Dublin City Council
May 17, 2022

Agenda Item 7.1
DATE: June 15, 2021
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Draft Regional Housing Needs Allocation Appeal Framework Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

Each California city and county must update their General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. State law mandates updates to the Housing Element, which plan for a city or county’s Regional Housing Needs Allocation, no later than January 2023 for the 2023-2031 planning period. On May 20, 2021, the ABAG Executive Board approved the Final Regional Housing Needs Allocation Methodology and Draft Allocation. The Draft Allocation assigns 3,719 units of housing to the City of Dublin. A jurisdiction may file an appeal of the Draft RHNA by July 9, 2021. Staff will present the City Council with the proposed framework for an appeal of the City’s Draft Regional Housing Needs Allocation.

STAFF RECOMMENDATION:

Provide feedback and direct Staff to submit an appeal of the City’s Draft Regional Housing Needs Allocation.

FINANCIAL IMPACT:

None.

DESCRIPTION:

Background
Housing Element Update
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic DRAFT
1435

segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process. The Housing Element must be updated and then certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period.

Regional Housing Needs Allocation
The Housing Methodology Committee (HMC) is an advisory committee to the Association of Bay Area Governments (ABAG) composed of elected officials, local jurisdiction staff members, and stakeholders. The HMC was tasked with creating a methodology for distributing the Regional Housing Needs Determination (RHND) across the local jurisdictions in the nine-county Bay Area.

Distribution of the RHND results in each jurisdiction’s RHNA, which is the total number of housing units the jurisdiction must plan for in the next Housing Element update. State law provides a series of statutory objectives that must be met in the RHNA methodology, including increasing affordability in an equitable manner, improving the balance between low-wage jobs and lowerincome housing (jobs-housing fit), and addressing equity and fair housing. The statute also requires consistency between the RHNA and regional plans, such as Plan Bay Area 2050.

On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35 times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low, low, moderate, and above-moderate income).

The HMC met from October 2019 to September 2020 to develop a RHNA methodology. On September 14, 2020, the Tri-Valley communities of Dublin, Danville, Livermore, Pleasanton, and San Ramon submitted joint letters to the HMC and ABAG Executive Board expressing concerns with the RHNA methodology under consideration and recommended a methodology that: 1) focuses housing allocations in areas with the highest concentrations of jobs; 2) takes account of geographic and other constraints to housing development; and 3) provides residents with access to viable transit and transportation options. On September 18, 2020, the HMC forwarded a recommended methodology to the ABAG Executive Committee without making modifications to address the concerns expressed by the Tri-Valley communities.

On November 17, 2020, the City submitted a letter to the ABAG Executive Board again expressing concerns that the RHNA methodology: 1) does not adequately address job-housing proximity; 2) promotes auto dependence; 3) exasperates the jobs-housing imbalance; and 4) fails to consider progress made during current RHNA cycle. On January 21, 2021, the ABAG Executive Board approved the Draft RHNA Methodology without making modifications to address the City’s concerns and submitted the draft methodology to HCD for review. Subsequently, on April 12, 2021, HCD sent a letter to ABAG confirming the Draft RHNA Methodology furthers the RHNA objectives.

On May 20, 2021, the ABAG Executive Board, by a vote of 20-10, approved the Final RHNA Methodology and Draft Allocations. The Draft Allocation assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City’s Draft Allocation by household income category for the 2023 – 2031 planning period:

DRAFT
1436

Table 1. Dublin’s 2023-2031 Draft Allocation
Very Low Low Moderate Above
Moderate Total
Draft RHNA 1,085 625 560 1,449 3,719
Draft RHNA Appeals Procedures
Pursuant to the Government Code, any local jurisdiction within the ABAG region may file an appeal to modify its Draft Allocation or another jurisdiction’s Draft Allocation included as part of ABAG’s Draft RHNA Plan. Additionally, HCD may also file an appeal to the Draft Allocation(s) of one or more jurisdictions. The Appeals Procedures established by ABAG are provided as Attachment 1 and provide fairly narrow grounds for filing an appeal. It is important to note that the basis for an appeal is limited to the allocation and not the methodology used to determine that allocation. Appeals must be submitted to ABAG using the prescribed RHNA Appeal Request Form by 5:00 p.m. on July 9, 2021.

Appeals may be brought on one of the following three grounds:

1. ABAG failed to adequately consider information submitted in the local jurisdiction survey.

2. ABAG did not determine the jurisdiction’s allocation in accordance with its adopted methodology and in a manner that furthers, and does not undermine, the RHNA objectives.

3. A significant and unforeseen change in circumstances has occurred in the local jurisdiction or jurisdictions that merits revision of information submitted as part of the local jurisdiction survey. Appeals on this basis shall only be made by the jurisdiction or jurisdictions where the change in circumstances has occurred.

The following outlines the key dates in the RHNA appeals process:
 July 9, 2021: Deadline for jurisdictions and HCD to file an appeal of Draft Allocations.  August 30, 2021: Deadline for jurisdictions and HCD to comment on appeals submitted.  September - October 2021: ABAG Administrative Committee considers appeals (includes public hearing). ABAG will provide a minimum of 21 days’ notice to jurisdictions in advance of the appeals hearing.
 October or November 2021: ABAG ratifies written final determination of each appeal and issues Final Allocations that include adjustments from successful appeals. If the total of successfully appealed units is less than 7% of the RHND (30,882 units), then ABAG shall redistribute the units proportionately. If the successfully appealed units is more than 7% of the RHND, then ABAG may develop its own methodology to redistribute the units.  November or December 2021: ABAG Executive Board will conduct a public hearing and adopt Final RHNA Plan.

DRAFT
1437

Appeals in Other Councils of Government
During the 6th Cycle Housing Element Update, three other Councils of Government have already completed their Regional Housing Needs Allocation process. To provide context to the appeals process and to learn from past successes, Staff reviewed the appeals filed in these jurisdictions.

Following is a summary of the appeals outcomes for other Councils of Government:
 Sacramento Area Council of Governments (SACOG): No appeals filed.  San Diego Association of Governments (SANDAG): Four appeals were filed with only one partially upheld, affecting 135 units. The City of Coronado successfully argued the jobs data used in the methodology was not verified and the City had different military housing data. This resulted in an increase to the allocation for the City of Coronado and an increase to the allocation for the City of Imperial Beach and the City of San Diego.  Southern California Association of Governments (SCAG): Forty-eight appeals were filed with only two partially upheld. The County of Riverside successfully argued that they do not have land use authority over the projected growth from the March Joint Powers Authority, where 215 units were projected. The City of Pico Rivera successfully argued there is a lack of available land suitable for residential use since the City lies within a flood inundation area, due to the potential failure and/or spillway path of the Whittier Narrows Dam, resulting in a reduction of their total allocation from 3,939 units to 1,024 units.

Analysis
The following illustrates the proposed framework for an appeal of Dublin’s RHNA. This framework follows the grounds for an appeal as specified in the Appeals Procedures provided by ABAG and noted above and included in Attachment 1.
 Past Performance and Lack of Suitable Land (Appeal Grounds 1.b.ii): From 2010 to 2019, Dublin’s population increased from 46,036 to 66,147, a 44% increase, making Dublin one of the fastest growing cities in California during that timeframe, due to significant steps taken to facilitate the construction of both market-rate and affordable housing. During the current RHNA cycle, the City has issued building permits for the construction of 4,396 dwelling units compared to our allocation of 2,285 units. Specifically, as of May 31, 2021, the City has issued permits for 4,252 above-moderate income, 79 moderate income, 39 low-income, and 26 very low-income units. The City has an additional 2,682 units in the project pipeline, further limiting available land suitable for development. Additionally, Dublin is different from many other communities in the Bay Area, since a significant portion of the City is comprised of new construction, which is not appropriate for redevelopment opportunities.
 Water Supply and Drought (Appeal Grounds 1.b.i and 3): Zone 7 Water Agency supplies drinking water to local water retailers. The Dublin San Ramon Services District (DSRSD) is the local water retailer for the City of Dublin. DSRSD contracts with Zone 7 to provide the water supply that services Dublin residents. This 30-year contract expires in 2024.

DRAFT
1438

Zone 7’s water supply has two major components: 1) incoming water supplies available through contracts and water rights each year, and 2) accumulated water supplies in storage derived from previous years. Incoming water supplies typically consist of annually allocated imported surface water supply and local surface water runoff. Accumulated or “banked” water supplies are available in local and non-local storage locations.

The Department of Water Resources operates the State Water Project (SWP). The SWP is by far Zone 7’s largest water source, providing approximately 90% of the treated water supplied to its customers on an annual average basis. Zone 7 anticipates future supply deficits as SWP reliability continues to decline and Zone 7’s service area population grows.

DSRSD’s recently prepared the Draft 2020 Urban Water Management Plan, dated May 2021. The Urban Water Management Plan acknowledges that Dublin could experience problems due to an expiring water supply contract, dependence on imported water sources, and increased demand.

Additionally, the Department of Water Resources indicates “drought is best defined by its impacts on a particular class of water users in a particular location. In this sense, drought is a very local circumstance.” As discussed above, Dublin obtains the majority of its water from imported sources. Therefore, drought conditions throughout California could have significant impacts on access to water resources for the Dublin community. While drought could have an impact on the entire region, the extent of those impacts is unknown at this time. However, drought conditions could be more impactful on communities, like Dublin, which source water from the delta. Water supplied from the delta is more susceptible to problems due to endangered species and increased use by the agricultural industry.

An expiring contact, dependence on imported water sources, increased demand, and the drought could create a challenge to provide water service for existing and planned growth.

This challenge could be compounded by the additional burden resulting from further growth induced by RHNA.
 Population Decrease (Appeal Grounds 2 and 3): California’s population dipped by approximately 182,000 residents last year, bringing the state’s total to approximately 39,466,000 people as of January 1, 2021, according to new population estimates and housing data released by the California Department of Finance on May 7, 2021. This reduction of 0.46% represents the first 12-month decline since state population estimates have been recorded. Locally, Dublin’s population decreased from 65,161 to 64,695, a decrease of 466 residents or 0.7%. Dublin’s population decline was more than 1.5 times the State average. If the declining population trend continues, it could translate to decreased households in 2050, which is a factor used for calculating the City’s allocation.  Overcrowding (Appeal Grounds 1.b.g and 2): According to the Embarcadero Institute, the Department of Finance (DOF) factors overcrowding and cost-burdening into their household projections. These projections are developed by multiplying the estimated population by the headship rate (the proportion of the population who will be head of a DRAFT
1439

household). The DOF, in conjunction with HCD, uses higher headship rates to reflect optimal conditions and intentionally “alleviate the burdens of high housing cost and overcrowding.” The Embarcadero Institute report asserts that Senate Bill 828 caused the state to double count the overcrowding numbers, resulting in an increase of approximately 104,000 units throughout the Bay Area. If correct, this could have inflated the projected housing need in Dublin by 877 units when compared to the percentage of the Bay Area’s RHND the City was allocated.
 Vacancy Rate (Appeal Grounds 2): According to the Embarcadero Institute, Senate Bill 828 wrongly assumed a 5% vacancy rate in owner-occupied housing is healthy.

Government Code 65584.01(b)(1)(E) specifies a 5% vacancy rate applies only to the rental housing market. In the U.S. homeowner vacancy has hovered around 1.5% since the ‘70s, briefly reaching 3% during the foreclosure crisis. This incorrect assumption erroneously projected a need for approximately 59,000 additional units throughout the Bay Area. This could have inflated the housing need in Dublin by 497 units, when compared to the percentage of the Bay Area’s RHND the City was allocated.  High Opportunity Areas (Appeal Grounds 2): With the Final RHNA Methodology, ABAG allocates more housing units to jurisdictions with a higher percentage of households living in areas labelled High Resource or Highest Resource on the 2020 Opportunity Map. The Opportunity Map, prepared by HCD and the California Tax Credit Allocation Committee (TCAC), stems from HCD’s policy goals to avoid further segregation and concentration of poverty and to encourage access to opportunity through affordable housing programs. The map uses publicly available data sources to identify areas in the state where characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families. The majority of Dublin is labelled High Resource or Highest Resource on the 2020 Opportunity Map.

However, according to the 2019 American Community Survey, 61.1% of the Dublin population racially identify as minorities or multi-racial. By relying on the 2020 Opportunity Map and not factoring demographic data, more housing is allocated to Dublin compared to other jurisdictions throughout the area. This methodology detracts from HCD’s policy goal to promote diversity since more housing must be planned in Dublin, rather than in more segregated portions of the Bay Area, thus prioritizing economics over racial diversity.

Facilitating the production of housing for lower income households in high opportunity areas is laudable. However, the Draft RHNA assigns 1,449 above-moderate income units to Dublin. Above-moderate income units are effectively market rate housing. While in general, additional units have the potential to further diversity goals, assigning more market rate housing to Dublin does not achieve the stated purpose of providing affordable housing and access to opportunity for lower-income households. This methodology also fails to acknowledge the City’s past performance in the above-moderate income category. During the current RHNA cycle the City has already issued permits for 4,252 above-moderate income units, thus exceeding the current RHNA allocation of 618 units by 688% in the DRAFT
1440

above-moderate income category. Requiring the City to plan for an additional 1,449 abovemoderate income units ignores Dublin’s past production and unfairly burden’s Dublin with providing more of the region’s share of market rate housing.  Coronavirus Pandemic (Appeal Grounds 3): The Coronavirus pandemic has significantly altered the way our job sector operates by increasing telecommuting options and decreasing reliance on traditional office space. By decreasing the demand for office space, the Bay Area’s major employment centers of the South Bay, Oakland, and San Francisco have more available, suitable land and can replace office space with housing, in turn decreasing the demand for housing in outer suburban areas such as Dublin. The increased telecommuting options also provide opportunities for workers to live outside the Bay Area.

Thus, having the potential to further reduce the need for additional housing in the Bay Area.

Additionally, the pandemic significantly decreased public transit ridership, which will transform where Bay Area residents will live, work, and travel. Some experts argue that transit operators in need of riders and revenue will never fully recover, thus increasing the use of single-occupancy vehicles and its associated traffic and environmental impacts. In Dublin, approximately 60% of greenhouse gas emissions come from the transportation sector. To offset these impacts and meet the State and region’s greenhouse gas emissions targets, provided by the State Air Resources Board, it is more crucial than ever to ensure the Regional Housing Needs Allocation promotes a jobs-housing balance, as public transportation may become a less reliable commute alternative.  Land Use Authority (Appeal Grounds 2): The City does not have land use authority over the Parks Reserve Forces Training Area (Camp Parks) or the United States Department of Justice. Both locations should not be used for calculating the City’s Draft Allocation.

Staff is seeking feedback and direction from the City Council on the proposed framework to use as the basis for filing an appeal of Dublin’s RHNA. With direction from the City Council, Staff will prepare and file a timely appeal by the July 9, 2021 deadline.

ENVIRONMENTAL DETERMINATION:

The informational report on the Housing Element Update and Regional Housing Needs Allocation is exempt from the requirements of the California Environmental Quality Act (CEQA).

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Objective E: Update the City’s General Plan Housing Element in accordance with state law and to ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation for the period 2023-31.

DRAFT
1441

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) ABAG 2023-2031 RHNA Cycle Appeals Procedures
DRAFT
1442
Appendix F: Community Engagement Summary F-10
Draft 2023-2031 Housing Element
E.7 City Council Meeting #4
This section contains materials prepared for City Council meeting on November 2, 2021.

DRAFT
1443

STAFF REPORT

CITY COUNCIL

Agenda Item 3.1
DATE: November 2, 2021
TO: City Council
SUBJECT: Status Report on the Housing Element Update, Regional Housing Needs Allocation, and Preliminary Sites Inventory
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

The City Council will receive a status report on the Housing Element Update, Regional Housing Needs Allocation, and Preliminary Sites Inventory. Each California city and county must update its General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. Dublin’s current Housing Element is for the 2014-2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023-2031 planning period. Staff is seeking feedback from the City Council on policy direction about the Preliminary Sites Inventory. Following the meeting, Staff will finalize the sites inventory and incorporate it into the draft Housing Element for consideration by the City Council at a future public hearing.

STAFF RECOMMENDATION:

Receive the report and provide feedback on the Housing Element Update.

FINANCIAL IMPACT:

In July 2020, the City Council approved a consulting services agreement between the City and Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s contract amount is $403,000. The City’s Fiscal Year 2021-22 Budget sufficiently covers this cost.

The cost to prepare the Housing Element Update will be offset by grants totaling $401,436, including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early Action Planning (LEAP) Grant Program, and $46,436 via the Regional Early Action Planning (REAP) Grant Program.

DESCRIPTION:

Background
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that DRAFT
1444

local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process.

The City’s current Housing Element covers the period of 2014-2022. The Housing Element must be updated and then certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period.

Regional Housing Needs Allocation
The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing HCD’s Regional Housing Needs Determination (RHND) across the local jurisdictions in the nine-county Bay Area. Distribution of the RHND results in each jurisdiction’s RHNA, which is the number of housing units the jurisdiction must plan for in the next Housing Element update.

State law provides a series of statutory objectives that must be met in the RHNA methodology, including increasing affordability in an equitable manner, improving the balance between lowwage jobs and lower-income housing (jobs-housing fit), and addressing equity and fair housing.

The statute also requires “consistency” between the RHNA and regional plans, such as Plan Bay Area.

On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35 times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and above-moderate-income).

On January 21, 2021, the ABAG Executive Board approved the Draft Regional Housing Needs Allocation (RHNA) Methodology and submitted the draft methodology to HCD for review. On April 12, 2021, HCD confirmed the Draft RHNA Methodology furthers the RHNA objectives.

On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation, which assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City’s Draft Allocation by household income category for the 2023 – 2031 planning period:

Table 1. Dublin’s 2023-2031 Draft Allocation
Very-Low- Low- Moderate- AboveModerate- Total
Draft Allocation 1,085 625 560 1,449 3,719
On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction of the City Council with emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. ABAG received appeals from 28 jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG Administrative Committee considered appeals on six dates in September and October 2021. The DRAFT
1445

City's appeal was heard by the ABAG Administrative Committee on September 24, 2021, and the Committee unanimously voted to preliminarily deny the City’s appeal.

ABAG is anticipated to ratify the final determination of each appeal and issue Final Allocations that include adjustments from successful appeals in November 2021. If the total number of successfully appealed units is lower than 7% of the RHND (30,882 units), then ABAG shall redistribute the units proportionately. If the number is higher than 7% of the RHND, then ABAG may develop its own methodology to redistribute the units. The ABAG Executive Board will then conduct a public hearing and adopt the Final RHNA Plan in December 2021.

Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are available for residential development to meet the RHNA. Land suitable for residential development must be appropriate and available for residential use in the planning period. Characteristics to consider when evaluating the appropriateness of sites include physical features (e.g., susceptibility to flooding, slope instability or erosion, and environmental considerations) and location (proximity to transit, job centers, and public or community services). Land suitable for residential development includes vacant sites that are zoned for residential development, underutilized sites that are zoned for residential development and capable of being redeveloped at a higher density or with greater intensity, and vacant and underutilized sites that are not zoned for residential development, but can be redeveloped for, and/or rezoned for, residential use.

On October 6, 2020, the City Council received a report on the Housing Element Update and RHNA.

This included an overview of the framework for selecting sites to include in the Preliminary Sites Inventory. The City Council was generally supportive of evaluating the options presented by Staff and gave direction to include sites from the current Housing Element with by-right development rather than increase the minimum density as further discussed below.

Existing Sites
Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. Refer to Attachment 1 for a map of existing sites. The following describes these components of the Preliminary Sites Inventory:
 Pipeline Projects: Pipeline projects are those that are at any stage within the City’s entitlement process or under construction as of December 15, 2022, but that have not obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline, including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff made these estimates based upon approved entitlements, pending applications, and City Staff knowledge of forthcoming projects and inquiries with prospective applicants. It is noteworthy that the pipeline projects exceed the City’s allocated above-moderate-income units. Refer to Attachment 2 for a list of these projects.  Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very low-, 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent Housing Element certifications have allowed ADUs to be included in the Sites Inventory at a DRAFT
1446

rate of two times the average ADUs built annually from 2018 – 2021 and multiplied that by eight years to estimate ADU development for 2023 – 2031. Using this methodology, approximately 248 ADUs are included in the Preliminary Sites Inventory. ADU quantity and affordability level estimates are tentative based on recent Housing Element certifications. In the Bay Area, the actuals are likely to be based on ABAG’s methodology in development for approval by HCD and use by local jurisdictions. ABAG’s methodology is anticipated to be similar to the methodology approved by HCD in other certifications, which is based upon market conditions for ADUs rented in the region. HCD may perform a review of ADU production (based on Annual Progress Reports) two years into this next planning period and jurisdictions may need to identify additional sites if the ADU projections are not being met. Unlike other units, the location of anticipated ADUs do not need to be mapped in the Preliminary Sites Inventory.
 Existing Zoning: The City can take credit in the Preliminary Sites Inventory for existing zoning capacity as discussed below.
o 5th Cycle Moderate-Income Sites: Staff has identified eligible sites from the current Housing Element that can be included in the Site Inventory to accommodate 252 moderate-income units. State law limits a jurisdiction’s ability to re-use certain sites from the prior RHNA cycle. Those limits only apply to sites used to meet the lower-income categories. See below. A number of 5th Cycle Sites were designated as moderate or above-moderate-income sites, since they do not meet the minimum density of 30 dwelling units per acre required to count for lower-income categories.

These sites can accommodate 252 units.
o Public/Semi-Public Sites: Two Public/Semi-Public Sites in Eastern Dublin can accommodate 134 lower-income units. On June 15, 2021, the City Council adopted a General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation of 2.5 acres of the GH PacVest and 2.0 acres of the East Ranch properties from Semi-Public to Public/Semi-Public. This amendment allows a broader range of uses, including the potential for affordable housing developed by a non-profit entity.

