to the consumer. The City wm market housing opportunities and assist
developers with the constmetion of affordable housing through the following actions:
· The City wm enter into a ground lease by May 2003 for the former library site to a
developer at a minimal cost and possibly use gap financing to facilitate the
construction of a low-income senior~housing development.
12
Progress:
\ ~ Db '-.lo
· The City will provide financial assistance from the Inclusionary Housing Fund for
the construction of affordable housing consistent with the policies in the City's
Inclusionary Housing Ordinance.
· The City will offer density bonuses for developments that include at least 10
pereent very-low-income units or 20 pereent low-income units or 50 percent senior
units.
· The City will, on a ease-by-case basis as indicated in the City's Tnelusionary
Zoning Ordinance, defer processing and impact fees for affordable units. To
receive a fee defelTal, the developer would have to demonstrate that the deferral is
necessary for the financial feasibility of the project. Necessity can be established
through the submittal of a proforma statement showing financial need for a
deferral, and the City's Housing Specialist will review the project details.
· The City will negotiate alternative development standards through its planned
development process, such as alternative parking standards, street improvement
standards, maximum density, and lot coverage and height limits.
· The City will eontinu.e to promote the addition of second housing units to single-
family homes with the goal of creating additional affordable units in both new and
existing neighborhoods (see Program D.I.1).
· The City will offer assistance in accessing local, state, and federal funding for
affordable housing by: I) applying for such funding on behalf of affordable-
housing developers when eligible applicants are limited to public agencies; or 2)
providing technical assistance or documentation necessary to support applications
for funding by affordable housing developers upon request. Technical assistance
will include,but not be limited to:
o provision of data or documents within the City's possession that will contain
necessary information or assist in the preparation of a successful grant
application,
o letters of support (for projects that have received permit approvals by the City),
and
o Assistance from the City's Housing Coordinator/Specialist to locate potential
sources of matching funds.
October 2004 City Staff provided assistance to non-profit developer (E.A.H.) in preparing
application for 4% tax credits as well as California Tax Credit Allocation
Committee (TCAC) review when requested prior to awarded of credits.
June 2005 Wieklow Square, owned by Eden Housing, Inc. a non-profit housing
developer has almost completed a 54 unit senior complex, all units are
affordable to seniors over 62 years of age at very low- and extremely low-
income. Anticipated completion date July 2005. The City of Dublin
provided a loan for $2,248,248 as well as a 99-year grou.nd lease for $1 per
year on the City-owned property.
June 2005 The Pine and Cedar Groves family apartment complex with 304 units (80%
affordable units) is currently under construction. The anticipated
13
June 2005
\ ~ Db èLc
completion date is in 2006. The City of Dublin provided a loan for
$2,250,000 to assist with the financing of the pro.ject.
The Oak Groves apartments with 322 units for 55 years + (90% affordable
units) is currently under construction. The anticipated completion date is in
2006. The City of Dublin provided a loan for $2,250,000 to assist with the
financing of tht: project.
Multi-family Development with 112 units for low- and very low-inco.me
households owned by E.A.H., a non-profit housing developer, has received
all entitlements including reduced parking standards. The development
plans include 4 units for extremely low-income special needs households.
June 2005
Policy 2:
Pro.vide incentives for affordable units.
Program B.2.1 Continu.e to allow density bonuses in excess of the bonus required by the state law (a
30 percent density bo.nus if at least 20 percent of the housing units will be affordable to
very low- and low-income households with special needs) in addition to a minimum
density bonus of 25 percent pursuant to. state law (Government Code 65915) for very
low~, low-income, or st:nior housing.
Progress:
Ongoing
Policy 3:
Require the development of lower-income housing.
Program 8.3.1 Implement the City's Inclusionary zoning o.rdinance, which requires that at least 12.5
perccnt of new housing units be affordable to very low-, low-, and moderate-incomc
hou.seholds. The breakdown of units is required to be 50 percent moderate-income, 20
percent low-income, and 30 perct:nt very low-income. The City will also strive to
disperse affordable throughout a new develo.pment (nOl concentrated in one or few
areas); although, if a highly-dt:sirable affordable project comes in that the City wants
that is conccntrated, the flexibility should be available.
The revised ordinance allows homebuilders several options for compliance:
· Construct at least 12.5 percent o.f the ho.using units as affordable to very low-Iow-, or
moderate-income households.
