2. Governmental Constraints
Land Use Controls
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. The Land Use Element of the General Plan establishes permitted land uses and development density throughout the City. These land uses provide a wide variety of housing types while also ensuring compatibility between neighboring uses. Table C-3 lists the land uses that permit residential development and their density ranges. Due to the City’s flexible PD zoning, no requests have been made to develop at densities below those identified in Table C-3, nor below the densities identified as part of the candidate sites analysis. Additionally, all development standards and land use controls have been applied to candidate sites and it was determined that future residential projects could feasibly develop at an assumed density of 80 percent of the maximum permitted density in any given land use designation regardless, whether the designation is residential or not. 264
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Table C-3: Residential Land Uses and Density Ranges
General Plan Land Uses Dwelling Units/Acre
Rural Residential / Agriculture 0.01
Estate Residential 0.01-0.8
Low-Density Single Family Residential 0.5-3.8
Single Family Residential 0.9-6.0
Medium –Density Residential 6.1-14.0
Medium/High-Density Residential 14.1-25.0
Medium/High-Density Residential and
Retail Office 14.1-25.0
General Commercial/DC Medium-High
Density Residential 14.1-25.0
General Commercial/DC High Density
Residential 20.1-60.0
High-Density Residential 25.1+
Mixed Use 6.1-25.0
Downtown Dublin Specific Plan 6.1-25.1+
Campus Office Not specified
General Commercial Not specified
Neighborhood Commercial Not specified
Public/Semi-Public Not specified
Source: Dublin General Plan, Chapter 2: Land Use Element.
Variety of Housing Types Permitted
Cities are required by California Housing Law to make sites available through zoning for the development of a variety of housing types for all socioeconomic levels of the populations. Housing types include singlefamily residences, multi-family housing, accessory dwelling units, factory-built homes, mobile homes, employee and agricultural workforce housing, transitional and supportive housing, single-room occupancy (SRO) units, and housing for persons with disabilities. Table C-4 provides the housing types permitted through the Dublin Municipal Code in the following zoning districts:
• A – Agricultural District: The purpose and intent of the Agricultural Zoning District is to establish regulations which preserve and protect agricultural lands that are being used for the commercial production of agricultural commodities consistent with the General Plan and applicable Specific Plans and appropriate standards of public health, safety, welfare, and aesthetics, as well as encourage compatibility of all Agriculture use types with the surrounding neighborhood. • R-1 – Single-Family Residential District: The R-1 zoning district is intended to provide for and protect neighborhoods that include detached, single-family homes and residential use types compatible with a quiet, family-living environment. The R-1 zoning district is consistent with the Low-Density Single-Family Residential, Single Family-Residential, and Medium Density Residential designations of the General Plan depending on the Lot Square Footage Per Dwelling Unit selected for the development.
• R-2 – Two Family Residential District: The R-2 zoning district is intended to provide for and protect neighborhoods that include single-family dwellings, two family dwellings that have development characteristics similar to single-family neighborhoods, duplexes, and residential use types compatible with a quiet, family-living environment. The R-2 zoning district is consistent with 265
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the Medium Density Residential and Medium-High Density Residential designations of the General Plan depending on the Lot Square Footage Per Dwelling Unit selected for the development.
• R-M – Multi-Family Residential: The R-M zoning district is intended to provide for and protect neighborhoods that include single-family residences, two family residences, and multi-family residences that are clustered to provide generous open space areas for common use, and that are generally close to transit, shopping, and public facilities. The R-M zoning district is consistent with the Medium Density Residential, Medium-High Density Residential, and High-Density Residential designations of the General Plan depending on the Lot Square Footage Per Dwelling Unit selected for the development.
• C-1 – Retail Commercial District: The C-1 zoning district is intended to provide for the continued use, expansion, and new development of retail commercial use types along major transportation corridors and intersections, and to ensure compatibility with adjacent residential and commercial uses. The C-1 zoning district is consistent with the Retail/Office and General Commercial designations of the General Plan.
• C-2 – General Commercial District: The C-2 zoning district is intended to provide for the continued use, expansion, and new development of general commercial use types along major transportation corridors and intersections, and to ensure compatibility with adjacent residential and commercial uses. The C-2 zoning district is consistent with the Retail/Office, Retail/Office and Automotive, and General Commercial designations of the General Plan. • M-P – Industrial Park District: The M-P zoning district is intended to provide for the continued use, expansion, and new development of industrial park use types in proximity to major transportation corridors, and to ensure compatibility with adjacent residential and commercial uses. The M-P zoning district is consistent with the Business Park/Industrial, Industrial Park, and Industrial/Campus Office designations of the General Plan. • M-1 – Light Industrial District: The M-1 zoning district is intended to provide for the continued use, expansion, and new development of light industrial use types in proximity to major transportation corridors, and to ensure compatibility with adjacent residential and commercial uses. The M-1 zoning district is consistent with the Business Park/Industrial, Business Park/Industrial and Outdoor Storage and Industrial Park designations of the General Plan. • M-2 – Heavy Industrial District: The M-2 zoning district is intended to provide for the continued use, expansion, and new development of heavy industrial use types in proximity to major transportation corridors, and to ensure compatibility with adjacent residential and commercial uses. The M-2 zoning district is consistent with the Business Park/Industrial: Outdoor Storage designation of the General Plan.
• PD – Planned Development Zoning District: The City utilizes Planned Development (PD) zoning districts as a means of providing property owners/developers with maximum flexibility to create development standards tailored to different product types and site characteristics. PD zoning also helps to create a more desirable use of the land, more coherent and coordinated development, and overall a better physical environment than would result under traditional zoning. A PD zoning district is established by the adoption of an Ordinance classifying the property as a PD and 266
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adopting a Development Plan, which establishes regulations for the use, development, improvement, and maintenance of the property within the requested PD zoning district, and may be adopted in stages, as follows:
1. A Stage 1 Development Plan may be adopted for the entire site and establishes permitted, conditionally permitted, and accessory uses; Stage 1 site plan; site area and proposed densities; maximum number of residential units and nonresidential square footage; a phasing plan and a Master Landscaping Plan; statements regarding consistency with General Plan and Specific Plans, and consistency with Inclusionary Zoning Regulations; an aerial photo, other information necessary for the review of the proposed project; and any provisions as further described in the Dublin Municipal Code.
2. A Stage 2 Development Plan may be adopted concurrently with the Stage 1 Development Plan at the time of establishing the PD zoning district or may be adopted at a subsequent time. A Stage 2 Development Plan may establish permitted, conditionally permitted, and accessory uses; Stage 2 site plan; site area and maximum proposed densities; maximum numbers of residential units by type and nonresidential square footages for each use; development regulations; architectural standards; preliminary landscape plan; other information necessary for the review of the proposed project; and any provisions as further described in the Dublin Municipal Code. All Subdivision Maps, Conditional Use Permits, and Site Development Review Permits must be consistent with the Stage 2 Development Plan. Where phased development of a PD zoning district is proposed, Stage 2 Development Plans may be requested by the developer for portions of the property within the PD zoning district. Ministerial and discretionary permits may be issued only for those portions of a PD zoning district for which a Stage 2 Development Plan has been adopted.
The minimum area for a PD zoning district is four acres; however, a district may be less than four acres in size upon a finding by the Director of Community Development that there is a unique character to the site, to the proposed land use, or to the proposed improvements for which the Planned Development zoning district is better suited than conventional zoning. The densities in residential areas, and floor area ratios and square footages in nonresidential areas may not exceed the densities, floor area ratios, or square footages permitted in the Dublin General Plan and applicable Specific Plans for such uses. Except as specifically modified by a Stage 2 Development Plan, all development in the PD shall be subject to the regulations of the closest comparable zoning district as determined by the Director of Community Development.
Maintenance of all lands included within a PD not utilized for building sites, public roads and public uses shall be assured by recorded land agreements, covenants, proprietary control or other stated devices which attain this objective. The proposed method of assuring the maintenance of such lands shall be included as part of the provisions of the Stage 2 Development Plan. The Planning Commission and the City Council must review any proposed PD zoning district Ordinance in accordance with the provisions of DMC Chapter 8.120, Zoning Ordinance Amendment, and must affirmatively make all of the required findings below:
• The proposed PD zoning district meets the purpose and intent of DMC Chapter 8.32, Planned Development Zoning District;
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• Development under the Planned District Development Plan would be harmonious and compatible with existing and future development in the surrounding area; • The proposed amendment would be harmonious and compatible with existing and potential development in surrounding areas;
• The subject site is physically suitable for the type and intensity of the zoning district being proposed;
• The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare; and
• The proposed amendment is consistent with the Dublin General Plan and any applicable Specific Plans.
The Director of Community Development by administrative action and/or the Planning Commission by means of a Conditional Use Permit may approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development zoning district. All other amendments to the adopted PD zoning district shall be pursuant to DMC Chapter 8.120, Zoning Ordinance Amendment. 268
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Table C-4: Permitted Housing Types by Zoning District
Residential Uses A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 Accessory Dwelling
Unit P P P P - - P - - - -
Agricultural Housing C/ZA - - - - - - - - - -
Animal Keeping –
Residential P P P P - - - - - - -
Boarding House - C/ZA C/ZA C/ZA - - - - - - -
Caretaker Residence C/ZA - - - - - C/PC C/PC C/PC C/PC C/PC Community Care
Facility (Small) P P P P - - - - - - -
Community Care
Facility (Large) - C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC - Cottage Food
Operations ZC/MUP ZC/MUP ZC/MUP ZC/MUP - - - - - - -
Duplex - - P P - - - - - - -
Emergency Shelter - - - - - - - - - P -
Farm Mobile Home C/ZA - - - - - - - - - -
Junior Accessory
Dwelling Unit P P P P - - - - - - -
Mobile Home P P P - - - - - - - -
Mobile
Home/Manufactured
Home Park
- C/PC C/PC - - - - - - - -
Multi-Family
Residence - - P P - - - - - - -
Residential Use
Secondary to
Commercial Use
- C/PC - - - - C/PC - - - -
Residential
Conversion of Garage
to Living Space
- P - - - - - - - - -
Single Family
Residence P P P P - - - - - - -
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Table C-4: Permitted Housing Types by Zoning District
Residential Uses A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 Single Room
Occupancy Units - - - - - - - C/PC - - -
Supportive Housing
(Small) P P P P - - - - - - -
Supportive Housing
(Large) - C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC -
Temporary Mobile
Home/Manufactured
Home
TUP TUP TUP - - - - - - - -
Tract and Sales
Offices/Model Home
Complex
- TUP TUP TUP - - - - - - -
Transitional Housing
(Small) P P P P - - - - - - -
Transitional Housing
(Large) - C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC -
Low Barrier
Navigation Centers - - - - - - - - - - -
Notes:
P – Permitted
(-) – Not Permitted
ZC – Zoning Clearance
MUP – Minor Use Permit
C/ZA – Conditional Use Permit/Zoning Administrator
C/PC – Conditional Use Permit/Planning Commission
Temporary Use Permit – TUP
Source: Dublin Municipal Code Section 8.12.050
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SINGLE-FAMILY RESIDENCE
The term Single-Family Residence is defined by the Dublin Municipal Code as a building designed for and/or occupied exclusively by a single housekeeping unit. This includes factory-built housing, modular housing, manufactured housing, mobile homes, and the rental of bedrooms within a single-family dwelling to no more than four boarders. A residence with more than four boarders where residents do not live as a single housekeeping unit constitutes a boarding house.
A Single Housekeeping Unit refers to a residence with two or more members, whose members are a nontransient 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-Family Residences are permitted in all residential zoning districts.