These sites can accommodate 134 lower-income units, as the allowed densities exceed 30 units per acre.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan, 828 units remain in the Development Pool and, if the Housing Element meets certain requirements, the Sites Inventory for the lower-income categories may include 828 lower-income units in Downtown Dublin. Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are) and (b) the Housing Element requires the sites be rezoned by 2026 “to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.” A “use by right” is one in which the use does not require “a conditional use permit, planned unit development permit, or other discretionary local government review or approval” that would be subject to CEQA review, although it specifically allows for design review. In October 2020, the City Council gave direction to prioritize reusing such sites rather than up-zoning DRAFT
other property. These units in the Development Pool could be counted as lower1447

income units if the City commits in the Housing Element to rezone the sites within 3 years to allow as a use by right housing developments in which at least 20% of the units are affordable to lower income households.

Table 2 below details how the various proposed components of the Preliminary Sites Inventory above would reduce the City’s RHNA and require that the inventory include a site or sites that could accommodate 247 lower-income units.

Table 2. Dublin’s Remaining Need
Very-Lowand Low- Moderate- AboveModerate- Total
Draft Allocation 1,710 560 1,449 3,719
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 786 42 - 828
Remaining Need 247 (18) (695) 247
To minimize the number of additional sites needed to accommodate the RHNA, Staff prepared an inventory scenario that assumes 100% of the units produced on the Public/Semi-Public sites and in Downtown Dublin would be affordable to lower-income households. This approach avoids the need to identify a significant number of additional sites that would need to be rezoned at densities of at least 30 units per acre.

On the other hand, this approach would create certain consequences under the “No Net Loss” law (Government Code § 65863) that are important considerations. Among other things, the “No Net Loss” requires a jurisdiction, if it approves a project on a site included in the Site Inventory with fewer than the number of lower-income units identified in the inventory, to identify additional sites to continue to accommodate the RHNA by income level. It is unlikely that 100% of the units actually produced on the Downtown Dublin sites would be affordable to lower-income households. The Public/Semi-Public Sites are likely to develop with affordable housing because the land use designation only allows residential uses if 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.”
Therefore, if the actual development of these Downtown Dublin sites includes all or some portion of market rate units, the City will be required to identify new sites – within 180 days of the project approval – to accommodate the lower-income units that were included on the sites in the inventory. Quickly completing such an identification may be a difficult undertaking.

The City could limit this consequence of the “No Net Loss” law by assuming that a lower percentage of the units would be affordable to lower-income households. However, such an DRAFT
1448

alternative approach would require the Housing Element to include an increased number of sites in the Sites Inventory and would increase the overall number of units planned in the community.

Given the significant policy implications of either approach, Staff believes it prudent for the City Council to consider both approaches. Tables 3 and 4 below illustrate two affordability scenarios for the units in the Downtown: 100% and 50% affordable. The 100% affordable scenario could accommodate all but 247 RHNA units using existing sites. Alternatively, the 50% scenario can accommodate all but 644 RHNA units using existing sites. Both scenarios show a surplus of abovemoderate-income units, since the Pipeline Projects exceed the City’s allocated above-moderateincome units, and the 50% scenario assumes half the units in the Downtown are affordable and half are above-moderate-income units.

Table 3. Remaining Need with Downtown 100% Affordable Scenario Very-Lowand Low- Moderate- AboveModerate- Total
Downtown Dublin 786 42 - 828
Remaining Need 247 (18) (695) 247
Table 4. Remaining Need with Downtown 50% Affordable Scenario Very-Lowand Low- Moderate- AboveModerate- Total
Downtown Dublin 389 25 414 828
Remaining Need 644 (1) (1,109) 644
It should be noted that the 100% scenario (Table 3) clusters most of the lower-income RHNA units in the Downtown. This approach further assumes that all remaining units in the Downtown Development Pool (i.e., 828 units) would be lower-income units. These units would be in addition to the 839 already existing and planned lower-income units in the Downtown.

As an additional consideration, this Housing Element cycle includes for the first time an express requirement the Housing Element “affirmatively further fair housing.” Affirmatively furthering fair housing means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities.” These new statutory obligations charge all public agencies with broadly examining their existing and future policies, plans, programs, rules, practices, and related activities and make proactive changes to promote more inclusive communities. Concentrating affordable housing in the Downtown has benefits, such as promoting transit-oriented development, decreasing household transportation expenses, and decreasing greenhouse gas emissions; however, HCD and others may argue that concentrating affordable housing in one area is inconsistent with the obligation to affirmatively further fair housing.

DRAFT
1449

Additional Sites
As discussed above, the City would have to include an additional 247 or 644 units in the Sites Inventory, depending on the level of affordability as illustrated in the two scenarios above (Tables 3 and 4). This section addresses the potential “additional sites” that could accommodate the remaining need.

All of the remaining need is in the “lower income” category, which requires sites allow “at least 30 units per acre.” To satisfy the additional remaining need, the City will need to amend the General Plan and/or rezone additional sites to accommodate these units. For each of these additional sites, Staff and the consultant assigned a potential density between 30 and 85 units per acre. The proposed densities are based on other similar existing sites/developments in Dublin. The assigned density for the additional sites could be adjusted based on direction from the City Council. Refer to Attachment 3 for a map of the additional sites.

Staff has identified the following properties that could accommodate the remaining units:
 Development Pool Amendment: The City could amend the Downtown Dublin Specific Plan to increase the Downtown Development Pool. This action would be consistent with the Downtown Dublin Preferred Vision which contemplates the need for additional units to support the transition of Dublin Place and Dublin Plaza over the term of 30-50 years. Such changes could accommodate between 1,200 - 2,200 lower-income units. The City can maintain the Downtown Development Pool after the Housing Element Update.  Alameda County Surplus Properties: The General Plan land use designation for the remaining 13.35-acre undeveloped sites at the Transit Center (Sites D-2 and E-2) is currently Campus Office. If developed at a density of 85 units per acre, which is consistent with the existing development at the Transit Center, such as Avalon at Dublin Station and Dublin Station by Windsor, then these sites could accommodate up to 1,133 lower-income units, not including the southern portion of Site D-2 where the Westin Hotel is approved.  SCS Property: The SCS Property is the vacant 76.9-acre property located north of I-580 between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive.

The existing General Plan and EDSP assume residential development of 261 units. This site is the subject of a General Plan Amendment Study. The City Council directed Staff to work with the property owner to conduct a community outreach process to gather input on the future use and development of the property. That process is underway and the number of residential units on this site has not yet been determined.  Hacienda Crossings: Rezoning a portion of Hacienda Crossings for mixed-use development at a minimum density of 48 units per acre could accommodate up to 1,839 lower-income units. Staff preliminarily envisions such density to result in a product like the Waterford Place Apartments, while balancing other impacts such as traffic and parking.  North Side of Dublin Boulevard: Rezoning the commercial sites on the north side of Dublin Boulevard, between Dublin Court and Clark Avenue to a minimum density of 30 du/acre could accommodate up to 548 lower-income units. This density would be consistent with the existing Tralee Apartments located in the vicinity and meets the minimum density requirement to qualify as lower-income units. Additionally, the Tralee DRAFT
1450

Apartments could be cited as an example to HCD about the viability of these properties being redeveloped.
 IKEA Site: Rezoning approximately seven acres of the Ikea site not slated for the IKEA store to a minimum density of 48 units per acre could accommodate approximately 315 lower-income units. This density would be like that of the Waterford Place Apartments, which is the density Staff preliminarily envisions could be accommodated on this site, while balancing other impacts and development standards, such as traffic and parking.  Hexcel Corporation Site: The Hexcel Site, located at 11711 Dublin Boulevard directly west of the Dublin Historic Park and Museums, comprises two parcels totaling 8.95 acres. Hexcel will be relocating from this site which is currently available for sale. The entire site has a General Plan Land Use of Business Park/Industrial. Both parcels are in the Dublin Village Historic Area Specific Plan and have a Business Park/Industrial land use. The eastern portion of the site is zoned Light Industrial (M-1) and the western portion of the site has Planned Development Zoning that allows Commercial-Office (C-O) uses. If the site is redeveloped at a minimum density of 30 units per acre, then 264 lower-income units could be accommodated. This density was selected as it meets the minimum density requirement to qualify as lower-income units.

Table 5 below summarizes the potential sites to accommodate Dublin’s remaining need of 247 or 644 units, depending on the level of affordability as illustrated in the two scenarios:

Table 5. Potential Sites to Accommodate Remaining Need
Site Potential Number of Units
Development Pool Amendment and Retail District Up-Zoning 1,200 - 2200 units Alameda County Surplus Properties 1,133 units
SCS Property TBD
Hacienda Crossings 1,839 units
North Side of Dublin Boulevard 548 units
Ikea Site 315 units
Hexcel Corporation Site 264 units
When selecting “Additional Sites,” notable factors and characteristics to consider include, but are not limited to, the following:
 Proximity to Public Transit and Vehicle Miles Traveled  Displacement of Existing Uses
 Probability of Redevelopment
 Mix of Compatible Uses
 Site Constraints
 The extent to which a particular site affirmatively furthers fair housing Tables 6 and 7 illustrate potential options to accommodate the remaining RHNA units again using the assumption that either 100% or 50% of the units on these sites are produced as affordable units. Simply for illustrative purposes, Table 6 adds 247 units at the Transit Center. Table 7 adds 450 units at the Transit Center and 194 units at Hacienda Crossings.

DRAFT
1451

Table 6. Preliminary Sites Analysis Example (100% Affordable Scenario) Very-Lowand Low- Moderate- AboveModerate- Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 786 42 - 828
Alameda County Surplus
Properties 247 - - 247
Total 1,710 578 2,144 4,432
Table 7. Preliminary Sites Analysis Example (50% Affordable Scenario) Very-Lowand Low- Moderate- AboveModerate- Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 389 25 414 828
Alameda County Surplus
Properties 450 - 450 900
Hacienda Crossings 194 - 194 388
Total 1,710 561 3,202 5,473
As shown in Table 6 above, the 100% affordable scenario would result in 4,432 units, including 713 more units than the City’s Draft Allocation. Most of that excess includes 678 above-moderateincome units in the project pipeline. This option still relies on all remaining units in the Downtown Development Pool to satisfy a portion of the lower-income category. However, this reliance on the units in the Downtown could be reduced by increasing the number of lower-income units placed on the Alameda County Surplus Properties.

As shown in Table 7 above, the 50% affordable scenario would result in 5,473 units, including 1,754 more units than the City’s Draft Allocation. That excess above our Draft Allocation primarily includes above-moderate-income units in the project pipeline, Downtown Dublin, Alameda County Surplus Properties, and Hacienda Crossings. This results from the assumption that only 50% of the DRAFT
1452

units on those sites would be affordable. This scenario would reduce the clustering of lowerincome units in the Downtown by only relying on approximately half of the current Development Pool to satisfy the lower-income categories.

Staff seeks feedback from the City Council on the following questions:

1. What percentage of planned units should be assumed as affordable on opportunity sites? Should Staff assume 100%, 50%, or a different percentage of affordable units?

2. Based on the requirement to affirmatively further fair housing, should an emphasis be placed on providing lower-income affordable units in the Downtown or should they be dispersed throughout the City?

3. Which “Additional Sites” should be prioritized to accommodate the RHNA obligation not met by “Existing Sites”?
Following the meeting, Staff will work with the Consultant to refine and finalize the sites inventory to be included in the Housing Element which the City Council will consider adopting at a future public hearing.

Project Schedule and Next Steps
Table 8 below summarizes the key dates in the Housing Element Update Process:

Table 8. Key Dates
Step / Task Date(s)
Public Outreach (Survey and Stakeholder Workshops) November 2021 – February 2022 City Council Approve Draft Housing Element and Submit
to HCD for Review
May 2022
Environmental Review June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update December 2022 / January 2023 ENVIRONMENTAL DETERMINATION:

The informational report on the Housing Element Update is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Objective E: Update the City’s General Plan Housing Element in accordance with state law and to ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation for the period 2023-31.

DRAFT
1453

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
DRAFT
1454

SAN RAMON RD

BARNET BL

ALBROOK DR
I680 SB

STAGECOACH RD

DAVIS AV

IRONHORSE PW

CANTERBURY LN

FALL CREEK RD

CREEKVIEW DR

JORDAN RANCH DR

STARWARD DR
I680 NB

VALENTANO DR

UNNAMED

GRAFTON ST

PEPPERTREE RD

STAGS LEAP LN

CROMWELL AV
12TH ST

SYRAH DR

TASSAJARA RD

SIGNAL HILL DR

IRON HORSE TRAIL

CRONIN CI

BRIGHTON DR

ARNOLD RD

BEVERLY LN

PALISADES DR

FORINO DR

KINGSMILL TE

BRANNIGAN ST

LOCKHART ST
8TH ST

AMADOR VALLEY BL

HACIENDA DR

AMADOR PLAZA RD

SUMMER GLEN DR
6TH ST
5TH ST

DOUGHERTY RD

SCARLETT CT

TAMARACK DR

HORIZON PW

CENTRAL PW

PALERMO WY

UNNAMED

BRODER BL

DAVONA DR

N DUBLIN RANCH DR

RANGE RD

SIERRA CT

FALLON RD

POSITANO PW

WILDWOOD RD

WALLIS RANCH DR

SEBILLE RD

CREEKVIEW DR

ANDERSON DR

CYDONIA CT

VILLAGE PW

GLEASON DR

UNNAMED
I680 SB TO I580 EB CONN

MARTINELLI WY

DUBLIN BL

EAGLE RD

NORTHSIDE DR

CROAK RD
Clark Ave
Dublin Ct
0 0.375 0.75 1.5 Miles ±
Legend
City Boundary
Existing Sites
Downtown Dublin - Retail District
Downtown Dublin - Transit Oriented District
Public/Semi-Public*
Pipeline Projects
5th Cycle Housing Element Sites
*Note: The exact location of the Public/Semi-Public sites on the GH PacVest and East Ranch properties will be determined at the time of the Stage 2 Development Plan approval
Map of Existing Sites
Attachment 1
DRAFT
1455
Attachment 2
Pipeline Projects Table
Pipeline Project Address Units
Very
Low
Low Moderate Above
Moderate
Total
Eden Housing / Regional Street 6543 Regional Street 112 0 0 1 113 East Ranch (Croak Road) Croak Road 0 50 18 555 623
Bridge Housing / Amador Station 6501 Golden Gate Drive 56 78 162 4 300 Ashton at Dublin Station Dougherty Road 0 0 22 198 220
Boulevard (Phases 2 + 3) Dougherty Road 0 0 0 225 225
Boulevard (Phases 4 + 5) Dougherty Road 0 0 0 451 451
Avalon Bay Communities (Saint
Patrick Way)
6700 Golden Gate Drive 0 0 0 499 499
Eastern Dublin/Pleasanton BART
Station (Site D-1)
Dougherty Road 98 0 0 1 99
Branagh 1881 Collier Canyon Road 0 0 0 97 97
Righetti Unaddressed 0 0 0 96 96
DRAFT
1456

SAN RAMON RD

BARNET BL

ALBROOK DR
I680 SB

STAGECOACH RD

DAVIS AV

IRONHORSE PW

CANTERBURY LN

FALL CREEK RD

CREEKVIEW DR

JORDAN RANCH DR

STARWARD DR
I680 NB

VALENTANO DR

UNNAMED

GRAFTON ST

PEPPERTREE RD

STAGS LEAP LN

CROMWELL AV
12TH ST

SYRAH DR

TASSAJARA RD

SIGNAL HILL DR

IRON HORSE TRAIL

CRONIN CI

BRIGHTON DR

ARNOLD RD

BEVERLY LN

PALISADES DR

FORINO DR

KINGSMILL TE

BRANNIGAN ST

LOCKHART ST
8TH ST

AMADOR VALLEY BL

HACIENDA DR

AMADOR PLAZA RD

SUMMER GLEN DR
6TH ST
5TH ST

DOUGHERTY RD

SCARLETT CT

TAMARACK DR

HORIZON PW

CENTRAL PW

PALERMO WY

UNNAMED

BRODER BL

DAVONA DR

N DUBLIN RANCH DR

RANGE RD

SIERRA CT

FALLON RD

POSITANO PW

WILDWOOD RD

WALLIS RANCH DR

SEBILLE RD

CREEKVIEW DR

ANDERSON DR

CYDONIA CT

VILLAGE PW

GLEASON DR

UNNAMED
I680 SB TO I580 EB CONN

MARTINELLI WY

DUBLIN BL

EAGLE RD

NORTHSIDE DR

CROAK RD
Clark Ave
Dublin Ct
0 0.375 0.75 1.5 Miles ±
Legend
City Boundary
Additional Sites
Downtown Dublin Development Pool Amendment
Alameda County Surplus Property
North Side of Dublin Boulevard
Hacienda Crossings
Hexcel Corporation Site
Ikea Site
SCS Property
Map of Additional Sites
Attachment 3
DRAFT
1457





 






 










!"#$
% &!'()*(+,-,.,/


012 3
#4%5(6!7!%!8 4#7 9+4:;%%!$4
!# <=>?@A?BBCD?AECF?GGEHFGIJKLMNFEAGAC=NOBEF <=>?@A?BBCD?AECFCF?PPQ?B <RSRTUVQDNAEWQSC?>XYEBBAQFA?AEWQBZ?XCPA A[Q\EF?B]^_REF=QDQ`OQ>abaL cdefgh ijkhlfmnohmnpfqpfq rfshmjkh tufvh rfshmjkh wfkjx yFEAG LJbz{|a{{|b LJ}}MIJKLM ~+(%
)
#4+ 
(€#'(#!+ <‚NGAEFDBNXQ?FEFWQFAC>ZC@GPQDE@EDGEAQG?W?EB?OBQ @C>>QGEXQFAE?BXQWQBCP`QFAAC`QQA]^_R <ƒDACOQ>|Jabab„ EAZ
CNFDEB>QDQEWQX?>QPC>ACF ^CNGEFHUBQ`QFAyPX?AQ?FXXE>QDAQX†A?@@AC EFDBNXQGEAQG@>C`A[QDN>>QFA^CNGEFHUBQ`QFA <‡>QBE`EF?>Z†EAQGˆFWQFAC>ZP>EC>EAE‰QGPEPQBEFQ P>CŠQDAGJR=yGJ?FXQVEGAEFH‰CFEFHAC ?DDC``CX?AQ]^_ROQ@C>QBCC‹EFHAC>Q‰CFQ Œ €
#8
(€ <‡EPQBEFQ‡>CŠQDAG <RDDQGGC>Z=YQBBEFHyFEAG <UVEGAEFHŽCFEFH {A[ ZDBQ^CNGEFHUBQ`QFA†EAQG
‡NOBED‘†Q`E’‡NOBED†EAQG
DRAFT
=CYFACYF=NOBEF
1458







!"#$%&# '()$%&# *%) !'+ # ,-%. # *%) !'+ # /%+'0 1!'2+,00%3'+4%( 567589:8 56;;<=675< >4? 04( >!%@ 3+A =<;B8B B65B7B67B= ,1CA 5;<DB 57B;D E+FG"30 H4+ A IB9B IB9B >J-043KH L4# >J-043H4+ A 5=;I I5=; 1%&(+%&(1J-04( 7D:;B IDBD M L'4(4(NO )B;7P5DQ P:<9QB;7 R S
TUSV WXYZ[\]^_`aZZ[\b^cde`fY^d^[`fagghij^[\Y k\d^[leg_\i^hge`mec^g`eYe^cegegb^g`\[nope`n d\hkcg^^c`\ec^g`eYnacce`e\gakme`^m`\ a__\ii\ca`^qrstjneg_\i^k^b^k WXc^g`eYng^dme`^mde`feguvwcanm\YZ[\]^_` aZZ[\bak xyz{ | }~
y 
M L'4(4(NO )&4+F1%&(+%&(€€,22%!)'-0 H3 ('!4% ‚ƒ„ I†‡ˆI ‰Š‹†‡ˆI Œ‡‹ƒ„‰ƒI Ž‡ƒI Œ‡‹ƒ„‰ƒI ‘‡‰’ 1%&(+%&(1J-04( 7D:;B IDBD M L'4(4(NO )B;7P5DQP:<9QB;7 M L'4(4(NO )&4+F1%&(+%&(E€,22%!)'-0 H3 ('!4% ‚ƒ„ I†‡ˆI ‰Š‹†‡ˆI Œ‡‹ƒ„‰ƒI Ž‡ƒI Œ‡‹ƒ„‰ƒI ‘‡‰’ 1%&(+%&(1J-04( =D<B9;5;DBD DRAFT
M L'4(4(NO ):;;P5QP5658<Q:;;
1459



     



!"# $%&' !( '!")*+',- #)- .--)!" #. '!
/  0/ 12
 34


567 8

  8 / / 2 /  
2  88
/9 :;/ ; /
5<<=> ?<=> 
 
 8

  
2 /: @6A  
B/
  
C9 /


/
> /  8 2 8  8
C
D
E  
2 /   FDD 
/ 9 2 8
 
/
/  09:



; 
/ /

G

 / D   H< /I

J  2D H<EK? /I
> 2  
L
C8
; 

 M
 


 NNOO
P
OQ R

 STUVWXUVYUTZ[ \]^_V` Xa bYTUc dXeYUXeY d]_[TY fghii jhghii klmno p[Z^VqZ rX]YUs S]`t[]c W`XtV`UTVc fgfuu klmno SrS W`XtV`Us vwx yZzTVYqZ r`XccTY{c fg|u} klmno \X`U~ STqV Xa d]_[TY X][V€Z`q ‚| klmno ƒ„ p STUV uf klmno
DRAFT
yV†zV[ rX`tX`ZUTXY STUV h‡‚ klmno
1460
 


 





!"# $%&!"# '"&

$(
)*"+
'"&

$(
,"($- ./0
-/%
.
"1
2(3 45678779:7;79;74 )<=3 :65>7:;76> ?(@A2-
B/(
3 C7D7 C7D7 .E*-/2FB
G/ .E*-/2 B/(
3 :46 C C:46 <"#%("#%<E*-/% ;>H67 C>7> )-$G
&$A"E%( BE
0-E3.
"0

(/
3 76; C C76; ,"($- :9;:8D;>79:6669647  


 I





!"# $%&!"# '"&

$(
)*"+
'"&

$(
,"($- ./0
-/%
.
"1
2(3 456787 79:7;79;74 )<=3 :65>7 :;76> ?(@A2-
B/(
3 C7D7 C7D7 .E*-/2FB
G/ .E*-/2 B/(
3 :46C C:46 <"#%("#%<E*-/% 4>57D 6:6>7> )-$G
&$A"E%( BE
0-E3.
"0

(/
3 6D8C 6D8588 J$2/
%&$A
"33/%K3 :56C :564>> ,"($-:9;:8DH: 49787D96;4
L

 MN
 OPQRSTRUVWWSXSYZ[\]SX^_`_RYa\Wb^cdSYdSXSe^W fghiigjjgkhflfmlnopqgrstuhftgvvgfjlf bwUxyS_XSZz]SX^_`{ DRAFT
1461
Appendix F: Community Engagement Summary F-11
Draft 2023-2031 Housing Element
E.8 Planning Commission Meeting #1
This Section contains materials prepared for the Planning Commission meeting on March 8, 2022.

