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HomeMy WebLinkAbout7.1 - 2505 Informational Report on the Regional Housin Page 1 of 5 STAFF REPORT CITY COUNCIL DATE: March 19, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Informational Report on the Regional Housing Needs Allocation Prepared by: Jeff Baker, Community Development Director EXECUTIVE SUMMARY: On January 9, 2019, an informational report was presented to the City Council on the status of planned residential development under the City of Dublin General Plan. Some of the units identified in that report h ave vested development rights while others satisfy the City’s Regional Housing Needs Allocation (RHNA). This current report focuses on the Regional Housing Needs Allocation and units obligated to satisfy this requirement under the General Plan Housing Element. STAFF RECOMMENDATION: Receive the report. FINANCIAL IMPACT: No financial impact. DESCRIPTION: This is the second in a series of reports to the City Council on residential development in Dublin. On January 8, 2019, Staff presented a report to the City Council regarding the status of residential development in the City of Dublin (Attachment 1). This current report focuses on the planned development required under the Dublin General Plan Housing Element to satisfy the City’s Regional Housing Needs Allocation (RHNA) requirement. A future report will address proposed housing legislation. Housing Element All California cities and counties are required to accommodate their fair share of regional housing need. This fair share assignment is determined through a Regional Housing Needs Allocation (RHNA) process. HCD determines the share of the state’s housing need for each region based off of population projections prepared by the California State Department of Finance. In turn, the council of governme nts (COG) for Page 2 of 5 the region allocates to each local jurisdiction its share of the projected regional housing need. In the nine-county Bay Area, the region’s COG is the Association of Bay Area Governments (ABAG). The RHNA assignment for each local jurisdiction is comprised of four income categories: very low; low; moderate; and above moderate income. The Housing Element is one of nine State mandated elements in a city’s General Plan and implements the declaration of State law that “the availability of housing is a matter of vital statewide importance and the attainment of decent housing and a suitable living environment for all Californians is a priority of the highest order” (Gov. § Code 65580). At the local level, the Housing Element allows the City to approve a community-specific (local) approach to “how” and “where” housing needs will be addressed to meet the needs of the community. The Housing Element must be updated every eight years following the development by HCD and ABAG of each agency’s RHNA. For the Bay Area, the current planning period started in 2015 and ends in 2023. The next planning period will run from 2023 to 2031. This means that local jurisdictions will be updating their Housing Elements in the 2021/2022 timeframe. After local adoption, State law provides the Department of Housing and Community Development (HCD) with authority to review and “certify” each jurisdiction’s Housing Element. To ensure ongoing compliance, the law requires local jurisdictions to submit an annual report to HCD, generally referred to as the Annual Progress Report (APR), documenting the number of housing units in various affordability categories that have been produced over the past year and through the course of the housing element cycle. The Annual General Plan Progress Report is included as a separate item on this same (March 19, 2019) City Council Meeting Agenda. Regional Housing Needs Allocation ABAG uses several factors determine a jurisdiction’s