· Construct at least 7.5 percent of the housing units as affordable to very low-, low-, o.r
moderate-income households and pay a fee of $84,198 for each affordable housing
unit not constructed (equal to the remaining 5 percent of the affo.rdable housing
requirement).
· Donate land to. the City o.r a non-profit affordable-housing developer. Donated land
must have the equivalent value of the in-lieu fee to be paid for the affordable
housing units not constructed, including land and infrastructure costs.
In-lieu fees collected under the program arc and will continue to be deposited into a
fund to be used exclusively for housing programs, constructing, purchasing sites,
providing infrastructure, paying fees, subsidizing rents, and offsetting o.ther costs of
14
IS- ~ L<o
providing very low-, low-, and moderate-income housing in Dublin. The City requires
that Inclusionary housing units remain affordable for 55 years.
Progress:
July -
Au!?ust 2004
July -
Au!?ust 2004
June 2005
August 2004
June 2005
June 2005
All pennits were issued for 322-unit apartment cornplex for
seniors. Of these units 292 will be affordable rentals. Ofthese 131 will
be for moderate, 97 will be for low-, and 64 will be for very low-income
households.
All permits were issued for 304-u.nit apartment complex for
families. Of these units 243 units will be affordable rentals. 90 will be for
moderate-, 90 will be for low-, and 63 will be for very low-income
households.
Permits began being issued for construction on a residential ownership
subdivision totaling 254 units, with 19 affordable slngle·family and town
homes. Of these 9 will be for moderate-, 4 will be for low-, and 6 will be
for very low-income households. All affordable units will have 55-year
resale restrictions.
Permits began being issued for construction for a residential ownership
subdi vision with 108 units, with 8 affordable town homes. Of these 8, 4
will be for moderate-, 2 for low- and 2 for very low-income households. All
affordable units will have 55 year resale restrictions.
112 affordable rental units development. owned by a non-profit housing
develuper is in final stages of securing a buyer for private activity tax
exempt bonds issued through CalHPA. Has already been issued a MHP
grant and tax credits. Of the 112 units - 45 are for low- and 63 are for very
low-income households and 4 are for extremely low-income special needs
households. All 112 rental units will have restrictions on rental rates for 55
years.
Of the 1,395 ownership condominium developments previously approved,
buildings 1 - 4 are complete with 60 moderate-income condominiums
housed among the other homes. 30 ofthese units were sold with resale
restrictions as of June 30, 2005. A total of 105 affordable condo units will
be sold to moderate-income household with resale restrictions.
Conduct a Housing and Commercial NeJlus Stu.dy to detennine the feasibility of
establishing a commercial linkage fee to be deposited in the City's Inclusionary Housing
Fund.
Policy 4:
Program B.4.1 The City has formed a task force to direct the preparation of a nexus study that is
required to establish a eommereiallinkage fee. A commercial linkage fee is a charge
imposed on non-residential developments, typically based on the square footage and
type of commercial building space. The fee may only be charged if the City can
establish a direct relationship ("nexus") between commercial development and the need
for additional housing. This nexus is typically related to employment created by
commercial development.
The commercial linkage fee will only be charged if legally supportable by the nexus
study. The commercial linkage fee shall be calculated by using a formula determined
by the results of the study and adopted via ordinance approved by the City CounciL If
15
Progress:
Policy 5:
Progress:
I (Q OC> 21..0
charged, the eommereiallinkage fee will be deposited into the City's Inclusionary
Housing Fund.
Task force duties have been completed. The comJúereiallinkage fee was approved by
the City Council on May 3, 2005. The nonresidential development affordable housing
impact fee was also adopted at that time. Funds deposited will go to a Housing In-lieu
fund for funding affordable housing programs.
Improve housing affordability with higher densities near BART.
Discussions continue with City of Pleasanton, BART and prospective developers on
possibility of construction of a second BART station in West Du.blin in the Downtown
Intensification Area.
Program B.5.1 Prepare a plan for the Dublin Transit Center that provides for higher-density residential
development in a mixed-use specific plan surrounding the BART station in the Tri-
Valley area. The station is located east of 1-680 on the existing BART right-of-way in
the 1-580 median. The East Dublin/Pleasanton Station plan area is anticipated to have a
multi-level BART parking garage, offices, and apartments. Environmental review of
the project is underway.