DRAFT
1462

STAFF REPORT

PLANNING COMMISSION

Agenda Item 8.1
DATE: March 8, 2022
TO: Planning Commission
SUBJECT: Housing Element Update Study Session
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

Each California city and county must update its General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. Dublin’s current Housing Element is for the 2014-2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023-2031 planning period. Staff will provide a presentation on the current Housing Element Update process, Preliminary Sites Analysis, policy framework, and project schedule. The Planning Commission will receive a presentation and provide feedback regarding the Housing Element Update.

STAFF RECOMMENDATION:

Receive presentation and provide feedback on the Housing Element Update.

DESCRIPTION:

Background
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process.

The City’s current Housing Element covers the period of 2014-2022. The Housing Element must be updated and certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period. Additionally, the Housing Element Update will trigger recent State law requirements to amend the General Plan, including policies regarding environmental justice and amendments to the Safety Element.

DRAFT
1463

Regional Housing Needs Allocation
RHNA is the state-mandated process to identify the number of housing units, by affordability level, that each jurisdiction must accommodate in the Housing Element of its General Plan. As part of this process, HCD identifies the total housing need for the nine-county Bay Area for an eight-year period, also referred to as the Regional Housing Needs Determination (RHND). This determination is based on population projections produced by the California Department of Finance and the application of specific adjustments to determine the total amount of housing need for the region.

The adjustments include a target vacancy rate, the rate of overcrowding, and the share of costburdened households. As the Council of Governments (COG) for the Bay Area, the Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing HCD’s RHND across local jurisdictions.

The Housing Methodology Committee (HMC) is an advisory committee to ABAG composed of elected officials, local jurisdiction staff members, and stakeholders. The HMC was tasked with creating a methodology for distributing the RHND. Distribution of the RHND results in each jurisdiction’s RHNA, which is the number of housing units the jurisdiction must plan for in the next Housing Element update. State law provides a series of statutory objectives that must be met in the RHNA methodology, including increasing affordability in an equitable manner, improving the balance between low-wage jobs and lower-income housing (jobs-housing fit), and addressing equity and fair housing. The statute also requires “consistency” between the RHNA and regional plans, such as Plan Bay Area.

On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35 times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and above-moderate-income).

The HMC met from October 2019 to September 2020 to develop a RHNA methodology. On September 14, 2020, the Tri-Valley communities of Dublin, Danville, Livermore, Pleasanton, and San Ramon submitted joint letters to the HMC and ABAG Executive Board expressing concerns with the RHNA methodology under consideration and recommended a methodology that: 1) focuses housing allocations in areas with the highest concentrations of jobs; 2) takes account of geographic and other constraints to housing development; and 3) provides residents with access to viable transit and transportation options. On September 18, 2020, the HMC forwarded a recommended methodology to the ABAG Executive Board without making modifications to address the concerns expressed by the Tri-Valley communities.

On November 17, 2020, the City submitted a letter to the ABAG Executive Board again expressing concerns that the RHNA methodology: 1) does not adequately address job-housing proximity; 2) promotes auto dependence; 3) exacerbates the jobs-housing imbalance; and 4) fails to consider progress made during current RHNA cycle. On January 21, 2021, the ABAG Executive Board approved the Draft RHNA Methodology without making modifications to address the City’s concerns and submitted the draft methodology to HCD for review. Subsequently, on April 12, 2021, HCD sent a letter to ABAG confirming the Draft RHNA Methodology furthers the RHNA objectives.

DRAFT
1464

On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation, which assigns 3,719 units of housing to the City of Dublin. The methodology includes a baseline allocation, based on each jurisdiction’s share of the region’s total households in the year 2050 from the Plan Bay Area 2050 Final Blueprint. Then factors and weights, including access to High Opportunity Areas and job proximity by automobile and transit, are used to determine a jurisdiction’s allocation by income category.

On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction from the City Council with emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. ABAG received appeals from 28 jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG Administrative Committee considered appeals on six dates in September and October 2021. The City's appeal was heard by the ABAG Administrative Committee on September 24, 2021, and the Committee unanimously voted to preliminarily deny the City’s appeal.

On December 16, 2021, the ABAG Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area, 2023-2031, which is the final step in ABAG's RHNA process. The plan allocates 3,719 housing units to the City of Dublin. Table 1 shows the City’s final RHNA by household income category for the 2023 – 2031 planning period.

Table 1. Dublin’s 2023-2031 Regional Housing Needs Allocation Very-Low- Low- Moderate- AboveModerate- Total
Final Allocation 1,085 625 560 1,449 3,719
The City of Dublin must now update the Housing Element of its General Plan to demonstrate how it can accommodate its RHNA. The Housing Element Update must be adopted by the City Council and submitted to HCD for certification by January 31, 2023.

Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are suitable for residential development and available for use in the planning period to accommodate the RHNA.

Characteristics to consider when evaluating the appropriateness of sites include physical features (e.g., susceptibility to flooding, slope instability or erosion, and environmental considerations) and location (e.g., proximity to transit, job centers, and public or community services). Land suitable for residential development includes vacant sites that are zoned for residential development, underutilized sites that are zoned for residential development and capable of being redeveloped at a higher density or with greater intensity, and vacant and underutilized sites that are not zoned for residential development, but can be redeveloped, and/or rezoned, for residential use.

On October 6, 2020, the City Council received a report on the Housing Element Update and RHNA.

This included an overview of the framework for selecting sites to include in the Preliminary Sites Inventory. The City Council was generally supportive of evaluating the options presented by Staff DRAFT
1465

and gave direction to include sites from the current Housing Element with by-right development rather than increase the minimum density.

On November 2, 2021, the City Council held a Study Session on the Housing Element Update and RHNA, with emphasis on the Preliminary Sites Inventory. The City Council directed staff to disperse lower-income housing sites throughout Dublin and prioritize the Alameda County Surplus Properties and Hacienda Crossings shopping center as sites to accommodate the remaining need that cannot be accommodated by existing sites as further discussed below. In addition, the City Council directed Staff that on sites identified to meet the remaining need, 50% of the units should be affordable to lower-income households and 50% to above-moderate income households.

Existing Sites
Based on direction from the City Council, Staff prepared a Preliminary Sites Inventory to accommodate the RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. The following describes these components:
 Pipeline Projects: Pipeline projects are those that are at any stage within the City’s entitlement process or under construction as of December 15, 2022, but that have not obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline, including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff made these estimates based upon approved entitlements and pending applications.  Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very low- , 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent Housing Element certifications in other regions of the state have allowed ADUs to be included in the Sites Inventory at a rate of two times the average ADUs built annually from 2018 – 2021 and multiplied that by eight years to estimate ADU development for 2023 – 2031. ABAG is working with HCD to create a similar methodology for Bay Area cities. Using this methodology, 248 ADUs are included in the Preliminary Sites Inventory.  Existing Zoning: The City can take credit in the Preliminary Sites Inventory for existing zoning capacity as discussed below.
o 5th Cycle Moderate-Income Sites: Staff has identified eligible sites from the current Housing Element that can be included in the Sites Inventory to accommodate 252 moderate-income units. State law limits a jurisdiction’s ability to re-use certain sites from the prior RHNA cycle. Those limits only apply to sites used to meet the lowerincome categories. See discussion under Downtown Sites. o Public/Semi-Public Sites: The Sites Inventory identifies two Public/Semi-Public sites in Eastern Dublin that can accommodate 134 lower-income units. The Public/Semi Public land use designation allows a broad range of uses, including the potential for affordable housing developed by a non-profit entity.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan, DRAFT
828 units remain in the Development Pool. These units were identified to 1466

accommodate the RHNA in the current Housing Element and are proposed to be reused in the Housing Element Update. Of the remaining units in the Development Pool, the Sites Inventory identifies 389 lower-income units and 24 moderate-income units.

As shown in Table 2 below, these components can accommodate all but 644 lower-income units, which is identified as the “remaining need.”
Table 2. Dublin’s Remaining Need
Very-Lowand Low- Moderate- AboveModerate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 389 24 828
Remaining Need 644 - (695) 644
To accommodate the remaining need, additional sites need to be identified to meet the City’s RHNA. As noted above, the City Council held a Study Session on November 2, 2021, and directed Staff to prioritize the Alameda County Surplus Properties and Hacienda Crossings shopping center to accommodate the remaining need, with an emphasis on using the Alameda County Surplus Properties, which are located in the Transit Center near the Dublin/Pleasanton BART station.

In addition, the City Council directed that on sites identified to meet the remaining need and sites in Downtown, 50% of the units should be affordable to lower-income households and 50% to above-moderate income households. This approach attempts to address potential consequences under the “No Net Loss” law (Government Code § 65863). Among other things, “No Net Loss” requires a jurisdiction, if it approves a project on a site included in the Sites Inventory with fewer than the number of lower-income units identified in the inventory, to identify additional sites to continue to accommodate the RHNA by income level. If the actual development of a site identified in the Sites Inventory includes all or some portion of market rate units, the City will be required to identify new sites – within 180 days of the project approval – to accommodate the lower-income units that were included on the sites in the inventory.

Additional Sites
Based on direction from the City Council, Staff prepared a Preliminary Sites Inventory that prioritizes the Alameda County Surplus Properties and Hacienda Crossings shopping center to accommodate the remaining need. Staff prepared three options for consideration as illustrated in Table 3 and further discussed below. Option A addresses the City Council direction to prioritize the Alameda County Surplus Properties by assigning more units to this property; Option B splits the remaining need equally between the two sites; and Option C allocates some of the units to the DRAFT
1467

future affordable housing site identified in the recently adopted Preferred Plan for the SCS property. Each option includes lower-income and above-moderate-income units on the Alameda County Surplus Properties and Hacienda Crossings, but only includes the lower-income units on the SCS Property that were identified in the Preferred Plan. All of the remaining need in the “lower income” category requires sites to allow “at least 30 units per acre.” To satisfy the remaining need, the City will need to amend the General Plan and/or rezone the sites to accommodate these units.

Table 3: Options to Distribute Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
Option A
Alameda County Surplus
Property 441 0 441 882
Hacienda Crossings 203 0 203 406
SCS Property 0 0 0 0
Total: 644 0 644 1,288
Option B
Alameda County Surplus
Property 322 0 322 644
Hacienda Crossings 322 0 322 644
SCS Property 0 0 0 0
Total: 644 0 644 1,288
Option C
Alameda County Surplus
Property 250 0 250 500
Hacienda Crossings 244 0 244 488
SCS Property 150 0 0 150
Total: 644 0 494 1,138
 Alameda County Surplus Properties: The General Plan land use designation of Site D-2 (northern portion) and Site E-2 in the Transit Center is Campus Office and has Planned Development Zoning. The 13.35 acres are located north of the Dublin/Pleasanton BART station and are currently undeveloped. Staff preliminarily envisions the property could be developed to allow a density of 66 units per acre, which is the average residential density within the Transit Center.
 Hacienda Crossings: The General Plan land use designation for the Hacienda Crossings shopping center, located southeast of Dublin Boulevard and Hacienda Drive, is General Commercial and has Planned Development Zoning. Staff preliminarily envisions a mixeduse development with a minimum density of 48 units per acre, similar to the Waterford Place Shopping Center and Apartments. Based on meetings with the property owner, Staff recommends including those units on the two large parcels located at the northeast corner of the shopping center, as it could be accommodated on the parking lots and maintain the existing development.
 SCS Property: On February 15, 2022, the City Council approved the Preferred Plan for the SCS Property, which is the vacant 76.9-acre property located north of I-580 between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive. The DRAFT
1468

Preferred Plan includes a 2.5-acre Public/Semi Public site for affordable housing that contemplates between 70 and 150 units.

Refer to Attachment 1 for a map of the Preliminary Sites Inventory.

Downtown Sites
As shown in Table 2 above, 413 lower income units (389 very-low and low-, and 24 moderate-) are identified in Downtown Dublin. These units were identified in the current Housing Element to accommodate the RHNA, and they are being proposed to be reused in the Housing Element Update. Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are); and (b) the Housing Element requires the sites be rezoned “to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.” A “use by right” is one in which the use does not require “a conditional use permit, planned unit development permit, or other discretionary local government review or approval,” such as the Community Benefit Agreement, although it specifically allows for design review.

In order to reuse these units in the Housing Element Update, the City must identify actual parcels to accommodate the units. Staff identified four properties in Downtown Dublin to accommodate these lower income units. These properties are shown in orange in Attachment 1. The four properties include: 1) the former Grocery Outlet property where the City entered into a Memorandum of Understanding to allow 80 affordable dwelling units; 2) the site with a vacant building at the southwest corner of Amador Valley and Amador Plaza Road; 3) a portion of the site where Hobby Lobby is located; and 4) the site of the former Willow Tree restaurant located at 6513 Regional Street.

A cornerstone of the Downtown Dublin Specific Plan is the Residential Development Pool whereby a Community Benefit Agreement is required to pull units from the pool. However, qualifying development on these sites must be “by right” and would not be subject to a Community Benefit Agreement, thus, the City would not achieve additional benefits by allocating these units from the existing pool. Therefore, Staff recommends adding these units to the Downtown Dublin Specific Plan outside of the Development Pool. The addition of these units outside of the Development Pool would support the Downtown Dublin Preferred Vision, which contemplates additional units.

Housing Element Programs
Each jurisdiction must identify specific programs in its Housing Element to implement the stated policies and achieve the stated goals and objectives. Programs must include specific action steps the City will take to implement its policies and achieve its goals and objectives. Programs must also include implementation measures including: a specific timeframe; responsible party; describe the jurisdiction’s specific role in implementation; and (whenever possible) identify specific, measurable outcomes.

Programs should reflect the results and analyses of the jurisdiction’s local housing needs, available land and financial resources, and the mitigation of identified governmental and non-governmental constraints. For example, if the analysis identifies constraints related to local regulations, the Housing Element should identify specific programmatic actions to address that constraint.

DRAFT
1469

To make adequate provision for the housing needs of people of all income levels, a jurisdiction must, at a minimum, identify programs that do all of the following:
 Identify adequate sites, with appropriate zoning and development standards and services to accommodate the City’s RHNA for each income level;
 Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low-, and moderate-income households;
 Address and, where possible, remove governmental constraints to the maintenance, improvement, and development of housing, including housing for people at all income levels, as well as housing for people with disabilities;  Conserve and improve the condition of the existing affordable-housing stock;  Preserve assisted housing developments at-risk of conversion to market-rate; and  Promote equal housing opportunities for all people, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

Additionally, there are a number of new program topics required with the 6th Cycle Housing Element including the following:
 Affirmatively furthering fair housing;
 Promotion of ADUs and Junior ADUs;
 Objective Development Standards;
 Senate Bill 35 streamlining;
 Emergency shelters, transitional and supportive housing, and lower barrier navigation centers;
 Housing for persons with developmental disabilities;
 Farmworker and employee housing;
 Funding and rental assistance programs; and
 Density Bonus and removal of development constraints.

Staff is preparing the draft Housing Element to incorporate these programs as required by State law.

Public Outreach
The City is in the process of implementing outreach and engagement strategies with the community, stakeholders, and decision makers during the Housing Element Update process.

Notable outreach strategies since the November 2, 2022 City Council meeting include the following:
 Survey. Between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10- question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics. The City received 205 survey responses. The majority of respondents believe affordable and senior housing are missing in Dublin DRAFT
and prefer housing be located
1470

near transportation hubs. For complete survey results, please refer to Attachment 2.  Workshops. The City also hosted two Housing Element Workshops via Zoom on January 19, 2022, and February 17, 2022. The workshops provided an overview of the Housing Element and Regional Housing Needs Allocation, potential sites to include in the Sites Inventory, progress to date, required policy and program topics, as well as next steps. The workshops also included an interactive component using an online tool called “Mentimeter,” where the attendees provided feedback on their housing experience, housing challenges and opportunities, and their vision for housing in Dublin. Recording of the workshops are available on the City's YouTube channel and on the Housing Element Update webpage.
 Property Owner Meetings. Additionally, Staff hosted one-on-one meetings with property owners of the “Additional Sites” under consideration to be included in the Sites Inventory.

Both the representative for the Alameda County Surplus Land Authority and Hacienda Crossings shopping center are supportive of having their non-residential properties rezoned to accommodate RHNA.

Project Schedule and Next Steps
Table 4 below summarizes the key dates in the Housing Element Update Process:

Table 4. Key Dates
Step / Task Date(s)
City Council Check-In Meeting March 15, 2022
Public Review of Draft Housing Element April 7 – May 7, 2022 Planning Commission Review of Draft Housing Element April 26, 2022 City Council Approve Draft Housing Element and Submit to HCD for Review
May 17, 2022
Environmental Review June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update November 2022 - January 2023 ENVIRONMENTAL DETERMINATION:

The informational report on the Housing Element Update is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The Planning Commission Agenda was posted.

ATTACHMENTS:
1) Sites Inventory Map
2) Survey Results
DRAFT
1471
R-40
R-48
P-2 P-1
P-3
P-4
P-7
P-10
S-86
S-74
S-75
S-85
S-82

BARNET BL

DAVIS AV

UNNAMED

GLEASON DR

CROMWELL AV

IRON HORSE TRAIL

DUBLIN BL
8TH ST

HACIENDA DR
6TH ST

DOUGHERTY RD

SCARLETT CT

HORIZON PW

UNNAMED

BRODER BL

TASSAJARA RD

SEBILLE RD

CENTRAL PW
0 0.4 0.8 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
Attachment 1
DRAFT
1472
P-5
RR-48
P-8
P-9
PSP-1 S-77
S-73
S-74
S-75
PSP-2
P-6
S-82

TASSAJARA RD

PALISADES DR

CENTRAL PW

FALLON RD

POSITANO PW

GLEASON DR

DUBLIN BL

CROAK RD
0 0.5 1.1 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
DRAFT
1473
Int-4
AH-1
AH-2
AH-3
P-11
S-68
S-17
S-58

SAN RAMON RD
I680 SB

CANTERBURY LN

STARWARD DR

DUBLIN BL
I680 NB

EBENSBURG LN

PEPPERTREE RD

SILVERGATE DR

AMARILLO RD

CRONIN CI

HANSEN DR

AMADOR PLAZA RD

REGIONAL ST

YORK DR

VILLAGE PW

SAINT PATRICK WY

AMADOR VALLEY BL

DONOHUE DR

MAPLE DR
I680 SB TO I580 EB CONN

HILLROSE DR
0 0.2 0.4 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
DRAFT
1474
City of Dublin
2023-2031 Housing Element Update
Housing Element Update Community Survey
From December 20, 2021 through February 28, 2022, the City of Dublin launched an online community survey to gather input and feedback regarding the Housing Element Update. Participants were asked to report on their housing experience in Dublin, consider potential policies and programs, and reflect on future housing opportunities in the City. A total of 205 surveys were completed and submitted.

Below is a summary of the results.

Housing Types
What Types of housing do you think Dublin is missing? (Please select all that apply) Other:
• One-level
• Assisted living through memory/long-term care
• Housing for Dublin workers earning minimum wage
• Low income/senior and diverse housing on the east side of town • Middle income family housing
• Homes with yards
• Enough housing
• More schools
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-Generational Housing
Senior Housing
Single-Family Housing
Supportive or Transitional Housing
Other
Attachment 2
DRAFT
1475
City of Dublin
2023-2031 Housing Element Update
What type of housing, for rent or for sale, do you think is needed? Where do you think the City should locate future housing that is required to be planned for in the Housing Element update? (Please select all that apply)
12%
31% 57%
Rent
Sale
Both
0% 5% 10% 15% 20% 25% 30%
Existing neighborhoods (ADUs)
City-owned properties
In the downtown area
Regional shopping centers (Such as Hacienda Crossing)
Neighborhood/community shopping centers (Such as
Dublin Crossing)
Near transportation hubs (Such as BART)
DRAFT
1476
City of Dublin
2023-2031 Housing Element Update
Housing Program Opportunities
Community Assistance:

Please rate the following based on importance to the community. (1 being the least important and 5 being the most important)
Fair Housing:

Please rate the following based on importance to the community. (1 being the least important, 5 being the most important)

2.70 2.80

2.90 3.00

3.10 3.20

3.30 3.40
Homebuyers assistance
(Identify funding assistance
and resources for first time
home buyers)
Housing rental assistance
(Identify funding assistance
for renters)
Property maintenance
(Programs to provide
funding for home
maintenance rehabilitation
and upkeep)
Housing information
(Information on affordable
housing opportunities and
funding available to the
public)
Average Score
0 0.5
1 1.5
2 2.5
3 3.5
4 Promote fair housing
(Provide programs and
policies to address fair
housing issues)
Senior Housing Programs
(Encourage the
development of housing
that is accessible and
supportive for senior
citizens)
Persons with disabilities
(Encourage the
development of housing
accessible to persons with
disabilities)
Supportive Housing
(Provide for emergency
short and long-term
housing needs)
Average Score
DRAFT
1477
City of Dublin
2023-2031 Housing Element Update
Vision for the Future
In 10 words or less, describe your vision for the future of housing in Dublin.

