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HomeMy WebLinkAbout04-28-2009 Jt PC/Housing Study Session MinutesPlanning o mm issio usin Co i ee Jo1W Stud Session Minutes Tuesday, April 28, 20(.9 CALL TO ORDER A special joint meeting of the City of Dublin Planning Commission and Housing Committee was held on Tuesday, April 28, 2009, in the Regional Meeting Room located at 100 Civic Plaza. Mayor Sbranti called the meeting to order at 5:16 p.m. ATTENDEES Present: Planning Commission Chair Wehrenberg, Planning Commission Vice Chair King; Commissioners Brown, Schaub and Swalwell; Housing Committee Chair Kaehuaea; Housing Committee Vice Chair DeDiemar; Committee Members Avanzino, Firmeza, Parkman and Runnels; Mayor Sbranti; Jeri Ram, Community Development Director; Jeff Baker, Acting Planning Manager; Marnie Waffle, Senior Planner; and Taryn Gavagan, Recording Secretary. 1.1 Joint Study Session - Update to the Housing Element of the General Plan - The State of California requires that the City Council adopt a comprehensive, long-term General Plan for the physical development of the City. 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. State law requires that Housing Elements be updated and certified every 5 years. The City of Dublin has contracted with Veronica Tam & Associates to assist Staff in updating the City's Housing Element for the 2009-2014 planning period. Ms. Marne Waffle, Senior Planner presented the Staff Report ,Ind introduced Ms. Veronica Tam, Veronica Tam & Associates. Ms. Waffle presented a PowerPoint presentation, reviewing Draft Housing Element contents, requirements, and preparation. Ms. Tam presented the second half of the PowerPoint presentation, reviewing key issues, challenges, Regional Housing Needs Allocation (RHNA) and sites inventory, and the next steps in the Housing Element Update process. Commissioner Schaub asked for clarification in regards to the statement, "Facilitate the construction of 1,000 affordable housing units in the planning period". He asked if the 1,000 affordable units were counted out of the total 4,044 units identified for Sites Capacity. Ms. Tam clarified that the 1,000 affordable units includes projects that have already been approved or are currently under construction. Ms. Waffle stated that there will be overlap between projects that have already been approved, which have affordability components. She clarified that the 1,000 affordable units aren't all newly proposed. =t'fanning ('ommusum e.'Am sing Committee 1 Aprd 28. 2009 ?oint Stu<fq.S'esc?mr 5j?e??,z('Keetir?g Commissioner Schaub clarified that between today and 2014, the City of Dublin will have built 1,610 affordable units. Ms. Tam stated that the City can anticipate having 1,610 total units by 2014. She further stated that this is based on current developments. Commissioner Swalwell clarified that the 1,610 units are affordable. Ms. Tam stated that the 1,610 units are total units, not just affordable. Commissioner Schaub that 1,610 units seems extremely low f:)r Dublin. Ms. Waffle replied that 1,610 is the number of units that the City is telling the State they are planning for, not building for, in order to meet State requirements. There was a short discussion regarding the build out and population growth in Dublin. Ms. Tam stated that, currently, the RHNA process starts at the State level. She stated that the State projects growth Statewide, then divides that down to Re ?ional growth, then divides to City growth. She further stated that SB375 (a Bill adopted by Legislation last year) promises to reinvent the process in which RHNA numbers are determined, making it more specific to each city. Chair Wehrenberg asked if the City can be penalized if the RH:-\IA numbers are not met. Ms. Tam replied that there is no penalty for not building to meet the RHNA numbers, there is only a penalty if you do not have a plan to meet the RHNA numbers. Commissioner Brown asked if Ms. Tam could anticipate the types of comments that would be elicited from the Housing & Community Development (HCD) review. Ms. Tam replied that the HCD tends to look closely at Sites Inventory. She further stated that they will most likely ask questions about vacant sites and underutilized sites. Ms. Tam stated that because the majority of Dublin's sites are vacant, answering HCD's questions will be easier, as the development of those sites is dependent on the market. Ms. Tam stated that HCD will also look at whether or not a City has chosen appropriate zoning for Emergency Shelters and whether or not it can demonstrate capacity for the City's homeless population. Ms. Tam further stated that because Dublin's homeless population is only 20 persons or less, demonstrating capacity would not be difficult. Ms. Tam stated that procedures and fees are also looked at closely in regards to whether or not a City has a process that facilitates development as oppose to delaying it. She further stated that the HCD will look at the City's overall commitment in the program. Ms. Jeri Ram, Community Development Director, asked if the City has made assumptions in the draft Housing Element that the HCD might not agree with. Ms. Tam replied that the Capacity for Growth estimates will probably need to be discussed. Ms. 