HomeMy WebLinkAbout6.2 Housing ElementS ' ~1
J ~
~~' ~~
CITY CLERK
File # ^~~~-QO
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 2, 2009
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
~'
G
FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
Public Hearing: Draft 2009-2014 Housing Element
Report Prepared by Marnie R. Waffle, Senior Planner
1) Resolution directing Staff to submit the draft 2009-2014
Housing Element to the State of California Department of
Housing and Community Development for review with a
modification to Policy D.2 addressing childcare.
2) Draft 2009-2014 Housing Element.
3) Planning Commission Agenda Statement dated May 12,
2009 without attachments.
4) Draft Planning Commission Meeting Minutes of May 12,
2009.
5) Planning Commission Resolution 09-20 recommending that
the City Council direct Staff to submit the Draft 2009-2014
Housing Element to the State of California Department of
Housing and Community Development for review.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the public;
4) Close the public hearing and. deliberate; and
5) Adopt Resolution directing Staff to submit the draft 2009-
2014 Housing Element to the State of California
Department of Housing and Community Development for
review with a modification to Policy D.2 addressing child
care.
None.
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
COPY TO: Veronica Tam & Associates
' Page 1 of 8
ITEM NO.
Dublin has contracted with Veronica Tam & Associates to assist Staff in updating the City's Housing
Element for the 2009-2014 planning period.
Background
Regional Housing Needs Allocation
The first step in updating the Housing Element is determining what the City's share of the regional
housing need (i.e. housing units) will be for the upcoming planning period. The State of California
Housing and Community Development Department, in conjunction with the Association of Bay Area
Governments, determines housing need based on existing need and estimated population growth. Once
the regional need has been determined, individual cities and counties are assigned a portion of that need
that they must then plan for in their respective Housing Elements. In September 2007, the City of Dublin
received a housing need allocation of 3,330 units and in February 2008 began the process of updating the
Housing Element.
Planning Commission/Housing Committee Joint. Study Session
On May 13, 2008 a joint Study Session with the Planning Commission and Housing Committee was held
to provide an overview of the Housing Element update process including the statutory requirements of
what the Housing Element must address. Those statutory requirements include the following:
o Identifying adequate sites, through appropriate zoning and development standards, to facilitate and
encourage the development of a variety of housing types for all income levels;
o Assisting in the development of adequate housing to meet the needs of lower and moderate income
households;
o Addressing and, where possible, removing governmental constraints to the maintenance,
improvement and development of housing;
o Conserving and improving the condition of the existing affordable housing stock; and
o Promoting housing opportunities for all persons regardless of race, religion, sex, marital status,
ancestry, national origin, color, familial status, disability or sexual orientation.
At the joint Study Session, Staff also provided an overview of the specific components that are required to
be included in the Housing Element which are as follows:
Housing Needs Assessment: The Housing Needs Assessment describes the existing needs in the
community including: 1) the number of households overpaying for housing; 2) the number of
households living in overcrowded conditions or with special housing needs; 3) the physical
condition of housing units; and, 4) affordable units at risk of converting to market-rate. The
Housing Needs Assessment also describes the projected housing needs of the community which is
determined by the Association of Bay Area Governments (ABAG) through the Regional Housing
Needs Allocation (RHNA) process.
Constraints Analysis: The Constraints Analysis describes: 1) market constraints such as land and
construction costs and the availability of financing; 2) governmental constraints such as local land
use controls, fees and exactions, on- and off-site improvement requirements, and permit and
2 of 8
processing procedures; and, 3) environmental constraints such as hazards, infrastructure and
services, and habitat and farmland protection.
Resources and Opportunities: The Resources and Opportunities analysis includes an inventory of
vacant and underutilized land available to meet the projected housing needs of the community as
determined through the Regional Housing Needs Allocation (RHNA) process.
Review of Past Accomplishments: The Review of Past Accomplishments evaluates the housing
programs and quantified objectives outlined in the previous Housing Element and the City's
efforts in meeting the program requirements and achieving the quantified objectives.
Housing Plan: The Housing Plan includes Goals and Policies to be implemented during the 2009-
2014 Housing Element cycle. Specific Housing Programs have been developed to implement the
Goals and Policies that would accomplish the following: 1) conserve the existing supply of
housing; 2) assist with the production of housing for all income groups; 3) provide adequate
housing sites; 4) remove governmental constraints; 5) promote equal housing opportunity; and, 6)
support Green Building concepts.
In addition to the aforementioned components of the Housing Element, a number of State Laws were
passed during the last Housing Element cycle which impact the 2009-2014 Housing Element.. These
State Laws require, among other things, that local jurisdictions address housing for extremely low income
households; make provisions within the. community for transitional housing, supportive housing and
single room occupancy units; address housing for the homeless through emergency shelters; and, address
housing for persons with disabilities through the removal of constraints to housing. State law requires that
a112009-2014 Housing Elements address these requirements.
Community Workshops
On August 21, 2008 the first of two Community. Workshops were held to discuss the specific components
of the Housing Element and to solicit input from residents, the development community and service
providers on the community's housing needs. The Regional Housing Needs Allocation (RHNA) for
Dublin was presented along with the City's accomplishments in reviewing, approving and constructing
housing units. Special needs housing was also discussed and included emergency shelters, transitional
housing, supportive housing and single room occupancy units.
On September 18, 2008 a second Community Workshop was held to discuss housing programs that would
achieve the statutory requirements set forth by the State. A variety of housing programs were discussed in
relation to conserving the existing supply of housing; encouraging the production of housing; providing
housing assistance (i.e. First Time Homebuyer Loan Program); providing adequate sites for housing
development to achieve the Regional Housing Needs Allocation (RHNA); and, removing governmental
constraints to providing housing for all income levels. Feedback was solicited from workshop
participants on the housing programs discussed.
Draft Housing Element
The 2009-2014 draft Housing Element (Attachment 2) has been prepared in conjunction with Veronica
Tam & Associates. The draft Housing Element includes the following major components:
1. Evaluation of Accomplishments: The Evaluation of Accomplishments (see Attachment 2,
Appendix B) provides a summary of programs and associated objectives adopted in the previous
Housing Element and the City's efforts in meeting the objectives outlined. Also included in the
3 of 8
Evaluation of Accomplishments is the City's effort in meeting its Regional Housing Needs
Allocation (RHNA) for the previous planning period (1999-2006). The City successfully
accommodated its RHNA allocation for the previous planning period and therefore no unmet need
exists to be carried over into the next planning period (2007-2014).
2. Goals and Policies: The Goals and Policies for the 2009-2014 Housing Element set the
framework for the Housing Programs and quantified objectives to be accomplished during the
planning period. The Goals and Policies can be found on pages 5-7 of the draft Housing Element
(Attachment 2) and include the following categories:
a. Range of Housing Types
b. Housing Opportunities for Segments of the Population
c. Maintain and Enhance Residential Neighborhoods
d. Promote Equal Housing Opportunities
e. Promote Energy Efficiency and Conversation
3. Housing Programs: The Housing Programs (Attachment 2, pages 8-22) are specific objectives
that the City will undertake in implementing the Goals and Policies noted above. Many of the
Housing Programs are a continuation of the programs adopted in the existing Housing Element.
Housing Programs that are significant changes are highlighted below (see Housing Programs
below).
4. Appendices: There are 3 Appendices to the draft Housing Element. The first is an explanation of
public participation in the development of the draft Housing Element (Appendix A); the second is
a review of past accomplishments from the prior Housing Element (Appendix B); and, the third is
a technical background report (Appendix C). The Technical Background Report includes a
housing needs assessment, a housing constraints analysis and an evaluation of housing resources.
The draft 2009-2014 Housing Element is substantially the same as the 1999-2006 Housing Element with
similar Goals and Policies and a continuation of successful Housing Programs. One notable change in the
Goals and Policies for the draft 2009-2014 Housing Element is a greater emphasis on energy efficiency
and conservation. Notable changes to the Housing Programs include new programs required by recent
State legislation (SB 2 and AB 2634).
Regional Housing Needs Allocation (RHNA)
The Regional Housing Needs Allocation (RHNA) is a major component to the Housing Element as it sets
forth the minimum number of housing units the City must plan for in order to accommodate their share of
the region's projected growth. The Association of Bay Area Governments (ABAG) has assigned to the
City of Dublin the following housing unit allocation for the 2009-2014 Housing Element cycle:
0 1,092 Very Low Income Units
0 661 Low Income Units
0 653 Moderate Income Units
0 924 Above Moderate (Market Rate) Units
o Total Housing Units: 3,330
State law requires that the City encourage, promote and facilitate the development of housing to
accommodate the RHNA. The housing units allocated to the City under the RHNA are not required to be
constructed within the planning period; however the City must demonstrate that adequate land is zoned to
accommodate the RHNA. Based on a review of existing projects and remaining residential sites to be
4of8
developed, Staff believes the City can accommodate our RHNA (see Attachment 2, Appendix C, page
Appendix C-66, Table C-37).
Housing Pro rg ams
Many of the Housing Programs proposed in the 2009-2014 Housing Element are continuations of
successful programs from the previous Housing Element cycle. The specific objectives proposed for each
of the Housing Programs have been based on past performance. For example, if the City assisted with 25
minor home repairs through the Alameda County Major and Minor Home Improvement Program during
the last Housing Element cycle, an objective of facilitating 25 minor home repairs for the next planning
period has been set. The specific objectives are also based on projected development. For example, one
of the objectives is to develop 100 mixed-use high density residential units; the Windstar, AMB or Avalon
II projects would achieve this objective.
In accordance with State law, five new Housing Programs have been incorporated into the draft Housing
Element. These Housing Programs would require that the Zoning Ordinance be amended within one year
of adoption of the Housing Element. The Zoning Ordinance is not automatically amended with the
adoption of the Housing Element but would require follow-up action by the City as described below.
1. Reasonable Accommodation -This program provides relief to persons with disabilities seeking to
make modifications to their homes for accessibility purposes. Certain development standards such
as setbacks may need to be relaxed in order to ensure that persons with disabilities are able to
enjoy their residences like other residents. Additionally, the Zoning Ordinance definition for
"family" could be considered a constraint on housing for persons with disabilities and needs to be
amended to eliminate any reference to the number of individuals that can comprise a housekeeping
unit. Actions to be taken include:
i. Adopt a formal ministerial process for persons with disabilities to seek relief from the strict
or literal application of development standards.
ii. Amend the Zoning Ordinance definition of "family".
2. Emergency Shelters - An Emergency Shelter is a year-round shelter for the homeless. The Zoning
Ordinance currently allows Emergency Shelters in all Commercial and Industrial Zoning Districts
with approval of a Conditional Use Permit. Recent changes to State Law (SB 2) now require that
Emergency Shelters be permitted by-right in at least one Zoning District. The M-1, Light
Industrial Zoning District was chosen. The shelter is only required to accommodate Dublin's
homeless population which was estimated to be 20 persons. Actions to be taken include: Amend
the Zoning Ordinance to permit Emergency Shelters by-right in the M-1 Zoning District and
remove them from all other Commercial and Industrial Zoning Districts.
3. Transitional Housing -Transitional Housing is similar to a rental housing development but limits
the length of time that occupants can live there. The length of stay can vary but must be at least 6
months. The Zoning Ordinance currently allows for Transitional Housing in the R-2 and R-M
Zoning Districts with approval of a Conditional Use Permit. Recent changes to State law (SB 2)
require that Transitional Housing be considered a residential use subject only to those restrictions
that apply to other residential uses of the same type in the same zone. The Zoning Ordinance
would be amended as follows:
i. Transitional housing facilities serving 6 or fewer persons would be permitted b~ htg in all
Residential Zoning Districts;
5 of 8
ii. Transitional housing facilities serving 7 or more persons functioning as ,group quarters i.e.
in a single family home) would be allowed in the R-1 and R-2 Zoning Districts with
~proval of a Conditional Use Permit; and,
iii. Transitional housing facilities serving 7 or more persons functionin ag s a typical multi-
famil~development (i.e. an apartment complex) would be permitted by-right in the R-M
Zoning District.
4. Supportive Housing -Supportive Housing is occupied by a target population as defined in the
Health and Safety Code and includes low income persons with mental disabilities, AIDS,
substance abuse or chronic health conditions and has no limit on the length of stay. The housing is
linked to services to meet the needs of the residents and could be located on-site or off-site. The
Zoning Ordinance does not currently address Supportive Housing. Recent changes to State
Law (SB 2) now require that local jurisdictions allow Supportive Housing. The Zoning Ordinance
would be amended as follows:
i. Supportive housing facilities serving 6 or fewer persons would be permitted by right in all
Residential Zoning Districts;
ii. Supportive housing facilities serving 7 or more persons functioning as group quarters (i.e.
in a single family home) would be allowed in the R-1 and R-2 Zoning Districts with
approval of a Conditional Use Permit; and,
iii. Supportive housing facilities serving 7 or more persons functioning as a typical multi-
family development (i.e. an apartment complex) would be permitted by-right in the R-M
Zoning District.
5. Single Room Occupancy Units (SRO's) -Single Room Occupancy Units are one-room units
which are not required to have a kitchen or bathroom and are intended for occupancy by a single
individual. The Zoning Ordinance does not currently address SRO's. Recent changes to State
Law (AB 2634) now require that local jurisdictions allow SRO's. The Zoning Ordinance would
be amended as follows:
i. SRO's would be allowed in the C-2, General Commercial Zoning District with approval of
a Conditional Use Permit.
Public Participation
Five public meetings and workshops have been held regarding the 2009-2014 Housing Element. As noted
above, the first public meeting was a Joint Study Session with the Planning Commission and Housing
Committee on May 13, 2008; two community workshops followed on August 21, 2008 and September 18,
2008. Six to seven individuals attended each of the community workshops and provided input on the
draft Housing Element. These individuals represented the development community, service providers,
housing advocates, residents and property owners. The fourth public meeting was a Joint Study Session
with the Planning Commission and Housing Committee on April 28, 2009 and the fifth public meeting
was held on May 12, 2009 before the Planning Commission (Attachment 3).
At the May 12, 2009 Planning Commission meeting a representative from the Alameda County Child
Care Planning Council and a representative from Child Care Links addressed the Planning Commission
on the importance of incorporating child care in local Housing Elements (Attachment 4). The Planning
6of8
Commission agreed that addressing child care would be a positive addition to the draft Housing Element.
Therefore, the Planning Commission recommended a modification to Policy D.2 (Attachment 2, page 7)
which implements the goal of promoting equal housing opportunities by providing supportive services to
meet special housing needs. The amended Policy D.2 that the Planning Commission recommended is as
follows:
"Promote housing along with supportive services to meet the special housing needs of seniors, persons
with disabilities, single-parents, child care seekingparents and the homeless."
Following the May 12, 2009 Planning Commission meeting, Staff further evaluated the proposed revision
to Policy D.2. As proposed, the revised Policy could be interpreted that the City was identifying a new
special housing needs population -child care seeking parents -rather than addressing the need for child
care as a service in the community. Therefore, Staff is recommending that the City Council consider an
alternative revision to Policy D.2 which reads as follows:
"Promote housing along with supportive services, including child care, to meet the special housing needs
of seniors, persons with disabilities, single-parents, and the homeless."
Should the City Council choose to support the modification to Policy D.2, the draft 2009-2014 Housing
Element would be revised accordingly prior to submitting the document to the State for review.
The City Council meeting on June 2, 2009 will be the sixth public meeting held on the draft 2009-2014
Housing Element.
Draft Housing Element Revised
Minor revisions were made to the draft 2009-2014 Housing Element following the May 12, 2009 Planning
Commission meeting. The first was to correct a typographical error under Program 23: Supportive
Housing where AB 2634 was referenced in the Timeframe and Objectives section when it should have
read SB 2 (Attachment 2, page 19).
The second revision was to remove the reference to "fee deferrals" in Program 5: Mixed Use
Development and Program 7: Density Bonuses. Fee deferrals was listed as one of many incentives and
concessions the City could provide to developers to facilitate and encourage the development of Mixed
Use projects as well as requests for Density Bonuses. Because. the City does not currently have a fee
deferral program in place Staff is recommending that the other incentives and concessions set forth in the
draft Housing Element be highlighted. These concessions and incentives include, promoting mixed use
opportunity sites; using the Specific Plan process to provide for regulatory incentives to encourage mixed-
use development; using the Planned Development Zoning process to allow for flexible development
standards including parking reductions, exceptions to building heights, floor area ratios, lot coverage
limitations and residential densities; and, implementing the Density Bonus Ordinance (Attachment 2,
pages 10-12).
Next Steps
The draft 2009-2014 Housing Element is being presented to the City Council with a recommendation that
the City Council direct Staff to submit the draft Housing Element to the State Department of Housing and
Community Development for review with a modification as recommended by the Planning Commission
and modified by Staff to Policy D.2 addressing child care. Should the City Council adopt the Resolution
Staff would submit the draft 2009-2014 Housing Element to the State for review. The State would review
the draft Housing Element and provide comments to Staff within 60 days of receiving the draft document.
7of8
While the State is reviewing the draft Housing Element, Staff would begin the environmental review
process. Once the State determines that the City's Housing Element is certifiable, Staff would return to
the Planning Commission and City Council for formal adoption of the 2009-2014 Housing Element.
PLANNING COMMISSION ACTION:
At the May 12, 2009 Planning Commission meeting, the Planning Commission reviewed the draft 2009-
2014 Housing Element and adopted Resolution 09-20 (Attachment 5) recommending that the City
Council adopt a Resolution directing Staff to submit the draft Housing Element to the State Department of
Housing and Community Development for review with the modification to Policy D.2 as described above.
As noted above, Staff is recommending a slight modification to the Planning Commission's suggested
revision to Policy D. 2.
PUBLIC NOTICE:
A public notice advertising the June 2, 2009 public hearing before the City Council on the draft 2009-
2014 Housing Element was mailed to all interested parties including service providers, developers,
housing advocates and community workshop participants. Additionally, the public hearing was advertised
in the Valley Times and the public notice was posted in four locations within the City including the Senior
Center, Library, Civic Center Kiosk and City Hall.
CONCLUSION:
The draft 2009-2014 Housing Element has been prepared in accordance with State law and represents a
comprehensive planning document that establishes specific goals, policies and programs to meet the
housing needs of current and future residents of Dublin. Having a certified Housing Element
demonstrates the City's commitment to providing housing that meets the needs of all segments of the
community and also creates opportunities for the City to secure grant funding through State programs.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public hearing; 3)
Take testimony from the public; 4) Close the public hearing and deliberate; and 5) Adopt Resolution
directing Staff to submit the draft 2009-2014 Housing Element to the State of California Department of
Housing and Community Development for review with the modification to Policy D.2 addressing child
care.
8 of 8
i~~
RESOLUTION NO. XX - 09
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DIRECTING STAFF TO SUBMIT THE DRAFT 2009-2014 HOUSING ELEMENT TO THE
STATE OF CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR REVIEW WITH A MODIFICATION TO POLICY D.2 ADDRESSING
CHILD CARE
WHEREAS, the State of California requires that Cities and Counties adopt a comprehensive,
long-term General Plan for the physical development of the City; and
WHEREAS, the Housing Element is one of seven mandated elements of the General Plan and
must address the existing and projected housing needs for all economic segments of the community; and
WHEREAS, the State law currently requires that Housing Elements be updated and certified
every five years; and
WHEREAS, the City of Dublin has contracted with Veronica Tam & Associates to assist Staff in
preparing the draft 2009-2014 Housing Element; and
WHEREAS, the draft .2009-2014 Housing Element includes Goals and Policies that will
accomplish the following:
o Ensure that a broad range ofhousing types are provided to meet the needs of existing and
future residents;
o Encourage and facilitate the development of lower and moderate income housing;
o Maintain and enhance the quality of Dublin's existing neighborhoods;
o Promote equal opportunity for all residents to reside in housing of their choice; and,
o Increase energy efficiency and conservation in residential developments. And;
WHEREAS, the draft 2009-2014 Housing Element also includes specific Housing Programs that
will implement the Goals and Policies outlined above; and
WHEREAS, the Housing Programs are grouped into the following six categories:
1. Conservation of the Existing Supply of Housing;
2. Production of Housing;
3. Provision of Adequate Housing Sites;
4. Removal of Governmental Constraints;
5. Promotion of Equal Housing Opportunity; and
6. Green Building Programs.
ATTACHMENT 1 9
a ~ ~~
WHEREAS, on May 13, 2008 a Joint Study Session with the Planning Commission and Housing
Committee was held to provide an overview of the Housing Element update process including the
statutory requirements of what the Housing Element must address; and
WHEREAS, on August 21, 2008 and September 18, 2008 Community Workshops were held to
solicit input from the development community, service providers, housing advocates, residents and
property owners; and
WHEREAS, on Apri128, 2009 a Joint Study Session with the Planning Commission and Housing
Committee was held to present the draft 2009-2014 Housing Element; and
WHEREAS, on May 12, 2009 the Planning Commission held a public hearing on the draft 2009-
2014 Housing Element and adopted a Resolution recommending that the City Council direct Staff to
submit the draft 2009-2014 Housing Element to the State Department of Housing and Community
Development for review; and
WHEREAS, the City of Dublin City Council ("City Council") held a public hearing on the draft
2009-2014 Housing Element on June 2, 2009; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony herein above set forth and used its independent judgment to evaluate the draft 2009-2014
Housing Element; and
WHEREAS, a staff report was submitted recommending that the City Council adopt a Resolution
directing Staff to submit the draft 2009-2014 Housing Element to the State of California Department of
Housing and Community Development for review.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin City Council does hereby
direct Staff to modify Policy D.2 on page 7 of the draft Housing Element to read, "Promote housing along
with supportive services, including child care, to meet the special housing needs of seniors, persons with
disabilities, single-parents, and the homeless."
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby direct Staff to
submit the draft 2009-2014 Housing Element to the State of .California Department of Housing and
Community Development for review with a modification to Policy D.2 addressing child care.
PASSED, APPROVED AND ADOPTED this 2na day of June 2009 bathe following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
-2-
i
2009 - 20 14
19
~~ ~
ATTACHMENT 2
1
1
19
CITY COUNCIL:
Mayor Tim Sbranti
Vice Mayor Kasie Hildenbrand
Councilmember Don Biddle
Councilmember Kevin Hart
Councilmember Kate Ann Scholz
PLANNING COMMISS{ON:
Chair Doreen Wehrenberg
Vice Chair Morgan King
Commissioner Alan Brown
Commissioner Bill Schaub
Commissioner Eric Swalwell
HOUSING COMMITTEE:
Committee Chair Christine Kaehuaea
Committee Vice Chair Ronald De Diemar
Committee Member Kathy Avanzino
Committee Member Mary Rose Parkman
Committee Member Ramoncito Firmeza
Committee Member Dale Garren
Committee Member Rick Runnels
~~~
CITY STAFF:
Joni Pattillo, City Manager
Jeri Ram, Community Development
Director
Mary Jo Wilson, Planning Manager
Marnie Waffle, Senior Planner
John Lucero, Housing Specialist
Gaylene Burkett,AdministrativeAide
Taryn Gavagan, Secretary
VeronicaTam,VeronicaTam &
Associates
1
i
5~~~
City of Dublin
2009-2014 Housing Element
Draft
May 2009
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
1
~~
City of Dubli
Housing Element (2009-2014)
Table of Contents
Introduction ....:........................................................................................................................................1
1. Contents of the Housing Element ....................................................................................... .......1
2. Consistency with General Plan ........................................................................................... .......2
3. Data Sources ....................................................................................................................... .......2
Evaluation of Accomplishments ...............................................................:...................................... .......3
Goals and Policies ...............................................:................................................:..................................5
1. Range of Housing Types ..............................................................................................:............5
2. Housing Opportunities for Segments of the Population ............................................................6
3. Maintain and Enhance Residential Neighborhoods ...................................................................6
4. Promote Equal Housing Opportunities ......................................................................................7
5. Promote Energy Efficiency and Conservation ...........................................................................7
Housing Programs ......................................................................................:......-.....................................8
1. Conservation of the Existing Supply of Housing ......................................................................8
2. Production of Housing .............................................................................................................10
3. Provision of Adequate Housing Sites ......................................................................................15
4. Removal of Governmental Constraints .................................................:..................................16
5. Promotion of Equal Housing Opportunity ...............................................................................20
6. Green Building Programs ........................................................................................................20
7. Quantified Objectives ..............................................................................................................22
Public Participation ...............................................................................................................................23
1. Service Provider Interviews .....................................................................................................23
2. Housing Committee .................................................................................:........................... ....23
3. Public Hearings ...........:........................................................................................................ ....24
Appendix A: Public Participation ...........................................................:......................................... . A-1
1. Interviews with Service Providers ......................:................................................................ . A-1
2. Invitees to Housing Committee Meetings ...:....................................................................... . A-3
Appendix B: Review of Accomplishments ....................................................................................... ..B-1
Appendix C: Technical Background Report ..................................................................................... ..C-1
1. Housing Needs Assessment ................................................................................................. ..C-1
A. Population Characteristics and Trends .......................................................................... ..C-2
B. Employment Profile ...................................................................................................... ..C-5
C. Household Characteristics ............................................................................................. ..C-7
D. Special Needs Populations ............................................................................................ C-11
E. Housing Stock Characteristics .................................................................................:.... C-17
F. Affordable Housing Inventory ...................................................................................... C-25
G. Estimates of Housing Needs ......................................................................................... C-26
2. Housing Constraints ............................................................................................................. C-28
A. Market Constraints .......:................................................................................................ C-28
B. Governmental Constraints .....................................:....................................................... C-31
C. Public Policy Constraints .............................................:................................................ C-53
D. Utility and Public Service Constraints .......................................................................... C-54
E. Environmental Constraints ............................................................................................ C-55
3. Housing Resources .............................................................................................................. C-57
A. Regional Housing Needs Assessment (RHNA) ............................................................ C-57
B. Credits against the RHNA ..........................:......................:........................................... C-58
C. Future Development Potential ....................................................................................... C-61
D. Financial Resources ...................................................................................................... C-66
E. Administrative Resources ............................................................................................. C-67
City of Dublin
Housing Element (2009-2014)
List of Tables
~~
Table 1: Summary of Quantified Accomplishments since 1999 ............................................................ 4
Table 2: Quantified Housing Objectives: 2009-2014 ........................................................................... 22
.......................................................
ulation Growth
ble C-1: Po
T .......................... C-2
..........................
p
a
..................................................
....
e Characteristics
ble C-2: A
T .......................... C-3
.
.........................
g
a
Table C-3: RaceBthnicity 2000 ............................................................................... .......................... C-5
Table C-4: Employment Profile ............................................................................... .......................... C-5
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008 ............ .......................... C-6
Table C-6: Household Characteristics ...................................................................... .......................... C-7
Table C-7: Household Income Distribution ............................................................. .......................... C-8
Table C-8: Households by Income Category - 2000 ................................................ .......................... C-9
Table C-9: Special Needs Groups ............................................................................ ........................ C-12
Table C-10: Disability Status ...........................................................:....................... ........................ C-14
Table C-11: Housing Stock Growth ........................................................................ ......................... C-17
Table C-12: Housing Stock Composition: 2008 ..................................................... ......................... C-18
Table C-13: Housing Tenure ................................................................................... ......................... C-19
Table C-14: Tenure by Household Size .................................................................. ......................... C-19
Table C-15: Median Home Prices: 2007-2008 ........................................................ ......................... C-21
Table C-16: Home Asking Prices: Apri1200g ........................................................ ......................... C-21
Table C-17: Apartment Rental Rates: Apri12008 ................................................... ......................... C-22
Table C-18: Housing Affordability Matrix Alameda County ................................. ......................... C-24
Table C-19: Inventory of Assisted Rental Housing ................................................ ......................... C-26
Table C-20: Housing Assistance Needs .................................................................. ......................... C-27
Table C-21: Disposition of Home Loans - 2006 ..................................................... ......................... C-29
Table C-22: Active and Pending Foreclosures ........................................................ ......................... C-31
Table C-23: Residential Development Standards .................................................... ......................... C-36
Table C-24: Dublin Parking Requirements for Residential Uses ............................ ......................... C-37
Table C-25: Comparison of Parking Requirements for Residential Uses ........................................ C-38
Table C-26: Residential Uses by District ............................................................... .......................... C-39
Table C-27: Street Design Criteria ......................................................................... ..............:........... C-46
Table C-28: Planning Division Fee Schedule ........................................................ .......................... C-47
Table C-29: Development Impact Fees ..:............................................................... .......................... C-48
Table C-30: Regional Housing Needs Assessment (2007-2014) ........................... .......................... C-58
Table C-31: Units Approved and Under Construction Since January 2007 ........... .......................... C-59
Table C-32: Units Approved but Not Yet Constructed .......................................... .......................... C-60
Table C-33: Remaining RHNA .............................................................................. .......................... C-61
Table C-34: Average Development Densities ........................................................ .......................... C-62
Table C-35: Remaining Sites with Residential Development Potential ................. .......................... C-63
Table C-36: Summary of.Sites Inventory ............................................................... .......................... C-65
Table C-38: RHNA and Sites Capacity .................................................................. .......................... C-66
g ~
it of Dublin
Y
Housing Element (2009-2014)
List of Figures
Figure C-1: Age Distribution, 1990-2000 ...........................................................................................C-3
Figure C-2: Race and Ethnicity, 1990-2000 .......................................................................................C-4
Figure C-3: Average Household Size - 2000 ......................................................................................C-8
Figure C-4: Median Household Income - 2400 ..................................................................................C-9
Figure C-5: Overpayment by Household Income .............................................................................C-11
Figure C-6: Year Structure Built ......................................................................................................C-18
`~ ~~
City of Dublin
Housing Element (2009-2014)
Introduction
This document constitutes the fourth revision to the City of Dublin Housing Element, pursuant to
State law. This Housing Element covers a planning period from July 1, 2009 through June 30, 2014.
The previous Housing Element was adopted by the Dublin City Council on July 11, 2003 and
originally covered the planning period from July 1, 2001 through June 30, 2006. This planning
period was extended by State legislation to June 30, 2009.
1. Contents of the Housing Element
The Housing Element of the General Plan is a comprehensive statement by the City of Dublin of its
current and future housing needs and proposed actions to facilitate the provision of housing to meet
those needs at all income levels. The policies contained- in this Element .are an expression of the
statewide housing goal of "attaining decent housing and a suitable living environment for every
California family," as well as a reflection of the unique concerns of the community. The purpose of
the Housing Element is to establish specific goals, policies, and objectives relative to the provision of
housing, and to adopt an action plan toward this end. In addition, the Element identifies and analyzes
housing needs, and resources and constraints to meeting those needs.
In accordance with state law, the Housing Element is to be consistent and compatible with other
General Plan elements. Additionally, Housing Elements are to provide clear policy and direction for
making decisions pertaining to zoning, subdivision approval, housing allocations, and capital
' improvements. State law (Government Code Sections 65580 through 65589) mandates the contents of
the Housing Element. By law, the Housing Element must contain:
1
• An assessment of housing needs and an inventory of resources and constraints relevant to
meeting those needs;
A statement of the community's goals, quantified objectives, and policies relevant to the
maintenance, improvement, and development of housing; and
• A program that sets forth a schedule of actions that the local government is undertaking or
intends to undertake to implement the policies and achieve the goals and objectives of the
Housing Element.
Although, by nature of the State mandate, the Housing Element has a strong focus on the affordability
and availability of housing for low and moderate income households, the Element must also address
the housing needs and related policy issues for the entire community and be consistent with the
adopted policies of the General Plan. For these reasons, the updated Housing Element strives to
balance the desire of residents to maintain the character of existing residential neighborhoods,
manage traffic and congestion, and minimize visual and other impacts of new development, while
addressing the needs of low and moderate income households and special needs groups (such as
seniors and persons with disabilities). This balance will require the City to examine strategies to
accommodate higher density housing, mixed-use projects in commercial zones, infill developments,
and second units without sacrificing other legitimate community goals.
City of Dublin
Housing Element (2009-2014)
2. Consistency with General Plan
IoWlyl
~~
The Dublin General Plan consists of the following elements: 1) Land Use; 2) Parks and Open Space;
3) Schools, Public Lands, and Utilities; 4) Circulation and Scenic Highways; 5) Housing; 6)
Conservation; 7) Seismic Safety and Safety; 8) Noise; and 9) Community Design and Sustainability.
The Housing Element complements other General Plan elements and is consistent with the policies
and proposals set forth by the General Plan. For example, .residential densities established in the
Land Use Element are incorporated within the Housing Element and form the basis for establishing
the residential capacity within the City. Environmental constraints identified in the Seismic Safety
and Safety Element are recognized in the Housing Element.
3. Data Sources
In preparing the Housing Element, various sources of information are consulted. The 2000 Census
provides the basis for population and household characteristics. Although dated, no better source of
information on demographics is widely accepted. In addition, the 2000 Census must be used in the
Housing Element to ensure consistency with other Regional, State, and Federal housing plans.
However, several sources are used to provide reliable updates of the 2000 Census including the
following:
• .Population and housing estimates by the State Department of Finance;
• Labor market statistics by the State Employment Development Department;
• Housing market information (including www.realtor.com, www.dgnews.com,
www.rents.com);
• Special studies and reports on housing issues and market conditions, e.g. Continuum of Care
Strategy for the Homeless and Ten-Year Plan to End Homelessness; and
• Lending patterns for home purchase and home improvement loans from the Home Mortgage
Disclosure Act (HMDA) data.
2
i~ ~ ~
City of Dublin
Housing Element (2009-2014)
Evaluation of Accomplishments
In order to craft an effective strategy to address the housing needs of the community, the City must
evaluate the effectiveness and appropriateness of existing housing programs and actions.
Government Code Section 65588(a) requires each jurisdiction to review its housing element as
frequently as appropriate to evaluate:
The appropriateness of the housing goals, objectives,. and policies in contributing to the
attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's housing goals and
objectives; and
• The progress of the city, county or city and county in implementation of the housing element.
Table 1 summarizes the City's quantified accomplishments under the 2001-2009 Housing Element.
A program-level review is included as Appendix B.
Overall, the City has been effective in implementing the goals and objectives in the previous Housing
Element. Through planned development, and master and specific planning processes, the City was
able to achieve a significant portion of its Regional Housing Needs Allocation (RHI~TA) for the
planning period, although below the construction objectives identified in the Housing Element.
Furthermore, the Inclusionary Housing and Commercial Linkage Fee programs were instrumental in
the creation of affordable housing in Dublin.
In addition, the City provided assistance to 25 households to rehabilitate their homes. The City also
launched a homebuyer assistance program in 2007. Since inception of the program, 18 households
have been assisted.
' The City also adopted the Universal Design Ordinance, mandating the provision of accessibility in
new construction. The City is in the process of adopting a Green Building Ordinance to enhance
energy conservation in new buildings.
r
City of Dublin
Housing Element (2009-2014)
Table 1: Summary of Quantified Accomplishments since 7999
.a ~ ~~
Housin Assistance T e
g yp Housing
Element Goals
RHNA ~
Accomplishments
Housing Units to be Constructed
Very Low Income (0-50%AMI)
1
582 796
311
Low Income (51-80%AMI) , 531 238
Moderate Income (81-120% AMI) 1,784 1,441 380
Upper Income (>120%AMI) 7,663 2,668 6,450
Total 11,029 5,436 7,379
Housing Rehabilitation
Very Low Income (0-50%AMI) 5 --- 19
Low Income (51-80% AMI) 5 --- 6
Total 10 --- 25
Conserve Existing Rentals 57 ___ **
ovuicc: ~.ny Vl LUDllR, LVVb.
Notes:
* New construction units based on building permits finaled.
**The City of Dublin adopted a Condominium Conversion Ordinance in 2005 which contributed to the preservation of
existing rentals. The Ordinance limits the number of conversions annually to 7% of the multi-family rental housing
stock. While it is difficult to enumerate the actual number of existing rentals which were conserved during the planning
period, the City estimates that the adoption of the Condominium Conversion Ordinance in 2005 preserved hundreds of
rental units speculated for conversion to market rate.
4
1 ~~~~~
City of Dublin
' Housing Element (2009-2014)
Goals and Policies
' This section of the Housing Element contains the oafs and olicies the Ci of Dublin .intends to
g p h'
implement to meet its quantified objectives and address a number of important housing-related issues.
The following major issue areas are addressed by the goals and policies of this Element:
• Ensure that a broad range of housing types are provided to meet the needs of the existing and
' future residents;
• Encourage and facilitate the development of lower and moderate income housing;
• Maintain and enhance the quality of residential neighborhoods in Dublin;
' • Promote equal opportunity for all residents to reside in housing of their choice; and
• Increase energy efficiency and conservation in residential developments.
' 1. Range of Housing Types
Continuing to provide a balanced inventory of housing. in terms of types (e.g., single-family,
' duplexes, apartments, condominiums, and mixed-use), cost, and style will allow the City to fulfill a
variety of housing needs. In addition, providing regulatory and financial assistance as available will
be essential to support the production of affordable housing.
' GOAL A: Expand housing choice and multi-modal transportation opportunities for
existing and future Dublin residents.
Policy A.1: Ensure the provision of a variety of housing types to fulfill regional housing needs.
' Policy A.2: Facilitate development of affordable housing through use of fmancial and/or
regulatory incentives, where appropriate and subject to funding availability.
' Policy A.3: Maintain streamlined procedures for processing new residential development
applications.
Policy A.4: Encourage the development of residential units intended for the special groups,
' including seniors, large households, persons with disabilities, and the homeless.
Policy A.S: Promote affordable housing opportunities within Mixed-Use areas adjacent to public
' transportation and within walking or cycling distance to places of employment,
commerce, recreation and near services.