Infill and affordable housing
Affordable, quality housing for first time home buyers.

I don't to see over population nor do I want to have a lot of low income properties.

Equitable, affordable housing/good neighborhoods for all income levels.

Senior, stand-alone housing, single level.

Not growing.

No more honeycombs. 4-unit max groupings for apts, townhouses.

Town homes located in infill areas or underutilized retail. Leave open space open Less houses. BUILD MORE SCHOOLS TO SUPPORT NUMBER OF HOMES HERE! Need middle school and elementary school existing schools are overcrowded. don't screw up property values
Low and middle income housing desperately needed
Dublin needs to stop additional housing and focus on supporting infrastructure. The city has become a plague of development and homes. Traffic is ridiculous.

Dublin WILL continue to grow; supply needs to keep up.

I think future housing should be scaled way down.

Stop building
Dublin is pretty much built out. We need closer to home employment, not more housing inclusionary housing by private developers. no more huge apartment buildings.

NO MORE HOUSES PLEASE. The Dublin streets and corresponding freeways cannot handle more houses.

Where people from all incomes can find a home.

Just enough
Land in Dublin is already quite filled up and the school district can’t keep up. No more new housing Affordable housing for mixed demographic population with access to schools, utilities, and basic infrastructure
Stop adding more houses to an already overpopulated city. Keep Dublin small.

More spacious single family homes with bigger lot six having more space between two adjacent homes.

Plan for baby boomers to remain in Dublin to open up existing houses to new families.

Equitable, fair, and transparent community needs.

Please have a affordable housing for low income families For seniors.

Inclusive for all current and new residents
STOP the excessive overbuilding! Especially the dense housing of condos/townhomes. Dublin should not bear the sole responsibility for any housing shortage for the entire county/state. Schools are overcrowded, roads are overcrowded, great majority of residents agree we are overcrowded and also agree the explanation given to us that the City is required to continue building thousands of units is ridiculous. If this is the case, then push back and do something to change it. STOP allowing those outside our City to determine the well-being of our City based on reports and numbers read from afar. Those that live here and those that have taken positions responsible for our best interests have an obligation to fight for our best interests even when it’s hard and eve DRAFT
n when it’s directly against
1478
City of Dublin
2023-2031 Housing Element Update
current established criteria/rules. Circumstances change and therefore rules and criteria may also require change. STOP the building! DEMAND CHANGE to the current criteria. DO WHAT’S BEST AND WANTED FOR OUR RESIDENTS.

Denser housing that makes Dublin more walkable
stop sprawl, start building up, and support mixed-use
Affordable housing for Next generation to stay in Dublin.

Housing Maintenance / mortgage programs for disabled and elderly persons.

Diverse
Dublin is the city of choice for East Bay area
Housing in Dublin should be easily affordable and publicly funded.

It MUST involve additional community infrastructure.

Dublin needs more housing but spread out, not near to existing congested areas.

Less high density housing due to water shortage, climate change, and full schools. More senior citizen housing or senior communities.
accessible to all
No more housing at all.

Add housing to shopping centers, similar to the Waterford Place Apartments which sit above and adjacent to the Shops at Waterford. These properties are generally located near major traffic arteries and transit lines and can support increased density. Adding housing will also support retail without increasing vehicular travel.

Housing for all
Stop building!
Walkable, mixed-use, transit-oriented development
Provide help with SB 9 application
relentless development of large, trashy high-density eyesores A great place for everyone to live.

I feel the city is overbuilt and overcrowded. More focus on improving infrastructure is needed than housing.

Stopping growth is futile, we need to increase housing supply dense, accessible, affordable, inclusive, diverse, maintained, transit-oriented I wish housing didn't outpace schools, but homebuilders rule us.

Modern and mixed with commercial areas and near public transportation Affordable for housing for anyone to be able to live in this city.

Balanced housing with schools, commercial and SF/MF properties Nice, safe community close to everything with range of housing options Slow, steady growth that the schools can keep up with
affordable for those that grew up in this community, currently live and work here Transit oriented housing for all income levels
Do not construct or allow housing until new schools are built Smart growth does not burden residents
Dublin should invoke a 10-year moratorium on any new development and focus on failing infrastructure. Schools are overcrowded, there's a traffic nightmare on city roads, city services cannot support any new development. City council has turned Dublin into a concrete jungle and needs a break.

DRAFT
1479
City of Dublin
2023-2031 Housing Element Update
Dublin is overcrowded and there is no infrastructure to support any more homes. STOP Building new homes
Plenty of housing options for people
Dublin Boulevard should have a strong sense of place defined by 4 to 5 story apartments and condos.

Diverse, welcoming to all income levels and ages
We need more single family houses in Dublin
Less condos/stack n pac. Dublin Blvd/Bart areas so congested! Where housing is seen as a right not a privilege and there is greater understanding that housing is not primarily an investment but a necessity. I hope to see communities with mixed styles of housing, so neighborhoods aren’t separated into silos
Overcrowded high density housing is not recommended nor needed.

Less dense in fill housing
Have east Dublin get their share of more diverse housing types vs packing it all into west Dublin so it’s not in their fancy backyards & neighborhoods
More housing but not in small downtown area
Great families and affordable housing
Less density
More affordable housing
More housing for all income levels is needed
Pause on housing development to allow infrastructure and schools to catch up.

SCS planning need more open space and infrastructure than housing Don’t turn into Fremont, you’re starting to
Affordable
More supportive amenities and parks.

Quiet, safe, affluent, vibrant community
Stop the massive growth. More parks and open land.
no more housing! we are over capacity
More green, fewer new homes
No more dense neighborhoods. More infrastructure.

We need city rule for SB-9
More village like with higher core density areas and transit Provide more mid-size (1300 - 1600 sq) affordable single-family houses (600K - 800k), instead of building BIG million dollars houses.
low-income housing, affordable housing is still out of reach.

Have more parks and less traffic. It is getting really crowded One that has much less Mello Roos taxation
Sustainable environmentally conscious inclusive green spaces and community gardens We need more retail to keep the revenue here.

For young family
Single family homes. Affordable rentals
Sick of stack and pack. NO ADUs. Changes character of neighborhood.

Better living for all
Best housing in the bay area
Available and Affordable to all
DRAFT
1480
City of Dublin
2023-2031 Housing Element Update
Someone in middle single income household 130k could afford a house HERE new perf everything is 780k++
no more housing. it's already too much
A significant reduction in the future approval of an unsustainable number of profligate housing developments.

High density housing ruining character of Dublin please stop it.

Build schools, not houses.

More single family houses needed
Slow down the building. Provide infrastructure.

No more new homes in Dublin. Enough is enough.

Affordable and accessible housing for every income level Large single family homes with backyards
Please stop building!!! Dublin is full
Affordable single family houses for first time home buyers Less density
Less houses
More individual homes. No more townhomes!
Walkable (accessible), sustainable. and neighborhood friendly. needs based. not haphazard. Organized plans. not changed because business.

Develop without impacting already overcrowded schools, traffic, or community safety.

Semi-high-rise
Dublin used to be a great community existing primarily of single family homes. Now Dublin is known for apartments and townhomes. Outsiders don't think of Dublin as having traditional neighborhoods of single family homes. Dublin should work to get back to the neighborhoods which were integral in establishing a great community for families.

Keep the small town feel of the city.

Dublin doesn’t need any more condos or apartments
Smaller lot sizes. Build upwards. Don't neglect parks and traffic.

Single family detached homes with neighborhoods and yards are necessary.

Aesthetically pleasing, slow down planning, more schools More schools for houses.

AFFORDABLE single family homes mixed with apartments and townhomes More diversity inclusive neighborhoods
Affordable with supporting infrastructure such as schools and roads Slow Down. Think 100 year plan.

Housing available for all types of individuals and families less single-family, actually enough homes for those who want them It’s already doomed, between DUSD and the City of Dublin there is no hope.

Less density, affordable 55+ single family home community bousing that never exceeds infrastructure capacity - roads, water, transportation Inclusive housing that builds a wonderful safe community No need to construct new homes. Already too crowded
In need of single family homes with big backyards
Make it less crowded
DRAFT
1481
City of Dublin
2023-2031 Housing Element Update
Yards, community, trees
NO MORE HOUSING DEVELOPMENTS PLEASE! DUBLIN TOO OVERBUILT AND CROWDED.

More schools and parks. Less high density communities
More affordable housing to allow for opportunities for families Have homes with large lot sizes
Need affordable housing, many of us are leaving Dublin because of housing costs....

Stop building multi-level townhouse style expensive condo developments.

Housing accessible to a mix of socioeconomic backgrounds Balanced semi-urban open space town
Affordable, multigenerational, and senior housing especially on the eastern side.

Too many already, need community facilities
Housing needs are adequate, if you don preserve the nature and adjust only according to human needs, we will lose our way, let's not cram the city.

A shining example for the region for YIMBY, especially near Transit No more housing, more libraries
Accessible for working class that works here
develop housing that creates prestige neighborhood to better the city Build more homes.

More schools, less houses. Dublin school ratings have dropped due to overcrowding Don't use up all the lands. Save some for future.

Please stop building these horrible tri-level homes with no front or backyards. We need single family 2-story homes with yards.

No further development, keep small town feel
Stop building homes!
More affordable housing and schools
I'm hoping that only single homes will be built in the future as there is enough high rise condos now.

It's beginning to look like downtown New York or Detroit with only concrete for the children to play on. Dublin was once a beautiful country setting that attracted residents that wanted to leave the City.

Now we are a City with not so many green space. Who is responsible for making all the decisions to compartmentalize people in square condos where your neighbor can hear you talking? Really, we’ve lived here for 50 plus years and are very disappointed in how Dublin has changed. More people, more accidents, more crime, more disagreements between neighbors, more litter etc. My vision is not a good one.

Fewer multi-family complexes; lower density
Stop building. Every piece of land does not have to have a structure on it. Nor are there the resources to support additional and continual building of homes. The population is declining for crying out loud.

Building up lots of, affordable, transit accessible, mixed-used units.

No more housing is my vision for Dublin's future.

STOP DESTROYING DUBLIN BY BUILDING ON EVERY SQUARE INCH! Provide housing that facilitates resident investment in Dublin's 5-star status.

Less housing, more infrastructure like schools and parks please! Turn existing buildings into housing. Toysrus, vacant buildings More affordable options for all types of dwellings including for rent and for sale - also for seniors.

Only low income condos in built areas. Open land undeveloped DRAFT
1482
City of Dublin
2023-2031 Housing Element Update
Demographics
The following questions will help us understand who in the community is participating in the process. Your information will be kept private.

Do you live or work in Dublin?
Other:
• Live with parents
• Dependent of a homeowner
Are you a renter of homeowner? What is our age?
70%
2%
25%
2% 1%
I live in Dublin
I work in Dublin
Both
Neither
Other
16%
78%
1%
5%
Renter
Homeowner
I own property in Dublin that I rent to
others
Other
1%
11%
47%
31%
10%
Less than 18 years 18-34
35-49 50-64
DRAFT
65 years or older
1483
1 City of Dublin
Planning Commission Study Session
Time: 7 PM
Date: Tuesday, March 8, 2022
Location: City Council Chamber
Agenda
• Overview of Housing
Element • Outreach Efforts To-Date
• Regional Housing Needs
Allocation (RHNA) • Candidate Sites
• New Policy Program
Requirements
• Next Steps
Overview of Housing
Element
What is a Housing Element? • One of the seven mandated elements of the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD) Dublin General Plan
Land Use Parks and Open Space
Schools, Public Lands, and Utilities Water Resources and Energy Conservation Economic Development Community Design and Sustainability Noise Seismic and Safety Conservation Housing Circulation and Scenic Highways Why are Housing Elements Updated? • Ensures the City complies with State housing laws • Demonstrates Dublin’s ability to meet existing and
projected housing needs
• Allows the City to become eligible for Statesponsored assistance programs, grants, and funding sources • Allows the community to engage in planning
process
• Prevents the State from penalizing the City
Housing Element Requirements
Housing
Element
Population and housing profile
Evaluation of housing constraints and resources Evaluation of existing housing programs and policies
Analysis of sites to accommodate the City’s
Regional Housing Needs Allocation
Policies, programs, and quantified objectives
to achieve the City’s housing goals
1 2
3 4
5 DRAFT
6 1484
2 Outreach Efforts
To-Date
Outreach Efforts To-Date • City Council Check-Ins – October 2020 – November 2021 • Community Workshops – January 19, 2022 – February 17, 2022 • Online Community Survey – December 2021 – February 2022 • One-On-One Property Owner Meetings
Regional Housing
Needs Allocation
(RHNA)
What is RHNA? • Regional Housing Needs Allocation (RHNA) • Quantifies the need for housing within each City/County in California • Based on future growth in population, employment, transportation, and households
How is RHNA determined?
City of Dublin
RHNA 2023-2031
3,719 Association of Bay Area Governments ABAG developed methodology to determine “fair share” distribution of the region’s housing need to local jurisdictions Department of Housing and
Community
Development HCD determined and distributed the State’s housing need to Regional Planning Agencies (MPOs) RHNA Allocation: 6th Cycle (2023-2031) Income Category % of Area Median Income Income Range* RHNA Allocation (Housing Units) Min. Max. Very Low Income 0 - 50% AMI -- $68,500 1,085 Low Income 51 – 80% AMI $68,501 $109,600 625
Moderate Income 81 – 120% AMI $109,601 $150,700 560 Above Moderate Income >120% AMI $150,701 -- 1,449 Total: 3,719
*Based on the 2021 area median income for a family of four in Alameda County - $125,600 7 8
9 10
11 DRAFT
12 1485
3 Candidate Sites
Candidate Sites Strategies
• Identify sites to accommodate RHNA (3,719
units) • Candidate sites must consider: – Access to community resources and services – Infrastructure – Environmental barriers – Access to transportation Existing Zoning Strategies
Very-Low- and Low- Moderate- Above- Moderate- Total Allocation 1,710 560 1,449 3,719 Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5 th Cycle Sites - 252 - 252 Public/Semi-Public Sites 134 - - 134 Downtown Dublin 389 24 828 Remaining Need 644 - (695) 644 Remaining RHNA Need Options
• Remaining need: 644 very-low/low-income units – Alameda County Surplus Properties – Hacienda Crossings – SCS Property Remaining RHNA Rezone Strategies Options to Distribute Remaining Need Very-Low- and Low- Moderate- Above- Moderate- Total Option A Alameda County Surplus Property 441 0 441 882 Hacienda Crossings 203 0 203 406 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option B Alameda County Surplus Property 322 0 322 644 Hacienda Crossings 322 0 322 644 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option C Alameda County Surplus Property 250 0 250 500 Hacienda Crossings 244 0 244 488 SCS Property 150 0 0 150
Total: 644 0 494 1,138
Candidate Sites
13 14
15 16
17 DRAFT
18 1486
4 Candidate Sites (Continued) Candidate Sites (Continued) New Policy Program
Requirements
Existing Housing Element Goals
• Goal A: Expand housing choice and multi-modal transportation opportunities for existing and future Dublin residents. • Goal B: Expand housing opportunities for all segments of Dublin’s population. • Goal C: Use public and private resources to maintain and enhance existing residential neighborhood characteristics. • 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. • Goal E: Promote energy efficiency and conservation throughout Dublin.

New Policy Program Topics
• Affirmatively Furthering Fair Housing
• Promotion of Accessory Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit (JADU)
Development*
• Objective Development Standards*
• Senate Bill 35 Streamlining
• Emergency Shelters, Transitional and Supportive
Housing, and Lower Barrier Navigation Centers*
*Addressed in current Housing Element, but modifications required New Policy Program Topics (cont.) • Housing for Persons with Developmental Disabilities*
• Farmworker and Employee Housing*
• Density Bonus and Removal of Development
Constraints*
*Addressed in current Housing Element, but modifications required 19 20
21 22
23 DRAFT
24 1487
5 Next Steps
Tentative Housing Element Update
Schedule Virtual Community Workshop # 1 January 19, 2022 Community Survey Winter 2021/2022 Virtual Community Workshop # 2 February 17, 2022 Planning Commission Study Session March 8, 2022 City Council Study Session March 15, 2022 Public Review Draft April 2022 Planning Commission ReviewApril 26, 2022 City Council Review May 17, 2022 Recommendation • Receive presentation and provide feedback on
the Housing Element Update.

Thank you!
Questions?
Michael Cass, Principal Planner
[email protected]
(925) 833-6610
Or visit: https://dublin.ca.gov/2241/Housing-Element-Update Subscribe for e-notifications on the Housing Element webpage. 25 26
27 28
DRAFT
1488
Appendix F: Community Engagement Summary F-12
Draft 2023-2031 Housing Element
E.9 City Council Meeting #5
This Section contains materials prepared for the City Council meeting on March 15, 2022.

DRAFT
1489

STAFF REPORT

CITY COUNCIL

Agenda Item 7.1
DATE: March 15, 2022
TO: City Council
FROM: Linda Smith, City Manager
SUBJECT: Housing Element Update Check-In
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

The City Council will receive a status report on the Housing Element Update for the 2023-2031 planning period, including a presentation on the updated Preliminary Sites Analysis, policy framework, and project schedule. Staff is seeking feedback from the City Council on policy direction about the Preliminary Sites Inventory. Following the meeting, Staff will finalize the sites inventory and incorporate it into the draft Housing Element.

STAFF RECOMMENDATION:

Receive presentation and provide feedback on: 1) the distribution of Regional Housing Needs Allocation (RHNA) units on the additional sites; 2) the selection of sites identified in Downtown Dublin; and 3) holding Downtown RHNA units outside of the Downtown Dublin Specific Plan Development Pool.

FINANCIAL IMPACT:

In July 2020, the City Council approved a consulting services agreement between the City and Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s contract amount is $403,000. The cost to prepare the Housing Element Update will be offset in part by grants totaling $401,436, including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early Action Planning (LEAP) Grant Program, and $46,436 from the Regional Early Action Planning (REAP) Grant Program. The City’s Fiscal Year 2021-22 Budget sufficiently covers the remaining cost.

DRAFT
1490

DESCRIPTION:

Background
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process.

The City’s current Housing Element covers the period of 2014 – 2022. The Housing Element must be updated and certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period.

On December 16, 2021, the Association of Bay Area Governments (ABAG) Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area, 2023-2031, which is the final step in ABAG's RHNA process. The plan allocates 3,719 housing units to the City of Dublin. Table 1 shows the City’s final RHNA by household income category for the 2023 – 2031 planning period.

Table 1. Dublin’s 2023-2031 Regional Housing Needs Allocation Very-Low- Low- ModerateAboveModerate- Total
Final Allocation 1,085 625 560 1,449 3,719
Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are suitable for residential development and available for use in the planning period to accommodate the RHNA.

Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. Table 2 below details how the proposed components of the Preliminary Sites Inventory would accommodate the City’s RHNA and identifies the “remaining need” for sites to accommodate 644 lower-income units. Refer to the City Council Staff Report dated November 2, 2021, for a complete discussion of the Preliminary Sites Inventory (Attachment 1).

DRAFT
1491

Table 2. Dublin’s Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (394) (202) (2,127) (2,723)
Accessory Dwelling Units (149) (82) (17) (248)
5th Cycle Sites - (252) - (252)
Public/Semi-Public Sites (134) - - (134)
Downtown Dublin (389) (24) - (413)
Remaining Need 644 - (695)
On November 2, 2021, the City Council conducted a Study Session on the Housing Element Update and RHNA, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse, rather than concentrate in the Downtown, lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Properties and the Hacienda Crossings shopping center as sites to accommodate the remaining need.

In addition, the City Council directed that on sites identified to meet the remaining need, 50% of the units should be affordable to lower-income households and 50% to above-moderate income households. This approach attempts to address potential consequences under the “No Net Loss” law (Government Code § 65863). Among other things, “No Net Loss” requires a jurisdiction, if it approves a project on a site included in the Sites Inventory with fewer than the number of lowerincome units identified in the inventory, to identify additional sites to continue to accommodate the RHNA by income level. If the actual development of a site identified in the Sites Inventory includes all or some portion of market rate units, the City will be required to identify new sites, within 180 days of the project approval, to accommodate the lower-income units that were included on the sites in the inventory.

Additional Sites
Based on the direction from the City Council, Staff prepared a Preliminary Sites Inventory that prioritizes the Alameda County Surplus Properties and the Hacienda Crossings shopping center to accommodate the remaining need. Staff prepared three options for consideration as illustrated in Table 3 and further discussed below. Option A addresses the City Council direction to prioritize the Alameda County Surplus Properties by assigning more units to this property; Option B splits the Remaining Need equally between the two sites; and Option C allocates some of the units to the future affordable housing site identified in the recently adopted Preferred Plan for the SCS Property. Each option includes lower-income and above moderate-income units on the County Property and Hacienda Crossings, but only includes the lower-income units on the SCS Property that were identified in the Preferred Plan. All the remaining need in the “lower-income” category requires sites to allow “at least 30 units per acre.” To satisfy the remaining need, the City will be required to amend the General Plan and/or rezone the sites to accommodate these units.