Progress: Dublin Transit Center Master Plan is complete. Higher density housing is allowed in
the Dublin Transit Center and currently three multi-family developments are
under construction at this site. One development will contain 112 apartments for low-
and very low-income households; the second development will contain 257 "for sale"
eondominiu.ms and town homes with 26 restricted to moderate-income households to
remain affordable for 55 years; and the third development will contain 305 apartment
units.
Policy 6:
June 2005 Planning review of the BART garage continues. When the development of the
garagc is complete, the current surface street parking will be available for use
by residents of the high density development.
Simplify and coordinatc the means of obtaining project approvals for senior projects and
those with below-market-rate units.
Program B.6.1 Continue to provide priority processing for senior-housing projects and other
residential developments providing 10 percent or more of the housing units as
affordable for very low-, low-, and moderate-income households. Projects meeting
these criteria will be reviewed ahead of other projects regardless of when completed
applications are submitted.
Progress: Ongoing.
Policy 7:
The Building Division expedited the processing of 112 unit rental development for
low- and very low-income households at the Dublin Transit Center.
Encourage reduction of housing expenses through shared-living arrangements.
16
\I ab "-¿"lD
Program 8.7.1 Evaluate the feasibility of establishing a shared-Jiving program in Dublin through a
nonprofit organization that operates shared-housing programs. Shared living occurs
when people Jive together for social contact, mutual support and assistance, and lor to
reduce housing e""penses. State law requires that small shared-living facilities (serving
six or fewer persons) be pennitted in all single- and multi-family districts.
The City will contact nonprofit organizations and public agencies that operate shared-
housing programs in the Bay Area to obtain information on their programs and
approaches to shared housing. Based on the characteristics of the target population
groups for shared housing, and consultation with local agencies serving those groups,
the City will determine whether a shared housing program would be feasible. If the
City detennines that a shared housing program is feasible, it will issue a Request for
Proposals to organizations and agencies to apply for CDBG funding to establish a
program in Dublin. Oncc thc City selects a qualified nonprofit or agency, the City will
cxecute an agreement for operating a shared-housing program. The City will promote
the program, if established, in the following manner:
· Provide program literature developed by the operating entity at Dublin Civic
Center, the library, senior center, and other public places.
· Designate the City's Housing Coordinator/Specialist as a point-of-eontact and
referral for the shared-housing program.
· Provide program information on the City's web site.
Progress:
June 2005
Evaluation of feasibility of shared-housing program complete through a
Housing Needs Survey was completed in June. Infonnation collected in a
random sample by Godbe Research indicates the residents did not display
any interest nor would use a shared-housing program.
Policy 8:
Encourage development of affordable housing by private organizations primarily engaged
in housing construction or management.
Program B.S.! Continue to support semi-public institutions, su.eh as religious and community service
organizations, that desire to sponsor housing affordable to very low- and/or low-
income households or special needs housing (such as senior, congregate care,
transitional, or emergency shelter) on their sites in conjunction with their semi-public
uses. With public funding for the development of affordable housing extremely
limited, the City will support efforts by semi-public institutions to provide housing on
their sites. To promote the use of sites designated "semi-public" for affordable
housing, the City will:
. Approve a specific plan amendment or planned development rezone to allow
for housing in conjunction with semi-public uses on sites designated "semi-
public" if such projects arc comprised entirely of very low-, low-, senior, or
other special needs housing in conjunction with a semi-public use.
. Offer financial incentives with regulatory requircmcnts (to be negotiated for
each project) as described in Programs A and B, Goal 2.
17
\ '6 ev--¿.LO
· To promote the policy of permitting housing on sites designated "semi-public,"
the City will:
· Send written information annually to affordable housing developers active in
the Tri- Valley area that may have an interest in collaborating with a property
owner to construct affordable housing.
· Designate the Housing Coordinator/Specialist as a point-of-contact for
providing further infonnation about the City's policy and how it can be applied
for housing proposals.
· Provide pre-planningiapplieation counseling to review concepts for housing on
semi-public gites and discuss approaches to providing affordable housing.
Progress:
Ongoing
Policy 9:
Promote the use of available funds and funding mechanisms in private-sector housing
development.