MULTI-FAMILY RESIDENCE
The term Multi-family Residence is defined as a building or a portion of a building used and/or designed as residences for two or more families living independently of each other. A Multi-Family Residence 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) • Apartments (five or more units under one ownership in a single building) • Attached unit projects such as condominiums and townhouses • Boarding House
This use type may include other residential use types determined by the Director of Community Development to be substantially similar to the use types listed above. Multi-Family Residences are permitted in the R-2 and R-M zoning districts.
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS The term Accessory Dwelling Unit (ADU) is defined as 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 multi-family 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.
The term Junior Accessory Dwelling Unit (JADU) is defined as 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 JADU must 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. 271
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ADUs are permitted in all residential zoning districts and in the C-1 zoning district. JADUs are permitted in all residential zoning districts. As of February 2022, ADU and JADU zoning and development requirements are compliant with current State mandates.
MOBILE HOME/ MANUFACTURED HOME
The term Mobile Home is defined as 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 by the Director of Community Development.
A Mobile Home Park or Manufactured Home Park is also defined as 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.
Mobile Home and Manufactures Homes are permitted in the A, R-1, and R-2 zoning districts. Mobile Home Parks and Manufactured Home Parks are permitted in the R-1 and R-2 zoning districts with approval of a Conditional Use Permit by the Planning Commission. There are currently no Mobile Home Parks located within Dublin.
FARM MOBILE HOME
The term Farm Mobile Home is defined as a mobile home which is used for the housing of a full-time employee (and family) of the farm on which it is located where that farm has a minimum size of 50 acres and where it can be demonstrated that security cannot be obtained by existing single-family dwelling occupancy.
Farm Mobile Homes are permitted in the Agricultural zoning district with approval of a Conditional Use Permit by the Zoning Administrator.
AGRICULTURAL HOUSING
The term Agricultural Housing is defined as dwellings and/or living quarters for farm laborers, or other types of dwellings determined to be substantially similar by the Director of Community Development.
Agricultural Housing may not be in addition to a Caretaker Residence or a Farm Mobile Home.
Agricultural Housing is permitted in the Agricultural zoning district with approval of a Conditional Use Permit by the Zoning Administrator. The California Health and Safety Code Sections 17021.5 and 17021.6 requires farmworker and employee housing to be permitted by-right, without a Conditional Use Permit or other discretionary permit, in single-family residential zoning districts for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. Program E.6 is included in the Housing Plan to ensure the City’s zoning and development standards for farmworker/agricultural housing is compliant with State law.
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SINGLE ROOM OCCUPANCY (SRO)
The term Single Room Occupancy (SRO) Unit is defined as 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; if a bathroom or kitchen is not provided within the unit, 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 an SRO Unit. Common facilities for laundry may or may not be provided on-site.
SRO Units are permitted in the C-2 zoning district with approval of a Conditional Use Permit by the Planning Commission. Program B.12 is included in the Housing Plan to consider permitting procedures and technical assistance for potential SRO unit developers.
COMMUNITY CARE FACILITY – SMALL
The term Community Care Facility/Small is defined as a 24-hour residential facility providing care for six or fewer 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 disabled-nursing • Congregate living health facilities
A Community Care Facility/Small may be located in any type of residence. A Community Care Facility/Small shall be considered a residential use of property and is permitted in all residential zoning districts and the agricultural zoning district.
COMMUNITY CARE FACILITY – LARGE
The term Community Care Facility/Large is defined as a 24-hour residential facility providing care for seven or more 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 disabled-nursing • Congregate living health facilities
A Community Care Facility/Large may be permitted in any type of residence. A Community Care Facility/Large is permitted with approval of a Conditional Use Permit (CUP) by the Planning Commission 273
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in all residential zoning districts and the C-1, C-2, M-P, and M-1 zoning districts. Required findings for the approval of a CUP, pursuant to DMC Section 8.100.060, include the following:
1. The proposed use and related structures are compatible with other land uses, transportation, and service facilities in the vicinity.
2. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare.
3. It will not be injurious to property or improvements in the neighborhood.
4. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure the proposed use and related structures would not be detrimental to the public health, safety, and welfare.
5. The subject site is physically suitable for the type, density, and intensity of the use and related structures being proposed.
6. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located.
7. It is consistent with the Dublin General Plan and with any applicable Specific Plans.
SUPPORTIVE HOUSING – SMALL
The term Supportive Housing - Small is defined as a dwelling unit occupied by a target population of six or fewer persons, with no limit on the length of stay, that is linked to on-site or off-site services that assist the supportive housing resident(s) in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A target population means persons with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Welfare and Institutions Code Section 4500) and may include, among other populations, adults, emancipated youth, families, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.
Government Code Section 65583(a)(5) requires supportive housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Supportive Housing - Small is permitted in the agricultural zoning district and in all residential zoning districts, in compliance with State law.
SUPPORTIVE HOUSING - LARGE
The term Supportive Housing - Large is defined as a dwelling unit occupied by a target population of seven or more persons, with no limit on length of stay, that is linked to on-site or off-site services that assist the supportive housing resident(s) in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A target population means persons with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Welfare and Institutions Code Section 4500) and may include, among other populations, adults, emancipated youth, families, families with children, elderly persons, 274
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young adults aging out of the foster care system, individuals exiting from institutional settings, veterans and homeless people.
Government Code Section 65583(a)(5) requires supportive housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Supportive Housing – Large is currently permitted with approval of a Conditional Use Permit by the Planning Commission in all residential zoning districts and the C-1, C-2, M-P and M-1 zoning districts.
Program B.11 is included in the Housing Plan to allow for by-right approval of permanent supportive housing in zones where housing is permitted.
TRANSITIONAL HOUSING – SMALL
The term Transitional Housing - Small is defined as a dwelling unit occupied by six or fewer homeless persons or families, 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.
Government Code Section 65583(a)(5) requires Transitional Housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Transitional Housing - Small is permitted in the agricultural zoning district and in all residential zoning districts, in compliance with State law.
TRANSITIONAL HOUSING – LARGE
The term Transitional Housing - Large is defined as a dwelling unit occupied by seven or more homeless persons or families, 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.
Government Code Section 65583(a)(5) requires Transitional Housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Transitional Housing - Large is currently permitted with approval of a Conditional Use Permit by the Planning Commission in all residential zoning districts and the C-1, C-2, M-P and M-1 zoning districts.
Program B.11 is included in the Housing Plan to allow for by-right approval of permanent transitional housing in zones where housing is permitted.
LOW-BARRIER NAVGIATION CENTERS
AB 101 states that “The Legislature finds and declares that Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide concern.” California Government Code Section 65660 identifies Low Barrier Navigation Centers as a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low-Barrier Navigation Centers are required as a use by right in areas zoned for mixed uses and non-residential zones permitting multifamily uses if it meets specified requirements. The Dublin Municipal Code does not currently identify, 275
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nor zone for, Low-Barrier Navigation Center. As such, Program B.12 is included in the Housing Plan to ensure compliance with State law
EMERGENCY SHELTER
The term Emergency Shelter is defined as a facility that provides temporary, short-term housing, with minimal supportive services, for homeless individuals or families, provided that no facility shall be used as temporary, short-term housing by any individual or family for more than 30 consecutive days.
Per Assembly Bill 139 (AB 139), emergency shelters must be permitted in at least one zoning district without approval of any discretionary permits. Emergency Shelters are permitted in the M-1 zoning districts, in compliance with State law. There are approximately 28 parcels within the M-1 zoning district, covering a total of 96.6 acres. The parcels range from 0.1 to 20.9 acres and the average parcel size is 2.5 acres. Of these parcels, four are currently vacant and cumulatively total five acres. All M-1 zoning districts are reflected in Figure C-3.
Figure C-3: Dublin Zoning Map – Light Industrial (M-1) Zoning District
Source: City of Dublin Zoning Map
The development standards for emergency shelters are provided in DMC Chapter 8.28, Industrial Zoning Districts, Chapter 8.36, Development Regulations, and Chapter 8.45, Emergency Shelters, as summarized below.
• Minimum Setbacks
o Front, Side, Street Side: 10 feet
o Rear: 20 feet
• Maximum Building Height: 45 feet
• Landscape Buffer: 10 feet wide along all roadways
• Enclosure: Open areas used for storage or for parking and loading shall be enclosed by a solid wall or fence at least six feet in height with solid entrance and exit gates. 276
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Emergency shelters that meet the development standards and regulations above may be approved ministerially with a Zoning Clearance. No constraints on the development of emergency shelters are identified because no discretionary review or public hearing is required.
Additionally, AB 139 states that jurisdictions may only apply objective standards that provide sufficient parking to accommodate emergency shelter staff. The City currently requires one parking space for every 20 beds plus one parking space for each employee on the largest shift plus one parking space for each company vehicle. Program D.3 is included in the Housing Plan to update the Emergency Shelters Ordinance and Zoning Ordinance to comply with parking requirements established by AB 139.
Figure C-4 shows the location of hazardous waste generators and hazardous waste percentile for the region surrounding the M-1 zoning district. According to CalEnviroScreen 4.0, this indicator is calculated by considering the number of permitted Treatment, Storage and Disposal Facilities (TSDFs), generators of hazardous waste or chrome plating facilities, the weight of each generator or site, and the distance to the census tract. The figure shows two hazardous waste generators located in the M-1 zoning district. As of February 2022, these generators include Valent Dublin Laboratories (which manufactures herbicides, insecticides, fungicides, plant growth regulators, and other product types for crop production and pest management) and Hexel Research and Development (a research laboratory). These businesses, and all within the M-1 zone, are light-industrial uses and do not create an environment unfit for human habitation. Furthermore, existing housing units are close to the M-1 zone and the two identified generators. As such, the hazardous waste generators identified by CalEnviroScreen 4.0 do not pose a threat to the development and use of future emergency shelters in the area.
Figure C-4: CalEnviroScreen 4.0 – Hazardous Waste
Source: CalEnviroScreen 4.0
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Additionally, the M-1 zoning district is located near existing commercial and retail resources, as well as existing public transportation routes. Figure C-5 shows the two Bay Area Rapid Transit (BART) stations located near the M-1 zoning district and the transit routes and stops running through the area. As the figure shows, the M-1 zoning district and potential emergency shelter occupants are located within a short distance to public transportationwith destinations throughout the City and the Bay Area region.
Figure C-5: Transit Routes – Dublin/Pleasanton BART Stations Source: 511 Free Bay Area Transit Information – Transit Routes .
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Residential Development Standards
The City establishes development standards through the Zoning Ordinance to regulate development of the uses listed above. The development standards include minimum lot size and width, minimum setbacks, and maximum lot coverage, height limits and density. Table C-5 below provides the Dublin Municipal Code standards established for each zoning district which permits residential developments. The City also utilizes Planned Development Zoning, as further discussed below, which provides significant flexibility regarding development standards.
Table C-5: Development Standards for Residential Developments Zoning
District
Minimum Lot Area Minimum Setbacks (Feet) Maximum Construction Standards Lot Size Lot Width Lot Depth
(Feet) Front Side Street Side Rear Lot Coverage
Height
Limit (Feet)
Units Per
Interior Lot Corner Lot Interior Lot Corner Lot Lot
A 100 acres 100 acres 300 ft. 300 ft. N/A 50 30 50 50 N/A 25/354 1 R-1 4,000 sq. ft. 5,000 sq. ft. 50 ft. 60 ft. 100 181 52 10 20 1 story: 40% 2 story: 35% 25/354 1
R-2 8,000 sq. ft. 9,000 sq. ft. 80 ft. 90 ft. 100 181 10 10 20 1 story: 40% 2 story: 35% 25/354 2
R-M 5,000 sq. ft. 6,000 sq. ft. 50 ft. 60 ft. 100 20 103 10 30 1 story: 40% 2 story: 35% 25/354 1/750 sq. ft.