Policy A.6: Support existing emergency shelter programs in the Tri-Valley area.
Policy A.7: Encourage greater access to housing for persons with disabilities.
5
City of Dublin
Housing Element (2009-2014)
,~ ~i~
2. Housing Opportunities for Segments of the Population
New construction is a major source of housing for prospective homeowners and renters but generally
requires public sector support for the creation of units affordable to lower income households,
especially extremely low income households. A key element in satisfying the housing needs of all
segments of the community is the provision of adequate sites for housing of all types, sizes, and
prices. The City's General Plan and Zoning Ordinance determine where housing may locate, thereby
affecting the supply of land available for residential development. The following goals and policies
support the expansion of housing opportunities in Dublin.
GOAL B: Expand housing opportunities for all segments of Dublin's population.
.Policy B.1: Encourage development of affordable housing by non-profit organizations primarily
engaged in housing construction or management.
Policy B.2: Provide ongoing support to affordable housing developers.
Policy B.3: Negotiate with developers to ensure the provision of housing that is affordable to
extremely low income households.
Policy B.4: Continue to allow second dwelling units on single-family parcels as a means of
expanding rental housing opportunities.
Policy B.S: Continue to support the development of affordable homeownership housing for first-
time homebuyers.
Policy B.6: Continue to pursue redevelopment of the Arroyo Vista site with a combination of
affordable and market rate, rental and ownership units.
3. Maintain and Enhance Residential Neighborhoods
In general, housing over 30 years old may be in need of major rehabilitation, such as a new roof,
repair of termite damage, foundation work, and plumbing, etc. With approximately 27 percent of
Dublin's housing stock built prior to 1980, preventive maintenance is essential to avoid housing
deterioration. Some households, particularly those that have owned their homes for many years and
have relatively low house payments, may be able to afford repairs or monthly payments for
rehabilitation loans; however, others, especially lower income homeowners, may have difficulty
maintaining their homes. Assisting these households will help preserve and improve the City's
existing housing stock.
GOAL C: Use public and private resources to maintain and enhance existing residential
neighborhood characteristics.
Policy C.1: Continue to provide assistance for the rehabilitation of substandard and deteriorating
units.
Policy C.2: Encourage the preservation, rehabilitation or, if necessary, replacement of single-
family units in order to maintain and enhance the established characteristics of City
neighborhoods.
6
15 a~~'~
City of Dublin
Housing Element (2009-2014)
4. Promote Equal Housing Opportunities
The City seeks to expand the range of housing opportunities in Dublin, including housing for seniors
on fixed incomes, lower and moderate income residents, persons with disabilities, large families,
female-headed households with children, and the homeless. In order to make adequate provision for
the housing needs of all segments of the community, the City must also ensure equal and fair housing
opportunities are available to all residents.
GOAL D: Provide housing opportunities for all Dublin residents, regardless of race, color,
ancestry, national origin, religion, age, gender, marital status, familial status,
disability, source of income, sexual orientation, or any other arbitrary factor.
' P
li
o
cy D.1: Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination.
' Policy D.2: Promote housing along with supportive services to meet the special housing needs of
seniors, persons with disabilities, single-parents and the homeless.
' Policy D.3: Encourage the provision of housing to meet the needs of families of all sizes.
' 5. Promote energy Efficiency and Conservation
Energy conservation can be achieved through environmentally sensitive site planning techniques and
implementing building codes that require use of construction materials that maximize energy
' efficiency. Conserving energy has the dual benefit of reducing housing costs and improving
environmental quality.
GOAL E: Promote energy efficiency and conservation throughout Dublin.
Policy E.1: .Promote the use of Green Building techniques in residential development.
'
Policy E.2: Ensure all new residential development complies with energy efficiency performance
standards of the California Building Standards Code.
P
li
E i
o
cy
.3: Cont
nue to require the recycling of construction waste.
' Policy E.4: Utilize site planning techniques to allow passive energy efficiencies through solar
access, landscaping, and building orientation.
Policy E.S: Seek opportunities to educate the public about energy conservation.
City of Dublin
Housing Element (2009-2014)
Housing Programs
16~4~ ~
The goals and policies outlined in the prior section address Dublin's identified housing needs, and are
implemented through a series of housing programs offered primarily through the Planning and
Housing Divisions of the City's Community Development Department. Dublin residents may also be
eligible for assistance under programs administered by the County of Alameda. Housing programs
define the specific actions the City will undertake to achieve the stated goals and policies. The City's
housing programs for addressing community housing needs are described according to the following
issue areas:
• Housing Conservation
• Production of Housing
• Provision of Adequate Housing Sites
• Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
• Green Building Programs
The housing programs presented on the following pages include existing programs as well as various
revised and new programs that have been added to address the City's unmet housing needs and to
respond to new State laws.
1. Conservation of the Existing supply of Housing
Conserving and improving the housing stock is an important goal for the City of Dublin.
Approximately 27 percent of housing units in Dublin were constructed prior to 1980 and are therefore
likely to have rehabilitation needs, including new plumbing, roof repairs, foundation work and other
repairs. The City supports neighborhood preservation and improvement through housing
rehabilitation programs and code enforcement. Other housing conservation needs of the City include
existing multi-family rental apartments at-risk of converting to condominiums.
Program 1: Housing Rehabilitation Assistance
Alameda County administers the Community Development Block Grant (CDBG) funds on behalf of
the City. Using CDBG funds, the Alameda County Community Development Agency administers
the Minor and Major Home Improvement Programs for the City. Low-interest loans up to $1,500 are
available to lower income households through the Minor Home Improvement Program. The Major
Home Improvement Program makes available loans up to $60,000 at athree-percent annual interest
rate for qualified lower income households. Since 2003, CDBG funds have facilitated 22 minor home
repairs and 3 paint grants in Dublin.
CDBG
Implementation Alameda Coun Communi Develo ment A enc
Re,.cnnncihility• ~' ~' p g y
• Continue to support the Alameda County Community Development
Timeframe and Agency to implement the Minor and Major Home Improvement
Objectives: Programs.
• Facilitate 25 minor home repairs, 10 paint grants, 10 major home
im rovements durin the Tannin eriod.
Relevant Policies: Policy C.1; Policy C.2
8
I~~- i~
ty of Dublin
Housing Element (2009-2014)
Program 2: Housing Choice Voucher Rental Assistance
The Housing Choice Voucher Program extends rental subsidies to extremely low and very low
income households, including families, seniors, and the disabled. The program offers a voucher that
pays the difference between the current fair market rent (FMR) as established by the U.S. Department
of Housing and Urban Development (HUD) and what a tenant can afford to pay (i.e. 30 percent of
household income). The Housing Authority of the County of Alameda administers the program in
Dublin. Given the continued need for rental assistance, the City supports and encourages the
provision of additional subsidies through the Housing Choice Voucher Program.
Implementation
Responsibility:
' Timeframe and
Objectives:
Relevant Policies:
HUD Section 8
Housing Authority of the County of Alameda
• Continue to support the assistance of 150 very low and/or extremely
low income households each year throughout the planning period.
• Continue to refer interested households and homeowners to the Housing
Authority of the County of Alameda.
A.1; Policy D.2; Policy D.3
Program 3: Code Enforcement
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality of
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
property owners to seek assistance through available housing rehabilitation programs.
The City will continue to enforce property maintenance standards and abate substandard structures
through Code Enforcement. When code violations are unable to be resolved through voluntary
compliance or through the nuisance abatement procedure, the City refers such cases to the City
Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil
lawsuits to achieve compliance with City codes.
General fund ,
Implementation
Responsibility: Community Development Department, Planning & Building Divisions
• Continue to enforce local ordinances relating to property maintenance
Timeframe and and substandard housing both proactively and on a complaint basis.
Objectives:, • Conduct approximately 1,700 residential inspections during the
planning period.
• Perform annual review of City ordinances.
Relevant Policies: Policy C.1; Policy C.2
Program 4: Condominium Conversion Ordinance
The City values its rental housing stock as an important means of meeting the housing needs of all
income segments of the community. In 2005, the City Council passed a Condominium Conversion
Ordinance to preserve the existing rental housing stock. The .ordinance establishes an annual
maximum number of rental apartment units that can be converted to seven percent of the total number
of multi-family units in developments of 21 or more rental units. The Ordinance also establishes
tenant notification and relocation assistance requirements, limits rent increases once a notice of intent
City of Dublin
Housing Element (2009-2014)
i~ ~,~~ 1
to convert has been filed, and gives tenants the right to purchase units. New condominium
conversions are also subject to the City's Inclusionary Zoning Regulations. The City will continue to
implement the Condominium Conversion Ordinance to preserve the existing multi-family rental
housing stock in Dublin.
Financing: Permit processing fees
Implementation
Res onsibili Community Development Department, Planning Division
Timeframe and
Ob'ectives: Monitor conversion activities annually.
Relevant Policies: Policy A.1; Policy B.5
2. Production of Housing
The City of Dublin implements various programs to encourage a diversity of housing types. Part of
this diversity is addressed through the Regional Housing Needs Allocation (RHNA), which
encourages the construction of housing for all economic segments in the community. Housing
diversity is important to ensure that all households, regardless of age, income level, and household
type, have the opportunity to find housing suited to their need and lifestyle. The following programs
support the provision of additional housing opportunities in Dublin.
Program 5: Mixed Use ®evelopment
Locating high density residential uses in compact mixed-use areas where residents have convenient
access to jobs, shopping, services, recreation, and multi-modal transportation options can produce a
number of community benefits. For example, traditionally non-residential areas may be suitable to
provide additional capacity for higher density housing. Many residents within these areas are also
less dependent upon private automobile travel, often resulting in positive environmental effects and
more money for other necessary expenses.
The City will continue to promote high-density residential mixed-use projects in the Downtown
Intensification Area and adjacent to or in close proximity to Bay Area Rapid Transit (BART) Stations.
provided that infrastructure can support higher densities. The City will also evaluate older non-
residential properties which may be suitable for redevelopment with mixed-use
residential/commercial projects. The determination of suitable mixed-use opportunities will be based
on the age and condition of non-residential properties, properly location with respect to transportation
and services, the economic viability of continued non-residential use, and other relevant factors. The
City will undertake the following actions to promote mixed-use:
• Promote mixed-use opportunity sites;
Use the specific planning process to allow for, and provide regulatory incentives for, mixed-
use development, such as the specific plan that was adopted for the West Dublin BART
Station area;
• Use the Planned Development process to allow flexible development standards such as
alternatives for parking, building height, floor-area ratio, lot-coverage limits, and residential
density, to promote mixed-use developments; and
10
G G ~/
City of Dublin
Housing Element (2009-2014)
• Provide incentives for affordable housing in mixed-use projects, including reduced arkin
p g
requirements, use of Inclusionary Zoning In-Lieu Fee Fund, assistance in accessing state and
federal subsidies, and density bonuses.
Financing: Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to the
' City
Implementation Community Development Department, Planning Division
Res onsibility:
Timeframe and • Facilitate the construction of 100 high-density residential units within
Objectives: mixed-use developments within the Tanning eriod.
Relevant Policies: Policy A.1; Policy A.2; Policy A.S; Policy B.2; Policy B.5
' Program 6: Affordable Housing Developers
Recognizing that an adequate supply of affordable housing cannot be supplied by the market, the City
' will cooperate with developers that specialize in below market rate housing to expand the supply of
units affordable to lower income households, including extremely low income households.
The City will offer assistance in accessing local, state, and federal funding for affordable housing by:
1) 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.
The City's Housing Specialist can help locate potential sources of matching funds and provide other
technical assistance. Technical assistance will include, but not be limited to the 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. The City can also write letters of support (for projects
that have received permit approvals by the City).
Implementation
' Responsibility:
' _Timeframe and
Objectives
In-Lieu Fee Fund; minor administrative cost to the City
Community Development Department
Negotiate specific incentives package for each project.
Provide application/technical assistance as needed. Timing of
applications or technical assistance will depend. on application deadlines
for funding sources.
.Provide assistance to affordable housing developers within the planning
period to facilitate the construction of 100 affordable housing units
within the planning period (5 extremely low, 20 very low, 35 low, and
40 moderate income units).
Relevant Policies: Policy A.l; Policy A.2; Policy A.3; Policy B.l; Policy B.2; Policy B.3
Program 7: Density Bonuses
The City adopted a new Density Bonus Ordinance in March 2007 to comply with recent changes to
State law (SB 1818 enacted 2005 and SB 435 enacted 2006). Only one developer has applied for and
received a density bonus since adoption of the City's original Density Bonus Ordinance. Density
bonuses are infrequently used in Dublin because the City's High Density Residential land use
' designation allows 25 units per acre and up, without a maximum upper density limit.
11
City of Dublin
Housing Element (2009-2014 `l
In addition to density increases, the Density Bonus Ordinance has other provisions that could
facilitate the expansion of housing opportunities. The City will work with developers on a case-by-
case basis to provide regulatory concessions and incentives to assist with the development of
affordable and senior housing. In a relatively small city like Dublin, this is the most effective method.
of assisting developers, as each individual project can be analyzed to determine which concessions
and incentives would be the most beneficial to the project's feasibility. Regulatory concessions and
incentives could include, but are not limited to, reductions in the amount of required on-site parking,
and modified or waived development standards.
Financing: Minor administrative cost to the City
Implementation
Responsibility: Community Development Department; Planning Commission; and City
Council
Timeframe and
Objectives: • Facilitate the construction of 50 affordable units during the planning
eriod (10 very low, 201ow, and 20 moderate income units).
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 8: Inclusionary Zoning
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing the production of residential
units affordable by households of very low, low, and moderate incomes. Under the Ordinance, all
new residential development projects of 20 units or more designed and intended for permanent
occupancy must construct 12.5 percent of the total number of dwelling units within the development
as affordable units. Of the affordable rental units, 30 percent must be set aside for very low income
households, 20 percent for low income households, and 50 percent for moderate income households;
of the owner occupied affordable units, 40 percent must be set aside for low income households and
60 percent for moderate income households. Upon request, the City Council can allow the applicant
to pay a fee in-lieu of constructing up to 40 percent of the affordable units that the developer would
otherwise be required to construct. In certain instances, the City Council may allow a developer to
construct the affordable units "off-site" and an applicant may dedicate land to the City or City-
designated local non-profit housing developer in lieu of construction of some or all of the required
affordable units. In-lieu fees will be placed into an Inclusionary Zoning In-Lieu Fee Fund.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council.
• Facilitate the construction of 1,000 affordable housing units either
through direct construction or through the Inclusionary Housing Tn-Lieu
Timeframe and Fund within the planning period. Specific construction targets include
Objectives: 300 very low, 200 low, and 500 moderate income units.
• Review and modify requirements of the Inclusionary Zoning Ordinance
to enhance feasibility as needed.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 9: Commercial Linkage Fee
The City approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-residential
developments, based on the square footage and type of commercial building space and placed into an
Inclusionary Zoning In-Lieu Fee Fund. A total of $344,400 has been collected as of August 2008.
The funds are to be used in accordance with Section 8.68.080 of the Zoning Ordinance, summarized
as follows:
12
1
• Affordable housing construction loans;
' • First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
' • Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
1
~~
City of Dublin
Housing Element (2009-2014)
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council
• Facilitate the construction of 50 affordable housing units within the
planning period (10 very low, 15 low, and 25 moderate income units).
Timeframe and • Assist five moderate income households with first-time homebuyer
Objectives: loans.
. provide funding towards homeownership training and foreclosure
prevention services, rental assistance programs and the Alameda County
Homeless Management Information System.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 10: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all community
residents. As a means of achieving housing diversity, the City will continue to require diversity of
' housing type and size as part of its negotiated process through specific plans, planned developments,
and development agreements.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
Timeframe and
• Require that developers provide a diversity of housing type and size on
Objectives: a case-by-case basis to meet the City's housing needs throughout the
planning eriod.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy B.1; Policy B.3;
Policy B.4; Policy B.S; Policy D.2; Policy D.3
Program 11: First-Time Homebuyer Programs
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist households with
financing towards the purchase of a home. The FTHLP program provides 30-year deferred loans for
households earning up to 140 percent of the County median income. The FTHLP program may be
' used in conjunction with the Alameda County Mortgage Credit Certificates (MCC) program and
assistance from the City's Inclusionary Zoning In-Lieu Fee Fund and other state or federal home
ownership programs.
Financin MCC; HOME; Affordable Housing In-Lieu Fund; Inclusionary Housing In-
g Lieu Fund
' Implementation Community Development Department
Res onsibility:
Timeframe and • Assist 75 income-qualified first time homebuyers during the planning
' ' Objectives eriod. Strive to rovide assistance to approximately 15 above
13
City of Dublin
Housing Element (2009-2014)
moderate income, 50 moderate income households and 10 low income
households.
• Distribute FTHLP application packets at the Civic Center, City website,
and locations that rovide housing services.
Relevant Policies: Policy B.S; Policy B.6
Program 12: Second Dwelling Units
Second dwelling units can be a source of affordable housing with limited impacts on existing
neighborhoods and public infrastructure. The City will promote the development of second units on
lots with existing single-family homes as well as in new construction.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission
Res onsibility:
• Market this program through an informational brochure. The brochure
Timeframe and will be available on the City web site and at the Civic Center, library,
Objectives: senior center, and other public locations.
• Facilitate the construction. of 15 second dwelling units within the
planning eriod.
Relevant Policies: Policy B.4
Program 13: Homeless Assistance
The City will continue to support the Alameda County Homeless Continuum of Care Council
(HCCC) and support agencies and organizations that seek to address the problem of homelessness
throughout the region. Dublin provided funding to the Alameda Countywide HCCC for. development
of a Homeless Management Information System (HMIs). The. HMIS is intended to collect and report
information about the homeless population and its patterns of service utilization. The City also
provides Community Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist a
domestic violence shelter (Shiloh) and a homeless shelter (Sojourner House), both located in
Livermore.
Financing: CDBG; Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
• Continue to fund emergency shelter programs in the Tri-Valley area to
Timeframe and house residents in need of emergency shelter.
Objectives: Continue to participate in regional collaborations to address
homelessness.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 14: Tri-Valley Affordable Housing Committee
The City is an active partner with the Tri-Valley Affordable Housing Committee and assists with
organization of the Affordable Housing Fair. The purpose of the Affordable Housing Fair is to
educate residents, developers, non-profit organizations, and decision-makers about affordable housing
sites and resources available in the region. The City will continue to seek grants and partnerships
with housing providers, civic organizations, and neighboring cities to defray costs associated with this
fair.
14
a~ ~ I ~ ~
a~3 ~
Dity of Dublin
Housing Element (2009-2014)
The City will also continue to support local housing service providers which are coordinated by the
Tri-Valley Affordable Housing Committee.
Financing: Minor administrative cost to the City
Implementation
Res onsibility: Community Development Deparhnent
Timeframe and
Objectives: • Participate in at least one affordable housing fair annually throughout
the Tannin eriod.
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
3. Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of adequate sites
for all types, size and prices of housing. The City's General Plan and Zoning Ordinance determine
where housing may locate, thereby affecting the supply of land available for residential development.
Program 15: Residential Sites Inventory
' The City will continue to use specific plans, planned development, and zoning to ensure that adequate
sites are available (as defined by state housing element law, Government Code section 65583) to
accommodate the City's Regional Housing Needs Allocation (RHNA) 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 in relation to
the City's remaining unmet RHNA. Should the City identify a potential shortage of sites with
' appropriate densities, it will use the specific plan and planned development process to provide
adequate sites for future residential developments. ,
Financing: Minor administrative cost to the City
Implementation
Responsibility: Community Development Department
• Annually evaluate the land availability to meet the remaining RHNA.
Ensure adequate capacity exists to accommodate the remaining RHNA
Timeframe and of 1,760 units (879 very low, 5191ow, and 362 moderate income units).
Objectives: • Propose modifications to be implemented
as needed as part of the City's
.
ongoing planning efforts or at the time development proposals are
submitted to the City.
Relevant Policies: Policy A.1; Policy A.S; Policy B.6
Program 16: ?Arroyo Vista Site
In the summer of 2006, the Dublin Housing Authority reviewed proposals for the reconstruction of
the Arroyo Vista project. The Housing Authority selected a conceptual development plan and
authorized staff to begin negotiations with a development team of Eden Housing and Citation Homes
to redevelop the existing site with approximately 378 housing units, in a combination of affordable
and market rate, rental and ownership units. Staff will continue to work alongside the developers to
navigate the disposition process through the Department of Housing and Urban Development (HUD)
and obtain authorization to proceed with the project.
15
City of Dublin
Housing Element (2009-2014)
a~ ~ ~~ ~
Financing: Section 8 Vouchers; Inclusionary Zoning In-Lieu Fee Fund; Grants; and
private financing
Implementation Community Development Department and Housing Authority
Responsibility:
• Obtain HUD authorization and facilitate- the construction of
approximately 378 affordable and market rate housing units.
Timeframe and Strive to achieve 180 affordable housing units on the site, including 20
Objectives: extremely low, 40 very low, SO low, and 70 moderate income units.
• Ensure compliance with all applicable relocation, displacement, and
re lacement housing re uirements.
Relevant Policies: Policy A.1; Policy B.6
Program 77: Dublin Transit Center
In December 2002., a Master Development Plan for the Dublin Transit Center was approved by the
City Council. The Transit Center is located adjacent to the existing Dublin/Pleasanton BART Station.
Up to 1,800 units of high density residential housing is allowed within the Dublin Transit Center area.
The City will continue to implement the Master Development Plan as a means of expanding housing
opportunities for housing needs of all segments of the community.
Financing: Minor administrative cost to the City
Implementation Community Development Department
Res onsibility: ..
Timeframe and • Facilitate the review, approval and/or construction of 900 housing units
Objectives: during the Tanning period.
Relevant Policies: Policy A. l; Policy A.3; Policy A.5
4. Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove
governmental constraints affecting the maintenance, improvement, and development of housing. The
following programs are designed to mitigate government constraints on residential development and
facilitate development of housing affordable to lower and moderate income households, including
families, seniors, and persons with special needs.
Program 18: Fee Deferment or Amortization
The City will continue to offer deferment or amortization of planning/development fees for senior
housing units and affordable units for lower and moderate income households to reduce the initial
cost impact on an affordable housing project. The City will determine on a case-by-case basis the
financial need of the project and the most appropriate type of assistance based on the City's
Inclusionary Zoning Ordinance.
Financing: Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council
Timeframe and
Objectives:
Relevant Policies: I Policy A.2
16
• Assist 100 units through the deferment or amortization of fees, subject
to funding availability (15 extremely low, 25 very low, 35 low, and 25 '
moderate income units).
a~ ~~
City of Dublin
Housing Element (2009-2014)
Program 19: Universal Design Ordinance
In 2007, the City adopted a Universal Design Ordinance that requires new single-family home
developers to install base universal design features in all single-family developments of 20 or more
homes. The Universal Design Ordinance is substantially. the same as the Model Universal Design
Local Ordinance adopted by the California Department of Housing and Community Development.
Financing: Permit processing fees
Implementation
Res onsibili Community Development Department
• Produce a brochure on universal design, resources for design
Timeframe and approaches, and compliance with City requirements in 2009. Brochure
Objectives: and other related information will be posted at the City website and
distributed at public counters.
Relevant Policies: Policy A.4; Policy A.7
Program 20: Reasonable Accommodation
Circumstances may arise when it would be reasonable to accommodate requests from persons with
disabilities to relax a setback requirement or another standard of the Zoning Ordinance to ensure that
homes are accessible for the mobility impaired. Whether a particular modification is reasonable
depends on the circumstances, and must be decided on a case-by-case basis. The City will adopt a
formal ministerial process for persons with disabilities to seek relief from the strict or literal
application of development standards to enable them to enjoy their dwellings like other residents in
Dublin.
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel,
club, fraternity or sorority house. A family includes any servants and four or fewer boarders. Based
on court decisions, the definition of family should not distinguish between related and unrelated
persons and should not impose limitations on the number of persons that may constitute a family.
Because six or fewer disabled persons could be considered "boarders" of a licensed community care
facility, the City's current definition of family can be viewed as a potential constraint on housing for
persons with disabilities. The City will revise its definition to eliminate references to the number of
individuals that can comprise a single housekeeping unit.
Financing: Minor administrative cost to the City
Implementation
Responsibility: Community Development Department
Timeframe and ° Revise Zoning Ordinance to amend definition of "family" and to
Objectives: prepare a formal reasonable accommodation procedure within one year
of the ado tion of the Housing Element.
Relevant Policies: Policy A.4; Policy A.7
' Program 21: Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-
term residence for homeless individuals or families offering limited supplemental services for the
' homeless population year-round, provided no facility is used for more than a month at a time by any
individual or family. An Emergency Shelter may be accessory to a public or civic type use.
17
City of Dublin
Housing Element (2009-2014)
a~ ~ ~~'
Currently, emergency shelters are conditionally permitted in the C-O, C-N, C-1, C-2, M-P, M-1, and
M-2 zoning districts, and subject to the approval of the Planning Commission.
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within
the M-1 zone district pursuant to SB 2 enacted in 2007. The M-1 zone district covers approximately
180 acres on 67 parcels in Dublin. The parcels are located along transportation routes and are
developed with a mix of light industrial, office, and warehousing uses. Adequate capacity exists
either through redevelopment of older uses or through adaptive reuse of older structures to
accommodate at least one year-round emergency shelter to accommodate the City's estimated
homeless population of 20.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council
Timeframe and
• Revise the Zoning Ordinance within one year of the adoption of the
Objectives: Housing Element to accommodate Emergency Shelters consistent with
SB 2.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 22: Transitional Housing
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including transitional housing. California Health and Safety Code (Section 50675.2) defines
"transitional housing" and "transitional housing development" as buildings configured as rental
housing developments, but operated under program requirements that call for the termination of
assistance and recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time, which shall be no less than six months. This definition of
transitional housing does not encompass all transitional housing facilities regulated by the City of
Dublin, particularly those that operate similar to group quarters and charge fees rather than rents.
The Zoning Ordinance will be amended to clarify the existing Conditional Use Permit (CUP)
requirement for transitional housing facilities. Small transitional housing facilities that serve six or
fewer persons will be permitted by right in all residential zoning districts. Large transitional housing
facilities serving seven or more persons that function like group quarters will be conditionally
permitted in the R-1 and R-2 zoning districts. The City will review the Zoning Ordinance to ensure
that the performance standards for transitional housing established in Section 8.20.040(B) of the
Dublin Municipal Code are not more restrictive than the required findings for the approval of large
community care facilities.
Large transitional housing facilities serving seven or more persons and function like a regular multi-
family development will be permitted by-right in the R-M zoning district and those PD zoning
districts where multi-family development is permitted.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
Timeframe and • Revise the. Zoning Ordinance to accommodate transitional housing
Objectives: consistent with SB 2 within one year of the adoption of the Housing
Element.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
18
Cit ~of Dublin
Y
Housing Element (2009-2014)
1
Pro ram 23: Su ortive Housin
9 pp 9
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including supportive housing. California Health and Safety Code (Section 50675.2) defines
"supportive housing" as housing with no limit on ~ length of stay, that is occupied by a target
population defined in Health & Safety Code Section 53260 (i.e. low income persons with mental
disabilities, AIDS, substance abuse or chronic health conditions or persons whose disabilities
originated before the person turned 18) and that is linked to onsite or offsite services that assist the
supportive housing resident in retaining the housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community. This definition does
not encompass all forms of supportive housing, which can be accommodated in single-family homes,
multi-family units, or group quarters. Currently, the Zoning Ordinance does not address supportive
housing.
To facilitate and encourage the provision of supportive housing in Dublin, the Zoning Ordinance will
' be amended to define and identify zones that permit or conditionally permit supportive housing
consistent with SB 2 (enacted in 2007). Small supportive housing facilities serving six or fewer
residents will be permitted by-right in all residential zones. Large supportive housing facilities
serving seven or more persons that function like group quarters will be conditionally permitted in the
R-1 and R-2 zoning districts. The City will review the Zoning Ordinance to ensure that specific
performance standards established for supportive housing are not more restrictive than the required
' findings for the approval of large community care facilities.
Large supportive housing facilities serving seven or more persons and function like a regular multi-
family development will be permitted by-right in the R-M zoning district and those PD zoning
districts where multi-family development is permitted.
Financing: Minor administrative cost to the City
' Implementation Community Development Department; Planning Commission, and City
Res onsibility: Council
• Revise the Zoning Ordinance to accommodate supportive housing
' Timeframe and consistent with SB 2 within one year of the adoption of the Housing
Objectives: Element.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
'
Pro ram 24: Single Room Occupancy (SRO) Units
g
An SRO unit is a one-room unit intended for occupancy by a single individual. It is distinct from a
studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom, many SROs today have one or
the other. Currently, the Zoning Ordinance does not expressly address SROs.
' The Zoning Ordinance will be amended to facilitate and encourage the provision of SROs consistent
with AB 2634 enacted in 2007. SROs will be conditionally permitted in the C-2 (General
Commercial) zone. Criteria that would be used to review Conditional Use Permit (CUP) applications
for SROs pertain to performance standards. Potential conditions for approval of these facilities may
include hours of operation, parking, security, loading requirements, and management. Conditions
would be similar to those for other similar uses in the same zones. The required findings for approval
of a CUP are stated in Section 8.100.060 of the Zoning Ordinance and are the same fmdings currently
required for approval of large community care facilities.
19
City of Dublin
Housing Element (2009-2014)
~~1~
Financing: I Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
Timeframe and • Revise the Zoning Ordinance within one year of the adoption of the
Objectives: Housing Element to accommodate Single Room Occupancy units
consistent with AB 2634.
Relevant Policies: Policy A.l; Policy A.4; Policy A.6; Policy A.7; Policy D.2
5. Promotion of Equal Housing Opportunity '
To adequately meet the housing needs of all segments of the community, the Housing Plan must
include program(s) that promotes housing opportunities for all persons regardless of race, religion,
sex, family status, marital status, ancestry, national origin, color, age, physical or mental disability,
sexual orientation, source of income, or any other arbitrary factor.
Program 25: Equal Housing Apportunity
The City of Dublin contracts through Alameda County with ECHO Housing to investigate fair
housing complaints and provide fair housing counseling and mediation services. The City's Housing '
Coordinator/Specialist is the point-of-contact for fair housing complaints, information requests, and
referrals to ECHO housing.
,
Fi
i CDB
i
nanc
ng: G; m
nor administrative cost to the City
Implementation Community Development Department; ECHO Housing; and Alameda
Res onsibility: County Community Development Agency '
• Provide referrals to appropriate agencies for services.
• Distribute fair housing information to public locations throughout the
City. '
Timeframe and • Post information on the City website.
Objectives: • Distribute information to real estate agents, rental property
owners/managers, and financial institutions in Dublin. ,
• Participate in Alameda County's Impediments to Fair Housing Study
through the CDBG program.
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
6. Green Building Programs
Green building refers to the use of environmentally preferable practices and materials in the desi
~~
location, construction, operation, and disposal of buildings. It applies to both renovation and
retrofitting of existing buildings and construction of new buildings, whether residential or
commercial, public or private. By continually improving how we locate, design, build, operate, and
retrofit buildings, the City of Dublin can contribute to the improvement of the environment and
quality of life. Advanced energy-saving technologies applied in buildings can result in enormous ,
reductions in demand for fossil fuels and emissions of greenhouse gases (GHG). Better design and
building practices can also help address environmental challenges such as natural resource depletion;
waste disposal; and air, water, and soil pollution. Green building can also help achieve gains in ,
human health and prosperity.
20 '
Ci~ fb ~n
Y
Housing Element (2009-2014)
Program 26: Green Building Guidelines
The City Council has established as a high priority to enhance residential green building requirements
to create a mandatory Green Building self-certification program as part of the permitting process.
Financing: Permit processing fees; minor administrative cost to the City
Implementation
Responsibility:
Community Development Department, Building Division
• Develop green building guidelines or ordinance within one year of
Timeframe and certification of the Housing Element.
Objectives: • Create brochures to describe program requirements and methods of
compliance within six months of the adoption of the
uidelines/ordinance.
Relevant Policies: Policy E.l; Policy E.2; Policy E.3; Policy E.4
' Program 27: Energy Conservation
The City will promote energy conservation through the following actions:
' • Continue to implement the Waste Management Authority's model ordinance on recycling of
construction waste.
• Continue to implement state building standards (Title 24 of the California Code of
Regulations) regarding energy efficiency in residential construction.
• Continue to provide on-site training for City Building and Planning Staff on Green building
' techniques.
• Continue to review proposed developments for solar access, site design techniques, and use
' of landscaping that can increase energy efficiency and reduce lifetime energy costs without
significantly increasing housing production costs.
• 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.
Financing: Permit processing fees; minor administrative cost to the City
Implementation
Res onsibility:
Community Development Department, Building Division
Timeframe and • Implement applicable Waste Management and Building Code
Objectives: regulations, provide Green Building training to City staff, and distribute
ener conservation information to the ublic.
Relevant Policies: Policy E.l; Policy E.2; Policy E.3; Policy E.4; Policy E.5
21
City of Dublin
Housing Element (2009-2014)
3~ ~I~-~I
7. Quantified Objectives
The City of Dublin summarizes the program objectives for the 2009-2014 Housing Element.
Table 2: Quantified Housing Objectives: 2009.2014
Income Cate or New
Construction Home Repair/
Rehabilitation Rental
Assistance Home Purchase
Assistance
Extremely Low Income 20 0 50 0
Very Low Income 250 20 100 0
Low Income 130 25 0 10
Moderate Income 410 0 0 50
Above Moderate Income 800 0 0 15
Total 1,610 45 150 75
!~
22
Public Part~c~pat~on
~~
City of Dublin
Housing Element (2009-2014)
Section 65583 (c)(6)(B) of the Government Code states that "The local government shall make
diligent effort to achieve public participation of all the economic segments of the community in the
development of the housing element and the program shall describe this effort." The City of Dublin
undertook an extensive public participation program in the development of the 2009-2014 Housing
Element.
1. Service Provider Interviews
As part of this Housing Element update, the City of Dublin consulted with affordable housing
developers and nonprofit service providers to obtain input on housing needs and suggestions for
housing programs. Twenty agencies and developers that serve lower and moderate income
households, as well as those with special housing needs were contacted. However, only four agencies
responded to the telephone interviews and these are: Satellite Housing; East Bay Habitat for
Humanity; ECHO Eden Council for Hope and Opportunity; and Tri-Valley Haven. Their comments
are summarized below:
• Affordable Housing: In general, affordable housing developers need assistance in
identification of sites and funding. Easing development standards can also increase the
feasibility of sites. Foreclosures are a rising issue in the Tri-Valley area.
• Homeless: Supportive housing is needed to transition the homeless persons from transitional
' housing and emergency shelters. Specifically, demand for permanent supportive housing has
increased due to the trend of increasing number of victims of domestic violence.
Appendix A summarizes the agencies consulted, the services they provide, and housing needs
identified.
2. Housing Committee
The seven-member Dublin Housing Committee was established in 2006 and consists of members
from the business community, residential community, and housing and development community.
The Committee provides recommendations on new housing policies and programs, assists in
revisions to the Housing Element, and provides recommendations on amendments to the Inclusionary
Ordinance and other matters that may be assigned by the City Council or Planning Commission.
As part of the 2009-2014 Housing Element update, a series of meetings were conducted with the
Housing Committee:
• May 13, 2008 - a joint workshop with the Planning Commission to review the requirements
of the Housing Element and to obtain initial input on housing needs and issues
• August 21, 2008 - a workshop to review housing constraints and opportunities
• September 18, 2008 - a workshop to discuss preliminary housing strategies
23
City of Dublin
Housing Element (2009-2014)
'~°~~~9
April 28, 2009 - a joint workshop with the Planning Commission to review the Draft
Housing Element
These workshops were open to the public. To encourage participation by the public, the City
distributed flyers at community locations and public counters, posted at the City website, and sent out
special invitations to housing developers, advocates, and other housing organizations and
supportive/social service providers. The list of invitees is provided in Appendix A.
During the Housing Committee meetings, various housing related issues were discussed, including
community character, preservation of existing neighborhoods, the housing needs of special needs
populations (such as lower income households, seniors, persons with disabilities, and the homeless).
Key comments received include:
• Neighborhood Preservation: Existing characters of single-family neighborhoods should be
preserved. Higher intensity housing should be located near transportation corridors.
• Housing for Persons with Disabilities: There is a shortage of housing that is accessible to
persons with disabilities. Transitional and supportive housing facilities are needed in the
community.
• Affordable Housing Development: The current market conditions present some difficulty in
meeting the requirements of the Inclusionary Zoning Ordinance. In addition,- housing for
special needs groups (such as emergency shelters, transitional housing, and supportive
housing) should be located in areas with easy access to public transportation and social
services.
• Shortage of Affordable Rental Housing: Preservation of existing affordable housing should
be a priority.
The 2009-2014 Housing Element responds to the comments and suggestions received during .the
Planning Commission and Housing Committee meetings as well as community workshops. Proposed
locations/zoning for emergency shelters, transitional housing, supportive housing and single-room
occupancy housing were developed in consultation with the Housing Committee and the public
including local service providers. Furthermore, the Housing Element emphasizes compliance with
the newly adopted Universal Design Ordinance and includes a program to adopt a Reasonable
Accommodation procedure.
3. Public Hearings
The City conducted additional public hearings before the Planning Commission and City Council to
review the Draft Housing Element:
• May 12, 2009 -Planning Commission
• June 2, 2009 -City Council
Comments received during these meetings are summarized in Appendix A.
