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Home My WebLink About8.3 Residential Dev Projects Report or 19 82 STAFF REPORT CITY CLERK ` CITY COUNCIL File #410-10 DATE: March 17, 2015 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Informational Report on Residential Development Projects Prepared by John Bakker, City Attorney and Luke Sims, Community Development Director EXECUTIVE SUMMARY: The City Council has requested an informational report on the status of planned residential development under the Dublin General Plan. The report summarizes the number of residential units remaining to be constructed City-wide and identifies the units that are vested under existing development agreements and/or vesting tentative maps or are otherwise protected in the Dublin General Plan Housing Element in order for the City to achieve the regional housing needs allocation. FINANCIAL IMPACT: No financial impact. RECOMMENDATION: Staff recommends that the City Council receive the report. _ .... °...._ J' Submitted By Submitted By 'A Reviewed By Community Development City Attorney Assistant City Manager Director DESCRIPTION: On February 17, 2015, the City Council requested that Staff prepare an informational report on planned residential development with and without vested development rights (i.e. Development Agreements and/or Vesting Tentative Maps). Vested Development Rights Under California law, cities can generally restrict development projects from going forward up until the point where the developer has completed substantial construction based on a building permit. The Legislature has developed two mechanisms to provide security to developers: Page 1 of 4 ITEM NO. 8.3 development agreements and vesting tentative maps. Residential development projects that have adopted Development Agreements or approved Vesting Tentative Maps have vested development rights. These rights provide security to developers that the City will not change its zoning and other laws applicable to the project. As of December 31, 2014, there were 5,123 vested residential units City-wide; this represents over half (58%) of the remaining units planned under the Dublin General Plan. The remaining 42% (3,664 units) are considered non-vested. Of the non-vested residential units, nearly 60% (2,191 units) are located within the Downtown Dublin Specific Plan area and the remaining 40% (1,467 units) are located in the Eastern Dublin Specific Plan area. Table 1 summarizes vested and non-vested residential units by planning area. Table 1. Vested and Non-Vested Residential Units 1 Ir r r l i rf rr !! ! ! r r rrdll rr�rrr rr� rrrr� , 111/I><rrrrl ri 1>t rr i� rr r>r I � Eastern Dublin Specific Plan 3,006 1,467 4,473 Dublin Crossing Specific Plan 1,995 0 1,995 Downtown Dublin Specific Plan 0 2,191 2,191 Heritage Park 54 0 54 Schaefer Ranch 68 6 74 TOTAL UNITS 5,123 3,664 8,787 Percentage 58% 42% 100% While the 2,191 residential units within the Downtown Dublin Specific Plan area are considered non-vested, two projects (Baywest and Eden Housing) totaling 386 units have been approved and are under construction. If they are included, the number of protected or "vested" units increases to 5,509 units representing almost 63% of the total planned units (Attachment 1). Dublin General Plan Housing Element While non-vested units do not have the same development protections as vested units, the Dublin General Plan Housing Element relies on some of these non-vested units to meet the City's Regional Housing Needs Allocation ("RHNA"). Under state law, each city is assigned a regional housing needs allocation ("RHNA"). The Department of Housing and Community Development ("HCD") determines the share of the state's housing need for each region. The RHNA includes allocations within various income categories, including market rate units. In turn, the council of governments in the region—the Association of Bay Area Governments in the Bay Area—allocates to each locality within its region a share of housing needs for each income category. After the RHNAs are determined, cities must update their General Plans to demonstrate that there is an adequate amount of land, at appropriate densities, to achieve its RHNA for the current planning period. There is no requirement that the units actually be built; the requirement is merely to ensure that regulations allow them. Dublin's RHNA allocation for the 2015-2023 planning period is set at 2,285 units. The Dublin General Plan Housing Element was updated in November 2014 and demonstrates how the RHNA can be achieved through