C-O 10,000 sq. ft. 11,000 sq. ft. 70 ft. 80 ft. 100 20 10 10 10 N/A 35 N/A C-N 5,000 sq. ft. 6,000 sq. ft 50 ft. 60 ft. 100 20 05 10 06 N/A 35 N/A C-1 5,000 sq. ft. 6,000 sq. ft 50 ft. 60 ft. 100 07 05 08 06 N/A 459 N/A C-2 6,000 sq. ft. 7,000 sq. ft 50 ft. 60 ft. 100 07 05 08 06 N/A 459 N/A M-P 40,000 sq. ft. 40,000 sq. ft 150 ft. 150 ft. 100 50 20 20 40 N/A 35 N/A M-1 20,000 sq. ft. 20,000 sq. ft 100 ft. 100 ft. 100 10 10 10 20 N/A 45 N/A M-2 5,000 sq. ft. 6,000 sq. ft 150 ft. 150 ft. 100 10 10 10 10 N/A 45 N/A Notes:
1. Minimum setback
2. Side Yard setbacks in the R-1 zoning district shall be a minimum of five feet plus one foot for each full 10 feet by lot width exceeds minimum lot width up to a maximum of 10 feet.
3. Buildings with four or more residences in the R-M zoning district shall have a 15-foot Side Yard on one side.
4. West of Dougherty Road 25 feet and two stories; may be increased to 35 feet and two stories pursuant to a Site Development Review approval by the Zoning Administrator. East of Dougherty Road; 35 feet and two stories.
5. 0 feet except, if abutting an R zoning district, the same as the Side Yard Setbacks of that district.
6. 0 feet except, 15 feet if a C-1 or C-2 zoning district backs up on an R zoning district
7. 0 feet except, if abutting an R zoning district or C-O or C-N zoning district, the same as the Front Yard Setback of that zoning district.
8. 0 feet except, if the Street Side Yard of a corner lot in a C-1 or C-2 zoning district abuts a Key Lot in any R, C-O or C-N zoning district, not less than half of the Front Yard setback required for the Key Lot.
9. 45 feet, except 35 feet if the principal structure in a C-1 or C-2 zoning district is within 50 feet of an R zoning district.
Source: Dublin Municipal Code Section 8.36.020.
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All development standards have been applied to the candidate sites and it was determined that future residential projects could feasibly develop at an assumed density of 80 percent of the maximum permitted density in any given zoning district that allows residential development, whether the district is residential or not. Based on this, future residential development would meet assumed densities without needing exceptions such as Conditional Use Permits or Variances. Development standards would not impact the cost or supply of housing in Dublin, impact the length or timing of plan review nor affect project certainty.
YARD REQUIREMENTS
The term Yard is defined by the Dublin Municipal Code as open space on a lot, other than a court, unobstructed and unoccupied from the ground upward. A Yard refers to the area between the lot line and the structural setback line. The term Setback is defined as the required distance that a building, structure, or other designated item must be located from a lot line. Yard and setback requirements are established to allow for light and air, circulation, emergency access, and aesthetic improvements. Dublin’s yard requirements are not considered a constraint
LOT COVERAGE
The term Lot Coverage is defined as 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. Dublin’s lot coverage standards are not considered a constraint.
OPEN SPACE
The Dublin Municipal Code defines “Common Useable Open Space” as minimum useable open space within the area of a Building Site designed and reserved for outdoor living, recreation, pedestrian access, and landscaping. The calculation of Common Useable Open Space is made by deducting from the total area of the building site:
• Maximum Lot Coverage.
• Paved parking areas, driveways, and maneuvering areas. • Areas having a slope in excess of 20 percent.
• Any open space less than 10 feet in its smallest dimension.
Dublin’s open space requirements are not considered a constraint.
MAXIMUM BUILDING HEIGHT
The term Height is defined as the height limits for buildings and structures and is measured as the vertical distance from the highest point of the structure to the average of the highest and lowest points where the exterior walls touch the natural grade. Dublin’s building height standards are not considered a constraint.
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PARKING STANDARDS
The City establishes off-street parking regulations to ensure adequate parking availability, prevent interference with circulation and create a safe environment, and to protect surrounding uses from adverse noise and visual impacts. Table C-6a provides the number of parking spaces required for residential uses throughout the City. In comparison, Table C-7 provides the off-street parking requirements for neighboring communities. The City has greater parking requirements for new singlefamily residences; however, multi-family residences generally have the lowest parking requirements compared to nearby cities. The City’s parking requirements are more nuanced than neighboring communities and require differing parking requirements for rental multi-family residences and for-sale multi-family residences.
Table C-6a: Residential Off-Street Parking Requirements Residential Use Types Number of Parking Spaces Required Accessory Dwelling Unit See DMC Section 8.80.030 of the Zoning Ordinance Agricultural Housing 2 per dwelling
Boarding House 2 per dwelling, plus .5 per sleeping room Caretaker Residence 2 per dwelling
Community Care Facility/Small 2 per dwelling
Cottage Food Operations
Provide the number of spaces required for the type of residential dwelling plus 1 space for an employee not residing in the home (if applicable) plus 1 space for a company vehicle (if applicable). A company vehicle that also serves as the day-to-day personal vehicle of the individual conducting the cottage food operation shall not require an additional parking space.
Emergency Shelter
1 parking space for every 20 beds plus 1 parking space for each employee on the largest shift plus 1 parking space for each company vehicle.
Farm Mobile Home 2 per dwelling
Family Day Care Home/Large (up to 14) Not regulated
Family Day Care/Small (up to 8) Not regulated
Junior Accessory Dwelling Unit See DMC Section 8.80.030 of the Zoning Ordinance Mobile Home 2 per dwelling
Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings Apartments
Studio and 1
Bedroom 1 covered or garaged per dwelling plus 1 parking space for unreserved and guest parking. 2+ Bedrooms
Condominium
Studio and 1
Bedroom
1 covered or garaged per dwelling plus 1 guest parking space per dwelling which shall be marked as a guest parking space 2+ Bedrooms 2 covered or garaged per dwelling plus 1 guest parking space per dwelling which shall be marked as a guest parking space SB 9 Unit Developments See DMC Section 8.81.060 relating to SB 9 Unit parking.
Senior Citizen Apartments 1 covered or garaged per dwelling plus one guest parking space for every three dwelling units.
Residential Use Secondary to
Commercial Use 2 per residence
Lots 4,000 square
feet or less
2 in an enclosed garage per dwelling* plus one on-street parking space per dwelling unit within 150 feet of that dwelling unit. 281
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Table C-6a: Residential Off-Street Parking Requirements Residential Use Types Number of Parking Spaces Required Single-Family/
Duplex/
Townhouse
Lots greater than
4,000 square feet
2 in enclosed garage per dwelling* plus one parking space per dwelling unit provided in the driveway or on-street within 150 feet of that dwelling unit.
Single Room Occupancy Units 1 per unit plus 1 guest parking space for every 3 units Supportive Housing - Small 2 per dwelling
Supportive Housing - Large 1 per 3 employees on largest shift, plus 1 per 3 beds Transitional Housing - Small 2 per dwelling
Transitional Housing - Large 1 per 3 employees on largest shift, plus 1 per 3 beds * Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of converting a residential garage to living space pursuant to Chapter 8.78 of the Dublin Zoning Ordinance.
Source: Dublin Municipal Code Section 8.76.080.
Table C-6b: Parking Structures
Project Spaces Project Status
Amador Station (BRIDGE Housing) 245 Entitled
Ashton at Dublin Station 331 Under Construction
Avalon West (Saint Patrick Way) 781 Under Construction
Table C-7: Residential Off-Street Parking Requirements for Nearby Jurisdictions Residential Use Types Number of Parking Spaces Required Pleasanton
One-family dwelling units* 2 spaces
Condominiums, community apartments and separately
owned townhouses 2 spaces per unit
Apartments with two bedrooms or less* 2 spaces per unit for the first 4 units; 1.5 spaces per unit for additional units
Apartments with three or more bedrooms* 2 spaces per unit Visitor parking 1 space per 7 units
*At least one space per dwelling unit must be located in a garage or carport.
San Ramon
Live/work units 2 spaces per unit
Mobile homes 2 spaces per unit, with at least 1 covered 1 space per 4 units for guest parking
Multi-family
Studio/ 1-bedroom 1 covered space per unit
2- and 3-bedroom 2 spaces per unit, with at least 1 covered 4-bedroom or more 3 spaces per unit, with at least 1 covered Guest parking 1 space per 4 units
Residential care homes
6 or fewer clients 2 covered spaces
7 or more clients 1 space per 3 beds
1 space per 4 units for guests and employees
Rooming and boarding houses 1 space per bedroom
Single-family dwellings
Up to 4 bedrooms 2 covered spaces within a garage
5 bedrooms 3 covered spaces within a garage
6 or more bedrooms 4 covered spaces within a garage
Livermore
Studio 1 space
1 bedroom 1 space
2 or more bedrooms 2 spaces
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Table C-7: Residential Off-Street Parking Requirements for Nearby Jurisdictions Residential Use Types Number of Parking Spaces Required Guest spaces (multiple family) 1 space per 4 units
Mobile homes 2 spaces per unit
Source: Pleasanton Municipal Code; San Ramon Municipal Code; City of Livermore Development Code.
Multi-family residential developments require one covered or garage parking space per residential unit plus one guest parking space per residential unit, which must be marked as a guest parking space. Parking requirements are reduced to 1.5 spaces (covered or uncovered) per residential unit in the Downtown Dublin - Transit Oriented District and at the Transit Center. While required covered or garage parking may be more costly to housing developers, it has not been identified as a constraint by the development community and is consistent with the parking requirements for the Cities of Pleasanton and San Ramon.
Additionally, qualifying affordable housing projects are entitled to parking reductions pursuant to State Density Bonus Law (Government Code Section 65915-69518). The City recently approved two affordable housing projects (Amador Station and Regional Street Senior Affordable Housing) that requested parking reductions. In both cases, the parking requirement was reduced to 0.5 parking spaces per residential unit.
As mentioned above, parking requirements may increase the cost of housing but have not been identified as a constraint to housing supply, nor an impact on the financial feasibility and approval certainty of multifamily residential development projects in the City.
Recent multi-family residential developments in Dublin, as outlined in Table C-6b, have proposed parking structures in place of surface lots with covered spaces.
Assembly Bill 2097
In September 2022, AB 2097 was signed into law establishing provisions for vehicle parking requirements based on proximity to public transit. Specifically, AB 2097 prohibits public agencies from imposing minimum vehicle parking requirements for developments located within half-a-mile of public transit. “Public transit” means a major transit stop as defined by Public Resources Code Section 21155:
• An existing rail of bus rapid transit station,
• A ferry terminal served by either a bus or rail transit service, and • The intersection of two or more bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute period.
Jurisdictions may impose or enforce minimum parking requirements on housing developments if findings are made (within 30 days of a completed application) that not imposing minimum parking requirements on the development would have substantially negative impacts on the jurisdiction’s ability to meet its RHNA or existing residential or commercial parking within half-a-mile of the housing development. These findings must be supported by a preponderance of the evidence in the record. Pursuant to AB 2097, the projects listed below are exempt from imposed or enforced minimum parking requirements:
• Housing development projects that dedicate a minimum of 20 percent of the total number of housing units to very low-, low-, or moderate-income households; students; the elderly; or persons with disabilities.
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• Housing developments with fewer than 20 housing units. • Housing developments subject to parking reductions based on any other applicable law.