Program 8.9.1 The City will designate the Housing Coordinator/Specialist as the responsible
individual for maintaining and updating information on housing assistance programg
(local, state, federal, and private), and local policies and regulatory incentives designed
to facilitate the construction of affordable housing. Housing program information will
be posted on the City's web site and updated as funding becomes available, new
programs arc established, or program requirements change. The Housing
Coordinator/Specialist will also assist developers in applying for funding sources by
providing demographic or other background data neccssary to complete funding
requests, review and comment on funding applications, provide letters of support as
appropriate, and recommend City Council actions in support of funding requests.
Progress:
Ongoing.
July 2004-
JUlie 2005
July 2004-
June 2005
Policy 10:
The City of Dublin webpage continues to provide information on those
developers accepting applications for restricted Jnclusionary
BMR units, both ownership and rentals. One development, with 105 units
out of 626 continues to be listed, and continues to accept applications for
qualified moderate-income buyers. Also listed was a second developer who
accepted applications for a 6O-day period for eight 4-bedroom town homes
that will be priced affordable to (2) very low-, (2) low~, and (4) moderate-
income households.
The web page is updated routinely to provide up-to-date information on
various housing opportunities in the region. Included in the web page are
the Inclusionary Ordinance and the Jnclusionary Ordinance Guidelines to
assist developers.
Promote energy efficiency in new projects.
Program B.10.1 The City will promote energy conservation through the following actions:
18
\ q Db 2..1o
· Continue to implement the Waste Managements 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 its City Building and Planning Staff on
Green building techniques.
· Continu.e to review proposed devclopments for solar access, site design techniques,
and use of landscaping that can increase energy efficiency and reduce lifetime
energy costs withou.t significantly increasing housing production costs.
· Provide access to information on energy conservation and financial incentives (tax
credit, utility rebates, etc.) through public information to be provided at the City's
public counter, on the City's web site, at public libraries and community centers.
Progress:
January 2005 One building inspector began working \.-2 time on recycling of construction
waste as required by the City of Dublin Municipal Code. Inspections of
demolition and construction sites are included in the inspector's continuing
responsibilities.
June 2005 City Council adopted Green Bllilding Guidelines for use in Civic Buildings
in the future to promote energy efficiency.
Policy 11:
Provide opportunities for first-time homebu.yers to purehase homes in Dublin.
Program 8.11.1 Continue to participate in the Alameda County Mortgage Credit Certificate program
(MCC), and combine this program with the first-time homebuyer assistance from
Dublin's Inclusionary Housing Fund or state or federal funding sources. The City will
eontinu.e to use the planning process (planned development and specific plans) to
promote the construction of affordable ownership housing options such as
condominiums and town homes. The City will encourage developers to provide
smaller market-rate ownership units affordable to moderate-income households by
providing incentives through the planned development process, such as reduced
parking and street standards and higher densities on smaller lots. See programs B.2.1
and 8.2.2 for a list of incentives the City will offer.
An example of this process is the City's work with a developer of a large condominium
project that will include 105 moderate-income for-sale units in a project of 1,396 units.
The City will promote the first-time homebuyer program in the following ways:
· Prepare a brochure to be updated and distributed as needed by the Housing
Coordinator/Specialist to local real estate firms, lending institutions, area
developers, and community organizations serving low- and moderate-income
clients who may be eligible for the program.
· Distribute program information at the civic center, library, and other public
buildings.
19
. Post information on the City's web site.
dO rv-W
. Sehcdule a meeting between housing developers and the Housing
Coordinator/Specialist as part of pre-application or application review to inform
developers of homebuyer assistancc programs and options.
Pro gress:
January -
June 2005
Worked with the Cities of Livennore, Pleasanton, San Ramon
and Town of Danville in the creation of the TriValley Housing Opportunity
Center (TVHOC) designed to serve as a one-stop center for affordable
homeownership in the TriValley:
· Structure of TVHOC developed;
· Funding for TVHOC developed for first year with grant of $50,000
from each of the 5 cities;
· Interim Center Director hired; and,
· Curriculum established for First Time Homebuycr Counseling and
education.
March -
June 2005
Developed a Task Foree to help outline the skeleton of a First
Time Homebuyer Loan Program for the City of Dublin. Worked in
partnership with members of lending community and representatives of
other cities. Implementation of the program to proceed in following fiscal
year (05-06).