RHNA allocation. There is the sustainability component which has an overall objective of reducing greenhouse gas by directing growth to key infill locations and protecting agricultural and natural resources. The fair share component allocates housing need to expand access to communities with good transit access and employment opportunities. Sphere of influence (SOI) adjustments are considered in the RHNA methodology if there is projected growth within a City’s SOI. Allocating units by income category is where the RHNA methodology divides the housing need among the four income categories as defined by HCD. Following receipt of the RHNA, local jurisdictions must update their Housing Element (and typically identify opportunity sites and rezone property) to demonstrate that there is an adequate amount of land zoned, at appropriate density, to achieve its RHNA by income category for the current planning period. No Net Loss While state law does not require an agency to build the housing units assigned through the RHNA process, it does require that land use planning re gulations accommodate the units. The City is required to adopt a land use program – appropriate General Plan and Zoning – including identification of specific sites with available infrastructure and suitable physical conditions to accommodate these housing units under market-driven Page 3 of 5 conditions. The “No Net Loss” laws (including recently adopted AB 1397 and SB 166) ensure that local governments do not downzone these “opportunity sites” after their Housing Element has been certified. Cities also cannot approve new housing at significantly lower densities or at different income categories than was projected in the Housing Element without making specific findings and identifying other sites that could accommodate these units and affordability levels. Similarly, t he City cannot deny a project because it does not include units at the income categories identified in the Housing Element. Dublin General Plan Housing Element Dublin’s RHNA for the 2014-2022 planning period is 2,285 units, as shows in Table 1 below. The Dublin General Plan Housing Element was updated in November 2014 and demonstrated how the RHNA could be achieved through a combination of approved projects and planned residential units. Since the approval of the Dublin General Plan Housing Element, res idential development has occurred throughout the City. Through the construction of these units, the City has met it’s RHNA for above moderate-income housing and has made progress towards meeting the extremely low/very low, low, and moderate -income housing requirement. Dublin’s remaining RHNA is 1,571 units. Table 1 below shows the City’s progress towards meeting the RHNA and the remaining RHNA by income level. Income Level RHNA by Income Category Production 2015 Production 2016 Production 2017 Production 2018 Total Production 2015-2018 Total Remaining RHNA by Income Category Extremely Low/Very Low 796 26 26 770 Low 446 39 39 407 Moderate 425 4 2 8 17 31 394 Above Moderate 618 839 612 1187 770 3408 0 Total 2285 908 614 1195 787 3504 1571 Table 1: RHNA 2014-2022 and Housing Production (November 30, 2018) A review of the City’s inventory of housing “opportunity sites” used to satisfy the RHNA demonstrates that the City’s planned residential units exceed its RHNA by 771 units (Table 2). As a result, the City could reduce its residential density by up to 771 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 (717) is much more substantial than the City’s surplus in the moderate-income category and there is no surplus in the very low, low income categories. Please refer to Table 2 below for a sites inventory comparison with the remaining RHNA obligation. Page 4 of 5 Table 2. Summary of Sites and Remaining RHNA (November 30, 2018) Sites Inventory