AB 2097 prohibits these provisions from reducing, eliminating, or precluding the enforcement of any requirement imposed on a housing development project that is located within half-a-mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities.
Program D.6 is included in the Housing Plan to amend the Zoning Ordinance to comply with AB 2097.
Definition of Family
Under the right of privacy, the California Constitution prohibits a restrictive definition of “Family” which limits the number of unrelated persons and differentiates between related and unrelated individuals living together. The City defines “Family” 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 exclusion of boarding homes, community care facilities, and supportive or transitional housing from the definition of “Family” may be considered a constraint to persons with disabilities. As such, Program B.17 is included in the Housing Plan to provide for the review and revision of the definition of “Family.” State Density Bonus Law
Dublin Municipal Code Chapter 8.52 establishes density bonus regulations to provide for the development of affordable housing. The State-mandated density bonus provides incentives to developers to produce housing affordable to very low-income households, low-income households, moderate-income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities.
An applicant proposing a density bonus may submit a Preliminary Application prior to the submittal of a formal application. Once ready, the applicant must submit a complete application with fees and/or a deposit. The application must state what density bonus, incentives, concessions, waiver or modifications of development standards, or favorable parking requirements are being requested from the City and the rationale for the request.
The application must also include a statement describing whether residential development is proposed on any property that:
1. Includes parcel(s) on which rental dwelling units are, or if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to very low- or low-income households;
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2. Has been subject to any other form of rent or price control through a public agency’s exercise of its police power; or
3. Has been occupied by very low- or low-income households.
The Community Development Director evaluates the application based on the following criteria:
1. The requested density bonus meets all the requirements of the State Density Bonus Law.
2. The requested incentives and concessions result in identifiable and actual cost reductions to provide for affordable housing costs or rents for the target dwelling units, and whether such incentives and concessions would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property that is listed in the California Register of Historical Resources and/or National Register of Historic Places, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households, or violates such other requirements as may be set forth in the State Density Bonus Law for incentives and concessions.
3. The City’s development standards physically preclude the construction of the development project at the density and with the concessions and incentives to be provided to the proposed project pursuant to this Chapter, and whether the requested waiver or modifications are necessary to enable the construction of the development project at such density and with such concessions and incentives.
4. The density bonus housing project complies with the General Plan, any applicable specific plans, zoning, and development policies and standards of the City.
5. Any conversion of apartment units to condominiums will result in a reduction in the affordable housing stock for lower-income groups, as of most recent inventory.
AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50 percent additional density provided those projects produce the additional below market rate (BMR) units in the “base” portion of the project, unless the locality already allows a bonus above 35 percent. The bill also lowered the BMR thresholds for concessions and incentives for projects with low-income BMRs. As of 2021, Government Code Section 65915 authorizes an applicant to receive two incentives or concessions for projects that include at least 17 percent of the total units for lower-income households, at least 10 percent of the total units for very low-income households, or at least 20 percent moderate-income households. It also allows an applicant to receive up to three incentives or concessions for projects that include at least 24 percent of the total units for lower-income households, at least 15 percent of the total units for very low-income households, or at least 30 percent for persons or families of moderate-income households. The Dublin Municipal Code refers tothe State Density Bonus Law for specificity on the density bonus allowances.
Reasonable Accommodations
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (modifications or exceptions) to their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate 285
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requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Ordinance to ensure that homes are accessible for the mobility impaired.
Dublin Municipal Code Chapter 8.38 establishes procedures and requirements for reasonable accommodation applications for persons with disabilities. An application for reasonable accommodations is reviewed ministerially through a Zoning Clearance and is not subject to discretionary review or a public hearing. A Zoning Clearance is issued if the request complies with the following development standards and regulations:
• Zoning Districts.The request for reasonable accommodation is for a legally established residential dwelling located in an agricultural, residential, or comparable Planned Development zoning district.
• Occupancy. The residential dwelling is the primary residence of the person(s) requesting reasonable accommodations and such persons have been determined to be protected under Fair Housing Laws.
• Design Compatibility. Any exterior modification to the dwelling is designed to be compatible with the architectural character, colors, and texture of the dwelling and surrounding neighborhood. • Side Yard Setbacks. For additions to a dwelling, a minimum side yard setback of five feet is maintained.
• Rear Yard Setbacks. For additions to a dwelling, a minimum rear yard setback of 10 feet is maintained.
• Lot Coverage. The maximum lot coverage does not exceed 50 percent for a one-story dwelling or 45 percent for a two-story dwelling.
• Uncovered Access Ramp.An uncovered access ramp may be located within a front, side, or rear yard setback so long as the height of the ramp does not exceed the grade level finish floor of the dwelling.
As of July 2022, the City has not received any 5th Cycle reasonable accommodation applications and, in addition, does not have a history of denying reasonable accommodation applications. The City has never received feedback from housing developers or property owners indicating the presence of a constraint to this application and process; however, following HCD feedback, the City has included provisions in Program E.3 of the Housing Plan to review and amend the Dublin Municipal Code, as appropriate, to remove potential constraints for reasonable accommodation requests.
On-/Off-Site Improvements
New subdivisions may be required to improve streets, highways, public ways, and easements, as well as improvements that may not be part of the subdivision but are affected by the subdivision. Thus, these are costs that may influence the sale or rental price of housing. Dublin Municipal Code Chapter 9.16 establishes the required on- and off-site improvements below:
• Streets and Roads. Grading; curbs and gutters; and surfacing of streets, highways and public ways, and the drainage thereof.
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• Grading Lots. The grading of the lots and the drainage may be required by the design of the approved tentative map.
• Stormwater Control and Treatment. Stormwater control measures in compliance with the Dublin Municipal Code, the latest Regional Water Quality Control Board clean water construction general permit, and the latest Municipal Regional Stormwater National Pollution Discharge Elimination System (NPDES) Permit. The control and treatment measures shall reduce erosion and sedimentation from entering the storm drain system from the subdivision site (point source). • Water Supply and Sanitary Sewer. Subdivisions shall be served with water and sanitary sewer connections in the manner approved by the Dublin San Ramon Services District unless an alternative design is proposed and approved by the City Engineer. • Utilities. Subdivisions shall be served by public utilities (gas, electricity, Internet/cable/phone) unless an alternative design is proposed and approved by the City Engineer. • Public Safety. Construction of such structures necessary for public safety, including but not limited to local neighborhood drainage, traffic safety signs and devices, and street lighting. • Fire Hydrants. Fire hydrants shall be furnished and installed as approved by the local water district, Fire Marshal, and City Engineer.
• Trails and Bikeways. Trails and bikeways as designated on the General Plan or applicable Specific Plan, or the City’s adopted Bicycle and Pedestrian Master Plan.
Additionally, as a condition of approval of a tentative map, the City may impose a requirement that the subdivider install improvements for the benefit of the subdivision, property not within the subdivision, and the public. If the improvements are dedicated to the public, then the City will enter into an agreement to reimburse the subdivider for that portion of the cost of those improvements, including an amount attributable to interest, in excess of the construction required for the subdivision.
Further conditions of approval may include, but are not limited to:
• Dedication and improvement of streets, alleys, including access rights and abutters’ rights, drainage, public utility, and other public easements;
• Reservations;
• The design and improvement of subdivisions;
• Requirements to implement California Environmental Quality Act (CEQA mitigation measures; • Ensuring proper grading and erosion control, prevention of sedimentation or damage to off-site property;
• Energy conservation; and
• Ensuring compliance with adopted development standards.
Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of housing development and are not considered a constraint to development.
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Local Ordinances
URBAN GROWTH BOUNDARIES (UBG)
Growth management measures are techniques used by a government to regulate the rate, amount, location, and type of development. Growth management measures allow cities to grow responsibly and orderly; however, they can produce constraints to the development of housing if overly restrictive. This may be particularly restrictive for accessible and affordable housing.
Dublin residents approved Measure M in 2000 to create an Urban Growth Boundary (UBG) on the western limits of the City. Measure M restricts residential development on the foothills by requiring voter approval of any proposed residential project. As such, the foothills were preserved as agricultural and open space areas.
In addition, the Dublin Open Space Initiative of 2014 was adopted to preserve the Doolan Canyon area east of the City and on the foothill area to the west. This initiative prevents urban development (residential and commercial) without voter approval. As the City does not currently provide services to the Doolan Canyon area, proposed development in the area would also need to fund new infrastructure and public services. The ballot measure requirement to allow residential development outside the UBG and cost of adding infrastructure and services are together considered a constraint to the development of housing, and specifically affordable housing.
SHORT-TERM RENTALS
Short-Term Rental Ordinances are commonly defined as an accessory use of a primary residence for the purposes of providing temporary lodging for compensation for up to 30 days. A Short-Term Rental Ordinance establishes regulations, standards, and a permitting process for the renting or leasing of the privately owned, visitor-serving dwelling unit. Short-Term Rental Ordinances are often established to safeguard residents by ensuring that short-term rental activities do not threaten the character of neighborhoods and that such short-term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties. The City does not currently have an adopted ShortTerm Rental Ordinance, but short-term rentals are defined as Bed and Breakfast Inn, which require approval of a Conditional Use Permit by the Planning Commission in the agricultural and residential zoning districts and the C-1, C-2, M-P, and M-1 zoning districts.
INCLUSIONARY ZONING ORDINANCE
Dublin Municipal Code Chapter 8.68 establishes the requirements and procedures for the City’s Inclusionary Zoning Ordinance, which assists the City in producing residential units affordable to lowerincome and moderate-income households. The purpose of the Ordinance is to contribute to the City’s housing goals and ensure future development occurs in a manner consistent with the City’s housing policies and needs.
The City’s Inclusionary Zoning Ordinance requires all new residential development projects of 20 units or more, designed and intended for permanent occupancy, to designate 12.5 percent of the total number of dwelling units within the development as affordable units. Affordable units shall be allocated to households with very low-, low- and moderate-income levels as follows:
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Table C-8: Inclusionary Zoning Requirements
Rental Units Owner-Occupied Units
Very low-income households 30% 0%
Low-income households 20% 40%
Moderate-income households 50% 60%
All affordable units in a project or phase of a project are the be constructed concurrently with marketrate units, unless the City Manager determines in writing that extenuating circumstances exist that make concurrent construction infeasible or impractical. In addition, all affordable units shall reflect the range and number of bedrooms provided in the project as a whole and shall not be distinguished by exterior design, construction, or materials. Affordable units may be of smaller size than the units in the project and may have fewer amenities than the market rate units in the project. All affordable units shall be reasonably dispersed throughout the project.
Residential development projects subject to the Inclusionary Zoning Ordinance may seek approval from the City Council to instead use an exception listed below:
• Payment of Fees In Lieu of Creation of Affordable Units. Upon request of the applicant, the City Council shall permit the applicant to pay a fee in lieu of constructing up to 40 percent of the affordable units that the developer would otherwise be required to construct pursuant to Dublin Municipal Code Section 8.68.030.A. The amount of the fee shall be as set forth in a resolution of the City Council, which may be amended from time to time to reflect inflation and changed conditions in the City and the region. In lieu fees must be paid in the amount set forth in the resolution in effect at the time of issuance of the building permit. • Off-Site Projects. An applicant may construct the affordable units not physically within the development in lieu of constructing some or all affordable units within the development, with the approval of the City Council, if the City Council finds:
o Construction of the units off-site in lieu of constructing units on-site is consistent with the chapter’s goal of creating, preserving, maintaining, and protecting housing for very low-, low- and moderate-income households.
o The units to be constructed off site are consistent with Dublin Municipal Code Section
8.68.030.E.
o It would be infeasible or impractical to construct affordable units on-site. o Conditions of approval for the project require the off-site affordable units to be governed by the terms of a deed restriction and, if applicable, rental restrictions similar to on-site affordable units.
o The conditions of approval for the project, or other security such as a cash deposit, bond, or letter of credit, are adequate to require the construction of the off-site affordable units concurrently with the completion of the construction of the residential development or within a reasonable period (not to exceed five years).