DRAFT
1492

Table 3: Options to Distribute Remaining Need
VeryLowand
Low- ModerateAboveModerate- Total
Option A Alameda County Surplus Property 441 0 441 882
Hacienda Crossings 203 0 203 406
Total: 644 0 644 1,288
Option B Alameda County Surplus Property 322 0 322 644
Hacienda Crossings 322 0 322 644
Total: 644 0 644 1,288
Option C Alameda County Surplus Property 250 0 250 500
Hacienda Crossings 244 0 244 488
SCS Property 150 0 0 150
Total: 644 0 494 1,138
 Alameda County Surplus Properties: The General Plan land use designation of Site D-2 (northern portion) and Site E-2 in the Transit Center is Campus Office and has Planned Development Zoning. The 13.35 acres are located north of the Dublin/Pleasanton BART station and are currently undeveloped. Staff preliminarily envisions the property could be developed to allow a density of 66 units per acre, which is the average residential density within the Transit Center.
 Hacienda Crossings: The General Plan land use designation for the Hacienda Crossings shopping center, located southeast of Dublin Boulevard and Hacienda Drive, is General Commercial and has Planned Development Zoning. Staff preliminarily envisions a mixeduse development with a minimum density of 48 units per acre, similar to the Waterford Place Shopping Center and Apartments. Based on meetings with the property owner, Staff recommends including those units on the two large parcels located at the northeast corner of the shopping center, as it could be accommodated on the parking lots and maintain the existing development.
 SCS Property: On February 15, 2022, the City Council approved the Preferred Plan for the SCS Property, which is the vacant 76.9-acre property located north of I-580 between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive. The Preferred Plan includes a 2.5-acre Public/Semi Public site for affordable housing that contemplates between 70 and 150 units.

Refer to Attachment 2 for a map of the Preliminary Sites Inventory.

Downtown Sites
As shown in Table 2 above, 413 lower income units (389 very-low- and low-income, and 24 moderate-income) are identified in Downtown Dublin. These units were identified in the current Housing Element to accommodate the RHNA and would be reused in the Housing Element Update.

Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are); and (b) DRAFT
1493

the Housing Element requires the sites be rezoned “to allow residential use by right for housing developments in which at least 20% of the units are affordable to lower-income households.” A “use by right” is one in which the use does not require “a conditional use permit, planned unit development permit, or other discretionary local government review or approval,” such as the Community Benefit Agreement, although it specifically allows for design review.

In order to reuse these units in the Housing Element Update, the City must identify actual parcels to accommodate the units. Staff identified four properties in Downtown Dublin to accommodate these lower-income units. These properties are shown in orange in Attachment 2. The four properties include: 1) the former Grocery Outlet property where the City entered into a Memorandum of Understanding to allow 80 affordable dwelling units; 2) the site with a vacant building at the southwest corner of Amador Valley and Amador Plaza Road; 3) a portion of the site where Hobby Lobby is located; and 4) the site of the former Willow Tree restaurant located at 6513 Regional Street.

A cornerstone of the Downtown Dublin Specific Plan is the Residential Development Pool whereby a Community Benefit Agreement is required to pull units from the pool. However, qualifying development on these sites must be “by right” and would not be subject to a Community Benefit Agreement, thus, the City would not achieve additional benefits by allocating these units from the existing pool. Therefore, Staff recommends adding these units to the Downtown Dublin Specific Plan outside of the Development Pool. The addition of these units outside of the Development Pool would support the Downtown Dublin Preferred Vision, which contemplates the additional units to support that vision.

Housing Element Programs
Each jurisdiction must identify specific programs in its Housing Element that will allow it to implement the stated policies and achieve the stated goals and objectives. Programs must include specific action steps the locality will take to implement its policies and achieve its goals and objectives. Programs must also include a specific timeframe for implementation, identify the responsible party for implementation, describe the jurisdiction’s specific role in implementation, and (whenever possible) identify specific, measurable outcomes.

Programs should reflect the results and analyses of the jurisdiction’s local housing needs, available land and financial resources, and the mitigation of identified governmental and non-governmental constraints. For example, if the analysis identifies constraints related to local regulations, the Housing Element should identify specific programmatic actions to address that constraint.

To make adequate provision for the housing needs of people of all income levels, a jurisdiction must, at a minimum, identify programs that do all of the following:
 Identify adequate sites, with appropriate zoning and development standards and services to accommodate the locality’s share of the regional housing needs for each income level.  Assist in the development of adequate housing to meet the needs of extremely-low-, verylow-, low-, and moderate-income households.  Conserve and improve the condition of the existing affordable housing stock.  Preserve assisted housing developments at-risk of conversion to market-rate.

DRAFT
1494

 Promote equal housing opportunities for all people, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

Additionally, there are a number of new program topics required with the 6th Cycle Housing Element including the following:
 Affirmatively furthering fair housing.
 Promotion of ADUs and Junior ADUs.
 Objective Development Standards.
 Senate Bill 35 streamlining.
 Emergency shelters, transitional and supportive housing, and lower barrier navigation centers.
 Housing for persons with developmental disabilities.
 Farmworker and employee housing.
 Funding and rental assistance programs.
 Density Bonus; and removal of development constraints.

Staff is preparing the draft Housing Element to incorporate these programs as required by State law.

Public Outreach
The City is in the process of implementing outreach and engagement strategies with the community, stakeholders, and decision makers during the Housing Element Update process.

Notable outreach strategies since the November 2, 2021 City Council meeting include the following:
 Survey. Between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10- question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics. The City received 205 survey responses. Most respondents believe affordable and senior housing are missing in Dublin and prefer housing be located near transportation hubs. For complete survey results, refer to Attachment 3.  Workshops. The City also hosted two Housing Element Workshops via Zoom on January 19, 2022, and February 17, 2022. The workshops provided an overview of the Housing Element and RHNA, potential sites to include in the Sites Inventory, progress to date, required policy and program topics, as well as next steps. The workshops also included an interactive component using an online tool called “Mentimeter,” where the attendees provided feedback on their housing experience, housing challenges and opportunities, and their vision for housing in Dublin. Community members expressed a desire for more affordable and transitional/supportive housing, introducing residential uses to underperforming retail centers, and general support for the proposed sites to include in the sites inventory.

Concerns were also expressed about potential impacts on parks and about the referendum of the East Ranch project impacting the ability to bring more market rate and affordable housing to the community. Recordings of the workshops are DRAFT
available on the City's
1495

YouTube channel and on the Housing Element Update webpage.  Property Owner Meetings. Additionally, Staff hosted one-on-one meetings with property owners of the “Additional Sites” under consideration to be included in the Sites Inventory.

Both the representative for the Alameda County Surplus Land Authority and Hacienda Crossings shopping center are supportive of having their non-residential properties rezoned to accommodate the RHNA.

Project Schedule and Next Steps
Table 4 below summarizes the key dates in the Housing Element Update Process:

Table 4. Key Dates
Step / Task Date(s)
Public Review of Draft Housing Element April 7 – May 7, 2022 Planning Commission Review of Draft Housing Element April 26, 2022 City Council Approve Draft Housing Element and Submit to HCD for Review
May 17, 2022
Environmental Review June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update November 2022 - January 2023 ENVIRONMENTAL DETERMINATION:

The informational report on the Housing Element Update is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Objective E: Update the City’s General Plan Housing Element in accordance with state law and to ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation for the period 2023-31.

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) City Council Staff Report, dated November 2, 2021, without attachments 2) Sites Inventory Map
3) Survey Results
DRAFT
1496

STAFF REPORT

CITY COUNCIL

Agenda Item 3.1
DATE: November 2, 2021
TO: City Council
SUBJECT: Status Report on the Housing Element Update, Regional Housing Needs Allocation, and Preliminary Sites Inventory
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

The City Council will receive a status report on the Housing Element Update, Regional Housing Needs Allocation, and Preliminary Sites Inventory. Each California city and county must update its General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. Dublin’s current Housing Element is for the 2014-2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023-2031 planning period. Staff is seeking feedback from the City Council on policy direction about the Preliminary Sites Inventory. Following the meeting, Staff will finalize the sites inventory and incorporate it into the draft Housing Element for consideration by the City Council at a future public hearing.

STAFF RECOMMENDATION:

Receive the report and provide feedback on the Housing Element Update.

FINANCIAL IMPACT:

In July 2020, the City Council approved a consulting services agreement between the City and Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s contract amount is $403,000. The City’s Fiscal Year 2021-22 Budget sufficiently covers this cost.

The cost to prepare the Housing Element Update will be offset by grants totaling $401,436, including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early Action Planning (LEAP) Grant Program, and $46,436 via the Regional Early Action Planning (REAP) Grant Program.

DESCRIPTION:

Background
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates that DRAFT
1497

local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process.

The City’s current Housing Element covers the period of 2014-2022. The Housing Element must be updated and then certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period.

Regional Housing Needs Allocation
The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing HCD’s Regional Housing Needs Determination (RHND) across the local jurisdictions in the nine-county Bay Area. Distribution of the RHND results in each jurisdiction’s RHNA, which is the number of housing units the jurisdiction must plan for in the next Housing Element update.

State law provides a series of statutory objectives that must be met in the RHNA methodology, including increasing affordability in an equitable manner, improving the balance between lowwage jobs and lower-income housing (jobs-housing fit), and addressing equity and fair housing.

The statute also requires “consistency” between the RHNA and regional plans, such as Plan Bay Area.

On June 10, 2020, HCD released the RHND for the Bay Area, which identified 441,176 units (2.35 times the 187,990 units required in the current RHNA cycle). Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and above-moderate-income).

On January 21, 2021, the ABAG Executive Board approved the Draft Regional Housing Needs Allocation (RHNA) Methodology and submitted the draft methodology to HCD for review. On April 12, 2021, HCD confirmed the Draft RHNA Methodology furthers the RHNA objectives.

On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation, which assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City’s Draft Allocation by household income category for the 2023 – 2031 planning period:

Table 1. Dublin’s 2023-2031 Draft Allocation
Very-Low- Low- Moderate- AboveModerate- Total
Draft Allocation 1,085 625 560 1,449 3,719
On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction of the City Council with emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. ABAG received appeals from 28 jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG Administrative Committee considered appeals on six dates in September and October 2021. The DRAFT
1498

City's appeal was heard by the ABAG Administrative Committee on September 24, 2021, and the Committee unanimously voted to preliminarily deny the City’s appeal.

ABAG is anticipated to ratify the final determination of each appeal and issue Final Allocations that include adjustments from successful appeals in November 2021. If the total number of successfully appealed units is lower than 7% of the RHND (30,882 units), then ABAG shall redistribute the units proportionately. If the number is higher than 7% of the RHND, then ABAG may develop its own methodology to redistribute the units. The ABAG Executive Board will then conduct a public hearing and adopt the Final RHNA Plan in December 2021.

Preliminary Sites Inventory
The Housing Element must include an inventory of specific sites or parcels that are available for residential development to meet the RHNA. Land suitable for residential development must be appropriate and available for residential use in the planning period. Characteristics to consider when evaluating the appropriateness of sites include physical features (e.g., susceptibility to flooding, slope instability or erosion, and environmental considerations) and location (proximity to transit, job centers, and public or community services). Land suitable for residential development includes vacant sites that are zoned for residential development, underutilized sites that are zoned for residential development and capable of being redeveloped at a higher density or with greater intensity, and vacant and underutilized sites that are not zoned for residential development, but can be redeveloped for, and/or rezoned for, residential use.

On October 6, 2020, the City Council received a report on the Housing Element Update and RHNA.

This included an overview of the framework for selecting sites to include in the Preliminary Sites Inventory. The City Council was generally supportive of evaluating the options presented by Staff and gave direction to include sites from the current Housing Element with by-right development rather than increase the minimum density as further discussed below.

Existing Sites
Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. Refer to Attachment 1 for a map of existing sites. The following describes these components of the Preliminary Sites Inventory:
 Pipeline Projects: Pipeline projects are those that are at any stage within the City’s entitlement process or under construction as of December 15, 2022, but that have not obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline, including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff made these estimates based upon approved entitlements, pending applications, and City Staff knowledge of forthcoming projects and inquiries with prospective applicants. It is noteworthy that the pipeline projects exceed the City’s allocated above-moderate-income units. Refer to Attachment 2 for a list of these projects.  Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very low-, 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent Housing Element certifications have allowed ADUs to be included in the Sites Inventory at a DRAFT
1499

rate of two times the average ADUs built annually from 2018 – 2021 and multiplied that by eight years to estimate ADU development for 2023 – 2031. Using this methodology, approximately 248 ADUs are included in the Preliminary Sites Inventory. ADU quantity and affordability level estimates are tentative based on recent Housing Element certifications. In the Bay Area, the actuals are likely to be based on ABAG’s methodology in development for approval by HCD and use by local jurisdictions. ABAG’s methodology is anticipated to be similar to the methodology approved by HCD in other certifications, which is based upon market conditions for ADUs rented in the region. HCD may perform a review of ADU production (based on Annual Progress Reports) two years into this next planning period and jurisdictions may need to identify additional sites if the ADU projections are not being met. Unlike other units, the location of anticipated ADUs do not need to be mapped in the Preliminary Sites Inventory.
 Existing Zoning: The City can take credit in the Preliminary Sites Inventory for existing zoning capacity as discussed below.
o 5th Cycle Moderate-Income Sites: Staff has identified eligible sites from the current Housing Element that can be included in the Site Inventory to accommodate 252 moderate-income units. State law limits a jurisdiction’s ability to re-use certain sites from the prior RHNA cycle. Those limits only apply to sites used to meet the lower-income categories. See below. A number of 5th Cycle Sites were designated as moderate or above-moderate-income sites, since they do not meet the minimum density of 30 dwelling units per acre required to count for lower-income categories.

These sites can accommodate 252 units.
o Public/Semi-Public Sites: Two Public/Semi-Public Sites in Eastern Dublin can accommodate 134 lower-income units. On June 15, 2021, the City Council adopted a General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation of 2.5 acres of the GH PacVest and 2.0 acres of the East Ranch properties from Semi-Public to Public/Semi-Public. This amendment allows a broader range of uses, including the potential for affordable housing developed by a non-profit entity.

These sites can accommodate 134 lower-income units, as the allowed densities exceed 30 units per acre.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan, 828 units remain in the Development Pool and, if the Housing Element meets certain requirements, the Sites Inventory for the lower-income categories may include 828 lower-income units in Downtown Dublin. Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are) and (b) the Housing Element requires the sites be rezoned by 2026 “to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.” A “use by right” is one in which the use does not require “a conditional use permit, planned unit development permit, or other discretionary local government review or approval” that would be subject to CEQA review, although it specifically allows for design review. In October 2020, the City Council gave direction to prioritize reusing such sites rather than up-zoning DRAFT
other property. These units in the Development Pool could be counted as lower1500

income units if the City commits in the Housing Element to rezone the sites within 3 years to allow as a use by right housing developments in which at least 20% of the units are affordable to lower income households.

Table 2 below details how the various proposed components of the Preliminary Sites Inventory above would reduce the City’s RHNA and require that the inventory include a site or sites that could accommodate 247 lower-income units.

Table 2. Dublin’s Remaining Need
Very-Lowand Low- Moderate- AboveModerate- Total
Draft Allocation 1,710 560 1,449 3,719
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 786 42 - 828
Remaining Need 247 (18) (695) 247
To minimize the number of additional sites needed to accommodate the RHNA, Staff prepared an inventory scenario that assumes 100% of the units produced on the Public/Semi-Public sites and in Downtown Dublin would be affordable to lower-income households. This approach avoids the need to identify a significant number of additional sites that would need to be rezoned at densities of at least 30 units per acre.

On the other hand, this approach would create certain consequences under the “No Net Loss” law (Government Code § 65863) that are important considerations. Among other things, the “No Net Loss” requires a jurisdiction, if it approves a project on a site included in the Site Inventory with fewer than the number of lower-income units identified in the inventory, to identify additional sites to continue to accommodate the RHNA by income level. It is unlikely that 100% of the units actually produced on the Downtown Dublin sites would be affordable to lower-income households. The Public/Semi-Public Sites are likely to develop with affordable housing because the land use designation only allows residential uses if 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.”
Therefore, if the actual development of these Downtown Dublin sites includes all or some portion of market rate units, the City will be required to identify new sites – within 180 days of the project approval – to accommodate the lower-income units that were included on the sites in the inventory. Quickly completing such an identification may be a difficult undertaking.

The City could limit this consequence of the “No Net Loss” law by assuming that a lower percentage of the units would be affordable to lower-income households. However, such an DRAFT
1501

alternative approach would require the Housing Element to include an increased number of sites in the Sites Inventory and would increase the overall number of units planned in the community.

Given the significant policy implications of either approach, Staff believes it prudent for the City Council to consider both approaches. Tables 3 and 4 below illustrate two affordability scenarios for the units in the Downtown: 100% and 50% affordable. The 100% affordable scenario could accommodate all but 247 RHNA units using existing sites. Alternatively, the 50% scenario can accommodate all but 644 RHNA units using existing sites. Both scenarios show a surplus of abovemoderate-income units, since the Pipeline Projects exceed the City’s allocated above-moderateincome units, and the 50% scenario assumes half the units in the Downtown are affordable and half are above-moderate-income units.

Table 3. Remaining Need with Downtown 100% Affordable Scenario Very-Lowand Low- Moderate- AboveModerate- Total
Downtown Dublin 786 42 - 828
Remaining Need 247 (18) (695) 247
Table 4. Remaining Need with Downtown 50% Affordable Scenario Very-Lowand Low- Moderate- AboveModerate- Total
Downtown Dublin 389 25 414 828
Remaining Need 644 (1) (1,109) 644
It should be noted that the 100% scenario (Table 3) clusters most of the lower-income RHNA units in the Downtown. This approach further assumes that all remaining units in the Downtown Development Pool (i.e., 828 units) would be lower-income units. These units would be in addition to the 839 already existing and planned lower-income units in the Downtown.

As an additional consideration, this Housing Element cycle includes for the first time an express requirement the Housing Element “affirmatively further fair housing.” Affirmatively furthering fair housing means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities.” These new statutory obligations charge all public agencies with broadly examining their existing and future policies, plans, programs, rules, practices, and related activities and make proactive changes to promote more inclusive communities. Concentrating affordable housing in the Downtown has benefits, such as promoting transit-oriented development, decreasing household transportation expenses, and decreasing greenhouse gas emissions; however, HCD and others may argue that concentrating affordable housing in one area is inconsistent with the obligation to affirmatively further fair housing.

DRAFT
1502

Additional Sites
As discussed above, the City would have to include an additional 247 or 644 units in the Sites Inventory, depending on the level of affordability as illustrated in the two scenarios above (Tables 3 and 4). This section addresses the potential “additional sites” that could accommodate the remaining need.

All of the remaining need is in the “lower income” category, which requires sites allow “at least 30 units per acre.” To satisfy the additional remaining need, the City will need to amend the General Plan and/or rezone additional sites to accommodate these units. For each of these additional sites, Staff and the consultant assigned a potential density between 30 and 85 units per acre. The proposed densities are based on other similar existing sites/developments in Dublin. The assigned density for the additional sites could be adjusted based on direction from the City Council. Refer to Attachment 3 for a map of the additional sites.

Staff has identified the following properties that could accommodate the remaining units:
 Development Pool Amendment: The City could amend the Downtown Dublin Specific Plan to increase the Downtown Development Pool. This action would be consistent with the Downtown Dublin Preferred Vision which contemplates the need for additional units to support the transition of Dublin Place and Dublin Plaza over the term of 30-50 years. Such changes could accommodate between 1,200 - 2,200 lower-income units. The City can maintain the Downtown Development Pool after the Housing Element Update.  Alameda County Surplus Properties: The General Plan land use designation for the remaining 13.35-acre undeveloped sites at the Transit Center (Sites D-2 and E-2) is currently Campus Office. If developed at a density of 85 units per acre, which is consistent with the existing development at the Transit Center, such as Avalon at Dublin Station and Dublin Station by Windsor, then these sites could accommodate up to 1,133 lower-income units, not including the southern portion of Site D-2 where the Westin Hotel is approved.  SCS Property: The SCS Property is the vacant 76.9-acre property located north of I-580 between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive.

The existing General Plan and EDSP assume residential development of 261 units. This site is the subject of a General Plan Amendment Study. The City Council directed Staff to work with the property owner to conduct a community outreach process to gather input on the future use and development of the property. That process is underway and the number of residential units on this site has not yet been determined.  Hacienda Crossings: Rezoning a portion of Hacienda Crossings for mixed-use development at a minimum density of 48 units per acre could accommodate up to 1,839 lower-income units. Staff preliminarily envisions such density to result in a product like the Waterford Place Apartments, while balancing other impacts such as traffic and parking.  North Side of Dublin Boulevard: Rezoning the commercial sites on the north side of Dublin Boulevard, between Dublin Court and Clark Avenue to a minimum density of 30 du/acre could accommodate up to 548 lower-income units. This density would be consistent with the existing Tralee Apartments located in the vicinity and meets the minimum density requirement to qualify as lower-income units. Additionally, the Tralee DRAFT
1503

Apartments could be cited as an example to HCD about the viability of these properties being redeveloped.
 IKEA Site: Rezoning approximately seven acres of the Ikea site not slated for the IKEA store to a minimum density of 48 units per acre could accommodate approximately 315 lower-income units. This density would be like that of the Waterford Place Apartments, which is the density Staff preliminarily envisions could be accommodated on this site, while balancing other impacts and development standards, such as traffic and parking.  Hexcel Corporation Site: The Hexcel Site, located at 11711 Dublin Boulevard directly west of the Dublin Historic Park and Museums, comprises two parcels totaling 8.95 acres. Hexcel will be relocating from this site which is currently available for sale. The entire site has a General Plan Land Use of Business Park/Industrial. Both parcels are in the Dublin Village Historic Area Specific Plan and have a Business Park/Industrial land use. The eastern portion of the site is zoned Light Industrial (M-1) and the western portion of the site has Planned Development Zoning that allows Commercial-Office (C-O) uses. If the site is redeveloped at a minimum density of 30 units per acre, then 264 lower-income units could be accommodated. This density was selected as it meets the minimum density requirement to qualify as lower-income units.