Income Category EDSP Residential Sites DDSP Retail District DDSP Transit Oriented District DDSP Village Parkway District Total Sites Inventory Total Remaining RHNA by Income Level Surplus Extremely Low/Very Low 770 Low 407 Moderate 448 0 0 0 448 394 (+) 54 Above Moderate 517 0 0 200 717 0 (+) 717 Total 1124 305 713 200 2342 1571 (+) 771 159 305 713 0 01177 In particular, the City relies on higher density development in the Downtown Dublin Specific Plan to meet a majority of the RHNA for very low and low -income units, along with units at the Transit Center (Site D-1) in the Eastern Dublin Specific Plan. Similarly, the City relies on medium and medium-high density sites in the Eastern Dublin Specific Plan area for the remaining 394 moderate -income units. These remaining moderate- income units are identified on the following sites: Croak (104 units), McCabe (10 units), Anderson (108 units), Chen (80 units), Tipper (82 units), and Sperfslage (64 units). Table 3 below demonstrates the remaining RHNA by planning area. Planning Area Very Low Low Moderate Total Eastern Dublin Specific Plan -159 394 553 Dublin Crossing Specific Plan ---- Downtown Dublin Specific Plan 305 713 -1,018 Historic Area Specific Plan ---- Schaefer Ranch ---- Total Units 305 872 394 1,571 Table 3. Remaining RHNA by Planning Area as of November 30, 2018 As of November 30, 2018, the Dublin General Plan identifies 5,292 planned residential units remaining to be issued building permits City-wide. Of those units, 2,359 units have secured development rights and are vested. The remaining 2,933 units are considered non-vested (Please refer to Attachment 1 for a complete discussion of these remaining vested/non-vested units). While non-vested units do not have the same development protections as vested units, the City of Dublin General Plan Housing Element relies on 1,571 of those non-vested units to meet the City’s RHNA obligation. As shown in Table 4, there are 1,362 units that are considered unrestricted (i.e . these units are not vested and they do not satisfy a RHNA obligation). Page 5 of 5 Planning Area Non-Vested Units RHNA Restricted Units Unrestricted Eastern Dublin Specific Plan 1,715 553 1,162 Dublin Crossing Specific Plan --- Downtown Dublin Specific Plan 1,218 1,018 200 Historic Area Specific Plan --- Schaefer Ranch --- Total Units 2,933 1,571 1,362 Table 4. Remaining Units Not Restricted by Vested Units or RHNA In summary, 3,930 units (74%) either have secured development rights (2,359 units) or are restricted by RHNA (1,571 units). 1,362 units (26%) 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 Co uncil. ATTACHMENTS: 1. Staff Report on Residential Development Projects Dated January 8, 2019 Page 1 of 4 STAFF REPORT CITY COUNCIL DATE: January 8, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Informational Report on Residential Development Projects Prepared by: Mandy Kang, Senior Planner EXECUTIVE SUMMARY: The City Council has requested an informational report on the status of planned residential development under the City of Dublin General Plan. The General Plan identifies 5,292 planned residential units remaining to be issued building permits City- wide. Some of these units have vested development rights while others satisfy the City’s Regional Housing Needs Allocation. STAFF RECOMMENDATION: Receive the report. FINANCIAL IMPACT: No financial impact. DESCRIPTION: The City Council requested that Staff prepare an informational report on the status of remaining planned residential development Citywide under the General Plan. This is the first in a series of reports to the City Council on the status of remaining residential development in Dublin. This report focuses on the remaining number of units and vested development rights. Future reports will address the City’s Regional Housing