Policy 12:
Continue to make available fee deferrals to encourage the development of affordable
housing.
Program B.12.1 Defer or amortize application fees for senior-housing units and affordable units for
very low-, low-, and moderate-income households to reduce the initial cost impact on
an affordable housing project. The City will detennine on a case-by-ease basi s the
financial need of the project and the most appropriate type of assistance based on the
City's Inclusionary Zoning Ordinancc.
Progress:
Ongoing
Policy 13:
Encourage a mix of housing types as a means of achieving a wider rangc of housing types,
sizes, and potential affordability to low- and moderate-income households, including
affordable by design units and large family units.
Program 8.13.1 The City will continue to require a mix of housing types and sizes as part of its
negotiated process through specific plans, planned developments, and development
agreements as a means of achieving a wider range of housing types, sizes, and potential
affordability to low- and moderate-income households, including affordable by design
units and units for large families.
Progress:
Ongoing
20
GoalC:
To conserve the existinl!stock of affordable rental houslnl!:
~IOOUo
Policy I:
Preserve 10w~iJ1come housing.
Progress:
May 2005
Since the most affordable housing in Dublin is rental housing, to
lessen the impact of possible condominium conversions a Condominium
Conversion Ordinance was passed by the City Council ineluding the
following provisions:
· Restricting the number of apartments that may convert to 7% of the
rental stock in the city per year;
· Requiring that all tenants receive a 1 year notice;
· At conversion, 12.5% of converted units become Inelusionary with 55
year affordability restrictions for very low~, low-, and moderate-income
households at same percentages indicated in the Inelusionary Zoning
Regulations; and,
· Three times the monthly rent be provided to disabled tenants that are
required to relocate.
Program C.1.1. Each year the City will update its list of subsidized rental properties that may be potential
acquisition and/or rehabilitation targets. The City will determine which properties are
immediately at-risk (during the subsequent two-year period) of converting to market-rate
rental hou.sing and will contact those owners regarding their interest in selling properties
or maintaining the rental units as affordable units.
The City will assist in the acquisition/rehabilitation by providing Inelusionary Housing
Funds, applying for state or federal fu.nding on behalf of the entity, or assisting the entity
in accessing state, federal, or private funding for acquisition/rehabilitation. The City will
support the developer's proposal by contractually dedicating the necessary funds to an
escrow or some other holding account until the developer can secure complete financing.
In cases where the City has dedicated funding for an acquisition-rehabilitation project
and the developer cannot secure complete or adequate financing, the funding shall be
shifted back into the Inclusionary Housing Fund.
Progress:
The list of rental properties was updated in December 2004. There are no subsidized
rental properties in the City of Dublin at risk of converting to market-rate housing.
GoalD:
To preserve and increase the efficient use of the city's existinl! honsinl! stock
Policy 1:
Encourage efficient use of existing housing stock; promote development of small units at
low cost.
Program D.1.1 Promote the development of second units in existing single-family homes. The City
will market this program though an informational brochure and an annual notice. The
brochure will also be available at:
. The Civic Center, library, senior center, and other public locations.
. The City's web site.
21
Progress:
:#. ~ ð"b-z.lo
To encourage homeowners to create second units with affordable rents for very low·
and low-income households, the City will provide financial assistance through its
Inclusionary Housing Fund to construct second units in exchange for deed restrictions,
limiting rents, and rent increases for 30 years.
JUlie 2005
The feasibility of providing financial assistance to construct
second units in existing homes was evaluated through a Housing
Needs Survey that was completed. Infonnation collected in a
random sample by Godbe Research indicates the residents did
not display any interest in assistance in the development of
second units in lots housing existing homes.
Program D.1.2 Evaluate the general feasibility of developing additional housing units in an affordable
or mixed-income development on the Arroyo Vista site. The purpose of the study
would be detennine options for increasing housing densities and the total number of
housing units to make more efficient use of the site. The study should consider the
existing Arroyo Vista development as well as the more recently developed Park-Sierra
multi-family project.
Pro gress:
Policy: 2:
December2004 The City of Dublin and the Dublin Housing Authority have received a
completed evaluation by NEF on feasibility of re-use of a 22-acre Dublin
Housing Authority site (Arroyo Vista - 150 single-family homes). Study
indicates higher density and more affordable housing is financially feasible
on the site.