• Land Dedication. An applicant may dedicate land to the City or city-designated local non-profit housing developer in lieu of construction of some or all required affordable units, if the Council finds:
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o That dedication of land in lieu of constructing units is consistent with the chapter’s goal of creating, preserving, maintaining, and protecting housing for very-low, low- and moderate-income households.
o That the dedicated land is useable for its intended purpose, is free of toxic substances and contaminated soils, and is fully improved, with infrastructure, adjacent utilities, grading, and all development-impact fees paid excluding any inclusionary zoning ordinance fees. o That the proposedland dedication is of sufficient size to meet the following requirements:
The dedication includes land sufficient to construct the number of units that the applicant would otherwise be required to construct by Dublin Municipal Code Section 8.68.030.A, based on the size of lots in the subdivision for which the applicant is meeting its obligation; and
The dedication includes such additional land where the market value is equal to or exceeds the difference between the value of a 1,200-square-foot unit and the price at which such a unit could be sold as an affordable unit times the number of units required. • Credit Transfers. An applicant may fully or partially satisfy the requirements of Dublin Municipal Code Section 8.68.030.A by using transfer credits created pursuant to Section 8.68.060. Credit certificates are presented to the Community Development Director, who shall note at the time of project approval the credit certificate by number. Credit certificates may only be used to satisfy the requirements for Inclusionary Units for the income category and number of bedrooms for which they are issued.
• Waiver of Requirements. The City Council, at its discretion, may waive, wholly or partially, the requirements of the Inclusionary Zoning Ordinance and approve alternate methods of compliance with Dublin Municipal Code Chapter 8.68 if the applicant demonstrates, and the City Council finds, that such alternate methods meet the purposes of the Chapter.
However, the City may also offer incentives or financial assistance to encourage the development of onsite affordable units in excess of the 12.5 percentinclusionary requirement. These incentives may include, but are not limited to:
• Fee deferral for development processing fees and development impact fees. • Design modifications such as reduced lot sizes, reduced setback requirements, reduced open space requirements, reduced landscaping requirements, reduced interior or exterior amenities, reduction in parking requirements, and/or height restriction waivers.
Residential development projects requesting a density bonus by providing a percentage of affordable units pursuant to State Density Bonus Law may count the affordable units toward the project’s inclusionary requirement. The City’s Inclusionary Zoning Ordinance works together with State Density Bonus Law.
Prior to issuance of a building permit for an affordable unit, the City must establish resale restrictions, rental controls, or both, in an agreement between the City and the developer. The agreement must be executed by the City Manager, and its requirements run with the land and bind future property owners.
Agreements involving rental units shall require the owner of the affordable units to ensure that the units 290
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are occupied by tenants whose monthly income levels do not exceed very low-, low-, or moderate-income levels, and preclude the tenants from subletting or subleasing the unit. The agreement also requires the owner of the affordable unit to submit an annual report to the City Manager including, but not be limited to, an identification of the affordable units within the project; the monthly rents charged and proposed to be charged; vacancy information for the prior year; and the monthly income for tenants of each affordable unit throughout the prior year. Agreements for ownership units must specify that the inclusionary units must be occupied by the owner(s) and may not be leased or rented without the written approval of the City. The resale restrictions must provide that in the event of the sale of an affordable unit, the City will have the right to purchase any affordable owner-occupant unit at the maximum price that could be charged to an eligible household.
The Inclusionary Zoning Ordinance requires households to receive eligibility approval prior to occupying an affordable unit. Potential eligible occupants of affordable units will be qualified based on household income, the median combined household income statistics for Alameda County published periodically by HCD, all sources of household income and assets, the relationship between household size and the size of available units, and any further criteria required by law. The developer is also required to use an equitable selection method established in conformance with the terms of the Inclusionary Zoning Ordinance. The selection criteria may not distinguish between adults and children. Selection of qualified person is based on priorities established using the point system described below:
• Employed within the boundaries of Dublin for at least six months prior (three points, one per household)
• Public Service employee working in Dublin (one additional point) • Dublin resident for at least one year prior (three points, one per household) • Seniors (one point per household)
• Permanently disabled (one point per household)
• Immediate family member of Dublin resident (one point per household) • Required to relocate from current Dublin residence due to demolition of dwelling or conversion of dwelling from rental to for-sale unit (one point per household) In general, the City’s Inclusionary Zoning Ordinance is not considered a constraint as it contributes to the development of affordable housing throughout the City.
Specific Plans
The City utilizes specific plans as a tool to implement the guiding policies contained in the General Plan.
The City adopted four specific plans that encompass specific geographic areas. Each specific plan contains policies and design guidelines that are tailored to implement the community’s vision for the future of these areas and to ensure a coordinated development scheme. Physical improvements to property within each of these plan areas must comply with the policies contained in the General Plan and the corresponding specific plan.
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DOWNTOWN DUBLIN SPECIFIC PLAN (DDSP)
The Downtown Dublin Specific Plan (DDSP) guides the creation of a vibrant and dynamic commercial and mixed-use center that provides a wide array of opportunities for shopping, services, dining, working, living, and entertainment in a pedestrian-friendly and aesthetically pleasing setting.
The DDSP area is 284 acres in size and includes three districts – the Retail District, the Transit-Oriented District, and the Village Parkway District. Table C-9a provides the permitted residential uses in each district and Table C-9b provides the development standards. In total, 2,500 net new residential dwelling units are permitted in the DDSP with the following densities:
• Retail District: 22 units per net acre with no maximum density • Transit-Oriented District: 30 to 85 units per net acre • Village Parkway District: No minimum density to 15 units per acre Table C-9a: Downtown Dublin Specific Plan - Permitted Residential Uses Building Uses Retail District Transit-Oriented District Village Parkway District Live-Work1 Allowed2 Allowed CUP/PC3
Multi-Family Residential1 Allowed2 Allowed Allowed
Mixed-Use Residential1 Allowed2 Allowed Allowed
Notes:
1. Subject to additional development standards if located within 1,000 feet of I-580 or I-680.
2. Allowed throughout the Retail District except on those properties west of San Ramon Road.
3. May be permitted with a CUP/PC in a mixed-use development.
CUP – Conditional Use Permit
PC – Planning Commission
Source: City of Dublin Downtown Specific Plan
Table C-9b: Downtown Dublin Specific Plan – Development Standards Feature Minimum Standard Feature Minimum Standard
Lot Width1 50 ft.
Internal Setback from
Property Lines shared
with Residential Uses
15 ft.
Lot Depth1 80 ft.
Internal Setback from
Property Lines shared
with Non-Residential
Uses
Per Building Code
Lot Size1 10,000 sq. ft. Freeway/Drainage
Channel Setback
10 ft. minimum from
property lines adjacent to
freeway or drainage channel
Street
Setback from
Dublin
Boulevard
and San
Ramon Road
10 ft. min.
The street setback may be improved
as an extension of the public sidewalk
if accessible to the public through an
established easement
Required Frontage
Buildout2 Not Required
Street
Setback from
Other Streets
5 ft. min.
The street setback may be improved
as an extension of the public sidewalk
if accessible to the public through an
established easement
Building Height
6 floors and 75 ft. max.
(tower elements,
architectural and articulated
design features, solar panels,
and small-scale wind
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Table C-9b: Downtown Dublin Specific Plan – Development Standards Feature Minimum Standard Feature Minimum Standard
turbines may extend 10 ft.
max. beyond this height)
Minimum building height in
“The Core” is 40 feet
Density
Not permitted west of San Ramon Road.
Allowed at a minimum density of 22 units per net acre.
• Permitted within a mixed-use development if designed based on the following standards:
The development includes ground floor retail or office space that equals an FAR of 0.3 min. • Retail or office space is built along at least 80 percent of the property’s total street frontage and set back no more than 10 ft. from the building setback requirement. • Common open space for the residential units are provided at a rate of 15 percent of the site’s total area.
Projects that include residential development within 1,000 ft. of either Interstate 580 or 680 (or less per Bay Area Air Quality Management District’s current guidelines) shall incorporate the following standards to minimize potentially adverse air quality affects:
• Configure the proposed buildings so that the bulk of the building is located farther from the highway.
• Place heating ventilation and air conditioning (HVAC) system intakes as far away from highway as feasible.
• Include high efficiency filters in the HVAC system (rated with a minimum efficiency rating value [MERV] of at least 13). This would also include a commitment to regular maintenance and replacement of filters as needed.
• Provide positive pressure with the HVAC system in all occupied spaces to prevent the incursion of outside air that bypasses the HVAC filters. • To reduce the amount of outside unfiltered air indoors, do not place operable windows in close proximity to the highway. In addition, signs should be posted to keep exterior doors closed when not in use.
Notes:
1. These standards only apply to new land subdivisions and do not apply to condominium subdivisions.
2. If residential units are provided, see buildout requirements in the Building Design table of the Specific Plan.
Source: City of Dublin Downtown Specific Plan
DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN
The Dublin Village Historic Area Specific Plan guides future development in the specific plan area to be sensitive to the area's historic past and to preserve and enhance the area's historical, cultural, and archaeological resources.
The Dublin Village Historical Area consists of approximately 38 acres of land and includes commercial, residential, public, and business park/industrial uses. Table C-10 outlines the permitted residential land uses and the total development potential. Dublin Village Historical Area does not establish its own development standards.
Table C-10: Dublin Village Historic Area Specific Plan - Permitted Residential Uses Residential LandUses Density Range Maximum Development Potential Medium Density Residential 6.1 – 14 units/acre Up to 83 units Medium/High Density Residential 14 – 25 units/acre Up to 207 units TOTAL 290 units
Source: Dublin Village Historical Area Specific Plan
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EASTERN DUBLIN SPECIFIC PLAN
The Eastern Dublin Specific Plan provides a planning framework for the future growth and development of approximately 3,300 acres that lie to the east of the Camp Parks Reserve Forces Training Area. As provided in the Eastern Dublin Specific Plan, the residential land use category has six classifications: High Density, Medium High Density, Medium Density, Single Family, Estate Residential and Rural Residential/Agricultural. Taken together, the Specific Plan projects a total of 13,950 housing units at "buildout." Approximately 58 percent of the new housing units are single-family residential character; however, to encourage affordability, many are smaller units on smaller lots. Table C-11 outlines the permitted residential land uses and the total development potential. Eastern Dublin Specific Plan does not establish its own development standards.
Table C-11: Eastern Dublin Specific Plan - Permitted Residential Uses Residential LandUses Land Area Density Unit Yield
Rural Residential/Agricultural 539.55 acres 0.01 units/acre 5 units Estate Residential 30.4 acres 0.13 units/acre 4 units
Single Family1 947.25 acres 4 units/acre 3,789 units
Medium Density2 492.71 acres 10 units/acre 4,744 units
Medium High Density 156.61 acres 20 units/acre 3,132 units High Density 58.74 acres 35 units/acre 2,056 units
Mixed Use 0 acres 15 units/acre 115 units
TOTAL 2,225.26 acres -- 13,950 units
1. The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The land use designation was amended to allow development of four units. This change results in 64 excess single-family units than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report.
2. 50 percent of the units within the Medium Density land use designation on the East Ranch and Jordan properties shall have private, flat yards.
Source: Eastern Dublin Specific Plan
In east Dublin, higher density housing is in the flatter areas where there are fewer environmental and development constraints, and in proximity to commercial centers where the concentration of population will contribute to the social and economic vitality of the area.