Needs Allocation (RHNA) and the City’s obligations to satisfy that requirement, as well as future housing legislation with the potential to impact Dublin. Residential Development Status 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 California Legislature has developed two mechanisms to provide security to developers: development agreements and vesting tentative maps. Residential development projects that have adopted Development Agreements or Page 2 of 4 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 November 30, 2018, the Dublin General Plan identifies 5,292 planned residential units remaining to be issued building permits City-wide. Of those units, 2,359 units have secured development rights and are vested; this represents less than half (45%) of the remaining units planned under the Dublin General Plan. The remaining 55% (2,933 units) are considered non-vested. Of the non-vested residential units, nearly 42% (1,218 units) are located within the Downtown Dublin Specific Plan area with the remaining 58% (1,715 units) located in the Eastern Dublin Specific Plan area. Please refer to Table 1 below for a summary of the vested and non -vested residential units by planning area while Tables 2 and 3 provide a list of the specific vested and non - vested development projects/sites. Please refer to Attachments 1 and 2 for maps showing the location of the vested and non-vested development sites. Table 1. Remaining Vested and Non-Vested Residential Units November 30, 2018) Planning Area Vested Non-Vested Total Planned Units Units Units Eastern Dublin Specific Plan 446 1,715 2,161 Dublin Crossing Specific Plan 1,395 0 1,395 Downtown Dublin Specific Plan 499 1,218 1,717 Historic Area Specific Plan - - - Schaefer Ranch 19 0 19 TOTAL UNITS 2,359 2,933 5,292 Percentage 45% 55% 100% Table 2 - Vested Residential Development Projects Project Name Total Units Vested Units Remaining to be StartedNumber Eastern Dublin Specific Plan Area 446 1 Onyx @ Jordan Ranch N-7 105 29 3 Wallis Ranch 1 Bridgecroft 92 2 4 Wallis Ranch 4B Haven 75 2 6 Glen @ Tassajara Hills (Moller Ranch) 107 44 7 Knolls @ Tassajara Hills (Moller Ranch) 179 105 8 Bluffs @ Tassajara Hills (Moller Ranch) 84 39 10 Moller Ranch - custom home 1 1 11 Dublin Ranch North 4 4 12 Transit Center A-3 - Ashton 220 220 Page 3 of 4 Dublin Crossing Specific Plan 1,395 14 Boulevard - N5 - Filmore 80 22 15 Boulevard - N7 - Broadway 110 110 16 Boulevard - N8 - Skyline 114 78 17 Boulevard - N10 - Hyde Park 102 102 18 Boulevard - N11 - Mulholland 40 37 19 Boulevard - N12 - Newbury 49 1 20 Boulevard - N13 - Lincoln 45 11 21 Boulevard - N14 - Gramercy 102 102 22 Boulevard - N15 - Abbey 60 60 23 Boulevard - N16 - Downing 48 48 24 Boulevard - N17 - Huntington 37 37 25 Boulevard - N18 - Mulholland 40 40 26 Boulevard - N19 - Venice 91 91 27 Boulevard - N20 - Parc 75 75 28 Boulevard - N21 - Ivy 62 62 29 Boulevard - N22 - Vine 92 92 30 Boulevard - N23 - Avalon 90 90 31 Boulevard - N24 - Lombard 100 100 Pool of Remaining Units 237 Downtown Dublin Specific Plan 499 33 BayView Apts on St. Patrick Way 499 499 Other 19 34 Schaefer Ranch South Unit 3 19 19 plus lot 70) TOTALS 2,359 Table 3 - Non-Vested Residential Development Projects Number Project Name Density per the General Plan Total Studied Units Non-vested Units Remaining to be Started Eastern Dublin Specific Plan Area 1,715 1 Sperfslage 45-80 64 64 2 Dimanto Property (At Dublin) 181-273+ 261 261 3 Chen Property 56-100 130 130 4 Anderson Property 99-175 108 108 5 Righetti Property 59-134 96 96 6 Branaugh Property 59-136 97 97 7 Croak Property 167-838 573 573 8 Tipper Property 50-115 82 82 9 Kobold Property 12-28 20 20 10 McCabe Property 6-14 10 10 11 Yarra Yarra Ranch 58-132 79 79 12 Transit Center D-1 195 195 Page 4 of 4 Dublin Crossing Specific Plan 0 Downtown Dublin Specific Plan 1,218 Pool of Remaining Units 1218 Other 0 TOTALS 2,933 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). A future report will address RHNA and the City’s obligations to satisfy that requirement. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A public notice is not required to provide an informational report to the City Council. ATTACHMENTS: 1. Vested Residential Projects Map 2. Non-Vested Residential Projects Map CREEKSI DEDRIVECEDARLANE BRIT T ANYLANEBURN H AMWAYNEWFIELDSLA N EHILLBROOKPLACELANCASTERROADSIERRA LANEKIMB A L L A V E N U E M A R W IC K DRIVE H IL L ROSEDRIV EANTO N E W A Y IGLESIADRIVE SHADOWHILLDRIVEBETLEN DRIVE YORK DRIVE V OMACROAD H A N S EN DRIV ET A MARACK DRIVE SUMMER GLEN DRI V ECROSSRIDGEROAD SIG N A L HI LLDRIVEBRIG H TON D RIV E WILDWOODROADBAY LA UR ELS TREET S C A RLETTCOURT CREEKVIEWDRIVED A V O N ADR IV E BLOOMINGTON WAYHACIENDADRIVEBRODER STREET ST A GECOACHROADG L EA SO N D R IV E A L C O S T A B O U L E V A R D CENTRAL PARKWAY GLEASON DRIVE DUBLIN BOULEVARD DUBLIN BOULEVARD VILLAGEPARKWAYD U B L IN B O U L E V A R DSANRAMONROADI-6 80 AMADORVALLEYBOULEVARDFALLONROADI-580CIVIC PLAZAC I R CLEW A YP E N N D R I VEBAN DON D R I VEFENWICKWAY MAPLEDRIVE PRINCE DRI VECASTILIANROADROYS HILL L ANE RH O DAAVENUEAMARILLOROADVIA ZAPATA IRO N WO O D D R I VEWI C K L O WL A NETU R N B E R RYDRIVE BRIGAD O ON W A Y B E V E R L Y L A N E W E ST VOMACRO ADKINGSMIL L TERRACE STARWA RDDRIVE ARNOLDROADSIERRACOURTINSPIR A TION C I RCL EROLLI N G HILLS D R IVE SILVERGATEDRIVEDOUGHERTY ROADTASSAJARAROADT A SSAJA RA ROADF ALLONROADDUBLINB O U L E VARDINSPIRA TI ONDRIVEPOSITANOPARKWAYARNOLDROADGRAFTONSTREET§¨¦580§¨¦580 §¨¦680 !WallisRanch(4 units)!Tassajara Hills (Glen, Knolls & Bluffs)(189 units)!On yx @ Jordan Ranch N-7(29 units)!Dublin Ranch North(4 un its)!Boulevard(1395 units)!Transit Center A-3 - Ashton(220 units)!BayView Apts on St Patrick Way(499 units)!Schaefer Ranch South Unit 3 (19 units) Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community ±City of Dublin Vested Residential Development Sites 0 0.25 0.5 0.75 1Miles CREEKSI DEDRIVECEDARLANE BRIT T ANYLANEBURN H AMWAYNEWFIELDSLA N EHILLBROOKPLACELANCASTERROADSIERRA LANEKIMB A L L A V E N U E M A R W IC K DRIVE H IL L ROSEDRIV EANTO N E W A Y IGLESIADRIVE SHADOWHILLDRIVEBETLEN DRIVE YORK DRIVE V OMACROAD H A N S EN DRIV ET AMARACK DRIVE SUMMER GLEN DRI V ECROSSRIDGEROAD SIG N A L HI LLDRIVEBRIG H TON D RIV E WILDWOODROADBAY LA UR ELS TREET S C ARLETTCOURT CREEKVIEWDRIVED A V O N ADR IV E BLOOMINGTON WAYHACIENDADRIVEBRODER STREET ST A GECOACHROADG L EA SO N D R IV E A L C O S T A B O U L E V A R D CENTRAL PARKWAY GLEASON DRIVE DUBLIN BOULEVARD DUBLIN BOULEVARD VILLAGEPARKWAYD U B L IN B O U L E V A R DSANRAMONROADI-6 80 AMADORVALLEYBOULEVARDFALLONROADI-580CIVIC PLAZAC I R CLEW A YP E N N D R I VEBANDON D R I VEFENWICKWAY MAPLEDRIVE PRINCE DRI VECASTILIANROADROYS HILL L ANE RH O DAAVENUEAMARILLOROADVIA ZAPATA IRO N WO O D D R I VEWI C K L O WL A NETU R N B E R RYDRIVE BRIGAD O ON W A Y B E V E R L Y L A N E W E ST VOMACRO ADKINGSMIL L TERRACE STARWA RDDRIVE ARNOLDROADSIERRACOURTINSPIR A TION C IRCL EROLLI N G HILLS D R IVE SILVERGATEDRIVEDOUGHERTY ROADTASSAJARAROADT A SSAJA RA ROADF ALLONROADDUBLINB O U L E VARDINSPIRA TI ONDRIVEPOSITANOPARKWAYARNOLDROADGRAFTONSTREET§¨¦580 §¨¦580 §¨¦680 !BranaughProperty(97 units)!RighettiProperty(96 units)!AndersonProperty(108 units)!Chen Property(130 units)!CroakProperty(573 units)!Dimanto Property(At Dublin)(261 units)!TransitCenter D-1(195 units) !YarraYarra Ranch(79 units)!Sperfslag e(64 units)!Kobold(20 units)!TipperProperty(82 units) ! McCabeProperty(10 units)!Downtown Dublin Specific Plan(1,218 units) Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community ±City of Dublin Non-Vested Residential Development Sites 0 0.25 0.5 0.75 1Miles