24
1
~3,.a
City of Du lin
Housing Element (2009-2014)
Appendix A: Public Participation
1. Interviews with Service Providers
Satellite Housing, Inc.
1521 University Avenue
Berkeley, CA 94703
510.647.0700
Dori Kojima, Director, interviewed on July 14, 2008
Services Provided: Provides affordable, service-enriched housing that promotes healthy and
dignified living for people with limited options. Resident services include: transportation for
appointments and shopping, Centers for Elders Independence, .Over 60 Clinic, Multi-purpose Senior
Services Program all provided through partnerships with other agencies.
Population served: The population served is low income families, seniors and special needs
(disabled and developmentally disabled). All are below 60 percent AMI, with the average income
being 50 percent AMI and include Section 8 recipients.
Housing Needs: Identification of sites is really helpful as well as funding for development. Easing
development standards can be very helpful because in some cases usable sites are discarded because
development standards (setbacks, easements and parking) make it difficult. Satellite Housing has not
worked in Dublin because many organizations are already very active in the City.
East Bay Habitat for Humanity
2619 Broadway
' .Oakland, CA 94612
(510)251-6304
Janice Jansen, Executive Director, 510-251-6304 x 314
Services Provided: To date Habitat Easy Bay has completed 180 single-family homes in Alameda
County and Contra Costa County. The program provides first time affordable homeownership
' opportunities for low and very low income families with children. In addition to working on their
homes through the sweat equity or self-help program, families also attend workshops on budgeting,
credit repairs, conflict resolution and home maintenance, repair and landscaping.
' Population Served: Mixed income, but biggest group is below 60 percent. They also have some
moderate income households whose units are built outside the sweat equity program and are sold
' through a third party with conventional mortgages.
Housing Needs: Over 100,000 families in the East Bay qualify for housing through Habitat but their
capacity is limited. They are currently in aggressive land acquisition mode and have the ability to
build the housing but they do not have land. Habitat would like to work with Dublin and have been
communicating with the City. They need:
' • Land that is zoned appropriately
• They will match a city's density but higher density is more feasible. The preferred density is
16-18 units per acre
Appendix A-1
City of Dublin ~"T ` '
Housing Element (2009-2014)
• Minimum lot size is about one acre
• Will work with Brownfields
The essentials are the political will of the City, land, usually funded by the City, and a partnership '
with the City to purchase the property and provide infrastructure if necessary.
ECHO Eden Council for Hope and Opportunity ,
770 A Street
Hayward, CA 94541 ~ '
(510) 581-9380
Marjorie Rocha, Executive Director, interviewed on 7/10/08
Services Provided: ECHO's services reach over 7,000 clients per year with housing information and '
assistance. ECHO's primary service component continues to be equal housing access; however, more
recent services have been directed to intervention and prevention of homelessness. Program include:
fair housing services, tenant/landlord counseling, home equity conversion counseling, shared housing '
counseling, HUD mortgage default and delinquency program, HUD homeownership program and
rental assistance.
Housing Needs: Dublin receives funding for fair housing via Alameda County. They have a rental '
assistance program for those who fall behind or have problems renting. Market-rate housing is very
expensive in Dublin. There are also foreclosure issues in Eastern Alameda County. This quarter ,
there have been more evictions than in the past. Homes go into receivership and people are evicted.
Many owner-occupied units are foreclosed.
Tri-Valley Haven '
3663 Pacific Avenue
Livermore, CA 94550
(925) 449-5845
'
Vicky Thompson
Services Provided: Provides shelter and counseling for survivors of sexual assault, battered women '
and their children in the Tri-Valley area. They operate the County's only 24-hour rape crisis center
and have homeless services and shelters. They have two domestic violence centers with 30 beds for
105 days, housing assistance and long-term support services, legal clinic, employment assistance, and ,
food pantry.
Population Served: Their programs serve people that cross all income groups. However, when they '
lost their husbands' income, the clients are usually very low income. There is a predominance of
minority people being served, especially in proportion to the ethnic make-up of the Tri-Valley area.
In some cases, if a victim is threatened by a partner they can be placed at a shelter that is farther '
away.
Housing Needs: People stay for up to 105 days but the average stay is 20-25 days. Many people
cannot adapt to shelter life. After that they are hopefully placed in supportive housing and then go '
through services to assist them live independently again. Unmet needs include subsidized housing
and additional shelter space. Funding is also needed for drug and alcohol counseling and psychiatric
counseling and mental health treatment locally. '
__ ~
Appendix A-2 '
3~ ~
City of Du lin
Housing Element (2009-2014)
2. Invitees to Housing Committee Meetings
Affordable Housing Associates
Alameda Country Behavioral Health Care
Services
Alameda County Housing & Community
Development
Alameda County Surplus Property Authority
Alameda Housing Authority
Allied Housing
AMB Legacy Partners
Ampelon Development Group, LLC
Avalon Bay Communities
Bancor Properties
Bay Area Community Services
Blake Hunt Ventures
Bonita House, Inc.
Braddock & Logan Services, Inc.
Bridge Housing
California Affordable Housing Law Project
California Communities
California Home Source
California Housing Partnership Corporation
Citation Homes Central
Community Economics, Inc
Congregations Organizing for Renewal (COR)
Contra Costa Interfaith Housing
Corporation for Supportive Housing
CRIL
Cypress Equities, LLC
Discovery Homes
DR Horton
Dublin Land Company
Dublin Ranch Holdings, LLC
EAH, Inc.
East Bay Asian Local Development
Corporation (EBALDC)
East Bay Association of Realtors
East Bay Community Foundation
East Bay Habitat for Humanity
East Bay Housing Organizations
ECHO ,
Eden Housing, Ina.
Enea Properties, LLC
Enterprise Community Investments, Inc.
Envirocom Communications Strategy
Everyone Home
Goldfarb & Lipman LLP
Green Building in Alameda County
Greenbriar Land Company
Habitat for Humanity
HCEB
Housing Consortium of the East Bay
Housing Rights Inc.
James Jackson Harman Management
Kier & Wright Civil Engineers & Surveyors
Klein Financial Corporation
Land is Development, LLC
Lawrence Livermore National Laboratory
Lennar
Local Initiatives Support Corporation (LISC},
Bay Area
Low Income Investment Fund
Mayfield Gentry Realty Advisors, Inc.
McKay & Somps
Mercy Housing
Merritt Community Capital Corporation
Mid-Peninsula Housing Coalition
Northern California Community Loan Fund
Northern California Loan Fund
NPH
.Pinn Brothers
Pulte Homes
Rental Housing Owners Association
Resources for Community Development
Satellite Housing, Inc.
.Senior Support Services
Signature Properties
Standard Pacific Homes
Sun Valley Land Development
The DeSilva Group
The I-Hanover Company
The John Stewart Company
Toll Brothers
Triad Partners, Inc.
Tri-City Homeless Coalition
Tri-Valley Haven
Tri-Valley Housing Opportunity Center
Tri-Valley Interfaith Poverty Forum
Windstar Communities
Xenergy
No comments from the general public were received during the Housing Committee meetings.
Appendix A-3
b
City of Dublin ~ ~, `~,~
Housing Element (2009-2014) s~
3. Public Hearings
A representative from the Alameda County Child Care Planning Council and a representative from ,
Child Care Links attended the Planning Commission meeting on May 12, 2009 and spoke on the need
to emphasize housing coordinated with child care services. The Dublin Housing Element contains
Policy D.2 to promote housing along with supportive services for households and persons with '
special needs. Supportive services include child care services.
1
Appendix A-4 '
..
~ Housing Element (200y L~ ' _
w
The following and continue a ZpO1 Evaluation
review is presented, ants gins onal housing
the unmet tegi menu
~omplishrn ward meeting develop
following Element
~ ^ments Element. A program-level
r Housing
the previous
f AEG°m-p~~s
~V1e~ O ob ectives as ad°ptram e assessed.
s ar
(~~~. ~ ~ and associate of these existing pTOg
'A'ppen s a summary of e~°e~aa d effectiveness
table provide d appCOpriat
aN of pro9ra~ Ac Tin,efran1e
Table B-~ ~ gumm Ci Housing Needs
Meet the i3' d availability>
lies to fans or played
program de upte S ~ Annual evalu stieC ~ c P d or whether
d A' P~'ovide A 9 lans>
ific P whether new are need or plans are
Goa to use spec and zoning
A 11. Continue it processes, modate
ment p accom
progran' evelop eriri exist to
planned d uate sites allocation for all
>s Agp,G Yegiona] housmg
to ensure th
the City d by
income gTOUPs' timing supply °f lan
comPaYe the rem ed development et
Annuall s ecific plan, or Plani' , s remaining unm
zoning, pn relation to the City otential shortage of
category ghould a P and planned
regional all°cation. the specifi a 1 ate sites for
sites be identified, use rovide a q
rocess top is
developments existing zoning
aintam an adequate supply of
modifications to
ble to m
ress to Land Use
ua1 basis. T e
The City monitored ~ 1 PTO n an ann to the General Plan eat
b incom made e uate sites to m
allocation le of mod~pication2001 to provide ad q
are examP Ordinance since
and zoning needs : General h propel'
I Dublm s housing The Land Use Element of theation on
d use design roject includes
I advisa lamented as
land• to be imp
propo$ed inOdifications
the City's ongoing Pl~ ~sg
of e development prop
needed as part
efforts or at the tim
I are submitted to the City
development p developmen e
will occur at the mid-rang
future residential
On average> development d use designations. The
ve in all lan id-range
density or ab0 bons to the m
is a physical or
City will consider eXGe arty or a ant of
density guidel; con t a nt to a Prop achievem
environme ag Bement that precludes
regulato pint density
the midp
Wicklow Squ~e' e the lan
The P anager's unit
in 2003 to chan h Density Residential. one m
amended 11 senior aPa'~rient units~a related site
from RetailtOffice to xig. enter, , ualified very-
up to 53 multi-fam y a genior C act is limited to ant.
flo O pa pking> of the pr0lum ge requirem
with ground ancy a
improvements. withan'inim
ant of the General Plan w he 10.b1
low income households Elem designation on
V illage ~ ~ ~o~ to change the lased se eXisting
Use new the residential
Tralee In May 2 ffice to M'
amended from Retail O The project includ ~0 34>950 sq• ~ of
acre property anton B~~ station. n1ent and opffice d restaurant
an
Dublinll'leas residential b ~~ on of retail, units, 29
~ density Of the 233
its of high~e to allow a com uses. olds, including 14
retaillo~ice e hlgh-density re ea ncome househ e households,
and along vaith tli d low six for law incom
are reserved for moderate an
e househ elldiouseholds. was amended
oderate mco lo+v incom
units for u its for very of the General Pe 4 62 acre
and nine U se Element anon on th
The Lane the land use de i ed Use. TheOpf°~e 55 u udes
The willows: six
° in May 2004 toRce and Commercial to MM units. low e
e style condomccome unit, one incom
ous ~ low
propel o
towirl- , ve
5b residential ineludm one
are affordable,
Appendix g_1
City of Dublin
Housing Element (2009-2014)
Table B-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
unit, and four moderate income units.
Program A.2.1: Promote high-density residential Provide incentives for affordable housing - The following projects approved since 2001 exemplify the City's ongoing
mixed-use projects in the development in the to be negotiated for each project. efforts to actively promote high-density residential mixed-use projects and
Downtown Intensification Area. Identify older non-
Implement Downtown Core, Village provide incentives for the development of affordable housing in the
residential properties suitable for recycling for
Parkway, and West Dublin BART Specific Downtown Intensification Area:
mixed-use, and market these sites to developers.
Undertake the following actions to promote mixed- Plans -ongoing. • Tralee Village: Mixed use development that includes 233 residential
units of high density residential development and up to 33,500 sq. ft of
use. retail/office use near the existing Dublin/Pleasanton BART station. Of
• Use the specific planning process to allow for, the 233 units, 29 are reserved for moderate and lower income
and provide regulatory incentives for, mixed- households.
use development, such as the specific plan that
was adopted for the West Dublin BART Station • The Willows: 56 residential townhouse-style condominium units,
area. including six affordable units.
• Use the Planned Development process to allow • Wicklow Square: 54 unit senior complex completed in 2005. All units
flexible development standards such as are affordable to seniors over 62 years of age at very low and
alternatives for parking building height, floor- extremely low income. Staff assisted with preparation of funding
area ratio, lot-coverage limits, and residential applications for HUD and TCAC and the City provided a loan for
density, to promote mixed-use developments. $2,248,248 as well as a 99-year ground lease for $1 per year on the
City-owned property.
• Provide incentives for affordable housing in
mixed-use projects, including fee deferrals, • Windstar: 309 unit high density condominium project adjacent to the
reduced parking requirements, priority permit City's future West Dublin/ Pleasanton BART Station received land use
processing, use of Inclusionary Housing Fund, entitlements in 2007. The project will be built on a 3.55 acre vacant
and assistance in accessing state and federal piece of property. The project is currently in building plan check.
subsidies, and density bonuses. . AMB: A mixed-use development adjacent to the future West Dublin
BART Station includes office uses and 308 multifamily rental units;
the project has received full entitlements with reduced parking
standards., The development includes 39 affordable units.
• Camellia Place: 112 unit affordable housing development approved in
June 2005 adjacent to the existing Dublin/Pleasanton BART Station.
Provides units affordable to lower income households, including four
units for extremely low income households with special needs. The
City expedited the Plan Check process, provided reduced parking,
assisted in financing document review, and allowed the concentration
of lower income units at the Dublin Transit Center to be in one location
so that the develo er could make use of financin o ortunities.
Appendix B-2
ca.~
«~
S
City of Dublin
Housing Element (2009-2014)
Table B-1: Summary of Program Accomplishments Since 2001
Program Timeframe Evaluation
Goal B: Increase the Availability of Housing Affordable to Low- and Moderate-income Households
Program B.1.1: Cooperate with nonprofit housing Specific package of incentives to be The City continues to cooperate with affordable housing developers to
providers to develop units affordable to very low and negotiated for each project. Timing of expand the supply of housing affordable to very low and low income
low income households. Market housing applications or technical assistance will households:
opportunities and assist developers with the depend on application deadlines for funding
construction of affordable housing through the sources in relation to timing of project • Wicklow Square: 54 unit senior complex completed in 2005. All units
following actions: proposals. City will provide application/ are affordable to seniors over 62 years of age at very low and
technical assistance annually as needed. extremely low income. Staff assisted with preparation of funding
• Enter into ground lease for the former library applications for HUD and TCAC and the City provided a loan for
site for development of affordable senior $2,248,248 as well as a 99-year ground lease for $1 per year on the
housing. City-owned property.
• Offer density bonuses. • Camellia Place: 112 unit affordable housing development approved in
• Defer processing and impact fees for affordable June 2005 adjacent to the existing Dublin/I'leasanton BART Station.
Provides units affordable to lower income households, including four
units on a case-by-case basis. units for extremely low income households with special needs. The
• Negotiate alternative development standards City expedited the Plan Check process, provided reduced parking,
through the planned development process. assisted in financing document review, and allowed the concentration
of lower income units at the Dublin Transit Center to be in one location
• Promote the addition of second housing units to so that the developer could make use of financing opportunities.
single-family homes.
• The Oaks: The City provided reduced parking standards, assistance
• Offer assistance in accessing local, state, and with applications for funding through CDLAC, and a loan of
federal funding for affordable housing. $2,250,000 fora 304-unit multifamily apartment project that provides
243 affordable units, including 90 moderate income units, 901ow
income units, and 63 very low income units. Fully occupied in 2007.
• Pine Groves and Cedar Groves: The City provided a loan for
$2,250,000 to assist with gap financing and granted a 15 percent
parking reduction to facilitate the provision of 292 affordable units for
seniors (55+) within this 322 unit project. The project includes 132
moderate income units, 97 low income units, and 64 very low income
units. Tenants started moving into the complex in September 2006.
• The Groves at Dublin Ranch: The developer of this 930 unit project
received expedited entitlement and building permit processing and a
density bonus of 186 units for the provision of affordable housing
within The Oaks, Pine Groves, and Cedar Groves.
• Positano: The developer of this 1,043 unit ro'ect will rovide 30
Appendix B-3
City of ~ E~ ment 12009-201 ~)
Housing 4p1
ants Since 2
nnaN ram Accomp~' T-m
of Frog eframe
Table g'1' Suro
density bonuses
ram a.2.1: ContinTe u°red by the state law for
PTOg of the bonus q ousing
in excess low-income, or senior h
very low->
> s InclusionsrY
lenient the City fordable
Program$.3.1: Imstrive to disperse ordinance
ordin new developu~ent. The fiance
zoning out a tions for comp
through several op its,
ebuilders all the affordable un
allows liom cling its and
const onion of the affordable o ion or
including remaining p
constructing a p for the affordable
pay1ng ~1and of equivalent value for
donating
housing•
Appendix B-4
r '''
- .,~
bedroomll bath renesho~ eholds>
as affordable 1 for very low incon~
Evatuationdwellingumts cted oderate income
f project receiv~o~i~°g fund• 243 affords d
second 12 units will be restri 12 units for u1
perpetuity income households and to comply
six units for low ordinance in March 2007
households. bonus
a new density
The City adopteChapter 8.52)-
with State law ~ ordinance
Zoning roved
lament the Inclusionaryevelopu~ents app
is continuing to imp
The Gity gleven different residentOrdinance:
tad in May 2002. Inclusionary including
adop are subject to the 322 senior apa~n'ent moderate
or under review Groves: 131 are e units. This
Groves and Cedar low inC9m
Pine Of the sf d ~ are very 248 from the
292 affordablaree low income, ~' of $2,248,
97 w-interest loan
income, ble units. Of
ant units, including are low inc°n1e' an
Inciusionary come, q0
The Groves: 304 aP 9~ are moderate in
' the affordab,ow ncome units. 19 affordable units. Of
63 are very including e low income,
254 unit subdivision, coons.
oderate income, four ar .
SilveraRsn°h` nine are m 55-Year resale restn es. Of the.
the affordab~eu low income units.
and six are rY with 8 off°rdable town h ~ orne and
oderate incAme~ 1`x70 are low
108 unit subdiv~s~on restrictions. low
R°xbu~`' four are n1 • 55 ear resale 45 aYe
units, e units. Y Of these,
~f or~ae Very low incom rental units. low income
112 affordable and four axe extremely
Camellia 63a~e very low income, restrictions. roject,
• affordability condominium p ear
ince ahneeds units. 55 Yew ownership with 30 y
sp Ranch; 1,395 The Terraces)
The Villages atDuoderate income units ~
• inium prOJect,
including 105 m
25'~ unit ownershi p calondom
resale restrictions. e restrictions.
Station 55 ear
flan at Dublin income units.
.._.. ~h m°derate
based
dad density bonueeQf very
projects tO nation of the percentag _ needs
income, senior, or speclal-
on determ ,
low-> low-
housin • tad a revised Inclusionary
City, Council adop 2402.
in Iv1ay e imposed for
prdinance requirement to b
rester than
Inclusionary meet project g
> each new develop
2p units. as a condition o
In-lieu fees to be collected
developri1ent approv~-
f - ~
~ ~
~ ~
^
- ~ ~
~ ~ ~
- ~ ~
ents Since 20p1
uromary of Program pnnomPi~Tim frame
Table B.1. S
ed a task force to
The City has form study that is
g.4.1: aration of a nexus e fee- The
Program erciallinkag if
direct the Prep a comm be charge The
required to establish fee will only
linkage the nexus study
commercial busing a
legally supportable fe shall be calculated Ymdy and
commercial linkag b the resultbs the City Council
formula determined y roved y will b'
linkage fee
adopted via Dili acomme cial Ilousin Fund
1 sion
~ ~ 2009-20~~~
Housing Element
g affordable units. Of the
is love income and four
Evaluation 56 townhon1es' including
one is very low income one
The Willows:
affordable units, units. 55 yew resale restrictions. 30 affordable
305 rental units, including ear resale
are moderate income
ublin Station: income households. 55 y
~ Avalon at Dent to moderate
units for fixed use protect, including
restrictions. it units In a m units, nine are very low
e 233 multifamOfthe affordable income units. 55
Tralee Villag : d 14 are moderate
~ 29 affordable un lowoin°ome an
e six are Tequirement of 130
incom , Zoning le family
year resale restrictions. 'th an Inclusionary rovided as sing etached
~ positano: 1'043 uThe affordable units wen be P le family d
22 sing low income
affordable. units. its and aparrm et aside for very 12 units for
units, second ~ ,ith 4 units e households and will be
detached rovided incam units
units will be P for low etuity. 30 second households, 6
households, 6 amts low incom income
e households ~dep o~a ery2 units for moderate with 23
moderate w, h 12 units set as rovided for low
provided income householdasrtn1ent units will be 16 units
ton erpetuity• 78 ap e households, olds in
units f°Y Very low, incom e househ
households P 39 units for moderate incam
units set aside for
income households and act fee was
e etui osited will go to
1 elnonresidenta 1 affordable housing im ~
inkag 3, 2005. Funds de~ordable housing
The commercial Council on M y nd for funding ecember 200
b the Zoning In- Fee ~
d by June 2003. approved y lieu been collected through
ercial linkag the IncluSiAto 1 of ~3`~,401 has
lete nexus stu y e
Comp that comm adopt rogr'a'x`
determines d feasible, P
If study all supP°Ttable ~ June 2003
fee is leg y . ordinance by
an implementing e fee to
ly commercial linkag anent
If adopted ap non_residential develop of
30 days alley adoption
each new
beginning , ordin~Ce'
implementing ment
Implementation of specific develop
^ a schedule developed
If charge ~ ' s Inc u be based °
ublin Transit rotects to Coun Su 1us pro e
de osited into the Ci are a plan for the D residential p ~ the Alameda
• Prep density _.,----
Program$-5.1' for higher- specific Plan
Center that provides mixed-use
- _..v.,r in a -
A~~endix B-5
lity with Master 3~C
housing bar 2002 a
improve Decem b the City
continuing t0 T station. In a roved y
The C1tY is the Dublin BAIZ Center was PP
near for the Dublin Transit ~'`_~
densitiesmPnt plan ~-
City of Dublin
Housing Element (2flog'2014~
of Prog~~ AcGQmplishments Sgnce 2001
Table ~-~ ~ Summary Timelrame ers.
the City> and Private develop
Authority, units
program T station in the Tri-Valley 2006. A
the new BAR of I-680 on the The City anticipated that 1,500 housing
surrounding edian. June 30,
area. The station is located ~ e 1-580 rn would be constructed by ordable to
Bp,RT right-of--way Jan area is of .112 units will be aff
existing Station p minimum
The East DublinlPleasamton arking spaces in low- and very low-income househo] s.
.anticipated to have 1'000 BART P Environmental
and apartments. 2001- 2406.
one garage offices, ongoing implementation,
review of the ro ect is underwa • riority
J3 61: Continue to provide pother
Progran' for senior-housing protects and
menu providing 10 percent or
processing low-
residential develop units as affordable for v ~ o ects
more of the housing e households. ~
and moderate-incom reviewed ahead of
,low-, completed
these criteria will e
meeting regardless of when
ro ects and agencies
other P ~ Contact organizations rograms
a lications are submitted. the feasibility of shared housing P
Evaluate The operate •bility by March 2003.
e existing Dublin(Pleasanton
Evaluation scent to tli residential housing is
Transit Cen g00su~ is of high density h density
Council. The Up to 1, Currently, four hig leted
gp,RT Station. three have comp
allowed within the Dublin been i apps ved slid ro ects are currently
ro ects have h density residential p J
residential p J ment provides 112 very
Twee additional hig develop
construction•review. The Camellia Place
in planning ro ects.
low and low income a artnient un's~e m eXpedite all residential P J
rocedure in p rovided for The Groves at D of
The City has a P wasp very
ex edited processing 535 of these affordablyaision also
Specifically, P ment with 930 units, Building ment
a develop The
Ranch, income households. 112-unit rental develop
low and moderate of Camellia Place, ae Dublin Transit Center.
expedited the Processing
for low- and very low income households at th
Information
conducted in June 2005.
not display any interest
Housing Needs Sui~eY was
that A random sample indicates residents do
collected by ram.
and
nor would use ashared-housing pro
Program B•7•1 ~ rogram in Dublin. determine feast
a shared'iiving p ublic uest for Profosals by
establishing rofit organizations and p
City will contact none rograms m the If feasible, release Req
sins
erate shared-housing P heir progr July 2003. ublic agency
agencies that op rofit or p
BaY Area to obtain information on If available, select none Se tember 2003.
and approaches to shared housing. ro ram be nning
osals to ro ram ~
i determines that a shared forsP oP g and bush shared-housing P g
If the C ~` it will issue a Req 1 for CDBG Esta
is feasible, to aPP y January 2004. inning
orgamizations and agencies
ro ram in Dublin. provide annual CDBG funding beg
funding to establish a P g rofit or agency, d thereafter.
ualified nonp erating a July 2003 an
Once the City selects a q Bement for oP
the City will executY~ a~e City will Promote the ~
in the following manner:
shared-housing grog
program, if established, ed by the
. provide program literature develop _
entltY at Dublin Civic Center,! ces. ~
operating ublic p ~
library, senior center, and other p
Designate the City's Housing
CoordinatorlSpeCiahst as aPoint-of-contact and
referral for the shared-housin ro ram.
Appendix B-6
.~ r, ...
- ~ ~
~ ~
- ~ ~
r
20~~
entg Since
~oMpiishrn
maN o{ Pro9ran- A~ Tim e
efram
Tnaie B 1: Sum
i 20Uy L~
Housing Eiernent t
~-
~rogram on the City's web 2001- 2p06.
taro information action - ailing by
Ongoing anon for m
. Provide Prog ort semi-public written inform
site. to supP ice Develop 003.
Continue serv
pxogr~n 8,8.1 ~ as religious and c0~sorty housing December 2
tions> such desire to p low inGOme
institu
tions> . ~exy low- a"~or such as senior,
organize shelter)
or special needs housing e encY ,
affordable to
or en1 g ublic
househoade care transitionai~ with their sexn1~ nt of
congreg conjunction the develo C~tY will
on their sitesublic funding forlimited> the rovide
to
uses. With P extxemelY ~tutians P
hous'bng emi_public inst of sites
affordable romote the use
supP°'~ efforts Y ublic" ordable housing, the
housing on their sites. T for off
designated ` semi-P tanned
City well: tan amendment ox p .
APPxOVe a specific p to allow for housing m
~ an sites
development rezo emi-public uses ects are
~f such P or
conjunction with s ublic' ra) senior,
designated semiP ofvexylon~onjunctionwith
comPris a a tneeds housing
other sp ulatoxy
a semi-Public use. with reg
for each protect).
~ Offer financial incentwe
to be negotiated on sites
requirements ( of permitting housing
To promote the policy . City will'
designated "seml-PubhG'> me to affordable
information ann~elTri Valley area
Send written ers active in with a
~ housing develop interest in collaborating using
a have ~ construct affordable ho
that m Y owner to rlSpecialist
PtOpe~ Goordinato ~rther
it
Designate tof-contact °r providol Y and h°w
~ as a point- bout the City's P
ation a ro owls.
infor-n lied for housin
~anbe a
~vaf,aation
as a high
ectives included more
Obj ccomnlodate
Council Goals and Facilities
or ordinance to a .
City of a policy & a Semi ~ablTeAuests for
.fie 200212003 meet In Februat~' 200 uires review of
priority the dublicP and uses. and req include a
the City Council map for Semi-public
publiclsewm~'' adopted by land Lana designated
policy the Gen the ama nt of
arnendxnents to S ecific
opportunities to increase and Eastern Dublin P
the developrent of
uses. the Dublin General Plan ~ underseri'ed
bet 2004 establish Provisions needs of
In Decem amended to to meet the designated PubliclSem~-
Plan were pausing on lands
housing of the commu'~ity .
affordable meat acilities. and amendment of the
economic seg Semi-public F olicy to the General
public Facilities and public Facilities P endments i public
of the Senn- S ecific Plan am nation of 5em -
Since adoption d Eastern Dublin P for the desig
plan an have been approved d
General Use Map of semipublic tan
Plan Land acres
sites: ch West: 1.9 gross
ublic land designated.
1 Dublin Rte'
designated. es of sem~-P Hated.
2 net a~ d desig
ro ex~ty' of semi-Public tan ated.
2 3oxdon P P 2 net acres d design
GroakProPe~Y' of semi-Pubhclan Dosing
3. 2.5 net acres and hired a H
ra ertY' ousing Specialist posit m misters to k
A. CheuP P ents, adm ment B
created aS~ecialist develops> ~ npunity Develop ihees;
In 2001 the City d Coin housing comn~
The Housing ousing an various to Provide
Specialistthe City's affordable ff liaison to developers
monitors rovides for profit housing signed.
Grant P~rvoigtrha non profit worms other duties as
developrent °f housing on
works
affordable housing> an
eriod no proposals for the
Duxingnbl ps~esw e submitted'
semi-P __.~---
Appendix B 7
City of Dublin 2009-2014)
Housing Element
of Progran' Accomplishments Since 2001
Table B-1: Summary Tlmetrame ...~
Program
re- lanning/aPPlicationcounseling to
provide p P is for housing on semi-public
review concep roaches to providing rovide
sites and discuss app Coordinatorl Specialist to p
affordable housin . Housing
the Housing oin technical assistance as needed or
Designate individual ong g
program B•9~1' res onsible funding requests.
ecialist as the P ation on housing
Coordinator(Sp and updating inform and
for maintaining local state, federal,
ams t latory incentives
assistan~ ana ~pcal policies and regu of affordable
private), construction be
designed to facilitate the ram information funding
housing• Housing pTOg dated as
posted on the City's Web site and up e established, or
new programs ar
progmarn requ dements change•
Coordinatorl5pecialist will also assist
1 ing for funding sources by
The Housing background data
developers in app Y,
providing demographic or other
lete funding requests, review and
necessary to e°rnp lications, provide letters of
ent on funding aPP end City Council
comet riate, and recomm
suppo~ as aPpr°p rec uests
actions in su ort of fundin
mote energy conservation
lementation> 2001- 2006.
Ongoing imp
Evaluati=n
The Housing
ousing Specialist position 2001
The City created a H d u date information on housing
ction of affordable tYrose g
Specialist continues to maintain an P rovide information on
assistance pTOgrams and face continues to P~ both ownership and
The City of Dublin webp g b the Housing Specialist to
tin applications for affordable units, ortunities in the
developers accep a e is updated routinely Y
rentals. The web P g ation on various housing °p Ordinance and the
provide up-to-date inform e the Inclusionary ers. The
region• Included in the web Page ar
Ordinance Laypersons G rovide to finical as i tan e to
Inclusionary d background data and reviewing
Housing Specialist also cae~ gra~hp an
developers by providing a lications
applications for funding assistance. re aring PP
ce to Wicklow Square in p p ch in preparing
Clty Staff provided assistan The Groves at Dublin Camellia Place in
UD and TCAC, allocation, and Credit
for both H for bond well as California Tax
applications for CDLAC 400 tax credits as
preparing application f°T review.
ittee (TCAC)
Allocation Comm aste Management Plan to
ments to submit a W at least 50°I° of
The City requires all develop dDebris Ordinancean dworking `~z time an
s Construction an inspector beg _ of Dublin Municipal
meet the City' One building aired by the City e
waste to landfills. waste as req e included in ~
of construction d construction sites ar
r~ycling
Code. Inspections of demolition Guidelines in 3une
ector's continuing responsibilities.
insp ted Green Building A11 City
the City Council adspo promote energy efficiency. re aired
In additi°n, over $3 million are q
in Civic Building s stem; City PTO~ects less
2005 for use rating Y ractrces as
projects with an estimate Under t e LEEDtIOn many green p
to meet the Silver ratrnguired to incorp°rate as
e City continues to implement the Guidelines
than $3 million are q
appTOpriate to the project. Th
on a project specific basis.
B.10.1: Pro
program actions:
through the following errients
Continue to implement the Waste Manag
s model ordinance on recycling of
Authority' waste.
construction standards
lement state building ulations)
Continue to imp
(Title 24 of the California Code of Reg
regarding energy efficiency in residential
construction. for its City
Continue to provide on Staff a~~reen building
Building and Planning
techniques. , , .,Pi,,,,ments for
Continue
Appendix B-$
r S ~ ~
s ~' ""'
r
- r ~ .. .~
~ of Program
Table B-1: gummarY
pccomPlishments Since 2001
Timeframe
gram and use of
site design techniques, efficiency
solar access, increase energy
landscaping that can costs.without
and reduce lifetime enerhousing production
significantly increasing
costs.
Provide access to information on energ
d financial incentives (tax credit,
conservation an h ublic information
utility rebates, etc.) througs ublic counter, on
to be provided at the C~ ublic libraries and
the City's web site, at p
communi centers.
11.1: Continue to participate in the
Program B• MCC program and combine this
Alameda County er assistance
program with the first-time homebuyFund or state or
Housing
..from Dublin's Inclusionary ecific
federal funding sources. Continue xne t a hd sp
Plying process (planned develop
plans) to promote the construction oc ndomin ums
ownership housing options such as ers to provide
and town homes. Encourage develop
smaller market-rate ownership units affordable to
moderate-income households by providing
incentives through the planned development process,
such as reduced parking and street standar wsilland
higher densities on smaller lots. e ha ~~ in the
promote the first-time homebuy Pr
~~ 2001- 2006.
Ongoing implementation,
Annual updating and distribution of program
information.
Pre-application or application review
meetings between housing developers and
the City's Housing Coordinator/ Specialist
I on project proposals.
following ways.
e a brochure to be updated and distributed
Prepar the Housing CoordinatorlSpecialist
as needed by institutions,
to local real estate firms, le un~ng organizations
area developers, and comet ~`
serving low- and moderate-income clients who
maybe eligible for the program.
Distribute progi,~ t~Ormation at the civic
center, library, and other public buildings.
Post information on the Ci 's web site. -
Evaluation
a
City of Dublin
Housing Element (2009-2014)
ortunities for first-time homebuyers to
continues to provide opp
The City The City launched a First Time Home uye
purchase homes in Dublin. gg7,196.
FTHLP) in Octo ent aspsstanc sl an totaling $ 07' 1
Loan program ( acket from the
households received down pay
obtain the FTHLP application p
Interested households can v,,ebsite. Program materials are also available
ortunity Center.
I civic center and the City'
through the Tri-Valley Affordable Housing APP
appendix B-9
City of Dublin 2009-2014)
Housing E-ercent
lishments Since 2801
of Program pccomp
Table g.1 ~ gumma~ Timeframe
ogram developers
meeting between housing art of
Schedule a CoordinatorlSpecialist as p
and the Housing lication revrew t0 inform
lication or app er assistance pTQgrams
pre-app
developers of homebuy
and o bons. lication fees
Defer or amortrze app
8.12.1: d affordable units for very
Program units an e households on a
for senior-housing
low-> low-> and moderate-incom
case-b -case basis. wire a mix °f
8,13.1: Continue t~ o f its neg°tiated
program d sizes ~ P Tanned
housing t5'PeS ans ecific plans, p
and development agreements as a
process through P
developments, a wider range of housing types,
means of achieving fordability to low- ~
and potential of including affordable
sizes, e hOUSeholds, e families.
moderate un t and units for larg
by desig
lementation, 2001- 2006.
Ong°ing imP
Ong g 9`~9 - 2006.
E,valaation
izatian were received during the Planning period.
No requests for fee amort
rovide a
ursued housing stock diversification o p The
lannr5~ percent of
has aggressively P.
es, and sizes during e P
The City units dropped from P
wider range of housing tyP detached ercent in 2008, whereas the
ropo~iOn °f single farri Y ercent in 2000 to 41
p in 2000 to 51 P
Dublin's housinuldfamily units increasedes°n 1 de:
propo~ion of m ect examp low>
percent in 2008' Specific proj
variety of residential densitilog un arng
• Fallon Village: Includes a variety of
ium medium-high and mixed-use for a total In ; des a 1 111
med d East (Sorrento}: total of
Dublin Ranch AreaF west an lrborhoods for a
• es within ter' distinct neig hborhood wrthans and
Each neig floor p
housing tYP residential units. uare feet.
medium densrtY between four and nine varo 2 X81 sq
Sorrento project has 1320 square feet up
its in four distinct neighborhoods.
units range in size from single family
Includes 302 ~ one-story and two-story 692
Schaefer Ranch: floor plans. Units range from 2=
Housing tyPeS and srzes include
detached units ~ i6 8 d a q ewe g et.
square feet up low medium and
This project would also include a variety ° units and
Wallis Annexation: ousing
• es and residential densities irovedrfor 93'70 Hoar plans and
housing tYP The project has been aPP variety
medium hiP~• Staff anticipates a
is currently under review. Staff and could
under review by Crty 400 square
unit sizes.
This project is currently ran ing in size from 1>
Vargas of detached amts g
provide a varretY
feet to 1,600 s uare feet.
p,ppendix 8-10
~ r r rs
s ~ ~ ~
^
~• *'
Since 200'-
pccompiishments
~ Summary of Program
Table'8' ° ~ Timeframe
Rental Housing io eet
Stock of Affordable
e the Existing Huai updates of subsidzed rental p' J
Goal C: Conserv
Annually update the list oof entia]
Program C.1.1. ro erties that may be Determine
subsidized rental p P ets.
acquisition and(or rehabilitation t ~-risk of
and contact
which properties are immediate Y
rpuverting to market-ra the• r in e est in elling
those owners regarding
roperties or maintaining the rental units as
p1 VMV..