June 2005 The City of Dublin and the Dublin Housing Authority are proceeding with
developing a Request for Qualifications (RFQ) to publish to see if a
developer would be interested in redeveloping the Dublin Housing
Authority site with more dense units, both affordable rentals and
homeownership units.
Provide subsidies for housing rehabilitation.
Program D.2.1 The City will continue to contribute a portion of its CDBG funds to Alameda County's
two housing rehabilitation programs in proportion to the estimated annual need for
rehabilitation assistance.
Progress:
July 2004
July 2004 -
June 2005
The County of Alameda Housing and Community Development
Department (HCD) administers a MinOT and Major Home
Improvement Program for the City of Dublin. For the fiscal
year from July 1, 2004 - June 30, 2005 Alameda County Housing and
Community Development Dept. (HCD) has $17,790 available from
Dublin's CDBG grant to use for these programs within the City of Dublin.
2 Minor Home Repairs, 2 Paint Grants and 2 Major Home Improvements
were conducted in Dublin" during this reporting period by the County of
Alameda Minor and Major Home Improvement Program.
22
GoalE:
Policy 1:
:J. '3, oo-z..t..ø
To promote equal housing opportunities for all Dublin residents
Support services and programs that fight housing discrimination; direct persons towards
agencies that provide assistance to victims of discrimination.
Program K1.1 Promote equal-housing opportunity for all Du.blin residents and others seeking housing
in Dublin. The City of Dublin contracts through Alameda County with ECHO
Housing to investigate fair-housing complaints and provide mediation services. The
City's Housing Coordinator/Specialist is the point-of·contaet for fair-housing
complaints, information requests, and refernlls to ECHO housing. The City will also
distribute fair-housing infonnation each year to public locations throughout the City;
post infonnation on the City's web site; and distribute infonnation to real estate agents,
rental property owners, and financial institutions in Dublin. The City also participates
in Alameda County's Impediments to Fair Housing Study through the CDBG program.
Progress:
Policy 2:
July 2004
The City of Dublin web page has an entry for fair housing issues
directing interested readers both to ECHO Housing and to the State of
California Consu.mer Affairs Office booklet, "California Tenants: Guide to
Residential Tenants and Landlord's Rights and Responsibilities."
Funding was provided through CDSG funds for ECHO Housing to continue
to provide counseling and investigate housing discrimination complaints in
the City of Dublin.
July 2004
Encourage greater access to housing for persons with disabilities.
Program E.2.I The City will evaluate the feasibility of a universal design ordinance that provides for
greater adaptability and accessibility of housing for persons with disabilities. The
City's Housing Task Force will provide advice to the City on potential approaches to
universal design and recommendations on an implementing ordinance.
Progress:
Goal F:
Policy 1
If a universal design ordinance is determined to be feasible, the City will prepare an
ordinance and producc a brochure on universal design, resources for design
approaches, and eompliancc with City requirements. The City will distribute the
brochure to residential developers active in the Tri-Valley area and to community
organizations and agencies serving individuals with disabilities. The City will also
distribute the brochure to public locations throughout the City and post information on
universal design requirements and resources on the City's web site.
Evaluation continues.
To provide short·term shelter for Individuals and families without affordable
permanent housinl!
Allow emergency shelters and transitional housing for homeless.
Program F.1.1 Adopt an amendment to the Zoning Ordinance allowing emergency shelters in
commercial and industrial zoning districts and transitional housing in medium- and
high·density residential zoning districts. Emergency shelters and transitional housing
will be permitted as conditional uses under the City's existing conditional-use pemit
process. Conditional-use permit standards will include the following requirements:
23
d ~ ùOP2...LQ
· Emergency shelterg and transitional hou.sing should be built with high access and
low visibility. High access is based on the location of a proposed facility in
relation to public transit, public and private supportive services, and job skills
training. Low vjsibility is based on the exterior operation of a facility (see
proposed standards below).
· Emergency shelters and transitional housing should be located with access to
transportation, supportive services, and commercial services to meet daily living
needs.
· Such uses will be pennitted in association with religious establishments.
· The design and location of the emergency shelters or transitional housing should
reflect the needs of clients being served (single adults versu.s women with children,
for example.)