a combination of approved projects and planned residential units. Table 2 illustrates the City's RHNA by income category and how it will be achieved. Page 2 of 4 Table 2. Summary of Sites Inventory and RHNA Extremely Above Low/ Low Moderate Moderate Total Very Low RHNA 796 446 425 618 2,285 Units Approved 0 76 0 1,139 1,215 Sites Capacity Vacant Residential Sites 0 448 517 965 Downtown Dublin SP Retail District 400 0 0 400 Transit Oriented District 891 0 0 891 Village Parkway District 0 0 200 200 Surplus/(Shortfall) +125 +23 +1,238 +1,386 The City has an obligation to ensure that its inventory of available residential sites remains adequate during the entire eight-year planning period to meet the City's RHNA. If a particular City action would result in inadequate planned sites to meet the required need, the City would be required to add sites to the Housing Element inventory so there is no net loss of residential capacity. As Table 2 above notes, the City's planned residential units exceed its RHNA by 1,386 units. As a result, the City could reduce its residential density by up to 1,386 units without triggering the need to add new sites. However, this apparent flexibility is less than it seems. The City's surplus of above moderate units (1,238 units) is much more substantial than the City's surplus in the very low-, low-, and moderate-income categories. In particular, the City relies on the potential for higher density development in the Downtown Dublin Specific Plan area to meet its RHNA for very low- and low-income units; similarly, the City relies on the medium and medium-high density sites in the Eastern Dublin Specific Plan area for moderate-income units (refer to Table 3 below). The 425 moderate-income units are identified on the following sites: Croak (104 units), McCabe/Gygi (10), Anderson (108), Chen (80), Tipper (82), and Beltran/Sperfslage (64). (The Housing Element actually identifies 448 moderate-income units on those sites.) Table IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII��.�.��f�(t r�r rl f r rrr�r�i rrfr�rrr�rl irr r r�„,r(«r r 3. RHNA bfy ff 1r rr r rrrrPrrlanning Area ff r rrr r r,� , «r� / /,,�,�» , �r��% %%%%%%%% „�,�%% ,,� , r, 1 1111111111111 1 Eastern Dublin Specific Plan - - 425 425 Dublin Crossing Specific Plan Downtown Dublin Specific Plan 796 446 - 1,242 Historic Area Specific Plan Schaefer Ranch Total Units 796 446 425 1,667 Page 3 of 4 Table 4 identifies the number of unrestricted residential units by planning area after factoring in vested development rights and the City's RHNA obligations. Table 4, Units Not Restricted by Vesting or RHNA r r , tr rrrrrrrrrrrrrr ti„»»»�1r�r l�rr��r�� i u uu»»�u r a�i�r,rrrrrrrc iiii i r� ��rtiitttrr,1111�t 111111�r pit��i�Rio rrr�� err IIIIIIII �� >r l � I � II I .rl I1 1 Eastern Dublin Specific Plan 1,467 425 1,042 Dublin Crossing Specific Plan Downtown Dublin Specific Plan 2,191 1,242 949 Historic Area Specific Plan Schaefer Ranch 6 - 6 Total Units 3,664 _ 1,667 1,997 As noted earlier in this report, two projects in the Downtown Dublin Specific Plan area (Baywest and Eden Housing) totaling 386 units are not vested but are under construction. Their inclusion in the "vested” category would further reduce the number of non-vested units to 3,278 units. As such, there are a total of 1,611 non-vested units City-wide after factoring in vested development rights, the City's RHNA obligation, and commitments to the two projects in the Downtown. CONCLUSION: As of December 31, 2014, the Dublin General Plan identifies 8,787 planned residential units remaining to be constructed. Of those units, 7,176 units (82%) have secured development rights (5,509 units) or are restricted by RHNA (1,667 units) and 1,611 units (18%) are considered non- vested and not restricted by RHNA. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A public notice is not required for an informational report to the City Council. ATTACHMENTS: 1) Vested Residential Development Projects Page 4 of 4 Vested Residential Development Projects Planning Ar+ealProject Vested Chits Eastern Dublin Specific Plan Dublin Ranch Lot 3 122 Dublin Ranch North 4 Dublin Ranch Subarea 3 437 Dublin Ranch. The Plaza 235 Dublin Transit Center 437 Jordan Ranch 510 Moller Ranch 371 Tassajara Highlands 48 Terrace Ridge (Nielsen) 36 Wallis Ranch 806 Dublin Crossing Specific Plan 1 ,995 Historic Specific Plan Area Heritage Park 54 Western Extended Planning Area Schaefer Ranch 68 Subtotal 5,123 Downtown Dublin Specific Plan Bay West (Kingsmill) 314 Eden/Veterans 72 GRAND TOTAL 5,509 ATTACHMENT