Housing Element (200g~2014)
• The project is currently under review
Evaluation to 298
list. d gFPs for
Annual release of RFQs an osals.
interested entities and project prop
Assistance for conserving assisted fined on a
housing development to be deter-n
project basis.
p units. roviding
affordable
uisitioF ndsbapp Ping f o estate or
Assist in the acq or assisting
lnclusionary Housing
on behalf of the entr or rivate
federal funding state, federal, p ort the
in accessing Supp
the entity uisition! rehabilitation• dedicatmgthe
funding for ac oposal by contractually
ome other holding
Casamira V alley • otential to provide up
le family units and
Moller Rancht ro ect has the p
by City Staff. Thep J • ix of detached sing
units which will be a m e family
dwelling to 117 singl
townhouses. ro ect proposal includes up
s Thep J from small lots, zero lot line lots to
under review b Cit Staff.
Fallon Crossing :
residential units on lots rangrng entl
lar e estate lots. The ro ect is curr
stock In the
foxdable housingwhen new projects are
onitor the of dated of Dublin were at-risk
The City continues tom ro erties is up
community. T11e list of rental p ro erties in the ring period• A
during the p Council in MaY
complcte• TTo subsidketaat housing assed by the City
of converting to mar ~ estimated 300 to 500
Conversion Ordinance p stock.
Condominium rental housing lion of the ordinanCe•
2005 to preserve existing
rental units have been preserved since adop
developer s p escrow ors fete
funds to an er can secure comp _ Housing Stock
necessary tsting
account until the develop the City's ~ and distribute
financin • e the Eff cent Use of June 2003
Preserve and Inereas prepare brochure by
Goal D: ment of second thereafter.
Promote the develop ational
Program D.1.1: though an inform
units. Market this program . The brochure will
brochure and an annual notice.
also be available at: senior center, and other
The civic center, library,
public locations.
The City's web site..
annually re uested for
Provide financial assistance as q
I qualifying rent-restricted second units.
Appendix B-11
of existing housing stock ana
e efficient use cast. The City approved a
The Gity continues to encourag
development of small units at low erinits for
to prom°te the 2003 to make it easlBui ding p lies to
new Second Unit ordinance in Ju Y
b means of second i,ng period.
provide alternative h° unitgs were issued in the p ct second units in
three second dwelling completed
roviding financial assistance to Ne ds Survey
h a Housing
le indicates the residents ar
The feasibility of p random sam
existing homes ation collecte broug
in 2005. h'fon"
`'C '~
City °f ~ E~ ment (2009 20'4)
Housing 200
ents gince
mart ram A~~omp~' Tim
of pro9 eframe
Tab1e g_1: gum
~-~"`_ units
Program create second
d low-income
e homeowners t0low- an sistance
To encourag for very
with affordable rentswill provide financial as onstruct
City Housing Fund to
households, the for deed. restrictions,
through its lnclusionary 0 ears
second units in .exchange
limiting rents' and rent increases for 3 Y
ibility of
Eval enera,nea fordable
uate the g
D •1.2' Dosing units o Vista
program additional h t on the boy
developing e developmen ldbe determiYOta]
or mixed-incom the study w°u d the
site. The pure°$e of housing densities an ,
ake more efficient use
options for mcreasin nits to 11consider the existing
number of housing should ore
site. `fhe study n1ent as well as them roject.
of the develop k Sierra multi-family P
Arroyo developedpar
recently
e development of second units in lots
Evaluatlnu assistance for th
has been posted toHal e
not interested in es. Units which City
existinghom Second. including
housing brochure on ublic locations
rep~red a roject which includes 30
.the City P ode available at P set aside for very
City's website and is m approved the Posit units will be
City second e households and 12 units for
12 of the
pdditionally> the units. incom
b units for 1 et 1 roposals
affordable e hou eholds, reviewed P
low incom ome households in er Authority Authority
using Housing in
ibility study and report
fete general feas 3une 2005
to the City Council by
the next appropria resulps.
Determinebased on the study
thereafter
onion of
, o housing
1 Continue t0 contribute a P
am I}.2• nds to Alameda County to he
Progr roportion nee.
G
City CDg rams in p assista
rehabilitatr0ns prop ed for rehabilitation
~ estimated annual
'"~~~ 200b.
Annually> 2002-
noderate me the Dublin HO ect. The Staff to beg
of 2006, Arroyo Vista and authorized es
In the summer of the nlent plan and Citation Hom a
reconstruct foal develop of Eden H°usmg units, in
for the housing units.
a concep ment team d ownership
a develop with aPProximatTental an
selected with site US Housing
negotiations the existing market rate, avigate the roceed
ordable and developers et author1Zation to P
to redevelop of off with the Authority are
combinacurrently working HUD) Process andgthe H°usinE~) Agreement
Staff is Development ( ublin e otiation ~~ submitted a
and Uth pr°lect. Thean ~ elusive Right oP oject and Impact Report
with into me The Environmental ro ect.
currently entering Vista Redevelop the Crt for the
for the Agra lication with ~' From
osition PP lication are under review b rehabilitation. were
D~ R and ro ect a d 3 paint grants
e Tepairs au e households. From
continues to PrOVide subsidies for housm Con1nlunity
inor hom
22 m e] low incom
~e 20 2 pecembeT 2001 ,w and extrem `I Dosing and rogram
7u1Y feted for very 1o he County omade ~23q q4b availab~e~ b~ motion
comp June 2008 HCD) s for new
July 200 ment DeP~ment ~
Develop b repaid rehblinrta~on loan
income generated yCi ofDu
_..,,,,,~ within the
Appendix g-12
,,,, r
...
~ Element (2009-2014)
~ ~ Housing
~ -
~ ~ ~~
ants Since 2001
ro ran+ Accomp-ishm
1 SumrnarY °f p 9 Timeframe
?able B- ° esidents
or Atl Dublin R
services,
program oat Homing pppartunities f
to Eq Annual contract foG ~ dsuand information
Goal E: Promo oitunity
allocation of Z~OB 2006.
ote equal-housing opP
1 prom d others seeking housing in distribution,
program E.l
ublin residofDublin contracts through
for all D The City Dosing to investigate
Dublin. WithECHp H mediation
Alameda COUnty hints and provide ecialist
fair-housing comp CoordinatorlSpaints,
The City's gOUSing camp
services. contact for fair-housing
is the point-of nests, and referrals to ECHO
information req • Will also distribute fair-housi~out
housing• The City ublic locations throng
top the City's Web site; and
inforn1at1p1o~ n oi-motion on ants, rental
anon to real estate ag , ublin.
the City; p,
distribute inf°riii and financial institutions in
prope~Y °Wners, ates in Alameda County's
articip through the
The City also P air Housing Stiidy
Impediments to F
evaluation
ortunities for alHousing to
ual housingGP unds for E aH~imination
continues to promote elgirough CDB
The City roviding funding and investigate houe~~ for fair housing
residents by p mister counseling s web page has an and to the State
the City' Housing ts. Guide
continue toaAaditionally> "CaliforniaTenan O
camplaints' interested readers both to ECHO
directing 1 hts and IZesp°nsibilities." ECH
issues, er Affairs Office booklet, d complaints, and
is and Zandlord s R g . _ ou$eholds
of California Consum fair housing inquiries an
to Residentia onaed o 37 ediation for 306 h
goosing rasp dlord counseling and m
facilitated tenautllan
2003-04• ortunities for aleD n sin
since FY ual housin g~ on at annual City
Additionally, the Can' prO1notes eq
the dissemi d St Pati'i k'sDay•
residents through the Glen an
including Day
study by July 2004.
Complete feasibility adopt universal
If determined to be feasible,
CDBG TO ram. December 2004.
e feasibility of a ordinance by
1 Evaluate th rovides fox greater
ProgramE•2• ' that p for persons design ch 2005 and
universal desa d access b1 ity of housing Force
The City's gousingTask
adaptability otential
With disabiliries' to the City oa d recommendations
Will provide advice
approaches to univerOrdanan~. to be
on au implementing fined
n ordinance is determ
roduce a
If auniversal desig
feasible, prepare an ordinance re oprces foude~~ts
brochure on universal deange With City req
approaches, and comp
e brochure to residen~iacomn1un tys
Distribute th valley area and individuals with
active in the Tit' encies serving ublic
organizations and ag e brochure to p anon
Distribute th and post inform
disabilities. bout the City and resources on
locations throng uiremen~ -~
rsal design req
Prepare brochure by Mar
distribute annually thereafter.
the Ci e s web site. --~'~
„_,..,,•am E•2~ avor to ex edite the review of
Ordinance Which
adopted aUuiversa~'~nstallbase universal design
In October 2007, the City home developem more homes' underway
]e-famii~ developments of 20 or ce is currently rnent
rewires new sing le-fam y e ordinan anity Develop
features in all sing e Comm anent "
brochure t0 advertised at th The develop
Development of a f Works with
and when complete wind on the City' s W ebsite. d staf
ant counter an the ordinance an lemenmtion.
Depai~m • rovided input into rocess on imp
comrnumtY p the entitlement p
developers during
of
Thee C
Appendix B-~ 3
the nevi
City of ~ Element t20ag-2014)
Housing Zpp1
ants since
maN °f program pcc°mpf~ Tim e e in
1. gum efraro a Chang
Table B' processing sYet~ o ec auras wit ~~ ~entys
-^~--' lications subnrihed to e
Program that will mak it
building app rovementseXpeditepan"
zoning and cessibility imp
complete ac d functioea~i applications for
homes habitabe p lr ority top dung those
processes, g
u grades or retrofite~it applications.
hop
disability p ead of other p City es to
applications ah rocess aka housing units
Through an eme equ ed t°'n
• bilities.
administrativ the Housing
after adoption of
shorten the t' with drsa
arsons rocedure by
accessible top it processioggan1zations and
prompte its priority perm munity
distribu g a n°tice to o e persons with disabrhtres,
tin ew procedure, and
that sere e
the City Council in
encres ding the ~,,ittr the public ar ce was adopte O ai an
public ag staff regar ousing n ce provides
o interact olicy and anent H r to
training oth t staff wh emit processing p ut A ffordttb~e Perm ~ Emergency shelter Ordinan that provide certainty
wired by State law' ~'
ensuring riority p licants and their a1s and Faynities yvitho meat standards
are of the p 04. er 2004 as req , evelop
aw olicy to app June 20 pctob ernrrt d
explain this p or Individu ant by
Shelter f t zoning amendm conditional use p
re resentative5• Short-term Adop shelter providers.
t to
Goal F: Provide prdinanCe to
end to Zoning lock Gran
F,t.1: Am in commercial and
program ency shelters d transitional housing rn
allow emerg districts an tial zori~g
al zoning h density resider it development
industri and his -
to shelter providers
medium Adopt conditional use per
districts. rovide certainty errnit.
standards that p ants to obtain a ergencY
there uirem
re ardin to fund existing em
ram F •2.1: Cone Tr>-V alley area to house
s in
grog yarn encY shelter.
er
shelter grog ead of em g
citizens m
blip has contributed $43>~36
The City of Du to the Tri V alley Haven's
m CDgG funds
gomeless Shelter. ding
The has agree dr pdrovide awning with
City coin 03 ea
during a to ~G fo to 2002' 20 fiscal
tB
a Comn'unity Devel~lo e ce 5helter and a
rovrde oils aDomestic 002•
The City continues to which supp p00 has been provided since 2
the Tri-Valley HaV eMore than X100,
gomeless Shelter.
_~
Appendix 8-14
the
rocess sd None
~,7here feasible, permits are p day .
E~aiuation to lp business to provide
rovements. time is up
not feasible> review ears. Accessible xamp
accessibility m'p ast five y
counter; where the p , it.
have been requeetao not require a perm
access to a hOm
r '''
.~ '''
51 i Z~
City of DGblin
Housing Element (2009-2014)
r
Appendix C: Technical Background Report
1. Housin Needs Assessment
9
The Housing Needs Assessment begins with a brief history of Dublin, which is intended to provide
community context and a foundation for the analysis of demographic and housing stock characteristics as
well as various constraints to the provision of housing during the 2009-2014 Housing Element Cycle. The
needs assessment identifies special housing needs among certain population groups, evaluates housing
conditions, and provides other important information to support the goals, policies, and programs of the
Housing Element to meet the needs of current and future Dublin residents.
Brief History of Dublin
' Dublin has long been known as the "crossroads" of the Bay Areal The City now sits at the crossroads of
two major highways: Interstate 580 and Interstate-680. However, the significance of the "crossroads"
dates back almost two hundred years when Dublin was the junction of two important stage routes -one
from the Bay Area to Stockton and the other from Martinez to San Jose. The Alamilla Spring, located in
the Dublin area, provided a place for travelers to change horses and freshen up before continuing their
journey.
Development of the Dublin area began in approximately 1822. Jose Maria Amador had been paid in land
for his years of service as a Mexican soldier and as administrator of Mission San Jose. He received a land
grant of 16,517 acres in the Amador- Livermore Valley and built several adobe homes and many small
.buildings used as shops. In 1852 Michael Murray and Jeremiah Fallon came to the area from Ireland and
purchased 1,000 acres from Jose Amador. Shortly thereafter, the area began to grow; Alameda County
was created from parts of Contra Costa and Santa Clara counties in 1853. Both Murray and Fallon served
on the Alameda County Board of Supervisors. Townships were established the next year and Murray's
name was chosen for the Dublin area.
' By 1877 the first schoolhouse in the Amador-Livermore Valley, along with a church, two hotels, Green's
Store, a wagon and blacksmith shop, and a shoemaker's shop were constructed in Dublin. Mail was
delivered to the Dougherty Station Hotel; thus, the area became known as Dougherty's Station. Dougherty
Station grew slowly during the first half of the 20~` Century with the first housing tracts built in the Dublin
area in 1960, transforming the formerly rural community into a suburb. Dublin grew steadily from the
early 1960s as both a residential and retail center and incorporated in 1982.
' Much of the historical information is derived from Virginia Bennett's book, "Dublin Reflections and Bits of Valley History"
(1991). Copies of this book and other historical information can be found at the Dublin Library.
Appendix C-1
City of Dublin
Housing Element (2009-2014)
A. Poaulation Characteristics and Trends
~a ~ ~2~
The following section describes and analyzes the various population characteristics and trends in Dublin
that affect housing needs.
Population Growth
Dublin's population increased 29 percent between 1990 and 2000 (Table C-1) and expanded another 57
percent between 2000 and 2008 to 46,934 persons. Dublin's population growth rate has outpaced the
County's growth rate since 1990 and the increase since 2000 as a percentage of population was much
larger than the proportional increase observed in nearby jurisdictions such as Livermore, Pleasanton, and
San Ramon.
The Association of Bay Area Governments (ABAG) projects continued population growth in Dublin and
surrounding communities through 2020. Most of the projected population growth in Alameda County is
expected to occur through annexation and development of city spheres of influence and areas around
unincorporated communities such as Castro Valley.
Table C-1: Population Growth
Po ulation % Chan e
Jurisdiction 1990 2000 2008 2020 1990-
2000 2000-
2008 2008-
2020
Castro Valley 48,619 57,292 N/A 62,400 18% N/A N/A
Dublin 23,229 29,973 46,934 62,700 29% 57% 33%
Livermore 56,741 73,345 83,604 100,900 29% 14% 21%
Pleasanton 50,553 63,654 69,388 81,200 16% 9% 17%
San Ramon 35,303 44,722 59,002 70,900 27% 32% 20%
Alameda County 1,279,182 1,443,741 1,543,000 1,700,700 13% 7% 10%
source: census, iyyu ~ zUUU; (:ahtornia Department of Finance, 2008;
Association of Bay Area Governments -Projections, 2007.
Note: California Department of Finance data not available for the unincorporated community of Castro Valley.
Age Composition
A population's age characteristics are also an important factor in evaluating housing and community
development needs and determining the direction of future housing development. Typically, distinct
lifestyles, family types and sizes, incomes, and housing preferences accompany different age groups. As
people move through each stage of life, housing needs and preferences change. For example, young
householders without children usually have different housing preferences than middle-age householders
with children or senior householders living alone.
Dublin's population is, as measured by the median age of its residents, slightly younger than in
neighboring communities and the County as a whole. In 2000, Dublin's median age was 34.3 years, while
the County's median age was 34.5. The proportion of Dublin residents younger than 18 (21 percent) and
over 65 (5 percent) shifted minimally since 1990 and was the lowest among its neighbors in 2000,
suggesting that a relatively higher proportion of Dublin's population is of workforce age (Table C-2).
Appendix C-2
~.~ ~. ~
City ofblin
Housing Element (2009-2014)
Table C-2: Age Characteristics
Under 18 years Over 65 years Median Age
Jurisdiction
1990
2000
1990
2000 2000
Castro Valley 22% 24% 15% 15% 39.4
Dublin 23% 21% 3% 5% 34.3
Livermore 27% 28% 7% 8% 35.0
Pleasanton 26% 28% 5% 8% 36.9
San Ramon 27% 26% 4% 6% 36.5
Alameda County 24% 25% 11% 10% 34.5
Source: Census, 1990 & 2000.
The most apparent shift in age distribution from 1990 to 2000 was among working age residents (Figure
C-1). While the proportion of 18 to 24 year olds and 25 to 44 year olds dropped (nine percentage points
and two percentage points, respectively), the proportion of 45 to 64 year olds increased by five percentage
points. Dublin's shift in age distribution may be the result of younger residents choosing to live in other
communities or it may be an indication that home and rental prices are outpacing the affordable price
range for the 18 to 44 year old demographic.
Figure C-1: Age Distribution, 1990-2000
50%
45%
40% :;1
°'1
35%
30%
25%
20%
15%
10%
5%
~ ~~
'~^
~:.
0%
under 5
5 to 17
18 to 24
25 to 44
45 to 64
65 and up
^1990 7% 15% 12% 46% 16% 3%
tJ2000 6% 21% 3% 44% 21% 5%
Source: Census, 1490 & 2000.
Appendix C-3
City of Dublin
Housing Element (2009-2014)
Race and Ethnicity
5~ ~ ~Zq
Household characteristics, income levels, and cultural backgrounds tend to vary by race and ethnicity,
often affecting housing needs and preferences. Studies have suggested that different racial and ethnic
groups also differ in their attitudes toward and/or tolerance for "housing problems" as defined by the
federal Department of Housing and Urban Development (HUD), including overcrowding and housing cost
burden.2 According to these studies, perceptions regarding housing density and overcrowding tend to vary
between racial and ethnic groups. Especially within cultures that prefer to live with extended family
members, household size and overcrowding also tend to increase. In general, Hispanic and Asian
households exhibit a greater propensity than the White households for living in extended families.
As of 2000, approximately 62 percent of Dublin residents were White/Caucasian, 14 percent
HispaniclLatino, 10 percent Black/African-American, 10 percent Asian/Pacific Islander, and four percent
were identified as belonging to two or more or other races (Figure C-2). Notable shifts in the racial and
ethnic composition of the City between 1990 and 2000 include the four-percent increase in the proportion
of Hispanic/Latino and Asian/Pacific Islander residents and the overall drop in the proportion of White
residents. The 2000 Census allowed respondents to classify themselves as belonging to "Two or More"
races for the first time. This change in methodology may explain most of the increase among residents
who classified themselves as belonging to "Other" races.
Figure C-2: Race and Ethnicity, 1990-2000
80%
70%
60%
50%
40%
30%
20%
10%
0%
--- -
--
White/
Caucasian
Hispanic/
Latino ---
Black/Afi-ican
American ---
Asian/Pacific
Islander
Other
'
^ 1990 72% 10% 11% 6% 1%
2000 62% 14% 10% 10% 4%
Source: Census, 1990 & 2000.
z
Studies include the following: "The Determinants of Household Overcrowding and the Role of Immigration in Southern
California" by S.Y. Choi (1993); "The Changing Problem of Overcrowding" by D. Myers, William Baer, and S.Y. Choi
(1996); and "Immigration Cohorts and Residential Overcrowding in Southern California" by D. Myers and S.W. Lee (1996).
Appendix C-4
1
~ ~ `~
CitDublin
Housing Element (2009-2014)
Dublin's population is more diverse when compared to nearby jurisdictions, but not as diverse as Alameda
County overall (Table C-3). Approximately 38 percent of Dublin's population was non-white in 2000,
compared to 35 percent of Castro Valley residents, 25 percent of Livermore residents, 24 percent of
Pleasanton residents, 28 percent of San Ramon residents, and 60 percent of Alameda County residents.
Table C-3: Race/Ethnicity 2000
Jurisdiction White!
Caucasian Hispanic!
Latino B1acW
African
American Asian/
Pacific
Islander
Other
Castro Valley 65% 12% 5% 14% 4%
Dublin 62% 14% 10% 10% 4%
Livermore 74% 14% 1% 6% 4%
Pleasanton 76% 8% 1% 12% 3%
San Ramon 72% 7% 2% 15% 4%
Alameda County 41% 19% 15% 21% 5%
Source: Census, 2000.
B. Employment Profile
An assessment of community needs must consider the occupational profile of City residents. Incomes
associated with different jobs and the number of workers in a household determines the type and size of
housing a household can afford. In some cases, the types of jobs held by residents can affect housing
needs and demand (such as in communities with military installations, college campuses, and seasonal
agriculture).
Occupation and Labor Participation
The Census provides information about employment, specifically the number of City residents by
occupation, who are employed by businesses either outside or within their community. As of 2000,
Managerial/Professional -and Sales/Office occupations were the two largest occupational categories for
City residents (Table C-4). These categories accounted for 76 percent of occupations held by Dublin
residents. Similarly, these occupations comprised 68 percent of jobs held by Alameda County residents.
Table C-4: Employment Profile
Occupations of Residents Du blin Alameda County
ManagementlProfessional 6,759 47% 293,312 42%
Sales/ Office 4,156 29% 182,205 26%
Service 1,521 11% 82,773 12%
Construction/Maintenance/Extraction/Repair 1,044 7% 51,816 8%
Transportation/Production/Material Moving 98$ 7% 81,662 12%
Farming/Forestry/Fishing 8 <1% 1,065 <1%
Total 14,476 100% 692,833 100%
Source: Census, 2000.
Appendix C-5
City of Dublin
Housing Element (2009-2014)
~~~z~
Employment growth typically leads to strong housing demand, while the reverse is true when employment
contracts. The City adopted a Commercial Linkage Fee in 2005. The Commercial Linkage Fee is
collected and deposited into the Inclusionary Zoning In-lieu Fee fund for the funding of affordable
housing programs. A total of $344,401 had been collected through December 2007. The City will
continue to implement its Commercial Linkage Fee program as a means of generating revenue to increase
the supply of affordable housing in Dublin.
Income by Occupation
Management occupations were the highest paid occupations in the Alameda region in the first quarter of
2007, while food preparation, service-related, and sales occupations were among the lowest paid
occupations (Table C-5). In 2000, a larger proportion of Dublin residents were employed in occupations
with higher yearly average salaries when compared to employed residents of the County. This pattern
explains the City's higher median income compared to the County (see Figure C-4 later).
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008
Occupations Average Salary
Management $114,436
Legal $103,183
Healthcare Practitioners and Technical $87,985
Computer and Mathematical $85,935
Architecture and Engineering $83,555
Life, Physical and Social Science $74,900
Business and Financial Operations $72,468
Construction and Extraction $56,251
Arts, Design, Entertainment, Sports and Media $56,155
Education, Training and Library $55,560
Protective Services $53,417
All Occupations $52,438
Community and Social Service $52,258
Installation, Maintenance and Repair $52,098
Sales $42,312
Office and Administrative Support $39,238
Transportation and Material Moving $37,280
Production $36,206
Healthcare Support $32,708
Personal Care and Service $29,819
Buildings and Grounds Cleaning and Maintenance $29,696
Farming, Fishing and Forestry $25,194
Food Preparation and Serving Related $21,478
Source: State Employment Development Department, 2008.
Appendix C-6
~°~ ®~,, t
City of blin
Housing Element (2009-2014)
C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit. This definition includes single
persons living alone, families related through marriage or blood, and unrelated individuals living together.
Persons living in retirement or convalescent homes, dormitories, or other group living situations are not
considered households. Information on household characteristics is important to understand the growth
and changing needs of a community.
Household Type
According to the Census, 9,325 households lived in Dublin in 2000. Of these households, 21 percent were
single-person households, and households headed by seniors (65+) comprised 8 percent (Table C-6) of the
total households. Dublin's household characteristics were in many ways similar to characteristics of
households living in nearby jurisdictions in 2000. One notable exception is senior-headed households,
which represented a lower proportion of City households than observed throughout the County.
Table C-6: Household Characteristics
Jurisdiction Single-
Person
Households Senior-
Headed
Households Families
with
Children Single-
Parent
Households Large
Households
Castro Valley 23% 23°l0 35% 9% 9%
Dublin 21% 8% 37% 8% 12%
Livermore 19% 13% 42% 9% 10%
Pleasanton 19% 13% 42% 7% 12%
San Ramon 21% 9% 39% 6% 9%
Alameda County 26% 17% 36% 11% 13%
Source: Census, 2000.
' Different household types generally have different housing needs. Seniors or young adults typically
comprise the majority of the single-person households and tend to reside in apartment units,
condominiums, or smaller single-family homes. Families often .prefer single-family homes. Dublin's
housing stock provides a range of unit types to meet the needs of its residents. Roughly, 59 percent of the
City's housing stock is comprised of detached single-family units, while approximately 28 percent of the
units consist of multi-family units such as apartments and condominiums.
Household Size
' Household size identifies sources of population growth and household overcrowding. A city's average
household size will increase over time if there is a trend towards larger families. In communities where
the population is aging, the average household size may decline. Dublin's average household size in 2000
(2.65) was lower than the County average household size (2.71) and neighboring cities of Livermore
' (2.80) and Pleasanton (2.72), but higher than nearby Castro Valley (2.58) and San Ramon (2.63) (Figure
C-3). The California Department of Finance reported that Dublin's average household size increased
' Appendix C-7
City of Dublin
Housing Element (2009-2014)
,~~ i a°~
slightly since the 2000 Census, with an average of 2.69 persons per household as of January 1, 2008.
ABAG projects that the 2008 household size will hold relatively constant through 2020.3
Figure C-3: Average Househo{d Size - 2000
2.85
2.80
2.80
2.75 2.72
2.71
2.70
2.65
2.65
2.60
2.55
2.50
2.45
Castro Valley Dublin Livermore Pleasanton San Ramon Alameda
County
Source: Census, 2000.
Household Income
Household income is an important consideration
when evaluating housing and community
development needs because lower income typically
constrains a household's ability to secure adequate
housing or services. While housing choices, such as
tenure (owning versus renting) and location of
residences, are very much income-dependent,
household size and type often affect the proportion
of income that can be spent on housing.
According to the 2000 Census, three percent of
Dublin households had incomes lower than $15,000
in 1999, while five percent of households earned
incomes between $15,000 and $24,999 (Table C-7).
Approximately 17 percent of City households
a Association of Bay Area Governments -Projections, 2007.
Table C-7: Household Income Distribution
Household Income Dublin County
Less than $15,000 3% 12%
$15,000 - $24,999 5% 9%
$25,000 - $34,999 6% 9%
$35,000 - $49,999 11% 14%
$50,000 - $74,999 23% 20%
$75,000 - $99,999 19% 13%
$100,000 - $149,999 ~ 22% 14%
$150,000 or more 11 % 9%
Total 100% 100%
Source: Census, 2000.
^
Appendix C-8
~ ~ ~ ~~
City of DOblin
Housing Element (2009-2014)
earned incomes between $25,000 and $49,999, while roughly 42 percent had incomes between $50,000
and $99,999. More than 33 percent of Dublin households earned $100,000 or more. Proportionally,
Dublin households earned higher incomes when compared to households countywide. The Census
estimated that the median household income in Dublin was $77,283 in 1999, while the median income for
the County was an estimated $55,946 (Figure C-4).
Figure C-4: Median Household Inr_nmp _ 7nnn
VVUI I.I.. \. V11JUJ, LVVV.
The State and Federal government classify household income into several groupings based upon the
relationship to the County Area Median Income (AMI), adjusted for household size. In 2000,
approximately 81 percent of Dublin households earned moderate or above moderate incomes, while 19
percent of households earned lower incomes (Table C-8) a
Table C-8: Households by Income Category - 2000
i~
i~
Income Category (% of County AMI) Households Percent
Extremely Low (30% or less) 321 4%
Very Low (31 to 50%) 588 6%
Low (51 to 80%) 820 9%
Moderate or Above (over 80%) 7,550 81%
Total 9,279 100%
ovuicc. LcYaiuiicu~ u1 nuuSUlg dI1Q UI'D3n LOVelOpmenL (HUll), comprehensive Housing
Affordability Strategy (CHAS), 2000.
a Data was obtained from the Comprehensive Housing Affordability Strategy (CHAS) prepared for HUD by the Census
Bureau using 2000 Census data.
Appendix C-9
City of Dublin
Housing Element (2009-2014)
Overcrowding
~p ~ X29
An overcrowded housing unit is defined as a unit occupied by more than one person per rooms
Overcrowding can result when there are not enough adequately sized units within a community, when
high housing costs relative to income force too many individuals to share a housing unit than it can
adequately accommodate, and/or when families reside in smaller units than they need to devote income to
other necessities, such as food and health care. Overcrowding also tends to accelerate deterioration of
housing. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are
important City goals to enhance quality of life for residents and aesthetic quality of neighborhoods.
Whereas 12 percent of County households experienced overcrowded living conditions in 2000,
overcrowding only affected five percent of Dublin households. The incidence of overcrowding was
highest among renter-households with nine percent affected compared to three percent of owner-
households. This pattern often suggests an inadequate supply of larger rental units. While 65 percent of
occupied housing units in the City had more than three bedrooms (the minimum size considered large
enough to avoid most overcrowding issues for large households), only 16 percent of these units were
occupied by renters.
Although a portion of overcrowding problems is likely attributable to a lack of larger housing units
available for rent, the incidence of overcrowding is also influenced by another housing problem,
overpayment, as families faced with paying a high proportion of income on housing costs tend to take on
additional roommates share the cost burden or to reside in smaller units to save on costs.
Overpayment
State and federal standards for housing overpayment (cost burden) are based on anincome-to-housing cost
ratio of 30 percent and above. Households paying more than 30 percent of their income on housing have
limited remaining income for other necessities. Above moderate income households generally are capable
of paying a larger proportion of income for housing; therefore, estimates of housing overpayment
generally focus on lower and moderate income households. In 2000, 35 percent of all Dublin households
overpaid for housing and overpayment affected owners and renters in roughly equal proportions. (33
percent versus 36 percent, respectively). However, the majority of the overpayment was concentrated
among households at the lower income ranges (below $50,000). Overpayment affected a larger proportion
of households earning less than $50,000 than other households, regardless of tenure. For households
earning between $50,000 and $75,000, overpayment affected a larger percentage of homeowners than
renters, which indicates that rental housing in Dublin was more affordable to moderate income households
than the ownership housing stock (Figure C-5).
s Based on the Census Bureau's definition of "room," which excludes ,bathrooms, porches, balconies, foyers, halls, or half-
rooms. See 2000 Census Long Form, question #37.
Appendix C-10
~, i ~~ ~ z~
City of Dublin
Housing Element (2009-2014)
Figure C-5: Overpayment by Household Income
90%
80%
70%
3'~
50% 1
I
40% % ~~--
;,. .
30%
%s
20%
10% `Fry
tj
~~,;
0%
<$20,000 $20,000 to
$34,999 $35,000 to
$49,999 $50,000 to
$74,999
>$75,000
^Renter 81% 84% 75% 27% 1%
4~ Owner 80% 65% 66% 54% 15%
Source: Census, 2000.
D. Special Needs Poaulations
Certain segments of the population may have more difficulty in finding decent, affordable housing due to
their special needs. Special circumstances may be related to one's employment and income, family
characteristics, disability, and household characteristics, among other factors. Consequently, some Dublin
residents may experience a higher prevalence of housing overpayment, overcrowding, or other housing
problems than other community members.
"Special needs" groups include the following: senior households, single-parent households, large
households, persons with disabilities, agricultural workers, military personnel, and homeless (Table C-9).
This section provides a detailed discussion of the housing needs facing each particular group as well as
programs and services available to address their housing needs.
Appendix C-11
City of Dublin
Housing Element (2009-2014)
Table C-9: Special Needs Groaps
~a ~ . zq
Dublin Alameda County
Special Needs Group
#
%
#
Senior-Headed Households (Age 65+) 795 9% 90,904 17%
Single-Parent Households 768 8% 58,192 11%
Large Households 931 10% 67,052 13%
Persons with Disabilities (Age 5+) 2,926 13% 248,558 19%
Homeless 103 <1% 5,129 <1%
Agricultural Workers 8 <1% 1,065 <1%
Military Personnel 77 <1% 1,361 <1%
Source: Census, 2000; and Alameda Countywide Homeless Continuum of Care Council, zUUb.
Notes: Data derived from Census 2000 reported as percent of households or population in 2000.
Senior-Headed Households
The population over 65 years of age is considered senior and has four main concerns: limited and often
fixed income; poor health and associated high health care costs; mobility limitation and transit
dependency; and high housing costs. In 2000, seniors comprised nine percent of Dublin residents and
three percent of Dublin households were headed by seniors. Of the senior-headed households, the
majority (77 percent) owned their homes, while the remainder (23 percent) rented. Approximately 35
percent of the senior-headed households overpaid for housing. Specifically, 23 percent of senior
homeowners overpaid, while 76 percent of senior renters overpaid.
Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are
faced with various disabilities. Roughly, 3 8 percent of Dublin's senior population was listed as having
one or more disabilities in 2000 by the Census. Among these disabilities, the most common were physical
and other disabilities that limited their ability to .go outside the home.
The City expedited project review and provided funding assistance to a 322-unit senior apartment project
known as Pine Groves/Cedar Groves in 2006. The project is restricted to seniors aged 55 years and over
and includes 292 below market rent units., The City also assisted the development of Wicklow Square, a
54-unit senior complex completed in 2005. All units at this development are affordable to seniors over 62
years of age at very low and extremely low incomes. The City provided aloes-interest loan and a 99-year
ground lease for $1 per year on the City-owned property for the development of Wicklow Square.
A significant and recent accomplishment of the City is the adoption of the Universal Design Ordinance in
2007, which requires developers to meet certain Universal Design standards in residential developments.
Single-Parent Households
Single-parent households require special consideration and assistance because of their greater need for day
care, health care, and other facilities. Female-headed households with children in particular tend to have
lower incomes, thus limiting housing availability for this group.
Approximately eight percent of Dublin households were headed by single parents in 2000; the large
majority of which were headed by females (66 percent). According to the 2000 Census, eight percent of
single-parent households in Dublin had incomes below the poverty level; more than 72 percent of these
households were headed by women. While the City has no specific program targeted to assist single-
Appendix C-12
~~ 1~~
City of Dublin
Housing Element (2009-2014)
parent households, the City's efforts in expanding affordable housing opportunities will help meet the
needs of single-parent households.
Large Households
Large households (with five or more members) are identified as a group with special housing needs based
' on the limited availability of adequately sized, affordable housing units. Large households with lower
incomes frequently occupy smaller and more affordable dwelling units to offset potential cost burden,
which in turn can accelerate unit deterioration.
' Approximately 10 percent of Dublin households could be classified as large households in 2000. About a
quarter (24 percent) of these households rented the units they occupied. Although the housing needs of
large households can usually be met through larger units, availability of adequately sized and affordable
rental units may be limited. For example, approximately 65 percent of occupied housing units in the City
had more than three bedrooms (adequate size for larger households) in 2000; however, only a small
' portion of these units (16 percent) were occupied by renters.
Through the City's Inclusionary Zoning and Commercial Linkage Fee programs, the City is able to
provide affordable housing opportunities to lower and moderate income households. Such efforts help
' reduce overcrowding and overpayment among lower and moderate income households, and help reduce
the number of large households formed by families or individuals sharing housing arrangements.
' Persons with Disabilities
Disability is a physical or mental condition that substantially limits one or more major-life activities.
' Physical disabilities can hinder access to housing units of conventional design, as well as limit the ability
to earn incomes sufficient to avoid housing cost burden. The Census defines six types of disabilities:
sensory, physical, mental, self-care, go-outside-home, and employment. Sensory and physical disabilities
' are considered "long-lasting conditions." Mental, self-care, go-outside-home, and employment disabilities
are conditions lasting six months or more that makes it difficult to perform certain activities. Amore
detailed description of each disability is provided below:
' • Sensory: Refers to blindness, deafness, or severe vision or hearing impairment.
• Physical: Refers to a condition that substantially limits one or more basic physical activities, such
' as walking, climbing stairs, reaching, lifting, or carrying.
• Mental: Refers to a mental condition lasting more than six months that impairs learning,
remembering, or concentrating.
' • Self-care: Refers to a condition that restricts ability to dress, bathe, or get around inside the
home.
• Go-outside-home: Refers to a condition that restricts ability to go outside the home alone to shop
or visit a doctor's office.
• Employment: Refers to a condition that restricts ability to work at a job or business.
The Census estimates that 13 percent of Dublin residents over five years of age had a disability in 2000.
' The Census tallied the number of disabilities by type for residents with one or more disabilities; a person
may have more than one disability. Among the disabilities tallied, eight percent were sensory disabilities,
21 percent were physical disabilities, 13 percent were mental disabilities, six percent were self-care
' disabilities, 21. percent were disabilities that limited the ability to go outside the home, and 31 percent
were employment disabilities (Table C-10).