DUBLIN CROSSING SPECIFIC PLAN
The Dublin Crossing Specific Plan area is located in the heart of the City and seeks to provide a vibrant neighborhood where people can work, live, and play. The large central park will serve as a gathering place for the entire City, with direct access to the Iron Horse Regional Trail and links to the Dublin/Pleasanton BART station.
The Dublin Crossing Specific Plan accommodates up to 1,995 residential units with densities ranging from six to 60 units per acre, as shown in Table C-12. The Dublin Crossing Specific Plan allows for a variety of housing types throughout the project area, including single-family detached and attached, as well as multi-family units located near the existing high-density residential development adjacent to the BART station and the existing medium-density residential neighborhood. Residential density ranges within each residential neighborhood are allowed to provide flexibility of subdivision design and to adapt to changing future housing market conditions.
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Table C-12a: Dublin Crossing Specific Plan - Permitted Residential Uses Residential LandUses Net Acreage1 Density
Dublin Crossing Medium Density Residential (DC MDR) 43.4 acres 6 – 14 units/acre Dublin Crossing Medium High Density Residential
(DC M-HDR) 46.5 acres 14.1 – 25 units/acre
General Commercial/ DC Medium High Density
Residential (GC/DC M-HCD)2 9.1 acres 14.1 – 25 units/acre General Commercial/ DC High Density Residential (GC/DC
HDR)2 23.1 acres 20.1 – 60 units/acre
TOTAL UNIT POTENTIAL 1,995 units
1. Net acreage is defined as the gross acreage less backbone street, public street, and right-of-way area.
2. Can have commercial only, mixed-use, or residential-only uses.
Source: Dublin Crossing Specific Plan
Table C-12a: Dublin Crossing Specific Plan – Development Standards Feature
Minimum Standard by Residential Product Type
Single-Fam
(Detached)
Alley Loaded
Home (Detached)
Duet Home
(Attached)
Rowhouse
(Attached)
Green Court
Home (Detached)Motorcourt Home
Townhome
(Attached)
Multi-Fam
(Attached)
Lot Size 3,000
sq.ft.
2,200
sq.ft.
3,000
sq.ft.
1,600
sq.ft.
1,800
sq.ft.
1,800
sq.ft.
1,000
sq.ft. None
Lot Width 35 ft. 30 ft. 35 ft. 20 ft. 30 ft. 30 ft. 20 ft. None Setbacks
Front – Living 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. - - - Front – Garage 18 ft. - 18 ft. - - - - -
Front – Porch 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. - - -
Front Street Facing - Living - - - - - 10 ft. - -
Front Street Facing – Porch - - - - - 5 ft. - -
Front Interior – Living - - - - - 5 ft. - -
Front Interior – Porch - - - - - 4 ft. - -
Front Interior – Garage - - - - - 5 ft. - -
Side – Interior 4 ft. 4 ft. 0 ft. 0 ft. - - - -
Side – Corner Living 8 ft. 8 ft. 8 ft. 8 ft. - 10 ft. - - Side – Corner Porch 5 ft. 5 ft. 5 ft. 5 ft. - 5 ft. - - Side - Yard - - 4 ft. - 4 ft. 4 ft. - -
Street – Living - - - - 8 ft. - 10 ft. -
Street – Porch - - - - 5 ft. - 5 ft. -
Street – Side - - - - - - 10 ft. -
Rear 10 ft. 3 ft. 10 ft. 3 ft. 3 ft. - 3 ft. -
Rear – Living - - - - - 4 ft. - -
Rear – Garage - - - - - 5 ft. - -
Building to Property Line - - - - - - - 10 ft.
Building to Parking and Drive Isle - - - - - - - 5 ft.
Drive Isle or Parking to Property Line - - - - - - - 5 ft.
Building Separation Provisions
Building Face to Building Face - - - - - - 30 ft. -
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Table C-12a: Dublin Crossing Specific Plan – Development Standards Feature
Minimum Standard by Residential Product Type
Single-Fam
(Detached)
Alley Loaded
Home (Detached)
Duet Home
(Attached)
Rowhouse
(Attached)
Green Court
Home (Detached)Motorcourt Home
Townhome
(Attached)
Multi-Fam
(Attached)
Porch to Porch - - - - - - 20 ft. -
Garage to Garage - - - - - - 27 ft. 30 ft.
Side to Side - - - - - - 20 ft. -
Building to Building (2 stories or less) - - - - - - - 10 ft.
Building to Building (3-4 stories) - - - - - - - 20 ft.
Building to Building (5-6 stories) - - - - - - - 3 ft.
Maximum Number of Stories 3 3 3 3 3 3 3 6
Source: Dublin Crossing Specific Plan
Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing in California. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information. Approval times are substantially lengthened for projects that are not exempt from CEQA, require rezoning or general plan amendments, or encounter community opposition. Applicants for all permits or reviews are recommended to request a meeting with the respective department to confirm City requirements as they apply to the proposed project; discuss the City’s review process, possible project alternatives, or revisions; and identify information, submittal requirements, and any necessary technical studies and information relating to the environmental review of the project.
All new residential projects, unless eligible for streamlined approval, require a Site Development Review Permit. The Site Development Review Permit may be reviewed concurrently with other required permits, as applicable. The following findings must be made for approval of a Site Development Review Permit and must be supported by substantial evidence in the public record:
1. The proposal is consistent with the purposes of DMC Chapter 8.104, the General Plan, and any applicable Specific Plans and design guidelines.
2. The proposal is consistent with the provisions of this Title, Zoning. For new multifamily residential development only, the proposal is either consistent with all of the Citywide Multifamily Objective Design Standards adopted pursuant to DMC Section 8.36.020(B); alternatively, if the proposal deviates from one or more objective design standards, then the proposal is consistent with the purpose and intent of the applicable standard.
3. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed.
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4. The subject site is physically suitable for the type and intensity of the approved development.
5. Impacts to existing slopes and topographic features are addressed.
6. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity.
7. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public.
8. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles.
9. Approval of this application complies with DMC Chapter 8.58 relating to the Public Art Program Contribution.
The required Site Development Review Permit findings are established to ensure consistency amongst all residential developments. Required findings are reviewed periodically to ensure they are not a constraint to the development of housing. Required findings may increase the cost of development but not enough to be considered a constraint. Findings do not impact the supply of housing but may cause review processes to last longer than a ministerial approval. Although the process may be longer, the timing does not affect approval certainty.
Table C-13a provides additional planning applications that may apply to residential projects, their review process, and typical review time of each, while Table C-13b provides the review timeframes for specific projects recently submitted. Table C-13b also details the time between planning approval and submittal of building permit applications. As shown, the gap between the two is generally short – 43 percent of projects submitted a building permit application within a year of receiving planning approval. Of these, one project had a gap of six months, two had a seven-month gap, and three had an 11-month gap. Six projects had submittal gaps of over a year with most being a few months past one year and one project reaching about seven years. Two projects listed in Table C-13b had concurrent review of planning and building permit applications. Overall, the gap between receiving planning approval and submitting for a building permit was not found to be caused by the City’s review processes. 297
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Table C-13a: Planning Application Review Process
Planning Application
Public
Notice
Community
Development
Director
Zoning
Administrator
Planning
Commission
City
Council
Typical
Review
Time
Conditional Use Permit1 Yes X2 X X 4-6 months
Minor Use Permit Yes X 3-4 months
Planned Development Stage 1
Development Plan
Yes X2 X X 6-12 months
Planned Development Stage 2
Development Plan Yes X2 X X 6-12 months
Site Development Review1 Yes X X X 3-8 months
Site Development Review
Waiver
No X <2 weeks
Temporary Use Permit No X <1 week
Variance1 Yes X X X 4-6 months
Zoning Clearance No X <1 week
Zoning Ordinance Amendment Yes X X 6-12 months
Note: Decision-maker may refer decision making on applications to a higher body (i.e., the Community Development Director may refer a Minor Use Permit to the Planning Commission).
1. Review body is dependent on project-specific requests.
2. Minor amendments.
Table C-13b: Example Planning Project Review Timelines
Project
Planning
Application
Submission Date
Planning
Application
Approval Date
Building Permit
Submission Date
Building Permit
Issuance Date
Amador Station (BRIDGE
Housing) 5/5/2021 8/10/2021 Awaiting submittal Awaiting submittal Aster (Bay West) 10/23/2012 12/15/2015 1/26/2015 8/28/2015 Avesta 12/4/2015 3/22/2016 11/14/2017 10/25/2018
Camellia Place 1/14/2004 4/3/2004 11/4/2004 8/25/2005
Carlow Court at Emerald Vista 5/23/2007 4/28/2009 12/23/2010 6/8/2011 Connelly Station 11/22/2006 12/4/2007 3/31/2008 8/4/2011 East Ranch 7/18/2020 12/21/2022 and
5/3/2022 Awaiting submittal Awaiting submittal
Oak Grove at Dublin Ranch 4/22/2003 7/8/2003 6/17/2004 7/8/2004 Pine Grove at Dublin Ranch 4/22/2003 7/8/2003 6/17/2004 7/8/2004 Regional Street Senior
Affordable Apartments 8/23/2021 11/23/2021 Awaiting submittal Awaiting submittal Tralee Village - Condos 6/18/2003 6/22/2004 4/13/2012 10/10/2012 Tralee Village - Townhomes 6/18/2003 36/22/2004 3/1/2011 3/31/2011 The Perch / Trumark 4/30/2015 10/13/2015 5/26/2016 1/20/2017 Valor Crossing 10/23/2012 12/15/2015 5/8/2015 11/9/2015 Wexford Way at Emerald Vista 5/23/2007 4/28/2009 11/23/2010 6/8/2011 WicklowSquare Senior
Apartments 5/24/2002 6/3/2003 11/25/2003 2/23/2004
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Development Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. All information regarding the City’s development fees is available to the public on the City’s website as required pursuant to Government Code Section 65940.1 (a)(1)(B). Development fees can be a constraint to the maintenance, improvement, and development of housing because the added costs for developers may result in higher housing unit costs.
Development fees are, however, necessary to provide planning and public services. Table C-14 provides the planning processing fees and Tables C-15 and C-16 provide the development impact fees.