Table 5 below summarizes the potential sites to accommodate Dublin’s remaining need of 247 or 644 units, depending on the level of affordability as illustrated in the two scenarios:

Table 5. Potential Sites to Accommodate Remaining Need
Site Potential Number of Units
Development Pool Amendment and Retail District Up-Zoning 1,200 - 2200 units Alameda County Surplus Properties 1,133 units
SCS Property TBD
Hacienda Crossings 1,839 units
North Side of Dublin Boulevard 548 units
Ikea Site 315 units
Hexcel Corporation Site 264 units
When selecting “Additional Sites,” notable factors and characteristics to consider include, but are not limited to, the following:
 Proximity to Public Transit and Vehicle Miles Traveled  Displacement of Existing Uses
 Probability of Redevelopment
 Mix of Compatible Uses
 Site Constraints
 The extent to which a particular site affirmatively furthers fair housing Tables 6 and 7 illustrate potential options to accommodate the remaining RHNA units again using the assumption that either 100% or 50% of the units on these sites are produced as affordable units. Simply for illustrative purposes, Table 6 adds 247 units at the Transit Center. Table 7 adds 450 units at the Transit Center and 194 units at Hacienda Crossings.

DRAFT
1504

Table 6. Preliminary Sites Analysis Example (100% Affordable Scenario) Very-Lowand Low- Moderate- AboveModerate- Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 786 42 - 828
Alameda County Surplus
Properties 247 - - 247
Total 1,710 578 2,144 4,432
Table 7. Preliminary Sites Analysis Example (50% Affordable Scenario) Very-Lowand Low- Moderate- AboveModerate- Total
Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5th Cycle Sites - 252 - 252
Public/Semi-Public Sites 134 - - 134
Downtown Dublin 389 25 414 828
Alameda County Surplus
Properties 450 - 450 900
Hacienda Crossings 194 - 194 388
Total 1,710 561 3,202 5,473
As shown in Table 6 above, the 100% affordable scenario would result in 4,432 units, including 713 more units than the City’s Draft Allocation. Most of that excess includes 678 above-moderateincome units in the project pipeline. This option still relies on all remaining units in the Downtown Development Pool to satisfy a portion of the lower-income category. However, this reliance on the units in the Downtown could be reduced by increasing the number of lower-income units placed on the Alameda County Surplus Properties.

As shown in Table 7 above, the 50% affordable scenario would result in 5,473 units, including 1,754 more units than the City’s Draft Allocation. That excess above our Draft Allocation primarily includes above-moderate-income units in the project pipeline, Downtown Dublin, Alameda County Surplus Properties, and Hacienda Crossings. This results from the assumption that only 50% of the DRAFT
1505

units on those sites would be affordable. This scenario would reduce the clustering of lowerincome units in the Downtown by only relying on approximately half of the current Development Pool to satisfy the lower-income categories.

Staff seeks feedback from the City Council on the following questions:

1. What percentage of planned units should be assumed as affordable on opportunity sites? Should Staff assume 100%, 50%, or a different percentage of affordable units?

2. Based on the requirement to affirmatively further fair housing, should an emphasis be placed on providing lower-income affordable units in the Downtown or should they be dispersed throughout the City?

3. Which “Additional Sites” should be prioritized to accommodate the RHNA obligation not met by “Existing Sites”?
Following the meeting, Staff will work with the Consultant to refine and finalize the sites inventory to be included in the Housing Element which the City Council will consider adopting at a future public hearing.

Project Schedule and Next Steps
Table 8 below summarizes the key dates in the Housing Element Update Process:

Table 8. Key Dates
Step / Task Date(s)
Public Outreach (Survey and Stakeholder Workshops) November 2021 – February 2022 City Council Approve Draft Housing Element and Submit
to HCD for Review
May 2022
Environmental Review June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update December 2022 / January 2023 ENVIRONMENTAL DETERMINATION:

The informational report on the Housing Element Update is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Objective E: Update the City’s General Plan Housing Element in accordance with state law and to ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation for the period 2023-31.

DRAFT
1506

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
DRAFT
1507
R-40
R-48
P-2 P-1
P-3
P-4
P-7
P-10
S-86
S-74
S-75
S-85
S-82

BARNET BL

DAVIS AV

UNNAMED

GLEASON DR

CROMWELL AV

IRON HORSE TRAIL

DUBLIN BL
8TH ST

HACIENDA DR
6TH ST

DOUGHERTY RD

SCARLETT CT

HORIZON PW

UNNAMED

BRODER BL

TASSAJARA RD

SEBILLE RD

CENTRAL PW
0 0.4 0.8 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
Attachment 2
DRAFT
1508
P-5
R-40
R-48
P-8
P-9
PSP-1 S-77
S-73
S-74
S-75
PSP-2
P-6
S-82

TASSAJARA RD

PALISADES DR

CENTRAL PW

FALLON RD

POSITANO PW

GLEASON DR

DUBLIN BL

CROAK RD
0 0.5 1.1 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
DRAFT
1509
Int-4
AH-1
AH-2
AH-3
P-11
S-68
S-17
S-58

SAN RAMON RD
I680 SB

CANTERBURY LN

STARWARD DR

DUBLIN BL
I680 NB

EBENSBURG LN

PEPPERTREE RD

SILVERGATE DR

AMARILLO RD

CRONIN CI

HANSEN DR

AMADOR PLAZA RD

REGIONAL ST

YORK DR

VILLAGE PW

SAINT PATRICK WY

AMADOR VALLEY BL

DONOHUE DR

MAPLE DR
I680 SB TO I580 EB CONN

HILLROSE DR
0 0.2 0.4 Miles
±
Legend
City Boundary
Existing Capacity
Pipeline
5th Cycle Sites
Public/Semi-Public
Downtown
Sites to Accommodate Remaining Need
Alameda County Surplus Properties
Hacienda Crossings
SCS Property (Only in Option 3)

AMADOR VALLEY BL
DRAFT
1510
City of Dublin
2023-2031 Housing Element Update
Housing Element Update Community Survey
From December 20, 2021 through February 28 2022, the City of Dublin launched an online community survey to gather input and feedback regarding the Housing Element Update. Participants were asked to report on their housing experience in Dublin, consider potential policies and programs, and reflect on future housing opportunities in the City. A total of 205 surveys were completed and submitted.

Below is a summary of the results.

Housing Types
What Types of housing do you think Dublin is missing? (Please select all that apply) Other:
• One-level
• Assisted living through memory/long-term care
• Housing for Dublin workers earning minimum wage
• Low income/senior and diverse housing on the east side of town • Middle income family housing
• Homes with yards
• Enough housing
• More schools
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-Generational Housing
Senior Housing
Single-Family Housing
Supportive or Transitional Housing
Other
Attachment 2
DRAFT
1511
City of Dublin
2023-2031 Housing Element Update
What type of housing, for rent or for sale, do you think is needed? Where do you think the City should locate future housing that is required to be planned for in the Housing Element update? (Please select all that apply)
12%
31% 57%
Rent
Sale
Both
0% 5% 10% 15% 20% 25% 30%
Existing neighborhoods (ADUs)
City-owned properties
In the downtown area
Regional shopping centers (Such as Hacienda Crossing)
Neighborhood/community shopping centers (Such as
Dublin Crossing)
Near transportation hubs (Such as BART)
DRAFT
1512
City of Dublin
2023-2031 Housing Element Update
Housing Program Opportunities
Community Assistance:

Please rate the following based on importance to the community. (1 being the least important and 5 being the most important)
Fair Housing:

Please rate the following based on importance to the community. (1 being the least important, 5 being the most important)

2.70 2.80

2.90 3.00

3.10 3.20

3.30 3.40
Homebuyers assistance
(Identify funding assistance
and resources for first time
home buyers)
Housing rental assistance
(Identify funding assistance
for renters)
Property maintenance
(Programs to provide
funding for home
maintenance rehabilitation
and upkeep)
Housing information
(Information on affordable
housing opportunities and
funding available to the
public)
Average Score
0 0.5
1 1.5
2 2.5
3 3.5
4 Promote fair housing
(Provide programs and
policies to address fair
housing issues)
Senior Housing Programs
(Encourage the
development of housing
that is accessible and
supportive for senior
citizens)
Persons with disabilities
(Encourage the
development of housing
accessible to persons with
disabilities)
Supportive Housing
(Provide for emergency
short and long-term
housing needs)
Average Score
DRAFT
1513
City of Dublin
2023-2031 Housing Element Update
Vision for the Future
In 10 words or less, describe your vision for the future of housing in Dublin.

Infill and affordable housing
Affordable, quality housing for first time home buyers.

I don't to see over population nor do I want to have a lot of low income properties.

Equitable, affordable housing/good neighborhoods for all income levels.

Senior, stand-alone housing, single level.

Not growing.

No more honeycombs. 4-unit max groupings for apts, townhouses.

Town homes located in infill areas or underutilized retail. Leave open space open Less houses. BUILD MORE SCHOOLS TO SUPPORT NUMBER OF HOMES HERE! Need middle school and elementary school existing schools are overcrowded. don't screw up property values
Low and middle income housing desperately needed
Dublin needs to stop additional housing and focus on supporting infrastructure. The city has become a plague of development and homes. Traffic is ridiculous.

Dublin WILL continue to grow; supply needs to keep up.

I think future housing should be scaled way down.

Stop building
Dublin is pretty much built out. We need closer to home employment, not more housing inclusionary housing by private developers. no more huge apartment buildings.

NO MORE HOUSES PLEASE. The Dublin streets and corresponding freeways cannot handle more houses.

Where people from all incomes can find a home.

Just enough
Land in Dublin is already quite filled up and the school district can’t keep up. No more new housing Affordable housing for mixed demographic population with access to schools, utilities, and basic infrastructure
Stop adding more houses to an already overpopulated city. Keep Dublin small.

More spacious single family homes with bigger lot six having more space between two adjacent homes.

Plan for baby boomers to remain in Dublin to open up existing houses to new families.

Equitable, fair, and transparent community needs.

Please have a affordable housing for low income families For seniors.

Inclusive for all current and new residents
STOP the excessive overbuilding! Especially the dense housing of condos/townhomes. Dublin should not bear the sole responsibility for any housing shortage for the entire county/state. Schools are overcrowded, roads are overcrowded, great majority of residents agree we are overcrowded and also agree the explanation given to us that the City is required to continue building thousands of units is ridiculous. If this is the case, then push back and do something to change it. STOP allowing those outside our City to determine the well-being of our City based on reports and numbers read from afar. Those that live here and those that have taken positions responsible for our best interests have an obligation to fight for our best interests even when it’s hard and eve DRAFT
n when it’s directly against
1514
City of Dublin
2023-2031 Housing Element Update
current established criteria/rules. Circumstances change and therefore rules and criteria may also require change. STOP the building! DEMAND CHANGE to the current criteria. DO WHAT’S BEST AND WANTED FOR OUR RESIDENTS.

Denser housing that makes Dublin more walkable
stop sprawl, start building up, and support mixed-use
Affordable housing for Next generation to stay in Dublin.

Housing Maintenance / mortgage programs for disabled and elderly persons.

Diverse
Dublin is the city of choice for East Bay area
Housing in Dublin should be easily affordable and publicly funded.

It MUST involve additional community infrastructure.

Dublin needs more housing but spread out, not near to existing congested areas.

Less high density housing due to water shortage, climate change, and full schools. More senior citizen housing or senior communities.
accessible to all
No more housing at all.

Add housing to shopping centers, similar to the Waterford Place Apartments which sit above and adjacent to the Shops at Waterford. These properties are generally located near major traffic arteries and transit lines and can support increased density. Adding housing will also support retail without increasing vehicular travel.

Housing for all
Stop building!
Walkable, mixed-use, transit-oriented development
Provide help with SB 9 application
relentless development of large, trashy high-density eyesores A great place for everyone to live.

I feel the city is overbuilt and overcrowded. More focus on improving infrastructure is needed than housing.

Stopping growth is futile, we need to increase housing supply dense, accessible, affordable, inclusive, diverse, maintained, transit-oriented I wish housing didn't outpace schools, but homebuilders rule us.

Modern and mixed with commercial areas and near public transportation Affordable for housing for anyone to be able to live in this city.

Balanced housing with schools, commercial and SF/MF properties Nice, safe community close to everything with range of housing options Slow, steady growth that the schools can keep up with
affordable for those that grew up in this community, currently live and work here Transit oriented housing for all income levels
Do not construct or allow housing until new schools are built Smart growth does not burden residents
Dublin should invoke a 10-year moratorium on any new development and focus on failing infrastructure. Schools are overcrowded, there's a traffic nightmare on city roads, city services cannot support any new development. City council has turned Dublin into a concrete jungle and needs a break.

DRAFT
1515
City of Dublin
2023-2031 Housing Element Update
Dublin is overcrowded and there is no infrastructure to support any more homes. STOP Building new homes
Plenty of housing options for people
Dublin Boulevard should have a strong sense of place defined by 4 to 5 story apartments and condos.

Diverse, welcoming to all income levels and ages
We need more single family houses in Dublin
Less condos/stack n pac. Dublin Blvd/Bart areas so congested! Where housing is seen as a right not a privilege and there is greater understanding that housing is not primarily an investment but a necessity. I hope to see communities with mixed styles of housing, so neighborhoods aren’t separated into silos
Overcrowded high density housing is not recommended nor needed.

Less dense in fill housing
Have east Dublin get their share of more diverse housing types vs packing it all into west Dublin so it’s not in their fancy backyards & neighborhoods
More housing but not in small downtown area
Great families and affordable housing
Less density
More affordable housing
More housing for all income levels is needed
Pause on housing development to allow infrastructure and schools to catch up.

SCS planning need more open space and infrastructure than housing Don’t turn into Fremont, you’re starting to
Affordable
More supportive amenities and parks.

Quiet, safe, affluent, vibrant community
Stop the massive growth. More parks and open land.
no more housing! we are over capacity
More green, fewer new homes
No more dense neighborhoods. More infrastructure.

We need city rule for SB-9
More village like with higher core density areas and transit Provide more mid-size (1300 - 1600 sq) affordable single-family houses (600K - 800k), instead of building BIG million dollars houses.
low-income housing, affordable housing is still out of reach.

Have more parks and less traffic. It is getting really crowded One that has much less Mello Roos taxation
Sustainable environmentally conscious inclusive green spaces and community gardens We need more retail to keep the revenue here.

For young family
Single family homes. Affordable rentals
Sick of stack and pack. NO ADUs. Changes character of neighborhood.

Better living for all
Best housing in the bay area
Available and Affordable to all
DRAFT
1516
City of Dublin
2023-2031 Housing Element Update
Someone in middle single income household 130k could afford a house HERE new perf everything is 780k++
no more housing. it's already too much
A significant reduction in the future approval of an unsustainable number of profligate housing developments.

High density housing ruining character of Dublin please stop it.

Build schools, not houses.

More single family houses needed
Slow down the building. Provide infrastructure.

No more new homes in Dublin. Enough is enough.

Affordable and accessible housing for every income level Large single family homes with backyards
Please stop building!!! Dublin is full
Affordable single family houses for first time home buyers Less density
Less houses
More individual homes. No more townhomes!
Walkable (accessible), sustainable. and neighborhood friendly. needs based. not haphazard. Organized plans. not changed because business.

Develop without impacting already overcrowded schools, traffic, or community safety.

Semi-high-rise
Dublin used to be a great community existing primarily of single family homes. Now Dublin is known for apartments and townhomes. Outsiders don't think of Dublin as having traditional neighborhoods of single family homes. Dublin should work to get back to the neighborhoods which were integral in establishing a great community for families.

Keep the small town feel of the city.

Dublin doesn’t need any more condos or apartments
Smaller lot sizes. Build upwards. Don't neglect parks and traffic.

Single family detached homes with neighborhoods and yards are necessary.

Aesthetically pleasing, slow down planning, more schools More schools for houses.

AFFORDABLE single family homes mixed with apartments and townhomes More diversity inclusive neighborhoods
Affordable with supporting infrastructure such as schools and roads Slow Down. Think 100 year plan.

Housing available for all types of individuals and families less single-family, actually enough homes for those who want them It’s already doomed, between DUSD and the City of Dublin there is no hope.

Less density, affordable 55+ single family home community bousing that never exceeds infrastructure capacity - roads, water, transportation Inclusive housing that builds a wonderful safe community No need to construct new homes. Already too crowded
In need of single family homes with big backyards
Make it less crowded
DRAFT
1517
City of Dublin
2023-2031 Housing Element Update
Yards, community, trees
NO MORE HOUSING DEVELOPMENTS PLEASE! DUBLIN TOO OVERBUILT AND CROWDED.

More schools and parks. Less high density communities
More affordable housing to allow for opportunities for families Have homes with large lot sizes
Need affordable housing, many of us are leaving Dublin because of housing costs....

Stop building multi-level townhouse style expensive condo developments.

Housing accessible to a mix of socioeconomic backgrounds Balanced semi-urban open space town
Affordable, multigenerational, and senior housing especially on the eastern side.

Too many already, need community facilities
Housing needs are adequate, if you don preserve the nature and adjust only according to human needs, we will lose our way, let's not cram the city.

A shining example for the region for YIMBY, especially near Transit No more housing, more libraries
Accessible for working class that works here
develop housing that creates prestige neighborhood to better the city Build more homes.

More schools, less houses. Dublin school ratings have dropped due to overcrowding Don't use up all the lands. Save some for future.

Please stop building these horrible tri-level homes with no front or backyards. We need single family 2-story homes with yards.

No further development, keep small town feel
Stop building homes!
More affordable housing and schools
I'm hoping that only single homes will be built in the future as there is enough high rise condos now.

It's beginning to look like downtown New York or Detroit with only concrete for the children to play on. Dublin was once a beautiful country setting that attracted residents that wanted to leave the City.

Now we are a City with not so many green space. Who is responsible for making all the decisions to compartmentalize people in square condos where your neighbor can hear you talking? Really, we’ve lived here for 50 plus years and are very disappointed in how Dublin has changed. More people, more accidents, more crime, more disagreements between neighbors, more litter etc. My vision is not a good one.

Fewer multi-family complexes; lower density
Stop building. Every piece of land does not have to have a structure on it. Nor are there the resources to support additional and continual building of homes. The population is declining for crying out loud.

Building up lots of, affordable, transit accessible, mixed-used units.

No more housing is my vision for Dublin's future.

STOP DESTROYING DUBLIN BY BUILDING ON EVERY SQUARE INCH! Provide housing that facilitates resident investment in Dublin's 5-star status.

Less housing, more infrastructure like schools and parks please! Turn existing buildings into housing. Toysrus, vacant buildings More affordable options for all types of dwellings including for rent and for sale - also for seniors.

Only low income condos in built areas. Open land undeveloped DRAFT
1518
City of Dublin
2023-2031 Housing Element Update
Demographics
The following questions will help us understand who in the community is participating in the process. Your information will be kept private.