Appendix C-13
City of Dublin
Housing Element (2009-2014)
Table C-10: Disability Status
,Y
D isabilities Tallied
Disability by Age and Type 5 to 15
years 16 to 64
ears 65 ears
and over Total
(5+ ears)
Total (%)
Sensory disability 9 262 115 386 8%
Physical disability 29 560 387 976 21%
Mental disability 146 337 128 611 13%
Self-care disability 29 186 79 294 6%
Go-outside-home disability' -- 795 228 1,023 21%
Employment disabilityZ -- 1,486 -- 1,486 31%
Overall 213 3,626 937 4,776 100%
Source: Census, 2000.
Notes:
1. Tallied only for persons 16 years and over.
2. Tallied only for persons 16 years to 64 years.
Four factors -affordability, design, location and discrimination -can limit the supply of housing available
to households of persons with disabilities. The most obvious housing need for persons with disabilities is
housing that is or can be adapted to their needs. Most single-family homes are inaccessible to people with
mobility and sensory limitations. Housing may not be adaptable to widened doorways and hallways,
access ramps, larger bathrooms, lowered countertops and other features necessary for accessibility. The
cost of retrofitting a home often makes homeownership cost-prohibitive, even for individuals or families
who could otherwise afford a home. Furthermore, some providers of basic homebuying services do not
have offices or materials that are accessible to people with mobility, visual or hearing impairments.
Services for persons with disabilities are typically provided by both public and private agencies. State and
Federal legislation regulate the accessibility and adaptability of new or rehabilitated multi-family
apartment complexes to ensure accommodation for individuals with limited physical mobility. In 2007,
the City adopted a Universal Design Ordinance that requires new single-family home developers to install
base Universal Design features in all single-family developments of 20 or more homes. The City will
continue to enforce the provisions of this ordinance.
Homeless
The Alameda Countywide Homeless Continuum of Care Council (HCCC) relies on a "community-
defined" definition of homeless; one that includes the HUD-defined chronic homeless population as a
subset of the County's overall homeless population: Community-defined homelessness includes people
staying in emergency shelters or transitional housing, living on the street or in a car, and people who will
lose their housing within a month and have nowhere to go.
Assessing a region's homeless population is difficult because of the transient nature of the population. As
many as 16,000 people are estimated to be homeless during the course of a year in Alameda County, and
more than 5,000 are homeless on any given night. The Alameda Countywide HCCC updated a 2004
survey of the County's homeless population on January 28, 2005.6 The survey found 5,129 people were
Alameda Countywide Homeless Continuum of Care Council, "Alameda Countywide Homeless and Special Needs Housing
Plan", April 2006.
Appendix C-14
1
~~ ~ ~~~
City of Dub in
Housing Element (2009-2014)
' homeless (3,010 homeless individuals, and 2,119 homeless adults and children in 684 families). Segments
of the total homeless population included:
• 1,506 adults meeting HUD's definition of chronic homelessness
• 719 homeless adults with serious mental illness
' • 93 homeless adults living with HIV/AIDS
• 1,74b homeless adults with chronic substance abuse
• 355 homeless youth
Nearly half of the County's homeless population at the point of the survey was in Oakland, while 20
percent were in South and East County, 13 percent in Berkeley, and 17 percent in other Mid- and North
' County locations. South and East County includes the cities of Dublin, Fremont, Livermore, Pleasanton,
Newark, and Union City. Generally, the homeless population in Oakland and Berkeley includes more
single adults and people with disabilities, while South, East, Mid-, and North County have higher
' proportions of homeless families with children.
Dublin Police does not have a mechanism for determining the number of homeless persons in Dublin.
However, based on informal interviews with patrol personnel and arrest statistics, the Police estimates that
f the "home grown" homeless population to be no more than 12. The City does have temporary transient
. homeless persons due to the location of Santa Rita Jail and its location at the end of the BART line. About
five to six individuals have been observed near the BART Station in the morning; they ride the rails for
'' ' shelter during the day.
Emergency, transitional, and permanent supportive housing is available in Alameda County for people
who are homeless, living with HNlAIDS, and/or mentally ill. Unlike affordable housing in general,
housing that is dedicated to one of these populations typically connects with services. The service
connection may range from a service coordinator, who can make referrals to services off-site, up to more
intensive on-site services. The following provides an overview of Countywide housing resources
available to serve the County's homeless population:
• Emergency Shelters: An emergency shelter provides overnight shelter and fulfills a client's basic
needs (i.e. food, clothing, and medical care) either on site or through off-site services. The
permitted length of stay can vary from one day at a time to three months. Approximately 747
emergency shelter beds for single individuals and 73 emergency shelter units for families that can
t accommodate 485 people in families are available throughout the County.
• Transitional Housing: This type of facility provides housing for up to two years. Residents of
' transitional housing are usually connected to supportive services designed to assist the homeless in
achieving greater economic independence and a permanent, stable living situation. The
countywide inventory of transitional housing includes 543 beds for single individuals and 326
' units for families that can accommodate 1,077 people in families.
• Supportive Housing: Permanent supportive housing is service-enriched and linked with on-
' going supportive services (on-site or off-site) allowing formerly homeless clients to live at the
facility on an indefinite basis. Support services can encompass a wide range of activities; such as
case management, service coordination (assessing needs and coordinating services), health and
' mental health care, substance abuse treatment, employment counseling and training, and money
management. Services are usually tailored to the needs of the housed individuals, and may be
delivered on-site or through linkages to community-based agencies. An estimated 1,369
' Appendix C-15
City of Dublin
Housing Element (2009-2014)
~6~~z~
permanent supportive housing beds or units for single individuals plus 650 beds for individuals in
Board and Care homes and 10 beds in a residential care facility are located throughout the County.
The permanent supportive housing inventory for families includes 358 permanent housing units
that can accommodate 1,022 people in families.
Homelessness is a regional issue that requires the coordination among regional agencies. "Everyone
Home" is Alameda County's road map for ending homelessness. It represents an opportunity to
participate in a model of long-term solutions and innovative countywide strategies. Emphasizing a
coordinated, efficient regional response to a regional problem will make the best use of the county's
resources while building capacity to attract funding from federal, state and philanthropic sources.
Everyone Home envisions the creation of ahousing-and-services system that partners with consumers,
families and advocates; provides appropriate services in a timely fashion to all in need; and ensures that
individuals and families are safely, supportively and permanently housed. The City adopted Everyone
Home in August 2008.
The City will continue to support the Alameda County HCCC and agencies and organizations that address
the problem of homelessness throughout the region. Dublin provided funding to the Alameda Countywide
HCCC for development of a Homeless Management Information System (HMIS). The HMIS is intended
to collect and report information about the homeless population and its patterns of service utilization. The
City also provides Community Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist
a domestic violence shelter (Shiloh) and a homeless shelter (Sojourner House), both located in Livermore.
The City will continue to analyze and address impediments to the provision of housing for the homeless
and near homeless by facilitating and encouraging the development of affordable housing and facilities for
the homeless, including emergency shelters, transitional housing, single room occupancy units, and
permanent supportive housing. The Zoning Ordinance will be amended to address recent changes to State
law regarding these housing options (SB 2 enacted in 2007).
Agricultural Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned through
permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or
support activities on a generally year-round basis.. When workload increases during harvest periods, the
labor force is supplemented by seasonal labor, often supplies) by a labor contractor. For some crops, farms
may employ migrant workers, defined as those whose travel distance to work prevents them from
returning to their primary residence every evening. Determining the true size of the agricultural labor
force is problematic. For instance, government agencies that track farm labor do not consistently define
farm-workers (e.g. field laborers versus workers in processing plants), length of employment (e.g.
permanent or seasonal), or place of work (e.g. the location of the business or field). Further limiting the
ability to ascertain the number of agricultural workers within Dublin is the limited data available on the
City due to its relatively small size. Therefore, the 2000 Census is the sole source of information that can
be referenced. According to the 2000 Census, only eight Dublin residents and less than one percent of
Alameda County residents were employed in farming, forestry, or fishing occupations.
Dublin is an urbanized community with no undeveloped parcels zoned for agricultural use. Because a
negligible portion of community residents are employed in farming, fishing, .and forestry occupations and
there is little potential for this occupational category to expand within Dublin, no housing programs or
policies are needed to address the needs of farm-workers.
Appendix C-16
~ r~~
Ci~ of'Dublin
Y
Housing Element (2009-2014)
Military Personnel
The Camp Parks Reserve Forces Training Area is located in Dublin. Camp Parks supports some 20,000
northern California Army Reserve and California National Guard Soldiers from an estimated 250 reserve
component units. Many of these units train at Camp Parks for two weeks each summer. Because most of
the military personnel that use Camp Parks are reservists, few live in Dublin. Recently, the military
constructed 1,14 homes on the base for military personnel. As of 2000, only 77 Dublin residents (0.3
percent) served in the Armed Forces full-time. Therefore, no housing programs or policies are needed to
address the needs of military personnel.
E. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, age and condition, tenure, vacancy rates,
costs, and affordability are important in determining the housing needs for the community. This section
details Dublin's housing stock characteristics in an attempt to identify how well the current housing stock
meets the needs of current and future residents of the City.
Housing Unit Growth and Type
Dublin has experienced relatively strong housing growth since 1990. The City's housing stock grew from
6,992 units in 1990 to an estimated 16,029 units as of January 2008, or approximately 113 percent (Table
C-11). The rate of housing growth in Dublin since 1990 outpaced growth observed in nearby communities
and was substantially higher than countywide growth.
Table C-11: Housing Stock Growth
Jurisdiction # of Units in
1990 #, of Units in
2000 # of Units in
2008 % Increase
1990-2000 % Increase
2000-08
Castro Valley 19,682 22,003 N/A 12% N/A
Dublin 6,992 9,872 16,029 41% 62%
Livermore 21,489 26,610 29,955 24% 13%
Pleasanton 19,356 23,968 25,822 24% 8%
San Ramon 13,531 17,552 23,559 30% 34%
Alameda County 504,109 540,183 570,619 7% 5%
Source: Census 1990 & 2000; and California Department of Finance, 2008.
Note: California Department of Finance data not available for the unincorporated community of Castro Valley.
Dublin maintains a diverse housing stock. In 2008, single-family homes comprised 59 percent of the
housing stock, while multi-family units comprised 41 percent, and less than one percent of the housing
stock consisted of mobile homes (Table C-12). Compared to the County, Dublin's housing stock has a
larger proportion ofmulti-family structures with five or more units.
Appendix C-17
City of Dublin
Housing Element (2009-2014}
Table C-12: Housing Stock Composition: 2008
~~6 ~ l2°t
Dublin County
Housing Type
# of Units
% of Total
# of Units
% of Total
Single-Family Detached 8,138 51% 303,613 53%
Single-Family Attached 1,304 8% 39,742 7%
Multifamily 2-4 Units 462 3% 62,584 11%
Multifamily 5+ Units 6,097 38% 157,025 27%
Mobile Homes/Other 28 <1% 7,655 1%
Total Units 16,029 100% 570,619 100%
Source: California Department of Finance, 2008.
Housing Age and Condition
Housing that is 30 years or older is assumed to require some rehabilitation. Electrical capacity, kitchen
features, and roofs usually need updating if no prior replacement work has occurred. Dublin's housing
stock is younger than the County's overall; 27 percent of the City's housing stock was constructed prior to
1980, while 74 percent of the County's housing stock will be more than 30 years old within the planning
period of this Housing Element (Figure C-6 ).
Figure C-6: Year Structure Built
45%
40%
35%
30%
25%
20%
15%
%
>
r"
~'~~
t5'
~
3
Pre 1939 1940 to
1959 1960 to
1969 1970 to
1979 1980 to
1989 1990 to
3/2000 312000 to
1/2008
^Dublin 1% 2% 18% 6% 15% 20% 38%
~ Alameda County 18.7% 24.4% 15.9% 15.3% 11.2% 9.2% 5.3%
Source: Census, 2000; and California Department of Finance, 2008.
Therefore, approximately one in four Dublin housing units will be of sufficient age to be susceptible to
deterioration, and may require maintenance or rehabilitation within the Housing Element planning period.
However, the actual proportion of Dublin housing units in need of rehabilitation or replacement is likely
much lower as high property values in Dublin, even for older homes, creates a market incentive for most
property owners to diligently maintain their dwelling units. For these reasons, the City estimates that less
than three percent of the housing stock (<447 units} is need of rehabilitation and less than one percent is in
need of replacement (<149 units). Even this estimate may be high as substandard housing, paint, or pest
^
^
^
Appendix C-18
~~ ~ ~~
Cit of Dublin
Y
Housing Element (2009-2014)
:control .issues led to only eight code enforcement inspections of the 1,703 residential inspections
conducted since. 2003.
The Alameda County Community Development Agency administers a Minor and Major Home
Improvement Program for the City of Dublin. The~Low-interest loans up to $1,500 are available to lower
income households through the Minor Home Improvement Program. The Major Home Improvement
Program makes available loans up to $60,000 at a three percent annual percentage rate for qualified lower
income households. Since 2003, on behalf of the City, Alameda County administered Community
Development Block Grant (CDBG) funds and provided 22 minor home repairs and 3 paint grants in
Dublin. The City will continue to support the Alameda County Community Development Agency to
implement the Minor and Major Home Improvement Program.
Housing Tenure
The tenure distribution of a community's housing stock
(owner-occupied versus renter-occupied) influences several
aspects of the local housing market. Residential stability is
influenced by tenure, with ownership housing evidencing a
much lower turnover rate than rental housing. Housing
overpayment, while faced by many households, is far more
prevalent among renters. Tenure preferences are primarily
related to household income, composition, and age of the
householder. In 2000, 65 percent of Dublin residents owned
the units they occupied, while 35 percent rented (Table C-
13). This rate of homeownership is the lowest among
neighboring communities, but 10 percentage points higher
than the countywide rate.
Table C-13: Housing Tenure
Jurisdiction % Owner-
Occu ied % Renter-
Occu ied
Castro Valley 70% 30%
Dublin 65% 35%
Livermore 72% 28%
Pleasanton 73%. 27%
San Ramon 71% 29%
Alameda County 55% 45%
Source: Census, 2000.
' On average, owner-households were larger than renter-households in 2000 (Table C-14). Among those
who owned their homes in 2000, 50 percent were households with more than three persons, compared to
35 percent for the renter-households.
' Table C-14: Tenure by Household Size
1
Households Owner-
Occu ied Renter-
Occu ied
1 person 17% 30%
2 person 33% 3b%
3 person 20% 16%
4 person 19% 11
S+person 11 % 8%
Average household size 2.80 2.37
Source: Census, 2000.
The City values its rental housing stock as an important means of meeting the housing needs of all income
segments of the community. In 2005, the City Council passed a Condominium Conversion Ordinance to
preserve the existing rental housing stock. The Ordinance establishes an annual maximum number of
rental apartment units that can be converted to seven percent of the total number of multi-family units in
developments of 21 or more rental units. The Ordinance also establishes tenant notification and relocation
Appendix C-19
~ ~ Z~
City of Dublin
Housing Element (2009-2014) '
assistance requirements, limits rent increases once a notice of intent to convert has been filed, and gives
tenants the right to purchase units. New condominium conversions are also subject to the City's
Inclusionary Zoning Regulations. The City will continue ~to implement its Condominium Conversion '
Ordinance to preserve the existing multi-family rental housing stock in Dublin.
Housing Vacancy '
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for
residents, and provide an incentive for unit upkeep and repair. Specifically, vacancy rates of
approximately two percent for ownership housing and five to six percent for rental housing are generally
considered optimal by housing professionals to balance demand and supply for housing.
the
ifi
all
S
2000
i '
y,
pec
c
.
n
According to the Census, the overall vacancy rate in Dublin was 5.5 percent
vacancy rate for ownership housing was 0.7 percent in 2000, while the rental vacancy rate was 8.1 percent.
Among the vacant units, 54 percent were multi-family units, while 46 percent consisted of single-family
dwelling. Furthermore, 53 percent of the vacant units were available for-sale and only seven percent were '
available for-rent, indicating the majority of the multi-family vacant units were condominium/townhome
units. Remaining vacant units were either rented or sold, but were temporarily vacant and held for
seasonal, recreational or occasional use. The low for-sale vacancy rate in 2000 reflected the tight housing '
market in the Bay Area. However, recent changes in the housing market has most likely resulted in higher
vacancy rates for ownership units but tightened the rental market.
'
Housin Costs and Affordability
g
The cost of housing is directly related to the extent of housing problems in a community. If housing costs
are relatively high in comparison to household income, there will be a correspondingly higher prevalence
of housing overpayment and overcrowding. This section summarizes the cost and affordability of the
housing stock to Dublin residents. '
Homeownership Market
The California Association of Realtors publishes quarterly median home prices (including single-family ,
homes and condominiums) for areas throughout California. Dublin, along with all nearby communities
and the County of Alameda, experienced a drop in the median home sales prices between January 2007
and January 2008. The median home sales price in Dublin was $483,000 in January 2008, down 19.2 '
percent from January 2007 (Table C-15). When compared to nearby jurisdictions, Dublin's January 2008
median home price was among the lowest of nearby jurisdictions.
Asking prices for single-family homes and condominiums in Dublin were also collected from the Multiple ,
Listing Service (MLS) database in an effort to understand Dublin's recent real estate market. The MLS
listed 148 single-family detached homes and 75 attached homes for sale in Apri12008 (Table C-16). The
median asking price for a unit was $628,995, with a range of $255,000 to $2,138,000. Detached units ,
were priced higher ($727,000 median) than attached units ($475,000 median). Although asking price is
generally more than actual selling price, the asking price of homes listed on the MLS real estate database
in April 2008 ($628,995) was significantly higher than the median sale price of homes in January 2008 '
($483,000) as reported by the California Association of Realtors. This observed discrepancy suggests that
it could take several months to sell many of the listed homes, and other homes will either be taken off the
market or ultimately offered at reduced prices. '
Appendix C-20 '
~I i1
City of D in
Housing Element (2009-2014)
In October 2008, the housing market seemed to have recovered slightly, showing in fact, a small increase
in median sales price. This median price of $510,000 though, was still significantly below the asking
prices observed in April 2008.
Table C-15: Median Home Sales Prices: 2007-2008
Jurisdiction January
2007 January
2008 October
2008 % Change
2007-2008 % Change
Jan-Oct
2008
Castro Valley $610,000 $562,500 $475,000 -7.8% -15.6%
Dublin $597,500 $483,000 $510,000 -19.2% 5.6%
Livermore $615,000 $473,000 $390,000 -23.1% -17.5%
Pleasanton $714,500 $665,000 $690,000 -6.9% 3.8%
San Ramon $760,000 $753,500 $710,500 -0.9% -5.7%
Alameda County $575,000 $500,000 $370,000 -13.0% -26.0%
source: ~aurornta ~ssoctanon of xealtors, rittp:awww.car.ore/index.php?id=MzgyOTM=, accessed on March 28
and November 15, 2008.
Table C-16: Home Asking Prices: April 2008
Unit Type Number
for Sale Asking Price Range Median
Askin Price
Detached Homes 148 $349,900 to $2,138,000 $727,000
2-Bedroom 1 $590,000 $590,000
3-Bedroom 40 $349,900 to $929,000 $599,000
4-Bedroom 70 $475,000 to $1,380,000 $699,999
5+ Bedroom 37 $789,000 to $2,138,000 $1,158,000
Attached Homes 75 $255,000 to $774,975 $475,000
1-Bedroom 10 $255,000 to $389,000 $299,950
2-Bedroom 27 $285,000 to $569,950 $439,900
3+-Bedroom 38 $395,000 to $774,975 $537,500
All Listings 223 $255,000 to $2,138,000 $628,995
Source: MLS Listings, April, 2008.
Rental Market
The website www.rent.com reported rental price information for 10 apartment complexes within the City
of Dublin (Table C-17). In Apri12008, only one development offered studio apartments that rented from
$1,315 to $1,525. One-bedroom units within the 10 developments rented for $1,205 to $1,940. Larger
units were more expensive; two-bedroom units were offered at rents ranging from $1,515 to $2,350, while
three-bedroom units ranged from $1,980 to $ 2,765 per month.
Appendix C-21
City of Dublin
Housing Element (2009-2014)
Table C-17: Apartment Rental Rates: April 2008
Apartment Complex Rental Price Range
Avalon Dublin
One-Bedroom $1,205 to $1,385
Two-Bedroom $1,550 to $1650
Three-Bedroom $1,980
Ironhorse Trail
One-Bedroom $1,263 to $1,338
Two-Bedroom $1,692 to $1,778
Three-Bedroom $2,480 to $2,630
Dublin Ranch Senior Community
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,515 to $1,620
The Groves at Dublin Ranch
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,695 to $1,795
Three-Bedroom $1,995
Avalon Dublin Station
Studio $1,315 to $1,525
One-Bedroom $1,530 to $1,850
Two-Bedroom $2,030 to $2,350
Three-Bedroom $2,475 to $2,765
Park Sierra
One-Bedroom $1,325 to $1,805
Two-Bedroom $1,695 to $2,055
Emerald Park
One-Bedroom $1,385 to $1,765
Two-Bedroom $1,870 to $2,250
Three-Bedroom $2,360 to $2,475
Cotton Wood Apartments
One-Bedroom $1,410 to $1,520
Two-Bedroom $1,585 to $1,800
Waterford Place
One-Bedroom $1,445 to $1,940
Two-Bedroom $1,935 to $2,320
Archstone Emerald Park
One-Bedroom $1,530 to $1,750
Two-Bedroom $1,800 to $2,110
Three-Bedroom $2,370 to $2,485
Source: www.rent.com, accessed on Apri12, 20U2i.
Note: This table does not reflect a comprehensive listing of apartment
communities in Dublin.
-~a ~ ,z~
Appendix C-22
7c y o ublin
1 ~ `~~'
Housing Element (2009-2014)
' Housing Affordability by Household Income
' Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with
the maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
' The federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide to determine a household's eligibility for federal housing assistance. Based on this
' survey, the California Department of Housing and Community Development (HCD) developed income
limits that can be used to determine the maximum price that could be affordable to households in the
upper range of their respective income category. Households in the lower end of each category can afford
less by comparison than those at the upper end. The maximum affordable home and rental prices for
' residents of Alameda County are shown in Table C-18. The market-affordability of Dublin's housing
stock for each income group is discussed below.
Extremely Low and Very Low Income Households
Extremely low income households earn 30 percent or less of the Area Median Income (AMI). Generally,
the maximum affordable rental payment ranges from $384 per month for aone-person household to $567
' per month for a family of five (Table C-18). The maximum affordable home purchase price for extremely
low income households ranges from $52,779 for aone-person household to $76,444 for afive-person
household.
Very low-income households are classified as those earning 50 percent or less of the AMI. The maximum
affordable rental payment ranges from $685 per month for aone-person household to $1,032 per month
' for a family of five (Table C-18). The maximum affordable home purchase price for very low income
households ranges from $96,561 for aone-person household to $143,993 for a five person household.
' Based on the rental data presented in Table C-17, extremely low and very low income households of all
sizes would be unlikely to secure adequately sized and affordable rental housing in Dublin. According to
the ML5 real estate database, no houses of adequate size were listed for sale at prices affordable to
extremely low and very low in April 2008 (Table C-16).
Low Income Households
Low income households earn 51 to 80 percent of the County AMI. The maximum home price a low
' income household can afford ranges from $140,343 for aone-person household to $211,542 for afive-
person family. Affordable rental rates for low-income households would range from $836 for aone-
person household to $1,265 for afive-person household.
Based upon a review of homes listed for sale in April 2008, low-income households would have a similar
problem as extremely low and very low income households in purchasing an adequately sized home at an
' affordable price (Table C-16). Low income households have a better chance in securing an adequately
sized and affordable rental housing unit (Table C-17). However, the limited number of apartment
complexes offering three-bedroom units in Dublin at prices affordable to larger low income households is
indicative of the potential difficulty these households face.
Moderate Income Households
Moderate income households earn up to 120 percent of the County AMI. The maximum affordable home
' price for moderate income households ranges from $268,040 for aone-person household to $408,561 for a
family of five. A moderate income household can afford rental rates of $1,589 to $2,427 per month
depending on household size.
Appendix C-23
City of Dublin ~ ~ Z- l
Housing Element (2009-2014)
Based on these maximum affordable home prices and the real estate data presented in Table. C-17,
moderate income households could afford many of the attached homes and a limited number of detached
homes listed for sale in April 2408. Also, moderate income households could afford a wide range of
rental units advertised in Dublin in Apri12008.
Table C-18: Housing Affordability Matrix Alameda County
Income Levels Utilities, Taxes & Insurance Maximum
Affordable Price
Income Group
Annual
Income
Affordable
Payment
Home
Owner
Renter
Taxes
& Ins.
Home
Owner
Renter
Extremely Low (0-30%AMI)
One Person $18,100 $452 $71 $68 $90 $52,779 $384
Small Family $23,250 $581 $108 $101 $116 $64,823 $480
Large Family $27,900 $697 $137 $130 $140 $76,444 $567
Very Low (31-50% AMI)
One Person $30,150 $753 $71 $68 $151 $96,561 $685
Small Family $38,750 $969 $108 $101 $194 $121,114 $868
Large Family $46,500 $1,162 $137 $130 $232 $143,993 $1,032
Low (51-80%AMI)
One Person $46,350 $904 $71 $68 $211 $140,343 $836
Small Family $59,600 $1,162 $108 $101 $271 $177,405 $1,061
Large Family $71,550 $1,395 $137 $130 $325 $211,542 $1,265
Moderate (81-120%AMI)
One Person $72,300 $1,657 $71 $68 $387 $268,040 $1,589
Small Family $93,000 $2,131 $108 $101 $497 $341,587 $2,030
Large Family $111,600 $2,557 $137 $130 $597 $408,561 $2,427
Assumptions: 2008 HCD income limits; Health and Safety code definitions of affordable housing costs (between 3u ana
35% of household income depending on tenure and income level); HUD utility allowances; 20% of monthly affordable cost
for takes and insurance; 10% down payment; and 6.2% interest rate fora 30-year fixed-rate mortgage loan. Taxes and
insurance apply to owner costs only; renters do not usually pay taxes or insurance. Small Family = 3 person household.
Large Family = 5 person household.
Sources:
1. State Department of Housing and Community Development 2008 Income Limits
2. Housing Authority of the County of Alameda, Utility Allowances - 11!1!07.
3. Veronica Tam and Associates
This Housing Element includes a variety of programs designed to improve the adequacy and affordability
of housing in Dublin and to assist renters and homeowners who cannot afford housing (see Housing
Programs).
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist lower and moderate
income households with financing towards the purchase of a home. The FTHLP program provides 30-
year deferred loans for households earning up to 140 percent of the County median income. Staff held
two orientations, one for realtors and one for the lending community, outlining the program. A housing
consultant was also hired to assist in the development of the loan documents and guidelines for the
program. These efforts helped make the City's first full year of implementation a success as the City
funded 18 loans totaling $557,196 in Fiscal Year 2007-2008. The City will continue to fund and
Appendix C-24
~.~ / ~Z~
i Cit of Dublin
Housing Element (2009-2014)
' implement the FTHLP. The City will also continue to support the Tri-Valley Housing Opportunity Center
(TVHOC) or other similar programs, which provide information on affordable housing in the Tri-Valley
area.
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing the production of residential units
' affordable by households of very low, low, and moderate income. Under the Ordinance, all new
residential development projects of 20 units or more designed and intended for permanent occupancy must
construct 12.5 percent of the total number of dwelling units within the development as affordable units.
' Of the affordable rental units, 30 percent must be set aside for very low income households, 20 percent for
low income households, and 50 percent for moderate income households; of the owner occupied
affordable units, 40 percent must be set aside for low income households and 60 percent for moderate
income households. Upon request, the City Council can allow the applicant to pay a fee in lieu of
constructing up to 40 percent of the affordable units that the developer would otherwise be required to
' construct. In certain instances, the City Council may. allow a developer to construct the affordable units
"off-site" and an applicant may dedicate land to the City or city-designated local non-profit housing
' developer in lieu of construction of some or all of the required affordable units. A total- of $7,040,363.58
has been loaned to three affordable housing projects, the Groves at Dublin Ranch, Wicklow Square and
Arroyo Vista. To date Inclusionary Zoning In-Lieu Fee funds have produced 680 units with an additional
' 378 units currently in planning review. The City will continue to enforce the provisions of its Inclusionary
Zoning Ordinance to further Housing Element goals and policies related to meeting the housing needs of
all income segments of the community.
F. Af#ordable Housing Inventory
Nine assisted rental housing developments in Dublin provide 1,091 affordable rental units (Table C-19).
The inventory of assisted units includes a review of all multi-family rental units under federal, state,
and/or local programs, including HUD programs, state and local bond programs, redevelopment programs,
' and local in-lieu fees (inclusionary, density bonus, or direct assistance programs).
All of these projects are recent developments with the exception of Arroyo Vista which is planned for
i redevelopment. Deed restrictions ensure the long-term affordability of below market rate units. No
project is at risk of converting to market rate within the planning period (July 1, 2009 to June 30, 2014)
due to expiration of deed restrictions or subsidy contracts.
The City is currently working with the Alameda County Housing Authority to redevelop the 150-unit
Arroyo Vista project. This older public housing project is being redeveloped into amixed-income project
and will provide a total of 378 housing units of which 196 will be affordable housing units, resulting in a
net increase of 46 new affordable units. -The City and the Housing Authority will ensure that all State and
federal relocation and displacement requirements are met.
Appendix C-25
City of Dublin
Housing Element (2009-2014)
Table C-19: Inventory of Assisted Rental Housing
~~~ Iz`~
Project Name Total
Units Assisted
Units
Type
Funding Source Earliest
Date of
Conversion # Units
At
Risk
Arroyo Vista
150
150 Senior/
Disabled/ Housing
Authority
2055
0
Public Public Housing
Park Sierra 283 57 Senior Tax Credits 2055
Bonds 0
Tax Credits
Pine Groves/Cedar Groves 322 292 Senior Bonds 2062 0
City Loan
Wicklow Square 54 53 Senior/ Tax Credits 2
Disabled
City Loan 059 0
Iron Horse Trails 177 2 Senior/
Disabled private 2032 0
Senior/ HCD MHP
Grant
Camellia Place 112 111 Disabled/ Tax Credits 2062 0
Family Ca1HFA Bonds
HOME
Tax Credits
Oak Groves 304 243 Family Bonds 2061 0
City Loan
Avalon at Dublin Station 305 30 Family Private 2062 0
Total 2,011 1,091 p
~~u~~~. ruaiiicua-wu~ra ~,osia in-vauey tinoraaeie Housing llirectory, ZUU7; California Housing Partnership Coalition,
2008; City of Dublin, 2008.
G. Estimates of Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides
detailed information on housing needs by income level for different types of households in Dublin.
Detailed CHAS data based on the 2000 Census is displayed in Table C-20. Based on CHAS, housing
problems in Dublin include:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burden, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of problems vary according to household income, type, and tenure. Some highlights include:
• In general, renter-households had a higher level of housing problems (41 percent) compared to
owner-households (33 percent).
Appendix C-26
1
~ ~~ ~ 12~
City of Dublin
Housing Element (2009-2014)
' • Elderly renters had the highest level of housing problems regardless of income level (76 percent).
All extremely low and low income elderly renters experienced a housing problem, including
' overpayment (cost burden).
• A larger proportion of very low income households had a housing problem (81 percent) than
extremely low (77 percent) and low income (78 percent) households.
• Of the 321 extremely low income Dublin households identified in 2000, approximately 76 percent
incurred a housing cost burden exceeding 30 percent of monthly income and 71 percent incurred a
' housing cost burden exceeding 50 percent of monthly income.
• Projected housing needs for extremely low income households through the end of the planning
' period include a need for additional Housing Choice Vouchers and new or substantially
rehabilitated rental housing of adequate size and at affordable rates to avoid or alleviate the
problems of overcrowding and cost burden.
Table C-20: Housing Assistance Needs
1
Renters Owners Total
Household by Type, Income
Elderly Small Large Total
Elderly Total Households
& Housing Problem Families Families Renters Owners
Extremely Low Income 12 48 12 137 72 184 321
(0-30% MFI)
with any housing 100% 92% 100% 83% 72% 73% 77%
problem
with cost burden >30% 100% 83% 100% 80% 72% 73% 76%
with cost burden>50% 100% 83% 67% 77% 61% 67% 71%
Very Low Income 77 199 29 374 92 214 588
(3.1-50%MFI)
with any housing 95% 80% 48% 82% 63% $0% 81%
problem
with cost burden >30% 95% 73% 35% 77% 63% 80% 78%
with cost burden >50% 82% 35% 35% 51% 33% 56% 53%
Low Income 39 188 49 425 109 395 820
(51-80%MFI)
with any housing 100% 81% 100% 91% 31% 64% 78%
roblem
with cost burden >30% 100% 77% 71% 86% 31% bl% 74%
with cost burden >50% 26% 16% 0% 32% 18% 31 % 32%
Total Households 186 1,494 219 3,252 708 6,027 9,279
with any housing 76% 37% 61% 41% 26% 33% 36%
problem
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2000.
' Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in
each category usually deviates slightly from the 100 percent count due to the need to extrapolate sample data out to total
households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on
precise numbers.
Appendix C-27
City of Dublin ~ ~ ~ ~"~
Housing Element (2009-2014) '
2. Housing Constraints
Although the City of Dublin strives to ensure the provision of adequate and affordable housing to meet the '
needs of the community, many factors can constrain the development, maintenance, and improvement of
housing. These include market mechanisms, government regulations, and physical as well as '
environmental constraints. This section addresses these potential constraints that affect the supply and
cost of housing in Dublin.
A. Market Constraints ~
Several local and regional constraints hinder the ability to accommodate Dublin's demand for affordable
housing. The high cost of land, rising development costs, and neighborhood opposition can make it
expensive for developers to build affordable housing. These constraints may result in housing that is not
affordable to lower and moderate income households, or may render some potential residential projects
economically infeasible for developers.
Land and Construction Costs
Hi h develo ment costs in the re ion stifle potential affordable housing developments. Construction costs ,
g p g
for residential units have increased rapidly over the last decade, to the point where a typical new two-
bedroom apartment costs over $300,000 to develop, including land and entitlements costs.' Furthermore, '
neighborhood resistance to projects can draw out .the entitlement process and drive up costs. The
difficulty of developing awkward infill sites can also add to the cost of housing.
Reduction in amenities and the quality of building materials (above a minimum acceptability for health, ,
safety, and adequate performance) could lower costs and associated sales prices or rents. In addition,
prefabricated factory-built housing may provide for lower priced housing by reducing construction and '
labor costs. Another factor related to construction costs is the number of units built at one time. As the
number of units increases, overall costs generally decrease due to economies of scale.
The price of raw land and any necessary improvements is a key component of the total cost of housing. '
The diminishing supply of land available for residential construction combined with a fairly steady
demand for housing has served to keep the cost of land high. High and rapidly. increasing land costs have
resulted in home builders developing increasingly expensive homes in order to capture profits. Although
land cost data was not available for the City of Dublin, an undeveloped 5,000- to 6,000-square-foot
residential lot in neighboring San Ramon was estimated to cost $300,000 or more in 2004 $
Construction costs are the largest component of total costs for asingle-family detached unit, accounting
for 30 to 40 percent of the finished sale price. According to RS Means Residential Square Foot Costs
(2008), construction costs for an average two-story single-family home (2,000 square feet of living area),
and built of stucco on wood frame total $108.50 per square foot in the Dublin area. For multi-family
attached units, construction costs are slightly lower as developers can usually benefit from economies of
scale with discounts for materials and diffusion of equipment mobilization costs. ,
A density bonus up to 35 percent over the otherwise maximum allowable residential density under the
applicable zoning district is available to developers who provide affordable housing as part of their
~ City of Oakland, Community and Economic Development Agency, March 16, 2005: ,
s http://findarticles.com/p/articles/mi gn4176/is 20040201/ai n14567901, accessed on March 17, 2008.
Appendix C-28 '
79 ~ 2~
ity of Dublin
Housing Element (2009-2014)
' projects. Developers of affordable housing are also entitled to at least one concession or incentive as
established in the Zoning Ordinance. Density bonuses, together with the incentives and/or concessions,
result in a lower average cost of land per dwelling unit, thereby making the provision of affordable
housing more feasible. The City regularly updates its Density Bonus Ordinance to reflect changes in State
law.
Home Financing
The availability of fmancing affects a person's ability to purchase or improve a home. Under the Home
' Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the
disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan
applications for home purchases, improvements and refinancing, whether financed at market rate or with
' federal government assistance. Locally assisted mortgages (such as first-time homebuyer programs) are
not subject to HMDA reporting.
Table C-21 summarizes the disposition of loan applications submitted to financial institutions for home
purchase, refinance, and home improvement within City of Dublin.9 Included is information on loan
applications that were approved and originated10, approved but not accepted by the applicant, denied,
withdrawn by the applicant, or closed for incomplete information.
Ta61e C-21: Disposition of Home i.oans - 2006
Home Purc hase Refinances Home
Disposition Government-Backed Conventional Improvement
Approved, Originated 0 0% 1,093 59% 1,402 54% 153 51%
Approved, Not Accepted 0 0% 243 13% 280 11% 36 12%
Denied 1 100% 306 17% 522 20% 84 28%
Withdrawn 0 0% 181 10% 292 11% 22 7%
Incomplete 0 0% 28 2% 101 4% 4 1%
Total 1 100% 1,851 100% 2,597 100% 299 100%
Source: Home Mortgage Disclosure Act (HMDA) data, 2007.
Home Purchase Loans
In 2006, a total of 1,851 households applied for conventional loans to purchase homes in Dublin. The
overall loan approval rate was 72 percent and 17 percent of applications were denied. In the Metropolitan
Area (Alameda and Contra Costa Counties), the approval rate was 66 percent and denial rate was 23
percent.