Table C-14: Planning Division Fees
Permit Fee
Use Permits (TUP/CUP)
Minor Use Permit $1,086
Minor Use Permit – Minor Amendment $286
Minor Use Permit – Major Amendment $1,146
Non-Residential Conditional Use Permit (CUP)
(Approval considered by Planning Commission) $1,719
Non-Residential Conditional Use Permit (CUP)
(Can be approved by Zoning Administrator) $1,719
Residential Conditional Use Permit (CUP)
(Approval considered by Planning Commission) $2,865
Residential Conditional Use Permit (CUP)
(Can be approved by Zoning Administrator) $2,865
Conditional Use Permit – Minor Amendment (Administrative Determination) $573 Conditional Use Permit – Time Extension (Administrative Determination) $401 Conditional Use Permit – Time Extension
(Planning Commission Determination) $1,719
Temporary Use Permit - Minor $286
Temporary Use Permit – Major T&M
Zoning Clearance – General
Reasonable Accommodations No fee
Indoor Recreational Facilities/Day Care Center/Scarlett Court $573 Zoning Clearance – General $85
Zoning Clearance – Housing Projects Eligible for Streamlined Approval T&M Zoning Clearance – SB 9 Unit Developments T&M
Variance
Non-Residential Variance T&M
Residential Variance T&M
Site Development Review (SDR)
Site Development Review -General T&M
Site Development Review – Residential Additions > 500 sq. ft. T&M Site Development Review – Single Sign (Master Sign Program is handled as a Site Development Review-General) $372
Site Development Review Waiver $401
Site Development Review Waiver for Projects with Development Deposit Account T&M Site Development Review – Time Extension (Administrative Determination) $257 Site Development Review – Time Extension
(Planning Commission Determination) $1,289
Planned Development (PD) Processing
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Table C-14: Planning Division Fees
Permit Fee
Planned Development Application (Stage 1 / Stage 2) T&M Planned Development Minor Amendment – (Administrative Determination) $586 Planned Development Minor Amendment for Project's with Development Deposit Account T&M
Planned Development Minor Amendment –
(Planning Commission Determination) T&M
Planned Development Major Amendment –
(City Council Determination) T&M
Other Charges
Appeal of Action by Applicant T&M
Appeal of Action by member of public (non-applicant) $229 Estoppel Certificate – Development Agreement $267
Heritage Tree Removal Permit $286
Preparation of Mailing Address Labels (Noticing Requirements) $74 Equivalent Fees and Charges
As determined by City
Manager or designee
based on actual costs
and rates plus general
overhead
General Plan Amendment T&M
Specific Plan Amendment T&M
Tentative Map T&M
Development Agreement T&M
Lot Line Adjustment T&M
Building Division permit referral
1 $155
Planning Composite Hourly Rates & Overhead
Composite City Planning Staff Hourly Rate (Includes Overhead) $316 Overhead Rate - Applied to actual costs incurred for consultant services and expenses billed under T&M 30%
1. In order to incentivize accessory dwelling units (ADUs): 1) an ADU less than 750 square feet; and 2) ADUs 750 square feet or larger that are deed-restricted as lower-income units for a period of 55 years are not subject to these City permit fees, effective for building permits applied for between January 1, 2022, and December 31, 2026. ADUs required to satisfy Dublin Municipal Code Chapter 8.68 (Inclusionary Zoning Regulations), the scope of work beyond the establishment of the ADU, and/or enforcement fees are not eligible for this fee waiver.
2.T&M - Time and Materials (i.e., staff/consultant/contractor costs, reimbursable expenses, and general overhead applied to City costs). A deposit amount, determined by the Planning Division based on the application type and complexity, required with application submittal.
Source: City of Dublin Master Fee Schedule, FY 2022-2023. 300
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Table C-15: Development Impact Fees by Housing Type
Residential Single Family &
Townhome
Other Multi
Family Senior Housing ADU1
Public Facility Impact Fees
Aquatic Center $406 $247 $147 $247
Civic Center $1,799 $1,099 $653 $1,099
Community Buildings $4,513 $2,755 $1,640 $2,755
Community Nature Parks,
Improvement $346 $211 $125 $211
Community Parks,
Improvements $5,464 $3,333 $1,986 $3,333
Community Parks, Land $9,030 $5,512 $3,282 $5,512
Libraries $325 $199 $118 $199
Neighborhood Parks,
Improvements $3,193 $1,949 $1,162 $1,949
Neighborhood Parks, Land $4,067 $2,483 $1,478 $2,483
Public Facility Total $29,143 $17,788 $10,591 $17,788
Fire Impact Fee
Per Unit $339 $207 $207 $123
Tri-Valley Transportation Development Fee
Per Unit $6,596.40 $3,889.20 -- $0
Affordable Housing In Lieu Fee
Residential – $228,994.42 per unit
Public Art In Lieu Fee
Residential - Project of more than 20 units may make a monetary contribution to the City equal to five-tenths percent (0.5%) of the development project’s building valuation (exclusive of land).
1. Effective January 1, 2020, through January 1, 2025, an accessory dwelling unit (ADU) less than 750 square feet is not subject to impact fees. An ADU 750 square feet or larger are subject to impact fees that are proportional in relation to square footage of the primary dwelling unit or based on the impact fee per ADU, whichever is less.
Source: City of Dublin Impact Fees, FY 2022-2023.
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Table C-16: Development Impact Fees by Residential Density Fee Type
Low
(<6 units/
acre)
Medium (6.1-
14 units/
acre)
Med/High
(14.1-25
units/ acre)
High (>25.1
units/ acre) ADU1
Eastern Dublin Traffic Impact Fees
Outside
Transit
Center
EDTIF $14,773 $14,773 $8,357 $6,566 $6,566
BART Garage $887 $887 $502 $394 $394
Total Fee $15,660 $15,660 $8,859 $6,960 $6,960
Inside
Transit
Center Total Fee $14773 $14,773 $8,357 $6,566 $6,566
Western Dublin Traffic Impact Fee
Per Unit $7,392.23 $7,392.23 $4,582.50 $3,843.85 $3,843.85 Dublin Crossing Transportation Fee
Per Unit $9,476 $9,476 $6,633 $5,685 $5,685
Eastern Dublin Freeway Interchange Fee (Sept. 1, 2022 – Aug. 31, 2023) Base Fee $214.60 $214.60 $150.22 $128.76 $128.76
Escalator $148.08 $148.08 $103.65 $88.84 $88.84
Total Fee $362.68 $362.68 $253.87 $217.60 $217.60
Eastern Dublin Noise Mitigation Fee
Per Unit $4.74 $4.74 $3.32 $2.85 $2.85
1. Effective January 1, 2020, through January 1, 2025, an accessory dwelling unit (ADU) less than 750 square feet is not subject to impact fees. An ADU 750 square feet or larger are subject to impact fees that are proportional in relation to square footage of the primary dwelling unit or based on the impact fee per ADU, whichever is less.
Source: City of Dublin Impact Fees, FY 2022-2023.
The development impact fees associated with each project are dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the applicant submitting necessary documents and plans in a timely manner.
Estimated total development and impact fees for a typical single-unit residential project measuring 3,000 square feet, assuming it is not part of a subdivision and is consistent with existing city policies and regulations is approximately $61,572. The estimated total development and impact fees for a typical multi-unit residential project with ten market-rate units measuring a total of 34,848 square feet, assuming it is consistent with existing City policies and regulations is approximately $491,250.
Both estimates are illustrative in nature and actual costs are contingent upon unique circumstances of individual development project applications. Considering the cost of land in Dublin, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 2.3 percent of the direct cost of development for a single-unit residential project and
3.2 percent for a multi-unit residential project. Direct costs do not include, landscaping, connection fees, on/off-site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included. 302
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Program D.4 is included in the Housing Plan to evaluate the impact of development fees on housing development and adjust or mitigate as appropriate.
3. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (I.e., major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” as part of home rental or sales rates.
Dry Utilities
ELECTRICAL
East Bay Community Energy (EBCE) is the County of Alameda's Community Choice Aggregation (CCA) program, a community-governed power supplier that provides cleaner electricity to Alameda County residents and businesses, at rates that are lower or comparable to PG&E. EBCE partners with PG&E, which continues to deliver electricity and gas, maintain the power lines, respond to outages, and provide billing and customer service. EBCE provides electricity generated from a high percentage of renewable sources, such as solar, wind, and geothermal energy. The goal is to have more local control over our community's sources of energy, which can lead to cleaner, greener, and more local electricity.
PG&E’s distribution system delivers electricity directly to residential and commercial customers. Most electric power is brought to electric substations in the region via transmission lines connected to the statewide grid system. Electric power capacity is looked at on a subregional (rather than citywide) basis.
Local electrical capacity is a function of: (1) transmission network capacity to bring this power to Dublin and the greater Tri-Valley area; (2) capacity of the local substations to lower the voltages (or step down the power) to deliverable suitable voltage; and (3) the ability of the local distribution network to deliver adequate power to customers.
NATURAL GAS
Natural gas is supplied directly to residential and commercial customers by PG&E. Natural gas is pumped from the underground reservoir into large transmission pipelines, which transport the gas to local distribution pipelines. Some local distribution systems lead to underground storage. These natural gas storage areas are utilized during seasonal peaks. Dublin General Plan Chapter 13 – Environmental Resources Management: Energy Conservation Element establishes policies and programs, which promote energy conservation and efficiency in new and existing buildings throughout the City.
Water Supply
According to Dublin General Plan Chapter 12 – Environmental Resources Management: Water Resources Element, the City does not control the supply or delivery of water to customers, nor does the City control cost and pricing mechanisms related to water supply. The City does not manage regional flood control facilities either. However, the City works in collaboration with other agencies that provide these services 303
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and, therefore, the scope of the Water Resources Element reflects this reality. The scope of City influence extends mainly to promoting and encouraging water conservation among business and residential users, implementing Low Impact Development measures to help treat stormwater, and managing stormwater runoff and pipelines that lead to flood control facilities. The Water Resources Element is intended to guide these efforts.
DUBLIN WATER SOURCE
The Dublin San Ramon Services District (DSRSD) is the water retailer for residents in Dublin and the Dougherty Valley portion of the City of San Ramon. DSRSD buys wholesale potable water from Zone 7 of the Alameda County Flood Control and Water Conservation District (also referred to as the Zone 7 Water Agency, or Zone 7). Zone 7 obtains most of its water supply from the State Water Project (SWP), with additional supplies derived from the local watershed and the Byron Bethany Irrigation District. Zone 7 uses the main groundwater aquifers in the Tri-Valley area to store imported water. Approximately 80 percent of Zone 7’s water comes from the SWP, traveling from the Sierra Nevada mountains through Lake Oroville and the Sacramento/ San Joaquin Delta. The water is then pumped into the South Bay Aqueduct near Tracy, where it enters the Tri-Valley. Zone 7 also pumps DSRSD’s groundwater quota for delivery to DSRSD customers.
WATER DEMAND
According to the Water Resources Element, potable and recycled water use in Dublin has generally increased since 2002 with much of the increased water usage as a result of planned growth. The Water Resources Element identifies residential users, specifically single-family residential users, as the largest consumer of water in the City. Although the total water demand has increased for the single-family residential category, the total number of single-family households has increased at a greater rate than the total water demand rate reported in the Water Resources Element. However, the average annual consumption of a single-family residence has decreased due to many factors, including a greater use of water efficient features, installation of more water-efficient landscapes, and greater public education regarding the importance of water conservation.
WASTEWATER
DSRSD owns and operates sanitary sewer facilities in Dublin and San Ramon and a wastewater treatment plant in Pleasanton. Two wastewater treatment plants serve Tri-Valley residents, businesses, and institutions. DSRSD operates the plant located in Pleasanton, which has a capacity of 17 million gallons per day (MGD). The City of Livermore operates the other plant, which has a capacity of eight MGD.
Regional wastewater disposal matters are the business of the Livermore Amador Valley Water Management Agency (LAVWMA), a joint powers authority formed in June 1974 between DSRSD and the cities of Pleasanton and Livermore. LAVWMA is responsible for maintaining the pipeline that transports treated wastewater from the two treatment plants to San Lorenzo. It is discharged into San Francisco Bay by the East Bay Dischargers Authority, another joint powers authority formed by cities and agencies in the East Bay, which operates and maintains a large outfall system to the Bay. 304
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Fire and Emergency Services
According to Dublin General Plan Chapter 8 – Environmental Resources Management: Seismic Safety and Safety Element, the Alameda County Fire Department provides all fire prevention, fire protection, and First Responder Emergency Medical Services including advanced life support (paramedics) within Dublin.
DSRSD supplies water to the City for both domestic use and fire protection purposes through a series of pipelines, pump stations, and reservoirs. For fire protection, the Alameda County Fire Department specifies the required fire flows, which the DSRSD system is designed to provide. For non-sprinklered buildings, Alameda County Fire requires a minimum of 1,500 gallons of water per minute for two hours.
For sprinklered buildings, up to 2,000 gallons of water per minute is needed for four hours. DSRSD maintains separate fire protection water storage with an adequate volume to abate two simultaneous fires.