'Cam stated that, in estimating the Capacity for Growth, HCD does not allow the City to count: the capacity based on maximum density. She further stated that due to development standards, most cities do not achieve maximum build out based on Zoning. Ms. Tam stated that estimated capacity is based on taking average development capacity, or using 70-80% of the maximu cn allowed density. <Pfrnniny Commusion Nc, 9fvaggg Committee ? Aprif 28, 2009 Joint Stu 4iy,Sessiotr .Speria(' Weeting Ms. Waffle stated in preparing the Housing Element, past projects were reviewed, showing that the average density achieved in Medium-High Density Residential projects is 23 units to the acre. She stated that in reviewing High Density Residential properties in the Transit Center, the average density achieved has been 75 units per acre. She further stated that in reviewing other High Density Residential projects, an average density is 52 units to the acre has been achieved. Ms. Waffle stated that having average densities over 30 units tz) the acre will assist in showing the State that the City is able to provide affordable housing in the Medium-High and High Density categories, and has already had success in doing so in the past. Chair Wehrenberg asked for clarification on credit and brownie points. Ms. Tam replied that a Housing Element is essentially a good faith effort. She stated that if the City can demonstrate through past accomplishments, the effectiveness and success of the Housing Element, HCD will take that into consideration when reviewing future draft Housing Elements. Committee Vice Chair DeDiemar asked what methodology is used to differentiate density. Ms. Tam replied that there has been no standard in the past, but that is the reason the legislature adopted AB 2348. Ms. Tam stated that in AB 2348, a threshold was established to require at least 30 units to the acre. She further stated if a City meets 30 u: sits to the acre for facilitating and encouraging lower income households, the State cannot question the feasibility of the density itself. Committee Member Avanzino asked for confirmation in regards to the 150 Housing Choice Vouchers already being allocated to the Arroyo Vista Project. Ms. Tam confirmed and stated that the draft Housing Element is stating that the City will continue to participate in the Housing Choice Voucher Program and will assist in advertising the ava:.lability of the Program. Ms. Waffle stated that another method of approach to a lot of the Programs was to take a look at what the City was successful at accomplishing during the last Housing Element cycle, and use that as the basis for setting the goals for the new Housing Element. Ms. Tam added that the City has to report to the State, annually, on the accomplishments of the current Housing Element. Chair Wehrenberg confirmed that changes will need to be made to the Zoning Ordinance, according to the draft Housing Element. Ms. Waffle stated that the City has one year from the adoption of the Housing Element: to make any necessary amendments. Chair Wehrenberg asked for clarification regarding the City's designated sites for Emergency Shelters. Ms. Tam stated that in the City of Dublin, Emergency Shelters are permitted conditionally in various districts. She further stated that, in the draft Housing Element, one specific district was taken and turned into a permitted by-right district to meet State requirements. Ms. Tam clarified that the Emergency Shelter would be a year-round Shelter. Committee Member Avanzino asked where M-1 zoning is located within in the City. Ms. Waffle replied that there are various M-1 Zoning Districts within the City, with the largest area being located on Sierra Court. Vl nning C'ommiision Ylovaing Committee 3 ,lprd28 2009 ,feint.5tu46, 'essiorz .S'peciaf5tfeetfng Committee Member Parkman asked if the update for the Hous ing Element will switch from every 5 years, to every 7 to 10 years. Ms. Tam replied that if the City has a certified Housing Element this round, based on SB375, the City will be eligible for an 8-year Housing Element the next time it needs to be updated. Committee Member Runnels asked how the homeless definition "and people who will lose their housing within a month and have nowhere to go" is quantified. Ms. Tam replied that the homeless population is counted by a point-in-time survey. Committee Chair Kaehuaea asked if Dublin's homeless population of 20 includes all Tri-Valley cities. Ms. Waffle replied that a count was not available from the County and the population of 20 is specifically for Dublin. Ms. Waffle stated that research was done through Dublin Police Services (DPS) to get an estimate on how many homeless persons Dublin might have. Chair Wehrenberg asked how the Census is affected by the homeless population. Ms. Tam replied that a Countywide analysis is done but it is not divided into specific jurisdictions. She stated that the State does not dictate how the homeless population is counted, as there is not a specific agency assigned to do so. Mayor Sbranti stated that the Everyone Home Program is able to break the homeless population down by Region, but not by City. Ms. Waffle stated that, in speaking to DPS, they were hesitant to give the number 20 for the homeless population as several are most likely transients and riot from Dublin. Committee Member Firmeza asked if the State will consider current or future economic conditions in regards to Dublin's homeless population. Ms. Tam stated that the State will not consider the current or future economic conditions. There was a short discussion regarding the City being eligible for Grants based off the Housing Element. Ms. Tam stated that there are funds that are authorized through Prop 1C require a certified Housing Element for eligibility. She further stated that there are State funds the City could apply for in which a certified Housing Element will add priority to the City's funding application. Commissioner Schaub asked what percentage of Cities get approved Housing Elements. Ms. Tam replied that, currently, Cities are still updating their Housing Element so a current number is not available yet. Ms. Tam stated that, based on the past, 70-80% of Cities get approved. She further stated that 70-80% should. be approved this time around, also. ADJOURNMENT - The meeting was adjourned at 6:31 p.m. G: ? MINUTES \ 2008 \ STUDY SESSIONS \ PC-HC SS Housing Element Update 5.13.08.doc 4'(anning ('omnwz on e. ousing Committee 4 iipri(28, 2009 Joint S'tuf S'ession.5peciu('3feeling