Only one application submitted for the purchase of the home in Dublin through agovernment-backed loan
(e.g. FHA, VA) and was denied. To be eligible for such loans, residents must meet the established income
standards and the price of the home is capped according to the specific funding program regulations. In
2006, the market was still relatively tight and prices were high. Most lower and moderate income
households would have had difficulty meeting both income and home price restrictions.
' v HMDA data does not provide information based on political boundaries, but by census tract. The data for the City of Dublin
was compiled by aggregating data for census tracts that generally approximate Dublin city limits.
io An originated loan is one that is approved by the financial institution and accepted by the loan applicant.
Appendix C-29
City of Dublin
Housing Element (2009-2014)
~o ~ iti~
The City provides opportunities for first-time homebuyers to purchase homes in Dublin. The City
launched a First Time Homebuyer Loan Program (FTHLP) in October 2006. Since January 2007, 24
households received down payment assistance loans totaling $831,750.00.
Refinance Loans
Relatively low interest rates and the availability of interest-only, adjustable-rate, and balloon-payment
mortgages resulted in 2,597 applications filed by Dublin residents for home refinancing in 2006. Slightly
less than two-thirds (65 percent) of these applications were approved, while another 20 percent were
denied. Within the Metropolitan Area, 57 percent of the refinancing applications were approved and 29
percent were denied. Close to 129,000 households applied for refinancing in the Metropolitan Area in
2006.
Home Improvement Loans
A larger proportion of Dublin applicants were denied for home improvement loans than any other type of
loan. Although 28 percent of applicants were denied, 63 percent of applications for home improvement
loans were approved by lending institutions in 2006. The large proportion of home improvement loan
denials may be explained by the nature of these loans. These loans are usually second loans and therefore,
many households may have already carried a high debt-to-income ratio to qualify for additional financing.
In comparison though, residents in the Metropolitan Area had more difficulty in accessing home
improvement financing; 36 percent of the loan applications were denied and 53 percent were approved.
Foreclosures
With low interest rates, "creative" financing (e.g., zero down, interest only, adjustable loans), and
predatory lending practices (e.g. aggressive marketing, hidden fees, negative amortization), many
households nationwide purchased homes that were beyond their financial means between 2000 and 2006:
Under the false assumption that refinancing to lower interest rates would always be an option and home
prices would continue to rise, many households were unprepared for the hikes in interest rates, expiration
of short-term fixed rates, and decline in sales prices (shrinking the equity available) that set off in 2006.
Suddenly faced with significantly inflated mortgage payments, and mortgage loans that are larger than the
worth of the homes, many had to resort to foreclosing their homes.
In Alameda County, 2,573 homeowners filed Notices of Default (NODS) and 1,026 homes were
foreclosed upon in the fourth quarter of 2007.11 DataQuick reports that approximately 46 percent of
homeowners who go into default are able to work out financial arrangements to either keep their houses or
sell them and pay off their debts.12 With the implosion of the mortgage lending market, many households
have difficulty obtaining new mortgage loans or refinancing, even for above moderate income households.
According to data provided by the Bay East Association of Realtors (BEAR), 191 properties in Dublin
were in active foreclosures while 94 properties were in pending foreclosures in November 2008 (Table C-
22). Based on the average listing prices of active foreclosures, households of moderate and above
moderate income households. are also impacted for the current mortgage crisis.
i~ hma•//sfbav redfin com/blog/2008/01/alameda count foreclosures durin~,2007 and december sales.html, accessed April
8, 2008.
'Z http://www.sacbee.com/103/story/455762.htm1, accessed Apri18, 2008.
Appendix C-30
~~ -Za
City of Dublin
Housing Element (2009=2014)
Table C-22: Active and Pending Foreclosures
Active Detached .Attached
Special Information Count % Active Average'LP' Count % Active Average'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell (PSS)
56
.52.34%
$805,762.82
43
51.19%
$470,610.42
PSS 35 32.71% $692,937.11 25 29.76% $344,513.44
REO 16 14.95% $553,056.25 16 19.05% $350,943.75
Total 107 $731,069.32 84 $410,287.90
Pending Detached Attached
Special Information Count % Pend Average'LP' Count % Pend Average'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell (PSS)
22
42.31%
$672,158.55
13
30.95%
$437,048.15.
PSS 23 44.23% $789,380.43 18 42.86% $394,550.00
REO 7 13.46% $528,283.71 11 26.19% $345,436.36
Total 52 $704,638.92 42 $394,841.10
Source: Bay East Association of Realtors, November 2008.
Construction Financing
Prior to the recession of the early 1990s, and significant changes in lending practices following the savings
and loan scandal of the late 1980s, developers could receive loans for 100 percent or more of a project's
estimated future value. Now, construction and permanent loans are rarely available for over 75 percent of
the future project value for multifamily developments. This means that developers must usually supply at
least 25 percent of the project value.
The financing of a residential project, particularly affordable housing is quite complex. No firm threshold
determines an acceptable `return' on investment, nor the maximum equity contribution at which an
otherwise feasible project becomes infeasible. Upfront cash commitment may not be problematic for
some developers as long as the project can generate an acceptable net cash flow to meet the acceptable
returns. Although financing costs impact project feasibility, these problems are generally equal across
jurisdictions and thus are not a unique constraint to housing production in Dublin.
B. Governmental Constraints
City ordinances, policies, and other regulations can impact the price and availability of housing in Dublin.
Land use controls, site improvement requirements, building codes, fees, and other local programs to
improve the overall quality of housing may serve as constraints to housing development. The following
public policies can affect overall housing availability, adequacy, and affordability.
Land Use Controls
The Dublin General Plan, Eastern Dublin Specific Plan, Downtown Core Specific Plan, Village Parkway
Specific Plan, and West Dublin BART Specific Plan establish land use designations for three areas of the
City:
• Primary Planning Area;
Appendix C-31
City of Dublin ~~ ~ ~'~
Housing Element (2009-2014) ~/
• Eastern Extended Planning Area; and
• Western Extended Planning Area. ,
Primary Planning Area
The Primary Planning Area includes the area within the 1982 City boundaries. The General Plan,
Downtown Core Specific Plan, Village Parkway Specific Plan, and West Dublin BART Specific Plan ,
establish the following land use controls within the Primary Planning Area:
General Plan:
• Low-Density Single-Family (0.5 to 3.8 units per gross residential acre): Detached dwelling units.
id
li '
ne (no s
e
• Single-Family (0.9 to 6.0 units per gross residential acre): Detached and zero lot
yard) units and attached or detached second units.
lex
t line
du
l
h
d
D '
,
,
p
, zero-
o
etac
e
• Medium Density (6.1 to 14.0 units per gross residential acre):
townhouse, and garden apartment development.
• Medium-High Density (14.1 to 25.0 units per gross residential acre): Attached dwelling units, ,
including duplexes, triplexes, quadriplexes, townhouses, flats and garden apartments.
• Medium-High Density and RetaiVOffice (14.1 to 25.0 units per gross residential acre with '
FAR's of 0.25 to 0.60):. Attached dwelling units, including duplexes, triplexes, quadriplexes,
townhouses, flats and garden apartments; shopping centers, stores, restaurants, business and
professional offices, motels, service stations and sale of automotive parts. '
• Public/Semi-Public Facilities (FAR up to 0.50): Development of housing permitted when
d
s
developed by anon-profit entity and serves to meet affordable housing needs or the housing nee ,
of an underserved economic segment of the community.
Downtown Core Specific Plan: ,
• High Density (25.0+ units per acre): High density residential dwellings with a density range in
excess of 25 units per acre. '
• Mixed Use: Medium or High Density residential land uses with at least one non-residential land
use type such as office or retail. Office or retail uses may include shopping centers, stores,
restaurants, business and professional offices, and entertainment facilities. Allowable FAR is 0.50
to 1.00 and the employee density target is 200 to 450 square feet per employee. The floor area
ratio is for the combined commercial and residential uses.
Village Parkway Specific Plan:
• Residential Uses: Includes multi-family residences and caretaker units. ,
West Dublin BART Specific Plan:
'
• Residential: Medium and High density residential dwellings with a High Density range of 30-58
units per acre.
Appendix C-32 '
tZa
' ity~f Dublin
Housing Element (2009-2014)
' • Mixed Use: Residential and at least one non-residential land use type such as office or retail.
Office or retail uses may include shopping centers, stores, restaurants, business and professional
offices, and entertainment facilities. For development in the Transit Village area adjacent to the
BART Station, a FAR exceeding 1.00 and up to 1.20 for hotel use is acceptable because of its
proximity to regional transportation facilities.
• Public/Semi-Public (FAR 0.50): Development of housing permitted when developed by a non-
profit entity and serves to meet affordable housing needs or the housing needs of an underserved
economic segment of the community.
' Eastern Extended Planning Area
The Eastern Extended Planning Area is located east of Dublin's older urbanized area and consists of 4,285
' acres, of which 2,359 acres is designated for residential uses. Residential designations for the Single-
Family, Medium-Density, Medium High-Density, Medium-High Density and Retail{Office, and
Public/Semi-Public Facilities categories in the Primary Planning Area are applicable in the Eastern
' Extended Planning Area. The following additional residential designations have been developed for the
Eastern Extended Planning Area:
• Rural ResidentiaUAgriculture (1 unit per 100 gross residential acres): Accommodates large lot
low density residential uses in association with agricultural activities and other open space uses,
such as range and watershed management.
• High Density (25.1 units and above per gross residential acre): Attached dwelling units including
condominiums, townhouses, apartments, and flats.
' • Mixed Use (FAR - 0.30 to 1.00): Combination of medium to medium high density residential
housing and at least one non-residential use, such as office or retail. Office or retail uses could
include uses such as stores, restaurants business and professional offices, and entertainment
' facilities. The floor area ratio is for the combined commercial and residential uses.
Western Extended Planning Area
Located along the north side of I-580, west of the City's older urbanized area, the Western Extended
Planning Area covers approximately 3,255 acres. The Single-Family designation of the Primary Planning
Area and the Rural ResidentiaUAgriculture designation of the Eastern Extended Planning Area are
' applicable in the Western Extended Planning Area. An additional residential designation unique to this
planning area is the Estate designation. The Estate designation is intended for typical ranchettes and estate
homes at 0.01 to 0.8 units per gross acre.
' An Urban Limit Line was adopted by initiative on November 7, 2000 for the Western Extended Planning
Area. The Urban Limit Line is located along the City limit line as of the initiative's effective date.
Pursuant to the initiative, lands west of the Urban Limit Line are designated as Rural
ResidentiaUAgriculture on the General Plan Land Use Map and are within the City's Sphere of Influence.
The Initiative is effective for thirty (30) years and the Line's location may be changed only with voter
approval during the effective period, and only following review and approval of a General Plan
' Amendment by the City Council. Any request to change the Urban Limit Line must be accompanied by a
request to amend the land use designation to an urban designation. The Urban Limit Line is established to
discourage urban sprawl. The City has adequate capacity within the Urban Limit Line to meet its housing
' needs and therefore, this Line does not present an actual constraint to housing development.
Appendix C-33
City of Dublin
Housing Element (2009-2014)
Livermore Airport Protection Area (APA)
The Livermore Airport is owned and operated by the City of Livermore. The Airport is a General
Aviation Airport which serves private, business, and corporate tenants and customers. The airport is
located three miles northwest of the City of Livermore adjacent to the Las Positas Golf Course and the
Water Reclamation Plant and is situated on 643 acres.
Parts of eastern Dublin fall within the Livermore Airport Protection Area and projects proposed within this
area are subject to review by the Alameda County Airport Land Use Commission for consistency with the
Alameda County Airport Land Use Compatibility Plan. The Airport Land Use Commission has 60 days
for the review. However, the City Council has the authority to override the Commission's review with a
four-fifth vote.
Currently, the Dublin General Plan allows some low and medium density residential uses within the
Livermore APA if, at the time of prezoning, the residential designations are consistent with the APA. If,
at the time of prezoning, the residential designations are inconsistent with the APA, the residential
designations would convert to Future Study Area with an underlying Rural Residential/Agriculture
designation. The APA is not a constraint on housing development in Dublin as the General Plan
designation of lands within the current City Limits is consistent with the Alameda County Airport Land
Use Compatibility Plan.
Conclusion
The City's residential land use designations facilitate and encourage the provision of a wide range of
housing types including single-family dwellings, mobile homes, townhomes, condominiums, second
dwelling units, and multi-family units at various densities. Therefore, Dublin's land use regulations are
not a constraint to residential development.
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the
Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and general
welfare of residents as well as implement the policies of the General Plan. The following zoning districts
allow residential uses:
• Agricultural (A): The A zoning district is intended, in part, to preserve and protect agricultural
lands that are being used for the commercial production of agricultural commodities consistent
with the General Plan and applicable Specific Plans and appropriate standards of public health,
safety, welfare, and aesthetics. Agricultural housing, mobile homes and single-family homes on
large rural lots are permitted in the A district.
Single-Family Residential (I2-1): The R-1 district is intended to provide for and protect
neighborhoods comprised of detached, single-family homes and residential use types compatible
with a quiet, family-living environment. The district is consistent with the Low-Density Single-
Family Residential, Single Family-Residential, and Medium Density Residential designations of
the General Plan depending on the lot square footage per dwelling unit of an area. The lot square
footage per dwelling unit of an area in the R-1 district is expressed as a suffix to the R-1 Zoning
Map symbol (e.g., R-1-5,000, R-1-10,000, etc.).
• Two-Family Residential (R-2): The R-2 district is intended to provide for two-family dwellings
that have characteristics similar to single-family neighborhoods, duplexes, and residential use
types compatible with a quiet living environment. The R-2 district is consistent with the Medium
Appendix C-34
~~~(z~
City of ublin
Housing Element (2009-2014)
Density Residential, and Medium-High Density Residential designations of the General Plan
depending on the lot square footage per dwelling unit of an area. The lot square footage per
dwelling unit of an area in the R-2 district is expressed as a suffix to the R-2 Zoning Map symbol.
• .Multi-Family Residential (R-M): The R-M district is intended to provide for and protect
neighborhoods comprised of single family residences, two family residences, and multi-family
residences that are clustered to provide generous open space areas for common use, and that are
generally close to transit, shopping, and public facilities. The R-M district is consistent with the
Medium Density Residential, Medium-High Density Residential, and High-Density Residential
designations of the General Plan depending on the lot square footage per dwelling unit of an area.
The lot square footage per dwelling unit of an area in the R-M district is expressed as a suffix to
the R-M Zoning Map symbol.
Dublin's Zoning Ordinance establishes residential development standards for each zone to ensure quality
of development in the community (Table C-23), Characteristic standards applicable to residential
' development in the City include standards for lot area, lot width and frontage, lot coverage, setbacks,
height limits, and parking. Developers of certain affordable and senior housing may request a variety of
incentives, including concessions, modifications, or waivers of otherwise applicable development
' standards set forth in Chapter 8.36 of the Zoning Ordinance. Reduced setbacks, concentration of
affordable units, and reduced bedroom sizes were granted to facilitate the development of 596 affordable
housing units at the Oak Groves and Pine Groves/Cedar .Groves projects within The Groves at Dublin
Ranch (formerly known as Fairway Ranch).
Appendix C-35
City of Dublin
Housing Element (2009-2014)
Table C-23: Residential Development Standards
Se~ ~zg ~
1
Standard A R-1 R-2 R-M
Lot Area
Interior Lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft.
Corner Lot 100 acres 5,000 sq. ft. 9,000 sq. ft. 6,000 sq. ft.
4,000 sq. ft. and 4,000 sq. ft. and 750 sq. ft. and larger
Min. Lot Size NA larger as consistent larger as consistent as consistent w/
w/ General Plan w/ General Plan General Plan
Lot Width and Frontage
Interior Lot 300 ft. 50 ft. 80 ft. 50 ft.
Corner Lot 300 ft. 60 ft. 90 ft. 60 ft.
Lot Depth NA 100 ft. 100 ft. 100 ft.
1 dwelling unit per full
Residential Use 1 dwelling unit 1 dwelling unit 750 sq. ft. and larger
(Max. Per Lot) 1 Second Unit 1 Second Unit 2 dwelling units as consistent w/
General Plan
Setbacks
20 ft. average
Front
50 ft.
18 ft. minimum to 20 ft. average
20 ft
garage (2) 18 ft. minimum .
Side 30 ft. (3) 10 ft. 10 ft. (4)
Street Side 50 ft. 10 ft. 10 ft. 10 ft.
Rear 50 ft. 20 ft. 20 ft. 30 ft.
Other
Distance between
Residences 100 ft. 10 ft. 20 ft. 20 ft.
Max. Lot Covera e
g NA 40% 1 story, 40% 1 story, 40% 1 story,
35% 2 stories 35% 2 stories 35% 2 stories
Common Useable
Outdoor Space NA NA NA 30% of net site area
Height Limits (1) (1) (1) (5)
source: miry of 1JUblln Gonuig Ordinance, 2008. ,
Notes:
1. West of Dougherty Road, 25 ft. and 2 stories may be increased to 35 ft. and 2 stories pursuant to a Site Development
Review approval by the Zoning Administrator. East of Dougherty Road, 35 ft. and 2 stories.
2. Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 sq. ft. in
size.
3. Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 ft. plus one foot for each full 10 ft. by which lot
width exceeds minimum lot width up to a maximum of 10 ft.
4. Buildings with four or more residences in the R-M zoning district must have a 15-ft. Side Yard on one side.
5. 35 ft. if four or fewer dwelling units; 45 ft. if five or more dwelling units; 75 ft. if five or more dwelling units and lot
coverage does not exceed 35 percent.
The City's height limits are set with respect to neighborhood character and allowable densities. Building
height limits in the R-M zone have not constrained residential development. Specifically, residential
development around the existing Dublin/Pleasanton BART Station allows for up to five stories of
residential uses over parking, recognizing the advantages of compact transit-oriented development in ,
providing affordable housing opportunities.
Appendix C-36 ,
1
(~~
City of D in
Housing Element (2009-2014)
Parking requirements for different types of residential uses in Dublin are summarized in Table C-24.
Dublin's parking requirements for a prototypical. 100-unit multi-family residential development are
comparable to requirements of nearby cities (Table C-25). The City's requirement is lower than what
would be required for the same development in San Ramon and Pleasanton and slightly higher than the
requirement in Livermore. Additionally, the City has approved reduced parking standards through the
Planned Development Zoning process for multi-family residential and mixed use developments adjacent
to the existing Dublin/Pleasanton BART Station and the future West Dublin/Pleasanton BART Station.
Table C-24: Dublin Parking Requirements for Residential Uses
Residential Use Types Number of Parking Spaces Required
Apartments
Studio
1 Bedroom 1 covered or garaged space per dwelling plus 1 parking space for unreserved
and
uest
arkin
2+ Bedrooms g
p
g.
Condominiums
Studio
1 Bedroom 1 covered or garaged space per dwelling unit plus guest parking.
2+ Bedrooms 2 covered or garaged spaces per dwelling plus guest parking.
Guest Parking Projects with 10 or more dwellings shall provide one additional guest parking
space for every 2 dwelling units which shall be marked as a guest parking
space.
Single-Fa m ily/Duplex
Lots < 4,000 sq, ft. 2 in enclosed garage per dwelling* plus one on-street parking space per
dwelling unit within 150 feet of that dwelling unit.
Lots > 4,000 sq. ft. 2 in enclosed garage per dwelling.*
Other Parking Requirements
Senior Citizen Housing 1 covered or garaged space per dwelling plus one guest parking space for
every three dwelling units.
Second Unit 1 parking space per unit. The space may be compact, uncovered, and in
tandem with the re uired parking of the rincipal dwellin unit.
Agricultural Housing
Community Care Facility, Small
Mobile Home 2 per dwelling
Mixed Use Residential
Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings
source: c;rty of llublin, Coning Ordinance, 2008.
Notes: *Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of converting a
residential garage to living space.
Appendix C-37
City of Dublin
Housing Element (2009-2014)
Table C-25: Comparison of Parking Requirements for Residential Uses
g8 ~ ~ Z~
Unit Type Dublin San Ramon Livermore Pleasanton
Single-Family 2.0/unit 2.0-4.0/unit 2.0/unit 2.0/unit
Multi-Family
Studio unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unitz
1-Bedroom unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0(unit2
2-Bedroom unit 1.0/unit 2.0/unit 1.75(unit 1.5 - 2.0/unite
3-Bedroom unit 1.0/unit 2.0lunit 1.75/unit 2.0/unit
4-Bedroom+ unit 1.0/unit 3.0/unit 1.75/unit 2.0/unit
Guest Spaces Varies' 25% None 14%
Prototypical Multi-
Family Project 200 spaces 230 spaces 175 spaces 212 spaces
Sources: City of Dublin Municipal Code, 2008; City of San Ramon Municipal Code, 2008; City of
Livermore Municipal Code, 2008; and City of Pleasanton Municipal Code, 2008.
Notes:
1. Requirement ranges from 33% for senior projects to 50% for condominium projects and 100% for
apartments.
2. Requirement for first 4 units; 1.5 spaces per unit required for each unit thereafter.
Although the provision of off-street parking can increase the cost of housing, Dublin's standards are
reasonable as requirements for multi-family developments are less than requirements for single-family
detached dwellings and comparable to or lower than parking xequirements of nearby jurisdictions. Guest
space requirements for multi-family developments are also reasonable because these types of
developments do not have private driveways for each unit to accommodate parking for guests as is
required for. new single-family homes on lots larger than 4,000 square feet. Nevertheless, because the
increased cost of off-street parking can impact the fmancing of housing affordability, reduced parking and
other incentives, concessions, or waivers and modifications of development standards are available for
affordable projects that are eligible for a density bonus pursuant to Chapter 8.52 of the Zoning Ordinance.
Reduced parking standards were approved for the Wicklow Square and The Groves at Dublin Ranch
(formerly known as Fairway Ranch) affordable housing developments (Oak Groves and Pine
GroveslCedar Groves). Reduced parking standards are also available for transit-oriented development
projects that are proposed adjacent to BART stations in the City.
Provision for a Variety of Housing
State Housing Element law specifies that jurisdictions identify adequate sites to be made available through
appropriate zoning and development standards to encourage the development of various types of housing
for all economic segments of the population. This includes single-family housing, multi-family housing,
mobile homes, agricultural housing, emergency shelters, and transitional housing, among others. Table C-
26 summarizes the various housing types permitted and conditionally permitted under the Zoning
Ordinance.
Appendix C-38
1
~ Z°!
City of Dubinr
Housing Element (2009-2014)
Table C-26: Residential Uses by District
Uses A R-1 R-2 RM C-O C-N C-1 C-2 M-P M-1 M-2
Single-family
Residence P P P P
--
--
--
--
--
--
--
Agricultural Housing C/ZA -- -- __ __ __ __ __ __ __ __
Second Unit -- P -- -- -- -- -- -- -- -- --
Mobile Home P P P -- -- -- -- -- -- --
Mobile Home Parks -- C/PC C/PC -- -- -- -- -- -- --
Multifamily
Dwellings
-- _
- P P
--
--
--
--
--
--
--
Community Care
Facility, Small p P P P
Community Care
Facili , Lar e __ C/PC C/PC C/PC -- -- ClPC C/PC C/PC C/PC --
Transitional Housing -- -- C/PC C/PC -- -- -- -- -- -- --
Emergency Shelters -- -- -- -- C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Mixed Use* -- C/PC -- -- -- -- C/PC -- -- -- --
Source: City of Dublin Zoning Ordinance, 2008.
Notes: P -Permitted Use; GZA -Conditional Use PermitlZoning Administrator; C/PC Conditional Use. Permit Planning
Commission; --Not Permitted;
*"Residential Use Secondary to Commercial Use" is defined as a residence located above the ground floor commercial uses and is
referred to herein as "Mixed Use."
Single-Family Residence
The term "Single-Family Residence" is defined in the Zoning Ordinance as a building designed for and/or
occupied exclusively by one family. The definition also includes factory-built housing, modular housing,
manufactured housing, mobile homes, and the rental of bedrooms within asingle-family dwelling to no
more than four borders. The term "family" is defined as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel, club,
fraternity or sorority house. A family includes any servants and four or fewer boarders.. Single-family
residences are permitted in all residential zoning districts. Combined, the definitions of "single-family
dwelling" and "family" may conflict with the requirements of the State Employee Housing Act and
Lanterman Developmental Disabilities Services Act (described below). This potential constraint is further
described in later sections.
Agricultural Housing
Agricultural housing is defined as dwellings and/or living quarters for farm laborers, or other types of
dwellings determined to be substantially similar to the above by the Director of Community Development.
Agricultural Housing shall not be in addition to a Caretaker Residence or a Farm Mobile Home. Although
only eight Dublin residents were employed in agricultural industry at the time of the 2000 Census,
Agricultural Housing is permitted in the A district with approval of a Conditional Use Permit (CUP) by
the Zoning Administrator. Conditions would be similar to those for other similar uses in the same zones
and would not serve to constrain the development of such facilities. The Zoning Administrator must make
the following findings established in Section 8.100.060 of the Zoning Ordinance prior to approval of a
CUP for agricultural housing:
The proposed use and related structures is compatible with other land uses, transportation. and
service facilities in the vicinity.
Appendix C-39
City of Dublin
Housing Element (2009-2014)
Flo ~ izq
• It will not adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety and welfare.
• It will not be injurious to property or improvements in the neighborhood.
• There are adequate provisions for public access, water, sanitation, and public utilities and services
to ensure that the proposed use and related structures would not be detrimental to the public
health, safety, and welfare.
• The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
• It will not be contrary to the specific intent clauses, development regulations, or performance
standards established for the zoning district in which it is located.
• It is consistent with the Dublin General Plan and with any applicable Specific Plans.
However, pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code),
employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12
units or spaces designed for use by a single family or household is permitted by right in an agricultural
land use designation. Therefore, for properties that permit agricultural uses by right, a local jurisdiction
may not treat employee housing that meets the above criteria any differently than an agricultural use.
Furthermore, any employee housing providing accommodations for six or fewer employees shall be
deemed asingle-family structure with a residential land use designation, according to the Employee
Housing Act. Employee housing for six or fewer persons is permitted where asingle-family residence is
permitted. No conditional or special use permit or variance is required.
The City requires a CUP for all agricultural uses. Similarly, employee housing on agriculturally
designated land requires the approval of a CUP. However, combined the definitions of a "single-family
residence" and a "family" may potentially prevent six unrelated boarders to occupy asingle-family
residence as employee housing. The City will amend the Zoning Ordinance to address the provisions for
agricultural housing, and to reconcile any potential conflicts between the "single-family residence" and
"family" definitions and State law.
Second Units
A Second Unit is a residential unit with separate kitchen, sleeping, and bathroom facilities that is a part of,
an extension to, or detached from, a detached single-family residence, and is subordinate to the principal
residence. Second units may be an alternative source of affordable housing for lower income households
and seniors.
California law requires local jurisdictions to adopt ordinances that establish the conditions under which
second dwelling units are permitted (Government Code, Section 65852.2). A jurisdiction cannot adopt an
ordinance that precludes the development of second units unless findings are made acknowledging that
allowing second units may limit the housing opportunities of the region and result in adverse impacts on
public health, safety, and welfare. An amendment to the State's second unit law in September 2002
requires local governments to use a ministerial, rather than .discretionary process for approving second
units (i.e. second units otherwise compliant with local zoning standards can be approved without
conditions or a public hearing).
Appendix C-40
1
X11 ~ ~~
City of Dublir~'f
Housing Element (2009-2014)
The City adopted a Second Unit Ordinance in 2003 to allow second dwelling units in the R-1 zoning
district with a ministerial permit. The Community Development Department will issue a building permit
for a second unit if all building permit submittal requirements are met, and if it conforms to the specific
standards contained in Section 8.80.040 of the Zoning Ordinance, including but not limited to:
• The lot is occupied by a legal existing, detached single-family unit.
• The total floor area is not less than 275 square feet or more than 1,000 square feet. In no case
shall a second unit exceed 35 percent of the total floor area of the existing single-family residence.
• The second unit shall conform to the development standards of the R-1 district.
• One off-street parking space is required but may be uncovered and in tandem with the parking of
the principal unit.
• The principal residence and the second unit combined shall not cover more than 60 percent of the
lot.
These development standards are typical and consistent with State law. Since adoption of the Ordinance
in 2003, one second dwelling unit building permit has been issued and a second application is undergoing
building plan check.
' Multi-Family Housing
Multi-Family housing includes duplexes, apartments, condominiums, or townhomes. As of January 2008,
multi-family housing units constituted approximately 41 percent of Dublin's housing stock. The Zoning
Ordinance provides for multi-family developments by-right in the R-2 and R-M zoning districts. The R-2
zoning district is consistent with the Medium Density and Medium-High Density Residential land use
designations of the General Plan which allow for 6.1 - 25.0 dwelling units per acre. The R-M zoning
district is consistent with the Medium, Medium-High and High Density Residential land use designations
' of the General Plan which allow for 6.1 - 25.0+ dwelling units per acre. The General Plan does not place
an upper limit on High Density Residential land uses.
Mobile Homes and Mobile Home Parks
Mobile homes offer an affordable housing option to many lower and moderate income households. The
City permits mobile homes constructed after September 15, 1971 and issued. an insignia of approval by the
' California Department of Housing and Community Development (HCD) and permanently located on a
permanent foundation system by right in the A, R-1, and R-2 districts. Mobile Home Parks require
approval of a CUP by the Planning Commission within the R-1 and R-2 zoning districts. Conditions
' would be similar to those for other similar uses in the same zones and would not serve to constrain the
development of such facilities. The required findings for approval of a CUP are stated in Section 8.100.060
of the Zoning Ordinance and are the same as described above for agricultural housing.
Community Care Facilities
Community care facilities are defined as residential facilities that provide 24-hour care for individuals,
including the elderly, persons in an alcoholism or drug abuse recovery or treatment facility, persons in a
' facility for mentally disordered, handicapped persons or dependent and neglected children, persons in an
intermediate care facility/developmentally disabled-habilitative, intermediate care .facility/
developmentally disabled-nursing, and congregate living health facilities. A community care facility may
be located in any type of residence.
Consistent with the State Lanterman Developmental Disabilities Services Act, small community care
' facilities serving six or fewer persons are permitted within all residential zones. Large community care
facilities serving seven or more persons require approval of a Conditional Use Permit (CUP) by the
Planning Commission within the R-1, R-2, R-M, C-1, C-2, M-P, and M-1 zoning districts. Potential
' Appendix C-41
City of Dublin
Housing Element (2009-2014)
~a~ ~z~
conditions for approval may include hours of operation, security, loading requirements, and management.
Conditions would be similar to those for other similar uses in the same zones and would not serve to
constrain the development of such facilities. The required findings for approval of a CUP are stated in
Section 8.100.060 of the Zoning Ordinance and are the same as described above for agricultural housing.
As of October 2008, a number of community care facilities are operating in the City of Dublin:ls
• Four adult residential facilities with a total capacity of 22 beds;
• Three group homes for children with a total capacity of 18 beds; and
• Fourteen residential care facilities for the elderly with a total capacity of 96 beds.
However, the City's definition of a "single-family residence" is a building designed for and/or occupied
exclusively by one family. The term "family" limits the number of boarders to no more than four.
Together, these definitions may result in a potential conflict with the Lanterman Developmental
Disabilities Services Act. The City's Zoning Ordinance will be amended to resolve any potential
conflicts.
Transitional Housing
Transitional Housing units or facilities provide a residence for homeless individuals or families for an
extended period of time, usually six months or longer, which also offers other social services and
counseling to assist residents in achieving self-sufficiency. Transitional Housing may be accessory to a
public or civic type use. No known transitional housing units are currently located within the City.
The City amended the Zoning Ordinance in 2004 to facilitate and encourage the provision of transitional
housing by conditionally permitting the use in the R-2 and R-M zoning districts. The Conditional Use
Permit is subject to the approval of the Planning Commission and specific criteria established in Section
8.20.040(B) of the Dublin Municipal Code. The criteria are as follows:
• The transitional housing has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the transitional housing will not result in negative impacts on other
uses.
• The generation of external lighting and noise is kept to a minimum for the location.
• The transitional housing is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The transitional housing is designed to provide-adequate security measures to protect users and the
surrounding neighborhood.
• The transitional housing design and location reflects the needs of the clients being served.
• The transitional housing provides transportation of individuals to and from proposed facilities.
• The transitional housing is in compliance with County and State health and safety requirements
for food, medical and other supportive services provided on-site.
• The transitional housing operation and management is in and maintains in good standing all
County and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or
staff of the proposed facility.
• The transitional housing is developed in accordance with the Development Regulations in Chapter
8.36 for the Zoning District and all applicable regulations and standards of the City of Dublin
Zoning Ordinance.
is State Department of Social Services, Licensing Division. htty:J/www.ccld.ca.sov/docs/ccld search/ccld search.asgc.
Appendix C-42
~~ ~ ~~
City of Dublin~i
Housing Element (2009-2014)
California Health and Safety Code (Section 50675.2) defines "transitional housing" and "transitional
housing development" as buildings configured as rental housing developments, but operated under
program requirements that call for the termination of assistance and recirculation of the assisted unit to
another eligible program recipient at some predetermined future point in time, which shall be no less than
six months.
This definition of transitional housing does not encompass all transitional housing facilities regulated by
the City of Dublin, particularly those that operate similar to group quarters and charge fees rather than
rents. The Zoning Ordinance will be amended to clarify the existing CUP requirement for transitional
housing facilities. Small transitional housing facilities that serve six or fewer persons will be permitted by
right in all residential zoning districts. Large transitional housing facilities serving seven or more persons
that function like group quarters will be conditionally permitted in the R-1 and R-2 zoning districts. The
City will review the Zoning Ordinance to ensure that the performance standards for transitional housing
established in Section 8.20.040(B) of the Dublin Municipal Code are not more restrictive than the required
findings for the approval of large community care facilities. The required findings for approval of the
CUP are stated in Section 8.100.060 of the Zoning Ordinance and will be the same as described above for
agricultural housing. Large transitional housing facilities serving seven or more persons and function like
a regular multi-family development will be permitted by-right in the R-M zoning district and those PD
zoning districts where multi-family development is permitted.
Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-term
residence for homeless individuals or families offering limited supplemental services for the homeless
population year-round, provided no facility is used for more than a month at a time by any individual or
family. An Emergency Shelter may be accessory to a public or civic type use. Emergency Shelters are
conditionally permitted in the C-O, C-N, C-1, C-2, M-P, M-1, and M-2 zoning districts, and subject to the
approval of the Planning Commission. Applicable development and performance standards are set forth in
Section 8.28.070(B) and are as follows:
• The emergency shelter has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the emergency shelter will not result in negative impacts on other uses.
• The generation of external lighting and noise is kept to a minimum for the location.
• The emergency shelter is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The emergency shelter is designed to provide adequate security measures to protect users and the
surrounding neighborhood.
• The emergency shelter design and location reflects the needs of the clients being served.
• The emergency shelter provides transportation of individuals to and from proposed facilities.
• The emergency shelter is in compliance with County and State health and safety requirements for
food, medical and other supportive services provided on-site.
• The emergency shelter operation and management is in and maintains in good standing all County
and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or staff of the
proposed facility.
• The emergency shelter is developed in accordance with the Development Regulations in Chapter
8.36 for the Zoning District and all applicable regulations and standards of the City of Dublin
Zoning Ordinance.
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within the
M-1 zoning district pursuant to SB 2 enacted in 2007. The M-1 zoning district covers approximately 180
Appendix C-43
City of Dublin ~~ ,~`~
Housin Element 2009-2014
9 ( )
acres on 67 parcels in Dublin and therefore adequate capacity exists to accommodate unsheltered
homeless persons and at least one year-round emergency shelter.
The Zoning Ordinance will also be revised to replace the development and performance standards in
Section 8.28.070(B) with the criteria allowed by SB 2. These include:
• The maximum number of beds/persons permitted to be served nightly;
• Off-street parking based on demonstrated need, but not to exceed parking requirements for other
residential or commercial uses in the same zone;
• The size/location of exterior and interior onsite waiting and client intake areas;
• The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are not required to
be more than 300 feet apart;
• The length of stay;
• Lighting; and
• Security during hours that the emergency shelter is in operation.
Mixed Use
Residential uses located above the ground floor of a commercial use are conditionally permitted in the R-1
and C-1 zoning districts and require approval of a Conditional Use Permit (CUP) by the Planning
Commission. The City approved amixed-use project in 2004 including 150,000 square feet of office
space and 308 multi-family apartment units within the West Dublin BART Specific Plan Area. Under the
City's Inclusionary Zoning Regulations, the project is required to provide up to 39 affordable units. The
City also approved the 233-unit multi-family Tralee Village mixed-use development in 2004, which
includes two mixed use buildings with 33,500 square feet of ground floor commercial uses and 130
residential units above; the project will provide 29 affordable units, of which nine units will be affordable
to very low income households, six units will be for low-income households, and 14 units will be for
moderate-income households. In 2005 the City approved a mixed use project at the Dublin Transit Center
adjacent to the existing Dublin/Pleasanton BART Station which includes approximately 15,000 square feet
of ground floor retail uses with 304 apartments above; 10 percent of the units are set aside for moderate
income households. In 2006, the City approved a second mixed use project at the Dublin Transit Center
which includes approximately 15,000 square feet of ground floor retail uses with 300 for sale
condominiums above. A third project at the Dublin Transit Center is currently in Planning review and
includes up to 25,000 square feet of ground floor retail and 405 apartments; 10 percent of the units will be
set aside for moderate income households.