To facilitate the location of emergency shelters and transitional housing, the City will
adopt criteria for a particular project to address:
· Hours of operation;
· External lighting and noise;
· Provision of security measures for the proper operation and management of a
proposed facility;
· Measures to avoid qu.eues of individuals outside proposed facilities;
· Transportation of individuals to and from proposed facilities;
· Compliance with county and state health and safety requirements for food;
· Medical, and other supportive services provided on-site;
· Maintenance in good standing of county and/or state licenses, if required by these
agencies for the owner(s), operator(s), and/or staff of a proposed facility; and
· Similar operations and management issues.
Progress:
November 2004 Emergency shelter ordinance was adopted by the City Council as
required by State law.
PROGRESS TOWARD MITIGA TING GOVERNMENTAL CONSTRAINTS IDENTIFIED IN
THE HOUSING ELEMENT
The City of Dublin Housing Element identified constraints relative to providing housing sufficient to
meet the amounts identified in the Regional Housing Needs Allocation developed by ABAG. Most of
these eonstraintg are non-governmental such as land cost, construction costs and financing that affect the
availability and cost of housing.
During the reporting period, the City of Dublin began work on creating a First Time Homebuyer Loan
Program that may assist with the financing for lower-income households. Although the City is eommiUed
to assisting with affordability in various manners that may be possible, Dublin has no redevelopment
agency and receives very liule grants from the federal government. These are the two most common
sources of providing funds for financial assistance with homeownership for lower-income households. If
the City is successful in developing a First Time Homebuyer Program, it would not be able to provide
large amounts of financing, simply because the resources available from this avenue are limited.
24
d5 bb 2JJ:>
Other constraints identified are Pennits and Processing fees. Dublin charges a number of planning,
building and engineering fees to cover the cost of processing development requests, providing public
facilities and services to new development, and mitigating the environmental impacts of new
development. Although these fees are necessary to meet City service and environmental standards, they
can have a substantial impact on the cost of housing. Impact fees for water and sewer services are charge
by othcr agencies.
Environmental Resources Management: Conservation Element
Amendments
The Conservation Element was not amended this past fiscal year.
Progress toward meeting goals and guiding policies of the Conservation Element
· The City continues to review each new development project that is proposed near a natural
resource such as a stream corridor with the intent of protecting the resource. Conditions of
approval include measures to ensure adequate setbacks, minimal impacts to water quality, passive
recreational opportunities, and the maintenance of natural systems to the extcnt possible.
· The City continues to work with developers to ensure that open space corridors established in new
neighborhoods are maintained and managed appropriately, and open space areas are contiguous
with other such lands.
· The City is currently collaborating with property owners in the western hills and the East Bay
Regional Park District to create a regional park in the City's Western Extended Planning Area.
· The City work continues on preserving Dublin's historic resources. Staff completed an
archeological resource analysis and historic resource inventory stu.dy in 2005, which analyzes the
history of Dublin, quality of Dublin's historic structures, and establishes various implementation
measures, including the design guidelines and recommended changes to the City's 7.Oning
ordinance.
25
~ ðÒ d-lf
Environmental Resources Management: Seismic Safety and Safety
Element
Amendments
The Seismic Safety and Safety Element was not amended this past fiscal year.
Progress toward meeting goals and guiding policies of the Seismic Safety and Safety
Element
Due to the nature of the goals and policies of the Seismic Safety and Safety Element, most of the efforts
to implement thc General Plan are ongoing in nature. However, several accomplishments are or note:
· An update to the City's Emergency Operations Plan began in March 2003 and was completed with
the distribution of new guidelines and notebooks to Staff in July 2004.
· The City sponsored disaster preparedness trainings for various community groups and non-profit
organizations in Dublin.
· The City took part in a county-wide disaster preparedness workshop in early 2005.
Environmental Resources Management: Noise Element
Amendments
The Noise Element was not amended this past fiscal ycar.
Progress toward meeting goals and guiding policies of the Noise Element
Due to the nature of the goals and policies of the Noise Element, the efforts to implement the General
Plan are on-going in nature. Projects are reviewed on a case-by-case basis for adverse noise impacts to
the environment and sensitive receptors. Additionally, a Noise Impact fee is charged to developers in the
eastern Dublin area to assist in funding the construction of such noise mitigation measures as soundwalls
near freeway corridors.
g;General Plan/Annual Report on the Status of the Dublin General Plan2005
26