Do you live or work in Dublin?
Other:
• Live with parents
• Dependent of a homeowner
Are you a renter of homeowner? What is our age?
70%
2%
25%
2% 1%
I live in Dublin
I work in Dublin
Both
Neither
Other
16%
78%
1%
5%
Renter
Homeowner
I own property in Dublin that I rent to
others
Other
1%
11%
47%
31%
10%
Less than 18 years 18-34
35-49 50-64
DRAFT
65 years or older
1519
1 Housing Element Update
Check-In
City Council
March 15, 2022
Item 7.1
Agenda
• Background
• Preliminary Sites
Inventory – Additional Sites – Downtown Sites
• Program Requirements
• Public Outreach
• Next Steps
Background
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD) Dublin General Plan
Land Use Parks and Open Space
Schools, Public Lands, and Utilities Water Resources and Energy Conservation Economic Development Community Design and Sustainability Noise Seismic and Safety Conservation Housing Circulation and Scenic Highways Final Allocation • Approved by ABAG on December 16, 2021
• Assigns 3,719 units to Dublin
Income
Category Very Low Low Moderate Above
Moderate Total
Units 1,085 625 560 1,449 3,719
Existing Zoning Strategies
Very-Low- and Low- Moderate- Above- Moderate- Total Allocation 1,710 560 1,449 3,719 Pipeline Projects (394) (202) (2,127) (2,723)
Accessory Dwelling Units (149) (82) (17) (248) 5
th Cycle Sites - (252) - (252)
Public/Semi-Public Sites (134) - - (134) Downtown Dublin (389) (24) - (413) Remaining Need 644 - (695)
Additional Sites Distribution Options Options to Distribute Remaining Need Very Low and Low Moderate Above Moderate Total Option A Alameda County Surplus Property 441 0 441 882 Hacienda Crossings 203 0 203 406 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option B Alameda County Surplus Property 322 0 322 644 Hacienda Crossings 322 0 322 644 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option C Alameda County Surplus Property 250 0 250 500 Hacienda Crossings 244 0 244 488 SCS Property 150 0 0 150
Total: 644 0 494 1,138
1 2
3 4
5 DRAFT
6 1520
2 Downtown Sites Downtown Sites
• Must be rezoned to allow residential use by right • Not subject to Community Benefit Agreement • Staff recommends adding the 413 units outside Development Pool
Housing Element Programs
• Must include specific programs to implement
goals, policies, and objectives
• Programs must include: – Implementation timeframe – Responsible party – City’s role – Specific, measurable outcomes New Policy Program Topics
• Affirmatively Furthering Fair Housing
• Promotion of Accessory Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit (JADU)
Development*
• Objective Development Standards*
• Senate Bill 35 Streamlining
• Emergency Shelters, Transitional and Supportive
Housing, and Lower Barrier Navigation Centers*
*Addressed in current Housing Element, but modifications required New Policy Program Topics (cont.) • Housing for Persons with Developmental Disabilities*
• Farmworker and Employee
Housing*
• Density Bonus and Removal
of Development
Constraints*
*Addressed in current Housing
Element, but modifications required
Public Outreach
• City Council Check-Ins – October 2020 – November 2021 • Community Workshops – January 19, 2022 – February 17, 2022 • Online Community Survey – December 2021 – February 2022 • One-On-One Property Owner Meetings
7 8
9 10
11 DRAFT
12 1521
3 Tentative Schedule Virtual Community Workshop # 1 January 19, 2022 Community Survey Winter 2021/2022 Virtual Community Workshop # 2 February 17, 2022 Planning Commission Study Session March 8, 2022 City Council Check-In March 15, 2022 Public Review Draft April 2022 Planning Commission ReviewApril 26, 2022 City Council Review May 17, 2022 Recommendation • Receive presentation and provide feedback on: – Distribution of RHNA on additional sites – Selection of sites identified in Downtown Dublin – Including Downtown RHNA units outside of Downtown Dublin Development Pool
Thank you!
Questions?
Alternative Distribution Option D
Alternative Option to Distribute Remaining Need
Very
Low and
Low Moderate
Above
Moderate Total
Alameda County
Surplus Property 250 - - 250
Hacienda
Crossings 244 - - 244
SCS Property 150 - 494 644
Total: 644 0 494 1,138
Candidate Sites Candidate Sites (Continued)
13 14
15 16
17 DRAFT
18 1522
Appendix F: Community Engagement Summary F-13
Draft 2023-2031 Housing Element
E.10 Public Outreach Accomplishments
Following is a summary of all public outreach accomplishments:

Newsletters:
 City Report 2020-2021 newsletter
 City Report 2021-2022 newsletter
 Annual Report 2020-2021 newsletter
 Annual Report 2021-2022 newsletter
Backyard Brief:
 May 2021 (RHNA)
 July 2021 (RHNA appeal)
 January 2022 (survey and workshop
promotion)
 February 2022 (survey and second
workshop promotion)
 May 2022 (Draft Housing Element)
Website:
 Launched Fall 2020
 Periodically updated
Survey:
 December 10, 2021 – February 28, 2022
 English and Mandarin
Community Workshops:
 January 19, 2022
 February 17, 2022
Notify Me (website subscription):
 January 11, 2022 (survey and workshop
promotion)
 February 10, 2022 (survey and second
workshop promotion)
 February 22, 2022 (survey)
 March 7, 2022 (study session)
 April 15, 2022 (Draft Housing Element)
Notify Me (Backyard Brief promotion):
 May 3, 2021
 July 1, 2021
 January 5, 2022
 February 1, 2022
News Flash:
 January 11, 2021 (workshop promotion)
 May 3, 2021 (publicize the Backyard
Brief)
 July 1, 2021 (publicize the Backyard
Brief)
 July 30, 2021 (publicize the Annual
Report)
 December 20, 2021 (promote the
survey)
 January 5, 2022 (publicize the Backyard
Brief)
 January 10, 2022 (workshop promotion)
 February 1, 2022 (second workshop
DRAFT
promotion)
1523
Appendix F: Community Engagement Summary F-14
Draft 2023-2031 Housing Element
 February 1, 2022 (publicize Backyard
Brief)
 February 7, 2022 (second workshop)
 February 22, 2022 (survey deadline
approaching)
 March 7, 2022 (study session)
 March 9, 2022 (promote City Report)
 April 15, 2022 (Draft Housing Element)
*Additionally, News Flash publicized summaries of City Council actions on the Housing Element.

Nextdoor:
 January 5, 2022 (publicize the Backyard
Brief)
 May 3, 2021 (publicize the Backyard
Brief)
 July 1, 2021 (publicize the Backyard
Brief)
 December 20, 2021
 January 10, 2022 (workshop promotion)
 February 1, 2022 (publicize Backyard
Brief)
 February 10, 2022 (second workshop)
 February 22, 2022
 April 15, 2022 (Draft Housing Element)
Facebook:
 December 21, 2021 (survey promotion)
 January 5, 2022 (survey promotion)
 January 11, 2022 (workshop promotion)
 January 18, 2022 (workshop promotion)
 January 20, 2022 (survey promotion,
workshop recording, second workshop
promotion)
 February 7, 2022 (survey and second
workshop promotion)
 February 16, 2022 (survey and second
workshop promotion)
 February 17, 2022 (second workshop)
 February 18, 2022 (survey and second
workshop promotion)
 February 22, 2022 (survey deadline
approaching)
 March 7, 2022 (study session)
Instagram:
 February 16, 2022 (survey and second workshop promotion)  February 22, 2022 (survey deadline approaching)
Twitter:
 December 21, 2021 (survey promotion)
 January 5, 2022 (survey promotion)
 January 11, 2022 (workshop promotion)
 January 18, 2022 (workshop promotion)
 January 20, 2022 (survey promotion,
workshop recording, and second
workshop promotion)
 February 7, 2022 (survey and second
workshop promotion)
 February 16, 2022 (survey and second
workshop promotion)
 February 17, 2022 (second workshop
promotion)
 February 18, 2022 (survey and second
workshop promotion)
 February 22, 2022 (survey deadline
approaching)
DRAFT
 March 7, 2022 (study session)
1524
Appendix F: Community Engagement Summary F-15
Draft 2023-2031 Housing Element
YouTube:
 January 20, 2022 (workshop recording)
 February 18, 2022 (workshop recording)
TV30 Mayor’s Report:
 June 17, 2021
 October 14, 2021
 January 13, 2022
 March 3, 2022
Postcards:
 January 10, 2022 (survey and workshop promotion)
 February 8, 2022 (survey and second workshop promotion) Universal Email Notification List:
 January 10, 2022 (workshop)
 February 8, 2022 (survey and second workshop)
Developer and Service Provider Email Notification List:
 February 8, 2022 (survey and second workshop)
 April 15, 2022 (Draft Housing Element)
 May 6, 2022 (Draft Housing Element)
Newspaper:
 April 16, 2022
 May 6, 2022
Public Posting (Library, Senior Center, Shannon Center, Civic Center Kiosk):
 January 10, 2022 (survey and second
workshop)
 February 8, 2022 (survey and second
workshop)
 April 15, 2022 (Draft Housing Element)
 May 6, 2022 (Draft Housing Element)
Planning Commission Meetings:
 March 8, 2022 (Study Session)
 April 26, 2022 (Draft Housing Element)
City Council Meetings:
 February 18, 2020 (Informational
Report)
 October 6, 2020 (Check-In)
 June 15, 2021 (RHNA Appeal)
 November 2, 2021 (Study Session)
 March 15, 2022 (Check-In)
DRAFT
 May 17, 2022 (Draft Housing Element)
1525
Appendix F: Community Engagement Summary F-16
Draft 2023-2031 Housing Element
o
DRAFT
1526
Appendix F: Community Engagement Summary F-17
Draft 2023-2031 Housing Element
DRAFT
1527
Appendix F: Community Engagement Summary F-18
Draft 2023-2031 Housing Element
DRAFT
1528
This Page Intentionally Left Blank.

DRAFT
1529
Appendix G: Glossary of Terms G-1
Draft 2023-2031 Housing Element
APPENDIX G:

GLOSSARY OF HOUSING TERMS
DRAFT
1530
Appendix G: Glossary of Terms G-2
Draft 2023-2031 Housing Element
Glossary of Housing Terms
Above Moderate-Income Household. A household with an annual income usually greater than 120percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available legibility limits established by the U.S. Department of housing and Urban Development (HUD) for the Section 8 housing program.

Accessory Dwelling Unit(ADU). An ADU is a residential unit that provides independent living facilities for one or more persons and includes separate kitchen, sleeping, and bathroom facilities. An ADU may be a part of, attached to, or detached from a single-family, two-family, or multifamily residence and is subordinate to the principal residence. An ADU also includes an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, and a manufactured home, as defined in Section 18007 of the Health and Safety Code.

Agricultural Housing. 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.

Affirmatively Furthering Fair Housing (AFFH). Affirmatively Furthering Fair Housing (AFFH) is a legal requirement that federal agencies and federal grantees further the purposes of the Fair Housing Act. AFFH means "taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.

Apartment. An apartment is a multifamily building of three or more individual residential units that is under single ownership. An apartment may have one or more rooms in an apartment house or dwelling occupied, intended, or designated for occupancy by one family for sleeping or living purposes and containing one kitchen.

Area Median Income (AMI). The midpoint of a geographic area’s income distribution, to account for regional differences in cost of living.

Assisted Housing. Generally multi-family rental housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs including, but not limited to Federal Section 8 (new construction, substantial rehabilitation, and loan management set-asides), Federal Sections 213, 236, and 202, Federal Sections 221 (d) (3) (below-market interest rate program), Federal Sections 101 (rent supplement assistance), CDBG, FmHA Sections 515, multi-family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs.

DRAFT
1531
Appendix G: Glossary of Terms G-3
Draft 2023-2031 Housing Element
Below-Market-Rate (BMR). Any housing unit specifically priced to be sold or rented to low- or moderateincome households for an amount less than the fair-market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” The financing of housing at less than prevailing interest rates.

Boarding House. Ahousing unit used for residential purposes, other than a hotel, where lodging and meals are provided for compensation for five or more non-transient persons, who are not living as a single housekeeping unit. All residents are be counted when determining the number of persons lodging in a boarding house, including managers, landlords, or building superintendents. A Boarding House is considered to be a Multifamily Dwelling.

Build-Out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan.

Build-out does not assume that each parcel is developed to include all floor area or housing units possible under zoning regulations.

Caretaker Residence. Permanent or temporary housing that is secondary or accessory to the primary use of the property. Such dwellings are used for housing a caretaker employed full-time on the site of a nonresidential use where a caretaker is needed for security purposes or to provide 24-hour care or monitoring of facilities, equipment, or other conditions on the site.

Community Care Facility. A 24-hour residential facility providing care for persons, 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 disablednursing, and congregate living health facilities. A Community Care Facility may be located in any type of residence.

Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitled communities and administered by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.

Condominium. A multi-family building where the units are individually owned, and the common space is owned collectively by condominium unit owners. A condominium structure may have two or more units.

Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.

Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer.

DRAFT
1532
Appendix G: Glossary of Terms G-4
Draft 2023-2031 Housing Element
Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location.

Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.

Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas.

Discretionary Action. An action or approval which requires the exercise of judgment or deliberation when the City decides to approve or disapprove a project.

Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price which is financed.

Duplex. A building on a single lot containing two dwelling units each of which is totally separated from the other by a shared wall that extends from the foundation to the roof.

Dwelling Unit (DU). One or more habitable rooms that are designed and/or used as independent living quarters for one family, with facilities for living, eating and sleeping, with no more than one kitchen facility consisting of one or more of the following: sink, cooking facility or refrigerator (except that two kitchens are allowed where the habitable floor area of the dwelling is 8,000 square feet or larger), and at least one bathroom, and where all such habitable areas have access to each other from within the building. Any detached structure or portion of a dwelling which has a separate entry and is separate from that dwelling, containing a full bathroom including a water closet, basin, and shower or bathtub or containing a half bathroom including a water closet and basin, the area of which half bathroom exceeds 20 square feet, shall also be considered a dwelling or dwelling unit.

Elderly Housing. Typically, one- and two-bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them.

Emergency Shelter. A facility that provides temporary, short-term housing, with minimal supportive services, for individuals or families experiencing homelessness, provided that no facility is used as temporary, short-term housing by any individual or family for more than 30 consecutive days.

Supplemental services may include food, counseling, and access to other social programs. No individual or household may be denied emergency shelter because of an inability to pay.

Extremely Low-Income Household. A household with an annual income that is less than 30 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.

DRAFT
1533
Appendix G: Glossary of Terms G-5
Draft 2023-2031 Housing Element
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Program.

Family. The term “Family” is defined by the Dublin Municipal Code as one or more persons occupying a dwelling and living as a single, non-profit housekeeping unit, including any servants. This is distinguished from a group occupying a boarding house, community care facility, supportive or transitional housing when configured as group housing, hotel or motel, club, fraternity or sorority house. The U.S. Bureau of the Census defines “Family” as two or more persons related by birth, marriage, or adoption. The California Governor’s Office of Planning and Research - General Plan Guidelines defines “Family” as an Individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house, or institution of any kind.

General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety, and noise. The plan must include a statement of development policies and a diagram or diagrams illustrating the policies.

Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort.

Green Building. Green or sustainable building is the practice of creating healthier and more resourceefficient models of construction, renovation, operation, maintenance, and demolition. (U.S.

Environmental Protection Agency)
Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition.

Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value.

Household. All those persons—related or unrelated—who occupy a single housing unit. (See “Family.”) Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low- and moderate-income households.

Housing Element. One of the seven State-mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years.

Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance, and utilities. For rental housing this is defined as rent and utilities.

DRAFT
1534
Appendix G: Glossary of Terms G-6
Draft 2023-2031 Housing Element
Housing Ratio. The ratio of the monthly housing payment to total gross monthly income; also called Payment-to-Income Ratio or Front-End Ratio.

Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law.

Housing and Urban Development, U.S. Department of (HUD). A cabinet-level department of the federal government that administers housing and community development programs.

Implementing Policies. The City’s statements of its commitments to consistent actions.

Implementation. Actions, procedures, programs, or techniques that carry out policies.

Infill Development. The development of new housing or other buildings on scattered vacant lots in a builtup area or on new building parcels created by permitted lot splits.

Jobs-Housing Balance. A ratio used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. The General Plan uses SCAG’s definition which is a job total equal to 1.2 times the number of housing units within the area under consideration.

Junior Accessory Dwelling Unit (JADU). A unit that is no more than 500 square feet in size that is contained entirely within the walls of a single-family residence, including attached garages, and that has a separate entrance. At a minimum, a Junior Accessory Dwelling Unit shall include an efficiency kitchen with a food preparation counter, cooking facility with appliances and storage cabinets, and may include separate sanitation facilities or may share sanitation facilities within the existing single-family residence.

Land Use Classification. A system for classifying and designating the appropriate use of properties.

Live-Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.

Lot Coverage. The maximum lot area which may be covered with buildings and structures. Buildings and structures include all land covered by Principal Buildings, garages and carports, Accessory Structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways, driveways, patios, uncovered parking areas or roads. All areas of coverage are computed in terms of net lot area at ground level.

Low-Income Household. A household with an annual income usually between 51 and 80 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.

DRAFT
1535
Appendix G: Glossary of Terms G-7
Draft 2023-2031 Housing Element
Low-Income Housing Tax Credits. Tax reductions provided by the federal and State governments for investors in housing for low-income households.

Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U.S. Department of Housing and Urban Development (HUD). (See “Mobile home” and “Modular Unit.”) Ministerial Action. A non-discretionary action or approval where the City merely has to determine whether a project conforms with applicable statutes, ordinances, or regulations.

Mixed-Use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.

Mobile Home. A vehicle designed and equipped for human habitation, and for being drawn behind a vehicle. Such mobile home must either be constructed after September 15, 1971, and issued an insignia of approval by the California Department of Housing and Community Development and permanently located on a permanent foundation system, or be constructed after July 15, 1976, and issued an insignia of approval by the U.S. Department of Housing and Urban Development and permanently located on a permanent foundation system, or other type of housing determined to be substantially similar to the above by the City of Dublin Director of Community Development or designee.

Mobile Home/Manufactured Home Park. A development or subdivision of an existing parcel, or contiguous parcels, of land for the purpose of separate sale, lease, or financing to allow the installation of mobile homes or manufactured homes.

Moderate-Income Household. A household with an annual income usually between 81 and 120 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.

Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower on a monthly basis. Used with gross income to determine affordability.

Multi-Family Residence. A building or a portion of a building used and/or designed as residences for two or more families living independently of each other. This Includes: half-plex structures (a half-plex is a single residential unit that is half of a two-unit building where a property line separates the two units); duplexes, triplexes, and fourplexes (detached buildings under one ownership with two, three, or four residential units (respectively) in the same building); and apartments (five or more units under one ownership in a single building); attached unit projects such as condominiums and townhouses; and Boarding House. This use type may include other residential types determined to be substantially similar to the above by the
DRAFT
City of Dublin Director of Community Development, or designee. 1536
Appendix G: Glossary of Terms G-8
Draft 2023-2031 Housing Element
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.

Overcrowded Housing Unit. A housing unit in which the members of the household, or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room.

Parcel. A lot or tract of land.

Person with a Disability. Any individual (1) with a physical or mental impairment that substantially limits one or more major life activities; (2) with a record of such impairment; or (3) who is regarded as having such an impairment. A physical or mental impairment includes, but is not limited to, conditions such as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodeficiency Virus (HIV), developmental disabilities, mental illness, drug addiction, and alcoholism.

Planning Area. The area directly addressed by the general plan. A city’s planning area typically encompasses the city limits and potentially annexable land within its sphere of influence.

Policy. A specific statement of principle or of guiding action that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program. (See “Program.”)
Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.

Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives.

Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.

Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad geographic area.

Regional Housing Needs Allocation. A quantification by the local council of governments of existing and projected housing need, by household income group, for all localities within a region.

Rehabilitation. The repair, preservation, and/or improvement of substandard housing.

Residential. Land designated in the General Plan and zoning ordinance for building consisting of dwelling units. May be improved, vacant, or unimproved. (See “Dwelling Unit.”) Residential Care Facility
DRAFT
. A facility that provides 24-hour care and supervision to its residents. 1537
Appendix G: Glossary of Terms G-9
Draft 2023-2031 Housing Element
Retrofit. To add materials and/or devices to an existing building or systemto improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example.

Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.

Section 8 Rental Assistance Program. A federal (HUD) rent-subsidy program, which is one of the main sources of federal housing assistance for low-income households, operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30 percent of the household’s adjusted gross monthly income (GMI). “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.

Senior Citizen Apartment. A multi-family building of three or more residential units that is under single ownership where all units are restricted to occupants aged 62 and older.

Shared Living Facility. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by Section 1566.3 of the California Health and Safety Code.

Single-Family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See “Townhouse.”) Single-Family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See “Family.”)
Single Housekeeping Unit. A residence with two or more members, whose members are a non-transient interactive group of persons jointly occupying a single dwelling unit, including but not limited to the joint use of common areas and sharing household activities and responsibilities such as meals, chores, and expenses.

Single Room Occupancy (SRO). A building or buildings constructed or converted for residential living consisting of one-room dwelling units, where each unit is occupied by a single individual or two persons living together as a domestic unit, and where the living and sleeping space are combined. A one-room dwelling unit is not required to contain a bathroom or a kitchen except that if a bathroom or kitchen is not provided within the unit such common facilities shall be provided on-site for residents. A unit that contains both a bathroom and kitchen shall be considered a studio unit and not a Single Room Occupancy Unit. Common facilities for laundry may or may not be provided on-site.

Special Housing Needs. Special housing needs are those associated with specific demographic or occupational groups that call for specific Housing Element program responses. State law specifically requires Housing Element analysis of the special housing needs of people who are elderly or disabled DRAFT
1538
Appendix G: Glossary of Terms G-10
Draft 2023-2031 Housing Element
(including developmental disabilities), female-headed households, large families, farmworkers, and people experiencing homelessness. These special-needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.

Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms or mortgage interest deductions or tax credits from federal and/or state income taxes, sale, or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.

Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.

Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population as defined in California Health and Safety Code Section 53260(d), 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.

Target Areas. Specifically, designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by very low- and lowincome households.

Target Population. Target population refers to people with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly people, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and people experiencing homelessness.

Tax Increment. Additional tax revenues that result from increases in property values within a redevelopment area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at least 20 percent to be used to increase and improve the community’s supply of very lowand low-income housing.

Tenure. A housing unit is owner-occupied if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is owner-occupied only if the owner or co-owner lives in it. All other occupied units are classified as renter-occupied including units rented for cash rent and those occupied without payment of cash rent.

Townhouse. A single-family unit constructed in a group of three or more attached units in which each unit extends from the foundation to the roof and with its own front and rear access to the outside. A townhouse unit can be individually owned
DRAFT
.
1539
Appendix G: Glossary of Terms G-11
Draft 2023-2031 Housing Element
Transitional Housing. A dwelling unit occupied by seven or more homeless persons or families (large) or six or fewer homeless persons or families (small), which is 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.

Undevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City.

DRAFT
1540
Appendix G: Glossary of Terms G-12
Draft 2023-2031 Housing Element
Acronyms Used
ABAG: Association of Bay Area Governments
ACS: American Community Survey
ADU: Accessory Dwelling Unit
AFFH: Affirmatively Furthering Fair Housing
AFH: Assessment of Fair Housing
AI: Analysis of Impediments
AMI: Area Median Income
BMR: Below Market Rate
CAR: California Association of Realtors
CDBG: Community Development Block Grant
CDDS: California Department of Developmental
Services
CEC: California Energy Commission
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability
Strategy
CPCU: California Public Utilities Commission
DDSP: Downtown Dublin Specific Plan
DSRSD: Dublin San Ramon Services District
DU/AC: Dwelling Units Per Acre
DU: Dwelling Unit
EBDA: East Bay Dischargers Authority
ECHO: Eden Council for Hope and Opportunity
EDD: California Employment Development
Department
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
FMR: Fair Market Rate
HACA: Housing Authority of the County of
Alameda
HAMI: HUD Area Median Income
HAMFI: HUD Area Median Family Income
HCD: California State Department of Housing
and Community Development
HCVP: Section 8 Housing Choice Voucher
Program
HH: Household(s)
HMDA: Home Mortgage Disclosure Act
HOA: Homeowners Association
HOME: HOME Investment Partnership Program
HCD: California Department of Housing and
Community Development
HUD: Department of Housing and Urban
Development
ICC: International Code Council
JADU: Junior Accessory Dwelling Unit
LAFCO: Local Agency Formation Commission
LAVWMA: Livermore Amador Valley Water
Management Agency
LIHTC: Low Income Housing Tax Credit
MFI: Median Family Income
MFODS: Multi-Family Objective Design
Standards
MSA/MD: Metropolitan Statistical
Area/Metropolitan Division
OEHHA: California Office of Environmental
Health Hazard Assessment
PG&E: Pacific Gas and Electric
R/ECAP: Racially & Ethnically Concentrated
Areas of Poverty
RCAA: Racially & Ethnically Concentrated Areas
of Affluence
RHNA: Regional Housing Needs Allocation
RHND: Regional Housing Needs Determination
ROI: Regional Opportunity Index
RTP: Regional Transportation Plan
SRO: Single-Room Occupancy Unit
SWP: State Water Project
TCAC/HCD: California Tax Credit Allocation
Committee/HCD
TOD: Transit-Oriented Development
UBG:Urban Growth Boundaries
DRAFT
UC: University of California
1541
Dublin Housing Element Update 7
Dublin 2023-2031 Housing Element
1542
City of Dublin Attachment 3
2023-2031 Housing Element Update
Public Feedback Form
Draft Housing Element – Public Feedback Form

1. What is you association to the City of Dublin?
a. I am a Dublin resident

2. Please submit comments on Chapter 1 – Introduction.
a. We understand housing needs but please work with the school district as one team to assure that schools are sufficient enough to accommodate more school aged residents to maintain and improve quality of education. And assure that every single high school student can graduate with the proper credits, etc. by preventing even more overcrowding.