Single Room Occupancy Units (SROs)
SRO units are one-room units intended for occupancy by a single individual. It is distinct from a studio or
efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although
SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. Currently,
the Zoning Ordinance does not expressly address SROs. ~ The Zoning Ordinance will be amended to
facilitate and encourage the provision of SROs consistent with SB 2 enacted in 2007.
SROs will be conditionally permitted in the C-2 district. Criteria that would be used to review CUP
applications for SROs pertain to performance standards and will not be specific to the proposed use.
Potential conditions for approval of these facilities may include hours of operation, security, loading
requirements, and management. Conditions would be similar to those for other similar uses in the same zones
and would not serve to constrain the development of such facilities. The required fmdings for approval of a
CUP are stated in Section 8.100.060 of the Zoning Ordinance and will be the same as described above for
agricultural housing.
Appendix C-44
~~~Z~
City of Dublin
Housing Element (2009-2014)
Supportive Housing
California Health and Safety Code (Section 50675.2) defines "supportive housing" as housing with no
limit on length of stay, that is occupied by the low-income adults with disabilities, and that is linked to
onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his
or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Currentl the Zonin Ordinance does not address su ortive housing. To facilitate and encourage the
y, g ~ pp
provision of supportive housing in Dublin, the Zoning Ordinance will be amended to define and identify
zones that permit or conditionally permit supportive housing consistent with SB 2 enacted in 2007. Small
supportive housing facilities serving six or fewer residents will be permitted by-right in all residential
zones. Large supportive housing facilities serving seven or more persons that function like group quarters
' will be conditionally permitted in the R-1 and R-2 zoning districts. The City will review the Zoning
Ordinance to ensure that specific performance standards established for supportive housing are not more
restrictive than the required findings for the approval of large community care facilities. The required
findings for approval of a Conditional Use Permit (CUP) are stated in Section 8.100.060 of the Zoning
' Ordinance and will be the same as described above for agricultural housing. Large supportive housing
facilities serving seven or more persons and function like a regular multi-family development will be
permitted by-right in the R-M zoning district and those PD zoning districts where multi-family
' development is permitted.
Site Improvements, Exactions, and Development Fees
Site Improvements
For large subdivisions, the City requires the construction of reasonable on- and off-site improvements
' pursuant to the Subdivision Map Act. The minimum improvements required of the developer include:
• Grading and improvement of public and private streets including surfacing, curbs, gutters, cross
gutters, sidewalks, ornamental street lighting, street name signs and necessary barricades and
safety devices;
• Storm drainage and flood control facilities within and outside of when necessary the subdivision
sufficient to carry storm runoff both tributary to and originating within the subdivision;
+ Debris basins and erosion and siltation control measures to control erosion and siltation;
• A sewage system that meets public sewer system standards;
' • A water distribution system providing an adequate supply of potable water to each lot and fire
hydrant within the subdivision;
• Fire hydrants and connections shall be of the type and at locations specified by the fire marshal;
and
• Public utility distribution facilities including gas, electric, telephone and cable television necessary
to serve each lot in the subdivision.
The City also requires dedication of land intended for public use. Dedicated streets, easements, rights-of-
way, etc., must be designed, developed, and improved according to City of Dublin Public Works
' standards. Street design criteria are summarized in Table C-27.
Appendix C-45
City of Dublin
Housing Element (2009-2014)
Table C-27: Street Design Criteria
Design Criteria Right of
Way Curb to
Curb Minimum
Curve
Radius Service and
Landscape
Easement
Arterials
4-lane 104' 80' 1,200' 10'/side
6-lane 128' 104' 1,200' 10'/side
8-lane 152' 128' 1,200' 10'/side
Collectors
Class I 92' 76' 1,100' 10'/side
Class II 68' S2' 450' 10'/side
Residential 56' 40' 450' S'/side
Residential 46' 36' 200' S'/side
Cul-de-Sacs 46' 36' 200[ 5'/side
Source: City of Dublin, 2008.
~~ ~t i zq ,
~~
Residential development projects with more than 20 residential units must comply with the City's Public Art
Program pursuant to Chapter 8.58 of the Zoning Ordinance. Under the Program, developers are required to
acquire and install a public art project on or in the vicinity of the development site, or make a monetary
contribution in-lieu. The value of the public art project or in-lieu monetary contribution shall equal or exceed
0.5 percent of the development project's building valuation (excluding land). The purpose of the City's Public
Art Program is, in part, to promote the public interest and general welfare through the acquisition and
installation of public art works. Participation in the program by residential projects with more than 20 units is
not an undue constraint on housing development in the City because: 1) the requirement applies to single-
family homes, townhomes, condominiums, and apartments alike; and 2) housing projects that set-aside 100
percent of units for lower income households are exempt from the public art requirement.
The City often requires dedication of bicycle paths for the use and safety of residents of large residential
subdivisions. Schools, fire stations, libraries, or other public facilities may also be required. Park
dedication or fee in-lieu of dedication required according to the standard of five acres per one thousand
persons, consistent with the Quimby Act. This ratio amounts to 740.5 square feet per single-family unit,
675.2 square feet per multi-family unit, and 370.3 square feet per mobile home unit proposed. Specific
standards for design and improvements of subdivisions must be in accordance with the applicable sections
of the Zoning Ordinance, the General Plan, the Subdivision Ordinance, any specific plans. adopted by the
City, and requirements established by the City Engineer.. Improvement and dedication requirements are
important to maintaining the quality of life in Dublin and to ensuring public health and safety. These
standards are typical in the region.
Development Fees and Exactions
In addition to improvements and dedication of public land, land developers are subject to a variety of fees and
exactions to cover the cost of processing permits and providing necessary services and facilities. In general,
these fees can be a constraint on housing development and compromise project feasibility because the
additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are
necessary to maintain adequate planning services and other public services and facilities in the City. The City's
Planning Division fee schedule is summarized in Table C-28 and current development impact fees are
provided in Table C-29. Reduced, waived, or reimbursed fees are possible incentives that can be requested
under the City's Density Bonus Ordinance. For example, the City waived future commercial linkage fees
Appendix C-46
City of Dublin
Housing Element (2009-2014)
on commercially-zoned property within Dublin Ranch in exchange for providing additional affordable
units within the Oak Groves and Pine Groves/Cedar Groves.
Table C-28: Planning Division Fee Schedule
Services Performed Fee Typical
De ositx
Residential CUP $1,939 N/A
Time Extension Request (PC) $646 N/A
Time Extension Request (Admin) $129 N/A
Zoning Clearance $50 N/A
Residential Variance $1,939 N/A
Site Development Review $140 + T&M Varies
Planned Development T&M $10,000
Tentative Subdivision Map T&M $10,000
Tentative Parcel Map T&M $109000
CEQA Initial Study and Negative Declaration T&M $25,000+
CEQA Initial Study and Mitigated Negative Declaration T&M $25,000+
CEQA Initial Study and Environmental Impact Report T&M $50,000+
CEQA CategoricaUStatutory Exemption $259 N/A
General Plan Amendment T&M $10,000
Specific Plan Amendment T&M $10,000
Rezone T&M $10,000
Condominium Conversion T&M $15,000
wurce: airy or Luonn, wuis.
Note: *Deposits are based on the City Planner's estimate of hours necessary to complete review of the
project. Additional deposits maybe required at a later date. Any remaining funds are refunded after the
completion ofthe project.
~~ ~ ~Z~
f Duhlin
Appendix C-47
City of Dublin ~ Z~'
Housing Element (2009-2014)
Table C-29: Development Impact Fees
Fee Type Amount Fee Type Amount
Water System Connection Fee Freeway Interchange Reimbursement Traffic
Im act Fees
Single Family $6,579/du Low/Medium Density10 $318.44/du
Multi-Family Varied Medium/High Density" $222.91/du
Water Meter Assembly Fee High Density12 $191.06/du
Single Family $340/du Tri-Valley Transportation Development Fee
Multi-Family Varies' Attached Units $1,295/du
Regional Sewer Connection Fee Detached Units $2,036/du
Single Family $13,000/du Downtown Traffic Impact Fee
Multi-Family $9,750/duZ Low/MediumDensity10 $1,842
Local Sewer Connection Fee Medium/High Density" $1,290
Single Family $1,475/du High Density'Z $1,104
Multi-Family $1,107/due Noise Mitigation Fee (East Dublin Only)
Public Facilities Fee Single-Family/
Medium Density
$4.74/du
Single Family $16,814/du3 Medium High Density $3.32/du
Multi-Family $10,509/duo High Density $2.85/du
School Impact Fees Eastern Dublin Traffic Impact Fees9
Citywide $7.50lsf Low/Medium Density10 $5,904 to $9,654/du
Low Densitys $12,693/du Medium/High Densityll $4,133 to $6,759/du
Medium Density6 $6,860/du High Density12 $3,542 to $5,793/du
Medium High Density? $3,881/du Drainage Fee
High Density$ $3,206/du All Units $0.731/sf13
Fire Impact Fee
Single Family $870/du
Multi-Family $544/du
Source: city of llublm, January t, zuuu.
Notes:
'Varies, depending on size of the water meter.
ZVaries from condos and apartments.
'$23,763 in Eastern Dublin.
'$14,851 in Eastern Dublin.
SSingle family detached units on lots >4,040sf.
6Single family detached units on lots <4,OOOsf.
Attached units at 14-25 units per acre.
SAttached units at >25 units per acre.
9Varies by category and location inside or outside of
Transit Center Area.
io<14 units per acre.
"14 to 25 units per acre.
1z>25 units per acre.
14Per square-foot of impervious surface.
Appendix C-48
City of Dublin
Housing Eiement (2009-2014)
Table C-29: Development Impact Fees
Z~
Fee Type Amount Fee Type Amount
Water System Connection Fee Freeway Interchange Reimbursement Traffic
Im act Fees
Single Family $6,579/du Low/Medium Density10 $318.44/du
Multi-Family Varies' Medium/High Density" $222.91/du
Water Meter Assembly Fee High Density12 $191.06/du
Single Family $340fdu Tri-Valley Transportation Development Fee
Multi-Family Varies' Attached Units $1,295/du
Regional Sewer Connection Fee Detached Units $2,036/du
Single Family $13,000/du Downtown Traffic Impact Fee
Multi-Family $9,750/due Low/Medium Density10 $1,842
Local Sewer Connection Fee Medium/High Density" $1,290
Single Family $1,475/du High Density12 $1,104
Multi-Family $1,107/dug Noise Mitigation Fee (East Dublin Only)
Public Facilities Fee Single-Family/
Medium Density 54.74/du
Single Family $16,814/du3 Medium High Density $3.32/du
Multi-Family $10,509/duo High Density $2.85/du
School Impact Fees Eastern Dublin Traffic Impact Fees9
Citywide $7.50/sf Low/Medium Density10 $5,904 to $9,654/du
Low Densitys $12,693/du Medium/High Density" $4,133 to $6,759/du
Medium Density6 $6,860/du High Density12 $3,542 to $5,793ldu
Medium High Density $3,881/du Drainage Fee
High Density8 $3,206ldu All Units $0.731/sf13
Fire Impact Fee
Single Family $870/du
Multi-Family $544/du
Source: City of Dublin, January 1, 2008.
Notes:
'Varies, depending on size of the water meter.
VVaries from condos and apartments.
3$23,763 in Eastern Dublin.
4$14,851 in Eastern Dublin.
SSingle family detached units on lots >4,000sf.
6Single family detached units on lots <4,000sf.
7Attached units at 14-25 units per acre.
gAtaached units at >25 units per acre.
9Varies by category and location inside or outside of
Transit Center Area.
1°<14 units per acre.
"14 to 25 units per acre.
1z>25 units per acre.
13Per square-foot of impervious surface.
Appendix C-48
1
City of ublin
~`~ `Z~'
Housing Element (2009-2014)
Development Permit Procedures
Development review and permit procedures are necessary. steps to ensure that residential construction
proceeds in an orderly manner. The following discussion outlines the level of review required for various
permits and timelines associated with those reviews. The timelines provided are estimates; actual
processing time may vary due to the volume of applications and the size and complexity of the projects.
Single-Family
All new single family dwellings are subject to Site Development Review approval by either the Director
of Community Development or the Planning Commission. The Building and Safety Division of the
Community Development Department also reviews building permit applications for conformity to adopted
building codes.. Approval of a building permit for asingle-family dwelling is ministerial and processing
time is highly dependent on the quality of the initial submittal.
Multi-Family Housing
All multi-family housing projects are subject to Site Development Review by the Planning Commission.
If the multi-family housing is proposed as a condominium, the approval process also includes a
subdivision map. The tentative subdivision map and Site Development Review are processed
concurrently. The application procedure is established in Chapter 8.1,04 of the Zoning Ordinance. The
purpose of the review is to:
A. To preserve the architectural character and scale of neighborhoods and the community.
B. To ensure that development is well designed in relation to surrounding properties, including that
the design, character, height, fagade length, roof forms, colors, materials, roof mounted equipment
and architectural details of a proposed structure or remodeled structure are compatible with the
design, character, height, fagade length, roof form, colors, materials and architectural details of
structures in the vicinity.
C. To ensure that projects enhance their sites and are harmonious with .high standards of
improvements in the surrounding area.
D. To enhance the residential and business property values within the City.
E. To ensure compliance with development regulations and the requirements of zoning districts,
including but not limited to, setbacks, height, parking, landscaping, public art, fences, accessory
structures and signage.
F. To ensure that each project is designed to comply with the intent and purpose of the zoning district
in which it is located and with the General Plan and applicable Specific Plan.
' G. To promote the health, safety and general welfare.
H. To ensure that projects provide adequate circulation for automobiles as well as pedestrians and
' bicyclists to create a pedestrian friendly environment.
The following findings must be made prior to the approval of a Site Development Review application:
A. The proposal is consistent with the purposes of this Chapter, with the General Plan and with any
applicable Specific Plans and design guidelines.
Appendix C-49
i
City of Dublin ~~l I~~
9-2014
Housing Element (200 )
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot
in which the project is proposed.
D. The subject site is physically suitable for the type and intensity of the approved development.
E. Im acts to existing slopes and topographic features are addressed. ,
p
F. Architectural considerations including the character, scale and quality of the design, site layout,
the architectural relationship with the site and other buildings, screening of unsightly uses,
lighting, building materials and colors and similar elements result in a project that is harmonious
with its surroundings and compatible with other development in the vicinity. ,
G. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public.
H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and
automobiles.
More than 4;083 multi-family units at 12 developments have been subject to the Site Development Review
requirement and approved by the Planning Commission and no applications for multi-family units have
been denied since 2003. As the Site Development Review is required for residential and non-residential
uses alike and the findings are the same for all uses subject to the requirement, the Site Development
Review process is not a constraint on the provision of multi-family housing in Dublin.
Processing Timeframes
Processing time frames for single-family and multi-family subdivisions. vary depending on a number of
factors, including size, location, environmental constraints, and developer responsiveness. Processing
times for smaller subdivisions and not located in a Specific Plan Area are naturally quicker than
processing times for larger subdivisions where the developer is requesting deviations from standards
established in the applicable Specific Plan. Much of the newer residential development (single-family and
multi-family) has occurred in the Eastern Dublin Specific Plan Area which requires adoption of Planned
Development Zoning Districts prior to processing subdivision maps and related entitlements. Projects
located in areas with sensitive natural resources can take more time to process than infill projects on
disturbed land. The developer's responsiveness to public agency comments during entitlement review is
another factor that can affect the processing time for residential subdivisions. Based on the City's
significant housing growth in the last eight years (62 percent increase), processing procedures and time are
not constraints to housing development in the City.
Building Codes and Enforcement
The City of Dublin currently uses the following Codes: 2006 Edition of the International Building Code
(2007 CA Building Code); 2006 Edition of the International Fire Code (2007 CA Fire Code); 2006 Edition '
of the Uniform Mechanical Code (2007 CA Mechanical Code); 2006 Edition of the Uniform Plumbing
Code (2007 CA Plumbing Code); 2005 Edition of the National Electrical Code (2007 CA Electrical
Code}; and 1997 Uniform Housing Code.
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality of
Appendix C-50
-~a ~~~
City of Dubl r
Housing Element (2009-2014)
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
' property owners to seek assistance through available housing rehabilitation programs. Although current
building codes may be a barrier to the rehabilitation of older properties that are required to be brought up
to current code standards, the intent of the codes is to provide structurally sound, safe, and energy-efficient
' housing.
The City of Dublin actively pursues reported code violations in the City. For the five-year period from
January 2003 to December 2007, Code Enforcement officials conducted 1,703 residential inspections. Of
' these cases, eight involved building-related violations. When code violations are unable to be resolved
through voluntary compliance or through the nuisance abatement procedure, the City refers such cases to
the City Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil
' lawsuits to achieve compliance with City codes. During the 2003 to 2007 period, no residential building-
related cases were referred to the City Attorney's office. The City will continue to enforce properly
maintenance standards and abate substandard structures through Code Enforcement.
' Housing for Persons with Disabilities
' Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing
Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in
their zoning laws and other land use regulations when such accommodations may be necessary to afford
disabled persons an equal opportunity to use and enjoy a dwelling. The City assessed its zoning
' ordinance, permitting procedures, development standards, and building codes to identify potential
constraints for housing for persons with disabilities. The City's policies and regulations regarding housing
for persons with disabilities are described below.
' Zoning and Land Use
Under State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small community
care facilities for six or fewer persons must be treated as regular residential uses and be permitted by right
in all residential districts; Dublin is compliant with the Lanterman Act. Large community care facilities
for more than six persons are conditionally permitted within the R-1, R-2, R-M, C-1, C-2, M-P, and M-1
zoning districts. Potential conditions for approval may include hours of operation, security, loading
requirements, and management. Conditions would be similar to those for other similar uses in the same zones
and would not serve to unduly constrain the development of residential care facilities for more than six
persons. The City has not adopted a spacing requirement for community care facilities..
The Land Use Element and Zoning Ordinance provide for the development of multi-family housing in the
R-2 and R-M zoning districts. Regular multi-family housing for persons with special needs, such as
' apartments for seniors and the disabled are considered regular residential uses permitted by right in these
zones. The Zoning Ordinance has a provision to allow exceptions to development standards for accessory
structures (Section 8.40.020.F.2.a). Similarly, the Development Regulations section of the Zoning
' Ordinance has provisions that allow for encroachments into required setbacks (Section 8.36.OSO.B.2 & 3).
These exceptions/encroachments are allowed citywide and could accommodate a wide range of needs for
persons with disabilities.
However, circumstances may arise when it would be reasonable to accommodate requests from persons
with disabilities to waive a setback requirement or another standard of the Zoning Ordinance to ensure that
' homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends
on the circumstances, and must be decided on a case-by-case basis. The City will adopt a formal
ministerial process for persons with disabilities to seek relief from the strict or literal application of
development standards to enable them to enjoy their dwellings like other residents in Dublin.
Appendix C-51
~~ ~ z~
City of Dublin -
Housing Element (2009-2014)
Building Codes
The City enforces Title 24 of the California Code of Regulations that regulates the access and adaptability '
of buildings to accommodate persons with disabilities. In 2007, the City adopted a Universal Design
Ordinance that requires new single-family home developers to install base Universal Design features in all
single-family developments of 20 or more homes. The Universal Design Ordinance is substantially the '.
same as the Model Universal Design Local Ordinance adopted by the California Department of Housing
and Community Development. The City will continue to enforce the provisions of this ordinance.
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family '
buildings without elevators consisting of three or more rental units or four or more condominium units be
subject to the following building standards for persons with disabilities:
• The prima ent to the dwellin unit shall be on an accessible route unless exem '
rY rY $ pted by site
impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served by an '
accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route.
Rooms and spaces located on the primary entry level and subject to this chapter may include but '
are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces is required. '
No unique Building Code restrictions are in place that would constrain the development of housing for
persons with disabilities. Compliance with provisions of the City's Municipal Code, California Code of '
Regulations, California Building Standards Code, and federal Americans with Disabilities Act (ADA) is
assessed and enforced by the Building and Safety Division of the Community Development Department as
apart of the building permit submittal '
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a "family" by the
definition specified in the Zoning Ordinance. Specifically, a restrictive definition of "family" that limits '
the number of and differentiates between related and unrelated individuals living together .may
impermissibly limit the development and siting of group homes for persons with disabilities but not for
housing families that are similarly sized or situated.la '
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and living as
a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or '
sorority house. A family includes any servants and four or fewer boarders. Because six or fewer disabled
could be considered "boarders" of a licensed community care facility, the City's current definition of
family can be a constraint on housing for persons with disabilities. The City will revise its definition '
eliminate references to the number of individuals that can comprise a single housekeeping unit.
14 California court cases (City of Santa Barbara v. Adamson, 1980 and City of Chula Vista v. Pagard, 1981, etc.) have ruled an
ordinance as i
lid if it d
f
"f
il
"
nva
e
ines a
am
y
as (a) an individual; (b) two or more persons related by blood, marriage, or '
adoption; or (c) a group of not more than a specific number of unrelated persons as a single housekeeping unit. These cases
have explained that defining a family in a manner that distinguishes between blood-related and non-blood related individuals
does not serve any legitimate or useful objective or purpose recognized under the zoning and land use planning powers of a
i
i
li
d
h
mun
c
pa
ty, an
t
erefore violates rights of privacy under the California Constitution. '
Appendix C-52 '
lp ~ Z~
city of ~ub1iti
Housing Element (2009-2014)
Conclusion
The City will update the Zoning Ordinance to redefine "family" and provide a formal process for
providing reasonable accommodation to persons with disabilities. With these revisions, no policy or
' regulation of the City of Dublin serves to constrain housing for persons with disabilities.
C. Public Policy Constraints
State and Federal requirements may act as a barrier to the development or rehabilitation of housing, and
affordable housing in particular. These include State prevailing wage requirements, Article 34 of the State
' Constitution and environmental review requirements.
' State Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) expanded the kinds of projects that require the
payment of prevailing wages. Labor Code Section 1720, which applies prevailing wage rates to public
' works of over $1,000, now defines public works to mean construction, alteration, installation, demolition,
or repair work done under contract and paid for in whole or in part out of public funds. For example,
public transfer of an asset for less than fair market value, such as a land write-down, would now be
' construed to be paid for, in part, out of public funds and trigger prevailing wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill. level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable
housing projects, prevailing wage requirements could effectively reduce the number of affordable units
that can be achieved with public subsidies. The following types of projects are exempt from the prevailing
' wage requirement:
• Residential projects financed through issuance of bonds that receive an allocation through the
1 State; or
• Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Article 34 of the California Constitution
Article 34 of the State Constitution requires a majority vote of the electorate to approve the development,
' construction, or acquisition by a public body of any "low rent housing project" within that jurisdiction. In
other words, for any projects to be built and/or operated by a public agency where at least 50 percent of
the occupants are low income and rents are restricted to affordable levels, the- jurisdiction must seek voter
' approval known as "Article 34 authority" to authorize that number of units.
Dublin has not sought voter approval to grant "Article 34 authority." In the past, Article 34 may have
' prevented certain projects from being built. In practice, most public agencies have learned how to
structure projects to avoid triggering Article 34, such as limiting public assistance to 49 percent of the
units in the project. Furthermore, the State legislature has enacted Sections 37001, 37001.3, and 37001.5
' of the Health and Safety Code to clarify ambiguities relating to the scope of the applicability of Article 34.
Although Dublin does not have Article 34 authority, the City does not view this as a significant constraint
to the development of affordable housing since the City does not typically function as a developer.
Appendix C-53
z~ 1
City of Dublin 1 ~~
Housin Element 2009-2014
9 ( ) '
Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects (e.g., ,
subdivision maps, development review permits, etc.). Costs resulting from the environmental review
process are also added to the cost of housing and are passed on to the consumer to the extent that the
market can bear. These costs include fees charged by local government and private consultants needed to '
complete the environmental analysis, and from delays caused by the mandated public review periods.
However, the presence of these regulations helps preserve the environment and ensure environmental
safety to Dublin residents.
D. Utility and Public Service Constraints
The provision of utilities such as water and sewer as well as public services including police, fire, and
schools is costly to local governments and special districts providing municipal services. New
development must pay for much of these costs thereby increasing the overall cost of housing. This section ,
provides an overview of potential utility and public service constraints in Dublin.
Water Supply and Distribution '
Dublin's water is distributed by Dublin San Ramon Services District (DSRSD), which purchases water
from Zone 7 of the Alameda County Flood Control and Water Conservation District, which, in turn, '
imports it from three sources: State water project, local runoff from the Arroyo .Del Valle watershed
(stored in Lake Del Valle) and from natural recharge of the groundwater basin.
A recent United States District Court decision mandated a 35 percent reduction in pumping from the
Sacramento Delta to protect the endangered Delta Smelt. As a result, it is anticipated that demand for
water will exceed supplies by 2014. Alternative measures to conserve existing and secure additional water
supply will be necessary. '
Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to
proposed development that includes housing affordable to lower-income households. The legislation also '
prohibits water providers from denying or conditioning the approval of development that includes housing
affordable to lower income households, unless specific written findings are made. The City will provide a
copy of the adopted 2009-2014 Housing Element to DSRSD within 30 days of adoption. The City will ' i
also continue to coordinate with the DSRSD to ensure affordable housing developments receive priority
water service provision.
Sewage Collection and Treatment '
As of 2005, DSRSD had completed a sewage treatment plan expansion to treat 17.0 mgd, with a planned
future expansion to 20.8 mgd as treatment for buildout flows. Disposal of treated wastewater is provided
by the Livermore-Amador Valley Water Management Agency (LAVWMA) export pipeline expansion
project completed in 2005. The project improved a 16-mile export pipeline that discharges treated sewage
to the East Bay Dischargers Authority and on to the Bay.
Senate Bill 1087 described above also mandates priority sewage collection and treatment service to
housing developments providing units affordable to lower income households. The City will continue to '
coordinate with DSRSD to ensure priority service provision to affordable housing developments.
Appendix C-54 '
City of Dubli
~~~ ~ ~~~
Housing Element (2009-2014)
Fire Protection
The Alameda County Fire Department (ACFD) serves as the fire department for the City of Dublin and
provides all fire prevention, fire protection and First Responder Emergency Medical Services within the
City. The ACFD has identified the need to modernize its fleet and make staffing adjustments to
adequately serve future development while maintaining current service levels to existing development.
Schools
' The Dublin Unified School District (DUSD) serves approximately 5,500 students at five elementary
schools, two middle schools, a comprehensive high school, and a small continuation high school. Large
subdivisions in the Extended Planning Areas are required to dedicate school sites according to the State's
' Board of Education guidelines and acceptable to the Dublin Unified School District. Other impacts to the
public school system are offset through the payment of school district fees at the time of building permit
issuance pursuant to SB 50 enacted in 1998.
' E. Environmental Constraints
' A community's environmental setting affects the feasibility and cost of developing housing.
Environmental issues range from the conservation of biological resources to the suitability of land for
development due to potential exposure to seismic, flooding, wildfire and other hazards. This section
' summarizes these potential constraints in Dublin. (Refer to the Conservation Element, Seismic Safety and
Safety Element, and the Schools, Public Lands, and Utilities Element of the General Plan for more
detailed analyses and mitigating policies that address environmental issues or hazards within the. Dublin
planning area.)
Bio{ogical Resources
' The Primary Planning Area is in the Livermore drainage unit of the Alameda Creek watershed. Of the
many streams in this drainage area, one flows through the City -- Alamo Creek. The creek runs along the
eastern side of Dublin near Dougherty Road. A major portion of the creek is channelized, and remaining
' sections have mostly been improved as a result of subdivision developments. The Extended Planning
Area lies within other watersheds. Several significant streams traverse the Extended Planning Area -
Hollis Canyon and Martin Canyon Creeks in the .western hills and Tassajara and Cottonwood Creeks in
eastern Dublin. Extensive areas of riparian vegetation are located along stream courses in the Western
Extended Planning Area. This riparian woodland has importance to wildlife in the area. Considerable
damage to riparian areas has resulted from intensive animal grazing. New development is required to
provide open stream corridors of adequate width to protect riparian vegetation. Where construction
requires creekbank alteration, revegetation with native riparian vegetation is required. Special
consideration is given to the protection or enhancement of riparian woodland areas of the Western
' Extended Planning Area biological resources due to the unique habitat value of these biological resources.
Oak woodland is another sensitive habitat community located in Dublin. Most of the oak woodland that
can be found in Dublin is concentrated in the Western Extended Planning Area. In addition to California
live oaks, other species such as bay, laurel and California buckeye are a vital part of this plant community.
The City emphasizes preservation of oak woodland in the Western Extended Planning Area. Development
should be clustered in grassland areas wherever possible to protect existing trees. However, as part of
comprehensive planning for development in this area, some oak woodland may need to be removed.
Removal of oaks is allowed only after all feasible site planning efforts have been made to preserve trees.
Appendix C-55
Cit of Dublin
Y
Housing Element (2009-2014) ~~ 1 ~ ~~
Heritage Tree Preservation
Heritage trees, defined as any oak, bay, cypress, maple, redwood, buckeye, and sycamore tree having a
trunk or main stem of 24 inches or more in diameter or any other tree required to be preserved as part of a
discretionary entitlement, are protected by City ordinance. Removal of heritage trees requires a permit
upon finding that the tree presents a public safety risk, removal is necessary for reasonable development of '
property, does not increase erosion or stream water flow potential, or would not otherwise affect
neighborhood aesthetics.
Seismic Hazards '
The Calaveras Fault is the major active fault in the planning area with rupture potential and runs parallel to ,
and just west of San Ramon Road. The Pleasanton Fault, located near the west edge of Camp Parks, is
difficult to locate precisely. The State has established Alquist-Priolo Special Studies Zones along both
faults, requiring detailed studies of rupture hazards prior to construction. Few potential building sites '
within the City of Dublin or the extended planning area are without geologic impact or hazard. The
hazard may be actual, such as an active landslide or.proximity to an active fault, or potential, such as a
proposed cut that might activate a landslide. Mitigation of hazards may increase construction cost, but will
reduce long-term costs to both property owners and the City. '
Fire Hazards
Steep, inaccessible slopes and brush create a high fire hazard in the western hills. New development ,
projects that are located outside a fire station service area and/or interface with open space are required to
incorporate certain fire protection measures. For example, sprinklers are required for all habitable '
structures beyond five minutes response time from a station. Afire protection buffer zone may also be
required around the perimeter of residential development situated adjacent to undeveloped open space
land. Furthermore, the City enforces its Fire Safe Roof and Spark Arrestor ordinances for development ,
proposed near high fire hazard areas. These measures may increase the cost of new housing in vulnerable
areas; however, the added protection is necessary to ensure public health, safety, and welfare.
1
Appendix C-56 ,
h~~p-lz~
City of Dubl
Housing Element (2009-2014)
3. Housing Resources
This section evaluates the resources available in Dublin for the development and preservation of housing.
A. Regional Housing Needs Assessment (RHNA)
State law (California Government Code Section 65584) provides for councils of governments to prepare
regional housing allocation plans that assign a share of ~a region's housing construction need to each city
and county. In the nine-county San Francisco Bay Area, the Association of Bay Area Governments
(ABAG) is the council of governments authorized under State law to identify existing and future housing
needs for the region. ABAG prepared a new regional housing allocation plan in 2007. This "Regional
Housing Needs Assessment" (RHNA} covers the period from January 1, 2007 through June 30, 2014.
Existing need is evaluated based on overpayment (30 percent or more of income), overcrowding by lower
income households, and the need to raise vacancy rates in the jurisdiction to a level at which the market
would operate freely. The housing assessment also includes an impaction correction to reduce the further
concentration of lower income households in jurisdictions that already have more than the regional
average of such households.
ABAG's methodology is based on the regional growth estimates developed by the State Department of
Housing and Community Development (HCD). These are "planning goals" and are not meant to match,
and often exceed, anticipated housing production. The planning goals developed by HCD are provided to
ABAG in the form of regional housing goals, divided into income categories. ABAG is responsible for
allocating the RHNA goals to cities and counties in the Bay Area.
The RHNA is a minimum needs number -jurisdictions are free to plan for, and accommodate, a larger
number of dwelling units than the allocation. The jurisdiction must, however, identify adequate sites at
appropriate zoning and development standards to accommodate its Ri~TA. While the jurisdiction must
also show how it will facilitate and encourage the development of these units, it is not obligated to build
any of the units itself or finance their construction.
According to the RHNA, the City of Dublin has a total housing construction need of 3,330 units. Table C-
30 shows Dublin's 2007-2014 planning period allocation. The City must accommodate these units either
through production of units or provision of adequate sites that can accommodate these units. Specifically,
for facilitating the development of lower income units, the State has established a default density of 30
units per acre.
Appendix C-57
City of Dublin
Housing Element (2009-2014)
Table C-30: Regional Housing Needs Assessment (2007-2014)
~~~iZ~ '
Income Level Dwelling Units % of Total
Extremely Low/Very Low-Income1 1,092 32.8%
Low-Income 661 19.8%
Moderate-Income 653 19.6%
Above-Moderate-Income 924 27.7%
Total 3,330 100.0%
Source: ABAG Regional Housing Needs Assessment
Note 1: AB 2634 amending the Housing Element law requires local jurisdictions project its future housing needs for
extremely low income households (0-30 percent AMI). Specifically, State law provides two methodologies for estimating
the extremely low income needs -either by splitting the very low income category evenly between extremely low (0-30
percent AMI} and very low (31-50 percent AMI) incomes; or to apportion the very low income category based on Census
data. According to Table C-20, the City of Dublin had 909 very low households (321 extremely low and 5$8 very low
income households) in 2000. Based on this proportion, the 1,092 very low income RHNA units can be split into 35.3 percent
(386) extremely low and 64.7 percent very low (523) very low income units.
R. Credits against the RHNA
As the RHNA is for the planning period of January 1, 2007 through June 30, 2014, housing units
constructed, permitted, or approved as of January 1, 2007 can be credited toward the RHNA.
Units Finaled
Since January 1, 2007, 1,544 units have been finaled in the City. These include projects totaling 442
affordable units for very low, low, and moderate income households (see Table C-31). All affordable
units are deed-restricted for long-term affordability pursuant to development agreements and affordable
housing agreements.
Units Approved but Not Yet Constructed
In addition, the City has 3,886 units that have received planning approval from the Planning Commission
and/or City Council. A total of 204 affordable units will be provided as a result of the City's inclusionary
zoning requirements (see Table C-32).
Appendix C-58
~ ~ ~ ~ ~ ~ ~ r ^^~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
City of Dublin
Housing Element (2009-2014)
Table C-31: Units Approved and Under Construction Since January 2007
Pro'ect
~ Total Units PC/CC*
A royal Lssued since
1/1/07** Finaled since
1/1/07** Total
Affordable Very
Low Low Mod
Dublin Transit Center
Site B-2 305 (MF -Apt) Jan-05 0 305 30 0 0 30 Rental
Dublin Transit Center
Site B-1 257 (MF -Condo) Jan-OS 0 231 „ 26 0 0 26 For Sale
.Dublin Transit Center
Site A-2 112 A t
~ p ) Mar-04 0 112 112 67 45 0 Rental
Fairway Ranch -Senior 322 (NIF -Apt) Jul-03 0 15.4 139 49 38 52 Rental
Fairway Ranch -Multi-Family 304 (MF -Apt) Jul-03 0 108 84 38 12 34 Rental
Roxbury 100 (SF) and 8 (MF) Oct-03 0 34 8 2 2 4 For Sale
103 (MF - Townhome) 0 19 1 0 2 For Sale
Tralee 130 MF -Condo
( ) Jul-04
0
0 3
0
0
0
Rental
Silvera Ranch -Manors 73 (SF) Oct-03 0 43 For Sale
Silvera Ranch -Estates 9 (SF) Oct-03 0 18 8 4 1 3 For Sale
Silvera Ranch -Villas 102 (NIF - Townhome) Oct-03 0 43 For Sale
Sorrento West -Milano (1) 75 (SF) Sep-OS 10 48 0 0 0 0 For Sale
Sorrento West - Tivia (2) 117 (1VIF -Condo) Sep-OS 26 24 0 0 0 0 For Sale
Sorrento West - Frenze (3) 66 (MF -Condo) Sep-05 9 33 0 0 0 0 For Sale
Sorrento West -Siena (4) 64 (MF -Condo) Sep-OS 21 34 0 0 0 0 For Sale
Sorrento West -Amalfi (5) 96 (NIF -Condo).. Sep-OS 24 16 0 0 0 0 For Sale
Sonata 119 (SF) Aug-06 48 39 0 0 0 0 For Sale
Dublin Ranch Villages -Villas 289 (MF' -Condo) Jan-02 0 5 0 0 0 0 For Sale
Dublin Ranch Villages -
Terraces 626 (N>F' -Condo) Jan-02 0 144 5 0 0 5 For Sale
Willows 56 (1VIF - Townhome) Jul-04 0 56 1 0 0 1 For Sale
Enea Starward 10 (SF) Feb-OS 0 10 0 0 0 0 For Sale
Verona 121 (SF) Dec-04 19 51 0 0 0 0 For Sale
Schaeffer Ranch 302 (SF) Jun-06 36 7 0 0 0 0 For Sale
Brittany Lane 8 (SF) 0 2 0 0 0 0 For Sale
-~,
~ Appendix C-59
City of Dublin 2009-2014)
Housing Element ( January 20p7 Very l,,ow Mod
Total I,ow
Under Construction Since Finaled since 3 b Rental
roved and pC/CC* Issued s'lnce 111107** Affordable 0
~~;Units App 111107 26 9 0 For Sale
Table C- A royal 4 O 0 0 For Sale
Total Units 22
Project 72 ( ) Sep-07 4 0 169 110 1b3
Positano -Cantera na Units) 17 (2 d Units) Sep-07 17 1,544 442
Cantera (2 175 (SF) 232
Positano -
Positano -Salerno 4,100
Total fission/City Council
planning Comm
~PC1CC: 2008.
*~As of December 30,
Very I,ow Mod
of Yet Constructed Total I;ow
roved but N Entitled 0 0 Rental
Table C-32e Units ApP Approval Throu h Affordabl 0 0
Date SDR ~ For Sale
Number of Units 15% 0
Project Oct-07 0
309 (~) (payment of
SDR in-lieu fee} 0 For Sale
Windstar Jan-06 0 0
300 {N¢ _ Condo} 0
0 0 9 For Sale
Dublin Transit Center SDR Rental
Site E-1 75 (SF) Sep-OS 26 17 0 0
MF -Condo) Zoning 0 g For Sale
Sorrento East {6-10) ~~6 {SF}' Dec-05 8 0
Positano 17 (2"d Umts) SDR 0 0 Fox Sale
2°d Units) 98 (SF} Nov-07 0 0
Positano ( 52 For Sale
g (MF) SDR 0 0
Fallon Crossing Jan 07 52 6 15 Rental
257 (SF) Cando) SDK 30 9 Rental
678 (MF - Apr-07 18 2b 44
Wallis 304 (MF -Condo) Apr-04 SDR 88 128
32
Fairway Ranch -Condos 308 (MF) SDR 204 44
Feb-08 ,.-~
AMB 108 (MF) i
Anderson 3,886 tera/5alerno -see Table C-31
Total ction as Can
units and 17 second units are under eonstru N
Note: le family
1 An additiona1247 sing
Appendix G-G0 ~ ~
r~ r 'r ~
.... ..~ .r~ ""
1
~~ ~..'~
City of ~ ubliiY
Housing Element (2009-2014)
Remaining RHNA -
Based on units produced or approved, the City has already met a substantial portion of its RHNA
obligations. Specifically, the City has met its requirement for the above moderate income RHNA, with a
remaining RHNA of 1,760 lower and moderate income units (see Table C-33).
Table C-33: Retraining RHNA
Extremely/ Low Moderate Above Total
Ve Low Moderate
RHNA 1,092 661 653 924 3,330
Units Finaled 169 , 110 163 1,102 1,544
Units Approved, 44 32 128 3,682 3,886
not Constructed
Remaining 879 519 362 0 1,760
RHNA
C. Future Development Potential.
Residential Development Potential
Vacant and underutilized properties in the City can accommodate a maximum of 5,275 units based on
maximum permitted densities. However, based on average densities (and mid-point densities in .the
Eastern Dublin Specific Plan), the more realistic estimate of development potential is 4,044 units.
Based on past projects (see Table C-34), average density achieved in Medium High Density Residential
sites is 23 units per acre. For High Density Residential properties, transit-oriented development projects
yielded an average density of 75 units per acre and other high-density projects yielded an average density
of 52 units per acre. Location, site characteristics, discussions with property owners/developers, and
underlying land use plans are used to determine a conservative estimate on the potential density for each
property.
Most of the properties identified with potential for near-term development (within the next five years) are
' either completely vacant or improved with marginal structures or uses. Some properties have
demonstrated development interests: 1) property owners or developers are in discussions with the City; 2)
conceptual development proposals have been developed; or 3) owners/developers are processing
' applications for development. However, due to the current market conditions, many development
projects are on hold or have slowed down.
Appendix C-61
City of Dublin
Housing Element (2009-2014)
Table C-34: Average Development Densities
113 ~ ~ Z~
Project Land Use Net
Acres Units Density
units/acre
Willows Medium High 2.94 56 19
Tralee Village: Townhomes Medium High 5.89 103 17
Tralee Village: Mixed Use Medium High 4.72 130 28
Dublin Ranch Villages: Cottages Medium High 8.98 200 22
Dublin Ranch Villages: Courtyards Medium High 11.60 281 24
3PU7efferson (Hacienda/Central) Medium High 16.17 368 23
Archstone Hacienda Medium High 11.95 324 27
Archstone iron Horse Medium High 7.39 177 24
Average Density 23
Camellia Place High 2.00 112 56
Avalon @ Dublin Station High 3.57 305 85
Elan @ Dublin Station High 3.13 257 82
Average Density - TOD 75
The Groves @ Dublin Ranch High 19.68 930 47
Dublin Ranch Villages: Villas High 10.00 289 29
Dublin Ranch Villages: Terraces High 10.10 626 62
Waterford High 5.60 390 70
Average Density 52
Appendix C-62
City of Dublin
Housing Element (2009-2014)
Table C-35: Remaining Sites with Residential Development Potential
Project Maximum Potential
GP L
d U
~'N Lot Size
i
Z Densi units/Acre
Exi
ti
U
an
se ng
on s
ng
se
Units Units (Acres) Maximum Potential
Redgewick 101 50 Low Density 985-0028-003-02 16.8 PD 6.0 3.0 Agricultural
Croak 692 346 Low Density 905-0002-002 115.4 PD 6.0 3.0 Vacant
905-0002-001-01
Jordan
288
144
Low Density 985-0027-006,
48.0
PD
6.0
3.0
Vacant
007
Jordon
96
76
Mixed Use 985-0027-006,
6.4
PD
.15.0
11.9
Vacant
007
Vargas 70 50 Medium Density 986-0004-002-01 5.0 PD 14.0 10.0 Rural Homesite
Righetti 134 96 Medium Density 905-0001-005-02 9.6 PD 14.0 10.0 Vacant
Branaugh 136 97 Medium Density 905-0001-004-04 9.7 PD 14.0 10.0 Vacant
Moller 685 489 Medium Density 985-0001-001 48.9 PD 14.0 10.0 Agricultural
Arroyo Vista 333 238 Medium Density 941-0007-001-07 23.8 PD 14.0 10.0 Residential
Dublin Land
60
43
Medium Density 985-0051-002
4.3
PD
14.0
10.0
Vacant
Compan 985-0052-002
Jordan 328 234 Medium Density 80-0027-006,
9 23.4 PD 14.0 10.0 Vacant
0
Single Family
McCabe/GYGI 14 10 Medium Density 986-0028-002 1.0 PD 14.0 10.0 Home
Croak 146 104 Medium Density 905-0002-001-01 10.4 PD 14.0 10.0 Vacant
Tipper 115 82 Medium Density 986-0004-001
985-0072-002 8 2 PD 14.0 10.0 Agricultural
Kobold 28 20 Medium Density 2.0 PD 14.0 10.0 Rural Homesite
Zimmer 163 150 Medium High Density 985-0002-006-03 6.5 PD 25.0 23.0 School
Modular Single
Sperfslage 80 74 Medium-High Density 986-0003-001-02 3.2 PD 25.0 23.0 Family Home
Dublin Land 133 122 Medium-High Density 985-0051-002 5.3 PD 25.0 23.0 Vacant
Com any 985-0052-002
Jordan 495 455 Medium-High Density ~O~ 0027-006, 19.8 PD 25.0 23.0 Vacant
Chen 100 92 Medium-High Density 985-0027-002 4.0 PD 25.0 23.0 Vacant
Fredrich 85 78 Medium-High Density 986-0004-002-03 3.4 PD 25.0 23.0 Rural Homesite
Appendix C-63
..^
s
City of Dublin
Housing Element (2009-2014)
Table C-35: Remaining Sites with Residential Development Potential
Maximum Potential Lot Size Densit units/Acre
Use
E
i
ti
Project GP Land Use APN Zoning i x
s
ng
Units Units (Acres) Maximum Potent
al
Dublin Transit 435 435 High Density 986-0034-005-02 5.8 PD 25.1+
v
)
(75 75.0 Parking Lot
Center Site C .
a
Dublin Transit 215 215 High Density 98b-0034-007 2.86 PD 25.1+
(75 av
) '75.0 Vacant
Center Site A-1 .
Dublin Transit 177 177 High Density 986-0034-009 2.36 PD 251+
(75 av
) 75.0 Parking Lot
Center Site A-3 .
Dublin Land
166
166
High Density 985-0051-002
3.2
PD 25.1+
2
52.0
Vacant
Com an 985-0052-002 (5
av ,)
Total 5,275 4,044 389.32
Appendix C-64
.~.-
o...-~
~w ~ r ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~^ ~ ~ r r ~
j~ ~ «~
' City of Dublir~
Housing Element (2009-2014)
' Adequacy of Sites Inventory
In aligning sites capacity/density with affordability, the City recognizes that affordable housing for
' lower and moderate income households is most feasible in the City on properties designated for
Medium-High and High Density Residential uses.
' As previously stated, projects in Medium-High Density Residential category achieved an average
density of 23 units per acre, compared to the maximum allowable density of 25 units per acre. Based
on the feasibility demonstrated by past projects, affordable housing for lower income households can
be achieved in the Medium-High Density Residential category. Affordable housing projects in this
' density include:
• Anderson: 23 very low, 161ow, and 39 moderate income rental units
• Willows: 1 very low, 1 low, and 4 moderate income for-sale units
• Tralee Village: 9 very low, 61ow, and 14 moderate income for-sale units
• Wicklow Square: 53 very low income rental units
' • Park Sierra: 57 very low income rental units
For a conservative assumption, sites in the Medium-High Density Residential category are used to
fulfill the City's remaining RHNA for low and moderate income units. Overall, 971 units can be
accommodated on sites designated for Medium-High Density Residential uses.
1
For the City remaining RHNA for very low income units, sites in the High Density Residential
category is used. As no maximum density is established for the High Density Residential
designation, average densities based on past projects are used in estimating capacity. Average
development densities achieved in this designation ranged between 52 and 75 units per acre, above
the State default density of 30 units per acre for lower income housing. Overall, 993 units can be
accommodated on sites designated for High Density Residential uses.
The City's remaining residential sites can potentially accommodate up to 4,044 units, including sites
for 993 very' low income units, 971 low and moderate income units, and 2,080 above moderate
income units (see Table C-36). Combined with the units approved and under construction (see Table
C-31) and approved but not yet under construction (see Table C-32), the City can accommodate the
remaining RHNA for all income levels.
Table C-36: Summary of Sites Inventory
General Plan Potential
Densit
Acres Maximum
Units Potential
Units
Income/Affordabilit Level
Low Density 3.0 180.2 1081 541 Above Moderate Income
Medium Density 10.0 146.3 2,049 1,463 Above Moderate Income
Mixed Use 11.9 6.4 96 76 Above Moderate Income
Medium-High 23.0 42.2 1,056 971 Low and Moderate Income
High 52.0 3.2 166 166 Very Low Income
High (TOD} 75.0 11.02 827 827 Very Low Income
Total 389.32 5,275 4,044
Appendix C-65
City of Dublin
Housing Element (2009-2014)
Table C-37: RHNA and Sites Capacity
I~~ ~ i2q
~ Extremely/
Ve Low Low Moderate Above
Moderate Total
RHNA 1,092 661 653 924 3,330
Units Finaled 169 110 163 1,102 1,544
Units Approved,
not Constructed 44 32 128 3,682 3,886
Remaining RHNA 879 519 362 0 1,760
Sites Capacity 993 971 2,080 4,044
Surplus/(Shortfall) +114 +90 +5,940 +6,144
Infrastructure Capacity
According to the Dublin San Ramon Services District Water Master Plan (September 2000), the
Dublin San Ramon Services District (DSRSD) currently serves a population of approximately 28,000
in the Central Dublin, Eastern Dublin, and Camp Parks area. The District's service area will
encompass almost 28 square miles and is projected to include build out of the existing service areas
plus the Western Dublin and Dougherty Valley planning areas. Build out is estimated at 82,400
residents and 26,200 dwelling units. There are 16,029 existing units as of .January 2008,
approximately 10,000 units below the buildout capacity for water services. While the City has a
RHNA of 3,330 units, more than 1,500 units have already been constructed and accounted for under
the existing housing stock. Therefore, projected water services capacity is adequate to accommodate
the City's remaining RHNA.
The Dublin San Ramon Service District also provides wastewater collection and treatment services to
the City of Dublin in Alameda County and portions of the City of San Ramon in Contra Costa
County. The District's wastewater service area is smaller than the water service area (wastewater
service to the northern portion of San Ramon and to the Dougherty. Valley is provided by the Central
Contra Costa Sanitary District). The DSRSD wastewater collection system includes over 107 miles
of sanitary sewers from 6 to 42 inches in diameter. The ages of the sewers range from less than 5 to
over 40 years old. The DSRSD Wastewater Collection System Master Plan Update (February 2000)
states that there are eight improvement projects recommend providing the required capacity in the
District's wastewater collection system. All necessary capital improvements were completed by 2003
to serve future growth.
D. Financial Resources
Inclusionary Zoning In-Lieu Fee
As a small city, the City of Dublin has very limited access to financial resources for affordable
housing. The significant resource for the City is the Inclusionary Zoning In-Lieu Fee. The City
adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development contributes to
the attainment of the City's housing goals by increasing the production of residential units affordable
by households of very low, low, and moderate incomes. Upon request, the City Council can allow the
applicant to pay a fee in-lieu of constructing up to 40 percent of the affordable units that the
developer would otherwise be required to construct. In-lieu fees are placed into an Inclusionary
Zoning In-Lieu Fee Fund. The In-Lieu Fee is primarily used to support the construction of affordable
housing units.
Appendix C-66
1
1Ig ~ ZR
City of Dublin
Housing Element (2009-2014)
' The City also approved a ,Commercial Linkage Fee on May 3, 2005. Fees are charged to non-
residential developments, based on the square footage and type of commercial building space and
placed into an Inclusionary Zoning In-Lieu Fee Fund.
A total of $344,400 has been collected as of August 2008. The funds are to be used for the following
activities:
• Affordable housing construction loans;
' • First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
' Community Development Block Grant (CDBG)
CDBG is the largest federal housing-related program for affordable housing. It is a "pass-through"
program that allows local governments to use federal funds to alleviate poverty and blight. Cities with
populations of over, 50,000 receive CDBG funds directly from HUD, while smaller cities usually use
' county-administered CDBG funds. HUD makes allocations based on a formula that takes population,
poverty, and housing distress into account. CDBG funds are -used for a variety of housing efforts
including activities aimed at reducing costs for private development (helping fund site acquisition,
' improvement, and other soft costs); housing acquisition and rehabilitation through short and long-
term loans, grants or loan guarantees; direct payment of rent or mortgage and housing counseling
services; and fair housing activities. CDBG funds are best used in combination with other subsidy
sources or to provide pre-development funding to initiate housing development.
As a small city, the City of Dublin does not qualify to receive CDBG funds directly from HUD.
' However, it participates in the County of Alameda CDBG program. The County offers the Home
Improvement Program for Dublin residents using CDBG funds.
' E. Administrative Resources
The Bay Area is fortunate to have a large number of successful non-profit and for-profit housing
developers who have produced thousands of high-quality, well-managed affordable housing projects
for lower and moderate income households. Collectively, they have produced multi-family
developments, single-family developments, rental and ownership opportunities, sweat-equity
developments, mixed income projects, mixed use developments, and housing that is specifically
designed to meet the needs of seniors, disabled persons, farm workers, female-headed households,
people with substance abuse problems, and/or homeless persons.
' Active affordable housing developers in the region include Resources for Community Development,
Satellite Housing, East Bay Habitat for Humanity, Eden Housing, East Bay Housing Organizations,
ECHO Housing, and BRIDGE Housing Corporation, among others.
The City of Dublin achieves affordable housing primarily through its Inclusionary Zoning Ordinance.
It is also currently working with the Housing Authority of the County of Alameda and Eden Housing
' to pursue the redevelopment of the Arroyo Vista site for 378 affordable and market-rate housing
units.
Appendix C-67
~~`~ )~i
.~ OF Dp8
G~~ ~ ~y
/tl
19 ~i~s2
~` C~ ~ AGENDA STATEMENT
~~LIFOR~~ PLANNING COMMISSION MEETING DATE: May 12, 2009
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
~' 1
~_
PROJECT DESCRIPTION:
Public Hearing: Draft 2009-20141 Housing Element
Report Prepared by Marnie R. Warfle, Senior Planner
1) Resolution recommendi~ig that the City Council direct Staff
to submit the Draft 2009-2014 Housing Element to the State
of California Department of Housing and Community
Development for review (draft City Council Resolution
attached as Exhibit A).
2) Draft 2009-2014 Housing Element.
3) April 28, 2009 Joint Planning Commission and Housing
Committee Study Session Staff Report (without
attachments).
1) Receive Staff presentation;
2) Open the public hearing:
3) Take testimony from the public;
4) .Close the public hearing and deliberate; and
5) Adopt Resolution recommending that the City Council
direct Staff to submit thy; Draft 2009-2014 Housing Element
to the State of Califs rnia Department of Housing and
Community Developmen for review.
The State of California requires that the City Council adopt a comprc;hensive, 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 ne~:ds for all economic segments of the
community. State law requires that Housing Elements be updated slid certified every 5 years. Having a
certified Housing Element is required by State law. Additiollally, several housing, community
development and infrastructure funding programs include housing element compliance as a rating and
ranking requirement. Having a certified Housing Element enables [he City to be more competitive for
grant funding. The City of Dublin has contracted with Veronica "['am & Associates to assist Staff in
updating the City's Housing Element for the 2009-2014 planning period.
COPIES TO:
Page 1 of 4
G: (Genera! P1anlHousing ElementlNousing Element 20071PC 5.12.091PCSR OS.12.09.doc
Attachment 3
ANALYSIS:
iao ~,~
The draft 2009-2014 Housing Element includes Goals and Policies that will accomplish the following:
o Ensure that a broad range of housing types are provided to meet the needs of existing and future
residents;
o Encourage and facilitate the development of lower and moder.ite income housing;
o Maintain and enhance the quality of Dublin's existing neighborhoods;
o Promote equal opportunity for all residents to reside in housing of their choice; and,
o Increase energy efficiency and conservation in residential dev~:lopments.
The draft 2009-2014 Housing Element also includes specific Housing Programs that will implement the
Goals and Policies outlined above. Housing Programs are grouped into the following six categories:
1. Conservation of the Existing Supply of Housing;
2. Production of Housing;
3. Provision of Adequate Housing Sites;
4. Removal of Governmental Constraints;
5. Promotion of Equal Housing Opportunity; and
6. Green Building Programs.
The draft 2009-2014 Housing Element is included as Attachment 2: Please refer to the Joint Planning
Commission and Housing Committee Study Session Staff Report (Attachment 3) for additional discussion
on the specific components that are required to be included in housing elements; a summary of the major
components in the draft 2009-2014 Housing Element; and, a sumrlary of the new Housing Programs
included in the draft 2009-2014 Housing Element.
Regional Housing Needs Allocation (RHNA)
An important aspect of the Housing Element is demonstrating the at>ility to meet the City's share of the
Regional Housing Needs Allocation (RHNA). The Regional Housi~ig Needs Allocation is a process by
which the State of California in collaboration with the Association of Bay Area Governments estimates
the number of housing units that need to be planned for in loyal Housing Elements in order to
accommodate existing and future growth within the San Francisco B;iy Area Region. The Association of
Bay Area Governments is assigned the task of allocating the Region's share of the housing units to
individual Cities and Counties that must then plan for these units in their respective Housing Elements.
Dublin's Regional Housing Needs Allocation for the 2009-2014 Housing Element cycle is shown in
Table 1 below.
Table 1. Dublin's Regional Housing Needs Allocation
Income Category Number of Units
Ve Low Income 1,092
Low Income 661
Moderate Income 653
Above Moderate Income Market-Rate) 924
Total Units 3,330
2 of 4
~i~ ~
The State of California is allowing all housing units approved or constructed since January 1, 2007 to
count towards the Regional Housing Needs Allocation. Staff believe:s that the City can meet its Regional
Housing Needs Allocation based on the number of units that have been approved since January 1, 2007,
the number of units constructed since January 1, 2007, and the number of remaining sites available for
residential development.
Staff's approach in demonstrating to the State that the City can a~:hieve the Regional Housing Needs
Allocation through the number of remaining sites available for residential development. is based on the
City's past performance in developing residential projects with affordable units in the Medium-High and
High Density land use categories.
The State has established a threshold of 30 dwelling units per acre for detenmining whether a site can
accommodate affordable housing and thus contribute to attaining the Regional Housing Needs Allocation.
The High Density Land Use category contained in the City's General Plan is 25.1+ dwelling units per
acre; this land use category does not meet the minimum 30 dwelling; unit per acre requirement therefore
the City must demonstrate that it can and has achieved 30 dwelling units per acre on High Density sites in
order to count them towards the Regional Housing Needs Allocation.
Staff reviewed projects in Dublin that have been approved and/or constructed in the High Density land
use category. High Density projects achieved an average density cf 52 dwelling units per acre and 75
dwelling units per acre for High Density sites within the Dublin Transit Center. At these densities, Staff
is proposing to the State that High Density residential sites would achieve the Regional Housing Needs
Allocation for the very low income category.
Staff also evaluated residential projects approved and/or constructed in the Medium-High land use.
category and found that the City has achieved an average of 23 dwelling units. per. acre. Residential
projects constructed in the Medium-High density land use category also include affordable housing.
Based on these factors, Staff is proposing to the State that Mediurl-High Density residential sites can
achieve affordable housing and to meet the Regional Housing needs allocation for the Low and Moderate
Income households.
The City of Dublin General Plan Land Use category for Medium-High Density is 14.1 - 25.0 dwelling
units per acre and for High Density residential is 25.1+ dwelling units per acre; both land use categories
are below the required threshold. However, the City can demonsb•ate based on past performance that
affordable housing can and has been achieved in both the Medimn-High and High Density land use
categories.
Public Participation
Four public meetings and workshops have been held on the draft Housing Element. The first public
meeting was a Joint Study Session with the Planning Commission and Housing Committee on May 13,
2008. Two community workshops followed on August 21, 2008 an~i September 18, 2008. Six to seven
individuals attended each of the community workshops and provided input on the draft Housing Element.
These individuals represented the development community, ser`~ice providers, housing advocates,
residents and property owners. The fourth public meeting was a Joint Study Session with the Planning
Commission and Housing Committee on April 28, 2009.
3 of 4
Draft Housing Element Revised
~ ~,~
A few minor revisions have been made to the draft 2009-2014 Housing Element based on comments
received during the April 28`h Joint Study Session with the Planning Commission and Housing
Committee. These revisions include: updating the inside page of the draft Housing Element to reflect the
current positions of Housing Committee members; clarifying the service providers interviewed in
Appendix A {Public Participation); footnoting Table C-20 in Appendix C to clarify percentages; and,
clarifying the number of above moderate units approved and constructed in Tables C-33 and C-37 in
Appendix C to reflect the total number of units finaled as opposed to the total number of units in all
projects under construction. These revisions are not substantive and do not materially change the
document.
Next Steps
The draft 2009-2014 Housing Element is being presented to the Planning Commission with a
recommendation that the City Council authorize Staff to submit the draft Housing Element to the State
Department of Housing and Community Development for review. Should the Planning Commission
adopt the Resolution recommending that the City Council authorize Staff to submit the draft Housing
Element to the State for review, Staff would present the draft 2005-2014 Housing Element to the City
Council on June 2, 2009. Staff would then initiate the State's review of the Housing Element if
authorized by the City Council. The State would review the draft Housing Element and provide
comments to Staff within 60 days of receiving the draft document. While the State is reviewing the draft
Housing Element, Staff would begin the environmental review process. Once the State determines that
the City's Housing Element is certifiable, Staff would return to the Planning Commission and City
Council for formal adoption of the 2009-2014 Housing Element.
PUBLIC NOTICE:
A public notice advertising the May 12, 2009 public hearing before the Planning Commission on the draft
2009-2014 Housing Element was mailed to all interested parties including service providers, developers,
housing advocates and community workshop participants. Additionally, the public hearing was
advertised in .the Valley Times and the public notice was posted in four locations within the City
including the Senior Center, Library, Civic Center Kiosk and City Hall.
CONCLUSION:
The draft 2009-2014 Housing Element has been prepared in accordance with State law and represents a
comprehensive planning document that establishes specific goals, policies and programs to meet the
housing needs of current and future residents of Dublin.. Haring a certified Housing Element
demonstrates the City's commitment to providing housing that meets the needs of all segments of the
community and also creates opportunities for the City to secure grant funding through State programs.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Stail' presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
and 5) Adopt Resolution recommending that the City Council direct Staff to submit the Draft 2009-2014
Housing Element to the State of California Department of Housing; and Community Development for
review.
4 of 4
~w ~~
. ~
.7
~~~~ :=~~ 3 Planning Commission Minutes
~~ ~~
Tuesday, May 12, 2009
CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, May 12,
2009, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the
meeting to order at 7:04 p.m.
Present: Chair Wehrenberg; Vice Chair King; Commissioners Schaub and Swalwell; Jeri Ram,
Community Development Director; Jeff Baker, Acting Planning Manager; Erica Fraser, Senior
Planner; Marnie Waffle, Senior Planner; Jamie Lynn Rojo, Assistant Planner; Kit Faubion, City
Attorney; and Debra LeClair, Recording Secretary.
Absent: Cm. Brown
ADDITIONS OR REVISIONS TO THE AGENDA -NONE
MINUTES OF PREVIOUS MEETINGS - On a motion by Cm. Schaub, seconded by Cm.
Swalwell, the minutes of the April 28, 2009 meeting were approved with one modification.
ORAL COMMUNICATIONS -NONE
CONSENT CALENDAR -
6.1 PA 08-006 -Rescinding Planning Commission Resolution No. 08-40 for a Conditional Use
Permit and Site Development Review for Parcel 5 of the Promenade, the Club Sport project in
Area G of Dublin Ranch.
On a motion by Cm. Schaub and seconded by Cm. King, on a vote of 4-0, with Cm. Brown
absent, the Planning Commission approved:
RESOLUTION N0.09-19
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RESCINDING PLANNING COMMISSION RESOLUTION N0.08-40 APPROVING A
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR PARCEL 5 OF
THE PROMENADE, THE CLUB SPORT PROJECT, IN AREA G OF DUBLIN RANCH
PA 08-006
WRITTEN COMMUNICATIONS -NONE
~ ~~ ~ `
_~ .:~~ 95
Attachment 4
~~ i
PUBLIC HEARINGS -
8.1 Draft 2009-2014 Housing Element.
Marnie Waffle, Senior Planner presented the project as outlined in the Staff Report.
Veronica Tam, Planning Consultant also presented a portion of the project as outlined in the
Staff Report.
Chair Wehrenberg opened the public hearing.
Ellen Dektar, Alameda County Child Care Planning Council, asked the Commission to consider
flagging child care in the Housing Element as something to consider along with housing and
planning. She stated that a number of cities have included child care in their Housing Element
and proactively plan for child care with other uses. She suggested that the City mention child
care as an illustration of services in the Mixed Use component of the Housing Element or when
housing with supportive services for the homeless and single parents is discussed. She stated
that child care is also needed for families with children of all income levels and all housing
types. She felt that there is a child care gap in Dublin and with more residents being added she
felt there is a serious need for child care.
Cm. King mentioned that there have been a number of child care facility applications that
caused concern with neighbors. He asked if Ms. Dektar felt it is feasible to promote child care
facilities in residential areas.
Ms. Dektar responded that, is the key reason she is asking that child care be incorporated into
the City's broader planning policies. She felt that if the City plans for child care in areas with a
lot of traffic circulation or at community centers then the City could minimize the pressure on
those quiet neighborhoods or places that may not be ideal for child care. She stated there are
ways to work with providers so neighbors are not surprised- by an application for a family
daycare facility and to provide assurances of some safeguards relating to noise, parking and
traffic.
Cm. Swalwell asked Ms. Dektar where in the Housing Element she would suggest adding her
proposed language.
Ms. Dektar stated that Page 7, Policy D.4 of the Housing Element mentions promoting housing
with supportive services for homeless and single parents; she suggested breaking out child care
as an example of supportive services, or within a discussion of child care and health care. She
also suggested including child care on Page 10, Program 5 that discusses mixed use and the
different services that residents should have access to.
Melissa Span, Child Care Links representative, spoke regarding the Housing Element and the
need for child care in the City of Dublin. She stated that while there are available slots in
centers for child care in Dublin that number fails to address the needs of the community, which
is infant care and school aged care willing to transport to and from local schools.
,~
~~;
96
Cm. Swalwell asked Ms. Tam how it would effect the City's application for the H si ~ I~
Element if the Commission added "promote housing that supports the need for additional child canr~eJ
facilities" to D.4.
Ms. Tam answered there would be no negative impact on the Housing Element and it would be
a positive thing to include.
Chair Wehrenberg asked for the definition of supportive services in D.2 of the Housing
Element.
Ms. Tam answered that supportive services is a broad definition. She stated that when dealing
with CDBG funds and mentioning support services they include: youth services, senior services,
disabled services, child care, recreation and whatever helps a special needs group function or
enjoy their living environment.
Chair Wehrenberg felt that the broad definition of supportive services encompasses what the
previous speakers were concerned about.
Ms. Tam agreed and pointed out that the definition of public services under CDBG funds
includes the services mentioned above.
Chair Wehrenberg closed the public hearing.
Chair Wehrenberg felt the Housing Element could be presented to City Council as is. She also
felt that the definition of supportive services addresses the child care requirements which she
felt is important.
Cm. Schaub agreed that the Housing Element could be presented to City Council as is and
suggested that the speakers attend the City Council meeting. He felt it was more appropriate
for the City Council to approve adding the child care issue to the Housing Element because it is
asocial issue, not a land use issue. He stated that he agrees with the speakers regarding child
care and mentioned that the Planning Commission has supported child care issues in the past.
Cm. King was concerned with water conservation. He mentioned that Page C-54 in the
Appendix refers to the issue of water conservation. He felt that lawns use a lot of water and
would like to see some kind of model for residential neighborhoods that de-emphasizes front
lawns. He suggested that on Page 6 of the Housing Element, Section 3, Maintain and Enhance
Residential Neighborhoods, Goal C; he would like to add: "...characteristics consistent with
efficient use of resources and energy."
Cm. Schaub agreed that the City will look different in the future and that the Commission
would make those changes as appropriate.
Chair Wehrenberg stated that Goal C addresses infrastructure, foundations, deck work, etc. She
continued that the Green Guide for Housing is included in the Housing Element.
~ ~~~~ _ ~~ r 7 ~~~=a
r ~~ ~ ~ 97
Cm. King felt that the Green Guide did not address resource management, it only~~ fers'to`
energy.
Cm. Schaub felt that the City's Goals and Objectives addresses the resource management issue
more specifically than the Housing Element. He felt resource management was not. required in
the Housing Element.
Chair Wehrenberg stated that Goal C addresses energy and water resources and stated she felt
the Housing Element addresses CM. King's concerns regarding water resources.
Cm. King agreed.
Cm. Swalwell stated that since the child care advocates felt child care was an issue that it would
be helpful to have it called out.
Cm. Swalwell moved that Policy D.2 be amended to state:
"Promote housing along with supportive services to meet the special housing needs of seniors,
persons with disabilities, single parents, child care seeking parents, and the homeless."
He felt that by adding this it did not appear that the Commission was playing a social role and
that Ms. Tam felt it would not negatively impact the Housing Element but could be a good
thing. He felt that the Commission should be proud of their support for child care and should
include it in Policy D.2, Section 4, Promoting Equal Housing Opportunities.
Cm. Schaub asked if Staff agreed.
Ms. Waffle felt it was appropriate for the Planning Commission to make that recommendation
to the City Council.
Chair Wehrenberg felt that the Commission should recommend that the City Council consider
modifying the language to add it to the section or consider the supportive services definition to
be sufficient.
On a motion by Cm. Swalwell and seconded by Cm. King, on a vote of 4-0, with Cm. Brown
absent, the Planning Commission approved the Resolution with the following recommendation:
the Planning Commission recommends that the City Council adopt the change that was read
into the minutes regarding Section 4, Policy D.2: "Promote housing along with supportive services to
meet the special housing needs of seniors, persons with disabilities, single parents, child .care seeking
parents and the homeless."
RESOLUTION NO. 09-20
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
,gay .i _,
-~ .. 98
RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF TO SUBMIT THE DF~A-F'T
2009-2014 HOUSING ELEMENT TO THE STATE OF CALIFORNIA DEPARTMENT OF
HOUSING AND COMMUNITY DEVELOPMENT FOR REVIEW
8.2 PA 09-010 Multi-Modal General Plan Circulation Map and Amendments to the General
Plan related to the creation of the Multi-Modal Map.
Erica Fraser, Senior Planner presented the project as outlined in the Staff Report.
Cm. King asked which maps show the proposed bike lanes.
Ms. Fraser answered the bicycle circulation maps are Maps 5-3A and 5-3B. She continued those
maps relay the information from the Bikeways Master Plan. She mentioned that the Multi-
Modal Map also shows the bike paths in the City.
Cm. King asked if there are bike paths going south from Dublin Blvd. towards the West Dublin
BART station.
Ms. Fraser answered that there is a bike path on the map, shown in orange as a proposed Class
3 bike route.
Cm. King felt that was not an appropriate place for a Class 3 bike route.
Chair Wehrenberg opened the public hearing and hearing no response closed the public
hearing.
Chair Wehrenberg felt the maps are very useful and that they should be posted at the City
buildings, the BART station and the main public transit locations.
Cm. King stated that the bike committee proposed a Class 1 or 2 bike lane in the area mentioned
but Staff removed the proposed bike lanes. He felt it was not appropriate to have Class 1 and 2
bike lanes in other areas and not on the two streets that connect to the West Dublin BART
station. He felt that the City is trying to encourage people to ride bikes to BART and a Class 3
bike lane is not a safe environment. He was concerned that this type of bike lane would
discourage bike riders to the BART station.
Cm. Schaub suggested putting the bike path on Regional Street.
Jeff Baker, Acting Planning Manager stated that what is shown on the map is part of the
Bikeways Master Plan adopted by the City Council. He continued that the issue of the Class 3
bike lane, right-of-way and the ability to accommodate different types of bike facilities was
brought up when the Bikeways Master Plan was being developed. He stated that Staff will be
looking at accessibility and how to address bikeways as part of the Downtown Dublin Specific
Plan.
~'s_t °~ - 99
I~& ~, ~
RESOLUTION NO. 09-20
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF TO SUBMIT THE DRAFT
2009-2014 HOUSING ELEMENT TO THE STATE OF CALIFORNIA DEPARTMENT OF
HOUSING AND COMMUNITY DEVELOPMENT FOR REVIEW
WHEREAS, the State of California requires that Cities and Counties adopt a comprehensive,
long-term General Plan for the physical development of the City; and
WHEREAS, the Housing Element is one of seven mandated elements of the General Plan and
must address the existing and projected housing needs for all economic segments of the community; and
WHEREAS, the State law currently requires that Housing Elements be updated and certified
every five years; and
WHEREAS, the City of Dublin has contracted with Veronica Tam & Associates to assist Staff in
preparing the draft 2009-2014 Housing Element; and
WHEREAS, the draft 2009-2014 Housing Element includes Goals and Policies that will
accomplish the following:
o Ensure that a broad range of housing types are provided to meet the needs of existing and
future residents;
o Encourage and facilitate the development of lower and moderate income housing;
o Maintain and enhance the quality of Dublin's existing neighborhoods;
o Promote equal opportunity for all residents to reside in housing of their choice; and,
o Increase energy efficiency and conservation in residential developments. And;
WHEREAS, the draft 2009-2014 Housing Element also includes specific Housing Programs that
will implement the Goals and Policies outlined above; and
WHEREAS, the Housing Programs are grouped into the following six categories:
1. Conservation of the Existing Supply of Housing;
2. Production of Housing;
3. Provision of Adequate Housing Sites;
4. Removal of Governmental Constraints;
5. Promotion of Equal Housing Opportunity; and
6. Green Building Programs.
WHEREAS, on May 13, 2008 a Joint Study Session with the Planning Commission and Housing
Committee was held to provide an overview of the Housing Element .update process including the
statutory requirements of what the Housing Element must address; and
Attachment 5
~a~~~
WHEREAS, on August 21, 2008 and September 18, 2008 Community Workshops were held to
solicit input from the development community, service providers, housing advocates, residents and
property owners; and
WHEREAS, on Apri128, 2009 a Joint Study Session with the Planning Commission and Housing
Committee was held to present the draft 2009-2014 Housing Element; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public
hearing on the draft 2009-2014 Housing Element on May 12, 2009; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to evaluate the draft 2009-2014
Housing Element; and
WHEREAS, the staff report was submitted recommending that the Planning Commission adopt a
Resolution recommending that the City Council direct Staff to submit the draft 2009-2014 Housing
Element to the State of California Department of Housing and Community Development for review.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby recommend that the City Council consider modifying Policy D.2 on page 7 of the draft Housing
Element to read, "Promote housing along with supportive services to meet the special housing needs of
seniors, persons with disabilities, single-parents, child seekingparents and the homeless."
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
recommend that the City Council direct Staff to submit the draft 2009-2014 Housing Element, with the
recommended modification to Policy D.2, to the State of California Department of Housing and
Community Development for review, with draft City Council Resolution attached. at Exhibit A.
PASSED, APPROVED AND ADOPTED this 12th day of May 2009 by the following vote:
AYES: Wehrenberg, Schaub, King and Swalwell
NOES:
ABSENT: Brown
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IGeneral PIanlHousingElementlHousingElement 20071PC5.12.091PCReso 05.12.09.doc
2