3. Please submit comments on Chapter 2 - Housing Plan.
a. Same comments as above. We support housing needs but it needs to be done responsibly.

Increase in housing equals increase capacity and resources for all schools. It’s not acceptable to say that the City Council and the School District are separate entities. This is ONE DUBLIN and supporting the schools as much you support developers is imperative.

4. Please submit comments on Appendix A - Review of Past Performance. a. N/A

5. Please submit comments on Appendix B - Community Profile. a. Same as above

6. Please submit comments on Appendix C - Housing Constraints, Resources, and AFFH. a. Same as above

7. Please submit comments on Appendix D - Adequate Sites Analysis. a. Same as above

8. Please submit comments on the Appendix E - Housing Plan Programs Summary. a. Same as above

9. Please submit comments on the Appendix F - Community Engagement Summary. a. Same as above

10. Please submit comments on the Appendix G - Glossary of Terms. a. Same as above

11. Please submit here any additional comments you have regarding the Dublin 2023-2031 Housing Element.
a. Same as above. Dublin has done more than its share to help with housing shortage. Please do what you can to balance mew housing with providing adequate school space and resources for current and future students. Thank you.
1543
Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 1 of 3 RESOLUTION NO. 22-06

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF DUBLIN

RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF TO SUBMIT THE DRAFT 2023 2031 HOUSING ELEMENT TO THE CALIFORNIA DEPARTMENT OF HOUSING AND

COMMUNITY DEVELOPMENT FOR REVIEW
WHEREAS, the State of California requires cities and counties to 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, State law requires Housing Elements to be updated and certified by the California Department of Housing and Community Development (HCD) every eight years; and WHEREAS, the City of Dublin has prepared the Draft 2023 2031 Housing Element in accordance with State law; and
WHEREAS, the Draft 2023 2031 Housing Element includes goals to accomplish the following:

Expand housing choice and multi-modal transportation opportunities for existing and future Dublin residents;
;
Use public and private resources to maintain and enhance existing residential neighborhood character;
Provide housing opportunities for all Dublin residents, regardless of race, color, ancestry, national origin, religion, age, gender, gender identity and expression, marital status, familial status, medical condition or disability, military or veteran status, source of income, sexual orientation, or any other protected characteristic; and Promote energy efficiency and conservation throughout Dublin; and WHEREAS, the Draft 2023 2031 Housing Element includes specific Housing Programs to implement the goals outlined above; and
WHEREAS, the Housing Programs are grouped into the following six categories:

Housing Conservation and Preservation
Housing Production
Adequate Housing Sites
Removal of Governmental Constraints
Promoting Equal Housing Opportunity
Green Building Program; and
Attachment 4
1544
Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 2 of 3 WHEREAS, on February 18, 2020, the City Council received an informational report about the upcoming sixth cycle Regional Housing Needs Allocation (RHNA) and Housing Element Update; and
WHEREAS, on October 6, 2020, the City Council received a status update on the RHNA and Housing Element Update and provided feedback; and
WHEREAS, on November 2, 2021, the City Council conducted a Study Session on the RHNA and Housing Element Update, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Property Authority properties at the Transit Center and the Hacienda Crossings shopping center as sites to accommodate the remaining need; and WHEREAS, between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10-question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics; and WHEREAS, on January 19, 2022, and February 17, 2022, the City held Community Workshops to solicit input from the development community, service providers, housing advocates, residents, and property owners; and
WHEREAS, on March 8, 2022, the Planning Commission conducted a Study Session on the Housing Element Update; and
WHEREAS, on March 15, 2022, the City Council received a status report on the Housing Element Update and provided feedback on the Preliminary Sites Inventory, including: 1) the distribution of units on the additional sites to meet the remaining need; 2) the selection of sites identified in Downtown Dublin; and 3) holding units identified in Downtown Dublin outside of the Downtown Dublin Specific Plan Development Pool; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require certain projects be reviewed for environmental impacts and environmental documents be prepared; and WHEREAS, pursuant to CEQA, the City will prepare the necessary environmental review for the Draft 2023 2031 Housing Element. However, the Planning Commission and City 2031 Housing Element to HCD for review
is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending the City Council direct Staff to submit the Draft 2023-2031 Housing Element to HCD for review; and WHEREAS, the Planning Commission held a public meeting on April 26, 2022, to review the Draft 2023 2031 Housing Element.
1545
Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 3 of 3 NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution.

BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council direct Staff to submit the Draft 2023 2031 Housing Element to HCD for review.

PASSED, APPROVED, AND ADOPTED this 26th day of April, 2022 by the following vote:

AYES: Benson, Grier, Thalblum, Tyler, Wright
NOES:

ABSENT:

ABSTAIN:

Planning Commission Chair
ATTEST:

Assistant Community Development Director
1546
Draft 2023 – 2031
Housing Element
City Council
May 17, 2022
Item 7.1
1547
Overview
• Background
• Housing Element
Components
– Housing Plan
– Adequate Sites Analysis
• Next Steps
1548
Background
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD)
Dublin General Plan
Land Use
Parks and Open Space
Schools, Public Lands, and Utilities
Water Resources and Energy
Conservation
Economic Development
Community Design and Sustainability
Noise
Seismic and Safety
Conservation
Housing
Circulation and Scenic Highways
1549
Final Allocation
• Approved by ABAG on December 16, 2021
• Assigns 3,719 units to Dublin
Income
Category Very Low Low Moderate Above
Moderate Total
Units 1,085 625 560 1,449 3,719
1550
Housing Element Components
• Chapter 1: Introduction
• Chapter 2: Housing Plan
• Appendix A: Review of Past Performance
• Appendix B: Community Profile
• Appendix C: Housing Constraints, Resources,
and Affirmatively Furthering Fair Housing
1551
Housing Element Components
• Appendix D: Adequate Sites Analysis
• Appendix E: Housing Plan Programs Summary
• Appendix F: Community Engagement Summary
• Appendix G: Glossary of Terms
1552
Housing Plan
• Identify specific
programs to implement
policies, goals and
objectives
• Timeframe
• Responsible party
• Specific, measurable
outcomes
1553
Housing Plan
• Continuations of successful programs from the
2014-2022 Housing Element
• Programs reflect the results and analyses of:
– City’s local housing needs
– Available land and financial resources
– Mitigation of identified governmental and nongovernmental constraints • New legislative requirements
1554
Notable New Housing Programs
• Program A.5: Preserve and Monitor Affordable
Units At-Risk of Converting to Market-Rate
Units
• Program B.8: Accessory Dwelling Unit
Monitoring Program
• Program B.9: Non-Vacant Adequate Sites to
Satisfy By-Right Requirements of AB 1397
1555
Notable New Housing Programs
• Program B.10: Objective Design Standards and
Streamlined Ministerial Review
• Program B.14: Residential Incentives
• Program C.2: Safety Element and
Environmental Justice Policies
• Program E.1: Affirmatively Furthering Fair
Housing
1556
Notable New Housing Programs
• Program E.4: Low-Barrier Navigation Centers
• Program E.5: Housing for Persons with
Developmental Disabilities
• Program E.6: Farmworker and Employee
Housing
1557
Adequate Sites Analysis
• Inventory of specific
parcels suitable and
available for residential
development
• Identify sites by
income category
1558
Sites Inventory
Very Lowand Low- Moderate- Above
Moderate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (394) (184) (1,572) (2,100)
Accessory Dwelling
Units (149) (74) (25) (248)
5th Cycle Sites 0 (252) (573) (825)
Public/Semi-Public
Sites (134) 0 0 (134)
Downtown Dublin (363) (50) 0 (413)
Remaining Need 720 0 (721)
1559
Distribution of Remaining Need
VeryLow- and
LowModerate- AboveModerate- Total
Alameda County
Surplus Property at the
Transit Center 323 0 322 645
Hacienda Crossings 297 0 297 594
SCS Property 100 0 0 100
Total 720 0 619 1,339
1560
Tentative Schedule
Planning
Commission Study
Session
March 8, 2022
City Council
Check-In
March 15, 2022
Planning Commission
Review Draft Housing
Element
April 26, 2022
City Council
Review Draft
Housing
Element
May 17, 2022
HCD Review
Draft Housing
Element
May-August
2022
Environmental
Review and
Prepare
General Plan
Safety Element
and
Environmental
Justice Policy
Amendments
June-November
2022
Revise Housing
Element in
Response to
HCD’s
Comments
AugustNovember
2022
Adopt Housing
Element
November
2022-January
2023
1561
Planning Commission Review
• Adopted Resolution recommending that the
City Council direct Staff to submit the Draft
2023 – 2031 Housing Element to HCD for
review
1562
Recommendation
• Adopt Resolution directing Staff to submit
Draft 2023 – 2031 Housing Element to HCD
for review
1563
1564
May 17, 2022
SB 343
Senate Bill 343 mandates supplemental materials
that have been received by the City Clerk’s office that relate to an agenda item after the agenda packets
have been distributed to the City Council be available
to the public.

The attached documents were received in the City
Clerk’s office after distribution of the May 17, 2022,
Regular City Council meeting agenda packet.

Item 7.1
1565
1566
1567
1568
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form
Public Review Draft Housing Element Feedback Form
On April 15, 2022, the City released the Public Review Draft of the 2023-2031 Housing Element for a 30- day public review. A feedback form was made available with the document to collect responses from the public. Listed below are the comments received; four feedback forms were submitted from the public.

1. What is you association to the City of Dublin?

2. Please submit comments on Chapter 1 – Introduction.
a. We understand housing needs but please work with the school district as one team to assure that schools are sufficient enough to accommodate more school aged residents to maintain and improve quality of education. And assure that every single high school student can graduate with the proper credits, etc. by preventing even more overcrowding.
b. Table 1-2 change heading from RHNA to Minimum Housing Units Required by RHNA.

c. Need to acknowledge “Individuals and families are directly affected by each jurisdiction’s ability to plan for the housing needs of those who will live, work, and play in every community.” as per https://www.hcd.ca.gov/communitydevelopment/housing-element/index.shtml. Table 1-2 heading should read Minimum Housing Units Required by RHNA rather than just RHNA. Page 1-10, First Line, after "opportunities", add "the look and character of the city," d. Very minute, but it could be informative to mention the AMI ranges in dollars for each income category for the RHNA targets in Table 1-2. Overall, I found this chapter to be wonderfully written, easy to understand, and very informative for a broader audience. I especially appreciated Table 1-1, the clear-cut identification of Dublin's planned RHNA compliance is a recipe for smooth approval with CA HCD. 80%
20%
Resident Business Owner Property Owner Stakeholder Other 1569
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form

3. Please submit comments on Chapter 2 - Housing Plan.
a. Same comments as above. We support housing needs but it needs to be done responsibly. Increase in housing equals increase capacity and resources for all schools.

It’s not acceptable to say that the City Council and the School District are separate entities. This is ONE DUBLIN and supporting the schools as much you support developers is imperative.
b. See below:
▪ Add Policy B.6 - Enforce the number of inclusionary affordable for-sale units in the City's Municipal Code.
▪ Policy C.2 should be eliminated. It establishes the concept of replacement without any guidelines, therefore allowing multiple units to replace a single home. In addition, it is not necessary to accomplish City goals. Same vagueness regarding the word "enhancement."
▪ Add Policy D.4 - Increase the RATE of affordable for-sale units in all future residential developments.
▪ Page 2-10, second bullet point on the page, add the word "for-sale" after the word "affordable."
▪ Page 2-10, third bullet point under the heading Objectives, add "for-sale" after the word "affordable."
▪ Page 2-12, third bullet point, the concept of "deed-restricted" is undefined as well as impractical. Would the homeowner be REQUIRED to rent the ADU out? if so, how much? What if the property changes hands?
▪ Program B.8 eliminate. The City is required to allow ADU's. That's fine. The City is not obligated to have a minimum quantity of ADU's built. Rezoning to accommodate ADU's is unnecessary and irresponsible.
▪ Program B.9 eliminate. The statements in this section are false. The State law does NOT require non-vacant properties to be rezoned to accommodate 30 units per acre. That is just one choice that is given to a jurisdiction. It is my understanding that the current zoning in Dublin already allows for all of the RHNA housing assignments for the next RHNA cycle. Therefore no rezoning is necessary.
▪ Page 2-16, third bullet point. The rezoning of the 2.5 acres is fine. However, the SCS Property developer has said that they will accommodate on-site inclusionary for-sale units. If the 100 unit parcel is IN ADDITION to the on-site units then fine; but if it is a land dedication to get out of building the inclusionary units that they indicated they would build, then that is not okay. ▪ Page 2-16 delete the paragraph that begins with "The City will continue to use Specific Plans and appropriate zoning to ensure...". The City of Dublin does not need to rezone anything to accommodate the upcoming RHNA requirements c. Same as above
d. Another comment on minutiae – I would appreciate it if there were more differentiation in the reference number for the policies and programs. This could ideally be done by 1570
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form
starting the reference letters/numbers for Goals and Policies with 2.1.x and starting the reference letters/numbers for Programs with 2.2.x, thus using the following format:
chapter #.section #. Subsection letter/#.

4. Please submit comments on Appendix A - Review of Past Performance. a. No comment
b. No comment
c. Absolutely DISMAL previous cycles! I am ashamed of our City's complete disdain for the residents of Dublin and the workers who cannot even come close to being able to live here. Your List of Accomplishments is a collection of meetings attended, workshops facilitated, brochures printed and self-congragulatory rhetoric that drones on and on about how great you are, but in the final analysis it all means YOU DID ALMOST NOTHING to benefit your residents. Shame on you!! And shame on us for believing our elected officials when we read your voter pamphlet statements that you supported affordable housing.

Housing Element Goals Progress Report
RHNA Accomplishments*
Housing Units to be Constructed Goal RINA Building Permits Issued Very Low Income (0-50% AMI) 400 1,092 189
Low Income (51-80% AMI) 661 85 0
Moderate Income (81-120% AMI) 410 653 44
Upper Income (>120% AMI) 800 924 2,326
Total 1,610 3,330 2,644
Housing Rehabilitation
Very Low Income (0-50% AMI) 20 17
Low Income (51-80% AMI) 25 12
Total 45 36
Source: City of Dublin, 2014.

Note: * New construction units based on building permits issued.

Table A-1: 5th Planning Cycle Quantified Accomplishments You don't even list a goal this past cycle. Building such a huge amount of Market Rate housing and such a pathetic showing of the other categories is NOT an accomplishment, it is shameful!
Housing Assistance Type RHNA Accomplishments
Very Low-Income 796 26
Low-Income 446 39
Moderate-Income 425 79
Above Moderate-Income 618 4,878
TOTAL 2,285 5,022
d. No critiques for Appendix A. Presenting a summary table of quantifiable past performance was a very transparent and informative method of disseminating such info. 1571
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form

5. Please submit comments on Appendix B - Community Profile. a. No comment
b. No comment
c. No comment
d. I would appreciate it if there were a citation for the city’s definition of “overcrowding” prior to their analysis of the phenomenon in Dublin. This could provide some clarity as well as ethos to what’s being measured, namely cause I have seen some minor variation / discussion on how to properly measure overcrowding (see:
https://www.huduser.gov/publications/pdf/measuring_overcrowding_in_hsg.pdf). I Particularly appreciated the attention to student housing needs, among other segments of the community profile section.

6. Please submit comments on Appendix C - Housing Constraints, Resources, and AFFH. a. No comment
b. Table C-1 Re-calculate these numbers. These numbers are not credible. At $256 per square foot for vacant land in Dublin, this Draft table is claiming that on average, vacant land is (43560) ($256) $11M per acre. I did a search about 6-10 months ago on Zillow or Trulio and found that average to be about $0.5M per acres. The numbers in Table C-1 are ridiculous and misleading. Please correct this or eliminate it. c. Same as above
d. On the “Access to Transit” section of Appendix C, I feel like it’s worth prefacing the availability of transit options and the transit frequency. Without such context, the AllTransit Statistics on Dublin seem potentially misleading to those not familiar with our transportation. Other than that, this Appendix seems very thorough and objective.

7. Please submit comments on Appendix D - Adequate Sites Analysis. a. No comment
b. No comment
c. No comment
d. If possible, I would like to see some explanation of the city’s financial capacity to fulfill the proposed RHNA targets for very-low-income and low-income sites, particularly for the SCS Property since it’ll be the first of the 3 primary sites for meeting the targets.

Other than that, I think that the adequate sites identified to meet the low-income RHNA targets are very feasible to build. I will add though, that I do find a bit of concern with the specific parcel for the Hacienda Crossings Rezoning being placed at the North-East corner of the property. While I can understand the potential revenue that parcel could bring to the shops at Hacienda Crossings, I think that it’s not the most hospitable site for maximizing transit accessibility for potential future residents, which is particularly imperative for very low-income households that may not otherwise have an option to buy a car. From the Bed, Bath and Beyond entrance, for example, it’s a 20-minute walk to the Dublin/Pleasanton BART Station. I would reckon that the South West Corner of Hacienda Crossings would vastly improve transit access, especially considering the future Iron Horse Trail Connector being completed at IKEA Place. 1572
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form

8. Please submit comments on the Appendix E - Housing Plan Programs Summary. a. No comment
b. No comment
c. No comment
d. No comment

9. Please submit comments on the Appendix F - Community Engagement Summary. a. No comment
b. I already wrote to the city about the graphs for Community Assistance and Fair Housing.

Please remove line segments between the data points. They don't belong on these graphs and they make the City look inept. Vision for the Future - comments from the community. There were some comments that seemed pro-housing and some were against more housing. There were at least 70% more comments against more housing than for more housing. I REALIZE THAT WE HAVE TO BUILD MORE HOUSING, but the community is tired of it. The City needs build what is required and then give it a rest.

The city of Dublin is not shirking its housing responsibility; it has done far more than it's fair share of building.
c. Vision for the Future - comments from the community. It appears that many respondents expressed concerns about housing. There were some comments that seemed pro-housing and some were against more housing. The community does not see a cohesive vision of the future coming from the City. It is almost as if the goal of the City is to avoid taking the time and interest in protecting the residents and looking to their future well being, such as the failure of the City to require relevant E!Rs for all projects and the recent (2015) appearance of Mello-Roos for infrastructure. All projects and modifications should be geared toward the long-term best outcome for the people of Dublin and the ecosystem which we all call home. Instead, there appears to be a push to find a way AROUND the challenges we face as a community and just check a box, almost as if the future well-being of our community is not a primary concern. d. No comment

10. Please submit comments on the Appendix G - Glossary of Terms. a. No comment
b. Please add the following acronyms to the glossary that are used in this Housing Element.

DMC - Dublin Municipal Code
RHNA - Regional Housing Needs Allocation
I know that you already list "Regional Housing Needs Allocation" but RHNA is used throughout.
c. Same as above
d. No comment
1573
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form

11. Please submit here any additional comments you have regarding the Dublin 2023-2031 Housing Element.
a. Dublin has done more than its share to help with housing shortage. Please do what you can to balance mew housing with providing adequate school space and resources for current and future students. Thank you.
b. I believe that some of the requirements stated in the Draft Housing Element which are claimed to be mandated from the State are not accurate. Some of the so-called "requirements" are solutions that the City wants to implement in order to build as much as they can - in spite of what residents want. The entire Draft Housing Element is geared toward more development than is necessary. In addition, the RHNA numbers from HCD are being legally challenged as well as challenged internally by another State agency. There is no reason to rezone anything in Dublin due to RHNA requirements.

The zoning to accommodate RHNA is already in place. REVISE AND RESUBMIT. c. I found this draft document to be a study of "the language of the politics". Words that sound good, but are not really what will happen. It is not a vision, it is an excuse for why, as a City, we check the boxes and give away the farm to developers who find Dublin the soft target of the valley. I find it tragic that we have to say we should be building affordable housing to buy and get told that the reason it wasn't included was that the low income buyers would be uncomfortable living in a residential development. You can have a 1000 pages of tables talking about diversity, but you have no heart for those who are less well off.
d. While this to a certain extent goes outside of the scope of the Housing Element itself, I would appreciate it if there were strategies in place to minimize parking as much as possible and expand bike, car, and scooter share services around high-density units planned for this Housing Element Cycle. Particularly pertinent for both CAP 2.0 goals as well as minimizing traffic impacts with these proposed developments, reducing parking and expanding other micro-mobility modes could be a key to making these communities as feasibly car-free as possible. In doing so, it'd benefit the community at large as well as incentivize future proximate commercial development that reinforces the car-free lifestyle of residents within these proposed developments. 1574