FIRE SERVICES
The Alameda County Fire Department includes four organizational branches: Operations, Communications and Special Operations, Administrative Support Services, and Fire Prevention. The Fire Chief provides overall leadership and is responsible for the effective management, coordination, and service delivery of all aspects of the Department. The Deputy Fire Chiefs, Fire Marshal, and Administrative Services Director oversee their respective organizational branches ensuring the overall day-to-day readiness of all aspects of the organization. The following summarizes the responsibilities of the four Alameda County Fire Department branches:
• Operations Branch. The Operations Branch is responsible for emergency response and incident mitigation for fires, medical emergencies, hazardous materials, urban search, rescue, and other emergencies. The Operations Branch is charged with ensuring that personnel meet established training guidelines so the Department can meet any emergency response challenge. The Operations Branch is also responsible for the management of the Reserve Program which provides a cadre of individuals who volunteer their time and skills to assist front line firefighters.
First-responder paramedic services are always available throughout the unincorporated areas of the County (excluding Fairview) as well to the cities of Dublin, Newark and San Leandro, the Lawrence Berkeley National Laboratory, and Lawrence Livermore National Laboratory. The goal of the Operations Branch is to contribute to the safety of the citizens of Alameda County by safely providing emergency response and incident management for fires, rescues, medical emergencies, hazardous materials incidents, and disasters.
• Communications and Special Operational Branch. The Communications and Special Operational Branch is responsible for the operations of the Alameda County Regional Emergency Communications Center (ACRECC), the Emergency Medical Services Division, Hazardous Material and Water Rescue Programs, and Emergency Preparedness. The goal of the Communications and Special Operations Branch is to administer special fire operational programs to ensure that local, State, and federal mandated and discretionary service levels are maintained within the communities served and to dispatch all fire emergency calls quickly and efficiently. 305
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• Administrative Support Services Branch. The Administrative Support Services Branch is responsible for a broad arrayof administrative, financial, and programmatic service areas that are essential for maintaining operational readiness. These areas include Fleet Management (Apparatus Maintenance and Repair), Financial Services, Facilities, and Human Resources. The goal of the Administrative Support Services Branch is to administer support service activities and programs that are essential for maintaining operational readiness. • Fire Prevention Branch. The primary responsibilities of Fire Prevention Branch are the enforcement of all applicable State and local fire codes and standards, and fire investigations.
Code enforcement is accomplished through the review and approval of building and facility plans, inspection of completed work, and certification of occupancy. The goal of the Fire Prevention Branch is to provide fire prevention services to meet the current and future needs of communities served.
Police Services
The Dublin Police Services contracts with the Alameda County Sheriff’s Office (ACSO) for police services.
The Sheriff’s Office Commander assigned to Dublin Police Services (DPS) serves as the Chief of Police and within the Sheriff’s Office, reports to the Assistant Sheriff of Law Enforcement Services. Since 1982, the City and ACSO have renewed and/ or extended the agreement between the two organizations 11 times.
Most recently, the City renewed its contract with Alameda County Sheriff’s Office through June 30, 2030.
The Dublin City Manager may request modifications to the level of service provided at any time.
Dublin Police Services has 59 sworn personnel and eight professional staff members who provide public safety to the City. The Operations Division consists of the Patrol and Traffic Units. There are five sergeants who serve as the supervisor and shift watch commanders. They are responsible for Patrol Operations and the 28 officers who are assigned to Patrol. Two of those officers are police service dog handlers(K9 Unit).
The Traffic Sergeant is responsible for four traffic officers. The Investigative Services Unit and the Special Investigations Unit make up the Investigations Division. Each Unit is supervised by a sergeant. The Investigative Services Unit consists of five detectives who investigate major crimes. The Special Investigations Unit investigates narcotics and other quality of life-related incidents. In 2020, Dublin Police Services drove 455,955 miles, and maintained a presence in business and commercial districts, residential areas, and parks. Specifically, Dublin Police Services responded to 30,706 service calls with an average response time of 5.3 minutes. Dispatch Services are provided by Alameda County Sheriff’s Office.
4. Environmental Constraints
The City may be susceptible to several environmental constraints to the development of housing. This section details potential environmental factors in Dublin. Overall, sites identified as part of the adequate sites analysis are not environmentally constrained and do not have any known conditions precluding development on the identified sites.
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Geologic Hazards
The City is located between the western hills that form part of the ridgelands extending from Contra Costa County to Santa Clara County and the eastern hillside. The City is also situated along major fault traces, similar to most California jurisdictions.
According to Dublin General Plan Chapter 8 – Environmental Resources Management: Seismic Safety and Safety Element, the City has potential geologic hazards commonly found in California. Specifically, downslope movement and surface fault rupture due to earthquakes pose significant constraints on the location of urban development. Downslope movement includes landslides, rockfalls, debris flows, and soil creep. Factors affecting downslope movement are groundwater, rock and soil type, slope angle, propensity to erosion, seismic activity, vegetation, and grading or other human alterations. Figure C-6 shows fault traces and boundaries within the City. The Safety Element identifies policies and programs aimed at mitigating potential damage and constraints from these geologic hazards.
Seismic Hazards
The California Earthquake Authority (CEA)provides risk identification and mapping throughout the State.
The CEA identifies a 76 percent likelihood of one or more magnitude-7.0 quakes striking Northern California as it straddles the San Andreas fault system—the major geologic boundary between the North American and Pacific tectonic plates. The San Andreas and Hayward faults are the most notable faults in the vicinity. The Calaveras and Hayward faults extend up the east side of the San Francisco Bay. These and several other major faults in the region are part of the San Andreas fault system and can cause damaging earthquakes, like the 1989 Loma Prieta earthquake. According to the CEA, there is a 51 percent chance that the San Francisco region specifically will experience one or more magnitude-7.0 or greater earthquake by 2044. There’s a 98 percent chance of one or more magnitude-6.0 or greater earthquake occurring in the San Francisco area during that same timeframe.
Liquefaction
Due to the potential for seismic activity and soil type in the region lowland areas away from major faults may be subject to liquefaction, according to the CEA. Residences on liquefied soil may settle or even move laterally on gentle slopes. Landslides are also possible on steep slopes. Figure C-6 illustrates liquefaction and landslide areas within Dublin. The City is heavily impacted by potential risks, but the Safety Element identifies policies and programs that address the risk factor, such as requiring new residential developments to comply with the Building Code, which includes earthquake safety provisions. 307
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Figure C-6: Geologic Hazards and Constraints (2022)
Source: Dublin General Plan Chapter 8 – Environmental Resources Management: Seismic Safety and Safety Element 308
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Flood Hazards
According to the Safety Element, and as illustrated in Figure C-7, the City faces flood hazards from 100- and 500-year floods. According to the Safety Element, most of the areas in the 100-year flood plain have been developed. Any new construction in flood prone areas must comply with Dublin Municipal Code Chapter 7.24 (Flood Control) including constructing the first floor above the floodplain level. A number of channel improvements have been implemented since the early 1990s as a result of local developments partnering with Zone 7, the City, and Caltrans. Channel improvements have been made along Tassajara Creek (Line K), Alamo Creek (Line F), and Big Canyon Creek (Line J-1). In addition to the major creeks in Dublin, several tributaries have undergone improvements as well.
While no major flood improvement projects have been identified in the City, Zone 7 is updating their Stream Management Master Plan (SMMP), which will consider new, innovative approaches to providing regional flood protection. Areas along Chabot Canal located in Camp Parks and upland areas along Tassajara Creek will likely present partnering opportunities for Zone 7 and the City. 309
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Figure C-7: Potential Flooding – FEMA Flood Insurance Rate Map (2022) Source: Dublin General Plan Chapter 8 – Environmental Resources Management: Seismic Safety and Safety Element 310
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Fire Hazards
According to the Safety Element, steep, inaccessible slopes and brush pose a potential high fire hazard in the western hills. Additionally, areas within the Extended Planning Areas adjacent to open space are susceptible to fire hazards. Figure C-8 shows Fire Hazard Severity Zones as identified by CalFire. Alameda County Fire reviews development projects to address any potential fire hazards. As shown, Moderate and High Fire Hazard Severity Zones exist in the eastern region of the City. For projects that are constructed outside a fire station service area (greater than 1.5 miles from the nearest fire station) and/or interface with open space, Alameda County Fire imposes certain built-in fire protection measures to ensure safety and mitigate fire hazards.
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Figure C-8: CalFire – Fire Hazard Severity Zones
Source: CalFire Fire and Resource Assessment Program – FHSZ Viewer (Accessed February 2022) 312
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B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources.
This section provides an overview of funding sources available to increase and maintain affordable housing options.
1. Housing Choice Voucher Program (HCVP)
The Housing Choice Voucher Rental Assistance Program(HCVP) extends rental subsidies to extremely lowand very low-income households, including families, seniors, and the disabled. HCVP participants can choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. Participants typically pay 30 to 40 percent of their income for rent and utilities.
The Housing Authority of the County of Alameda (HACA) operates programs funded by U.S. Department of Housing and Urban Development (HUD) to provide rental housing or rental assistance for lower-income households, the elderly, and people with disabilities. HACA’s programs include the distribution of Housing Choice Vouchers. According to HACA, over 7,000 households and 3,500 homeowners participate in the HCVP. Figure C-9 displays the percentage of vouchers throughout the City and in the surrounding region.
The City hastwo areas where five to 15 percent of households use housing choice vouchers and one area where less than five percent use the vouchers. The area with a higher concentration of voucher use includes numerous multi-family residential developments.
Affordable units have been strategically placed to improve access to resources and opportunities for all residents but specifically for areas that currently experience less access to resources and opportunity.
Three candidate sites selected to accommodate affordable units are found in block groups where five to 15 percent of households use housing choice vouchers. The placement of candidate sites in the block group where five to 15 percent of households use housing choice vouchers will not create a concentration or segregation of affordable units as candidate sites have been distributed strategically in order to improve access to resources and opportunities.
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Figure C-9: Housing Choice Vouchers
Source: California Department of Housing and Community Development – AFFH Data Viewer 314
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2. Community Development Block Grants (CDBG)
The Community Development Block Grants (CDBG) Program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low- and moderate-income households (up to 80 percent AMI).
CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation;
• Lead-based paint screening and abatement;
• Acquisition of buildings and land;
• Construction or rehabilitation of public facilities and infrastructure, and • Public services for low-income households and those with special needs.
Alameda County administers CDBG funds on behalf of the City through the CDBG Urban County Program.
Using these funds, the Alameda County Community Development Agency administers the minor home rehabilitation grants and home improvement loan assistance. The Alameda County Healthy Homes Department Minor Home Rehabilitation Program provides grants of up to $3,000 to low-income homeowners for minor plumbing, carpentry, and electrical repairs and can be used for railings, grab bars, toilets, water heaters, doors, locks, and more. Renew Alameda County is a home improvement loan assistance program for low-income homeowners, which aims to help keep existing homeowners in their homes and maintain existing housing stock in a safe, livable condition. Additionally, in 2020, the City created and began administering the Dublin Home Rehabilitation Program to provide supplemental assistance to homeowners that may have received a grant or loan through the County's programs and need additional funding assistance or were turned down because they were not able to meet all of the County's criteria. The program provides grants of up to $5,000 for rehabilitation and beautification projects.
3. HOME Program
HOME Investment Partnerships provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by lowincome households.
The City does not currently receive funding from the HOME Program.
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C. Opportunities for Energy Conservation
1. Energy Use and Providers
The primary uses of energy in urban areas are for transportation, lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also benefits associated with energy conservation including improved air quality and lower energy costs.
According to Dublin General Plan Chapter 13 – Environmental Resources Management: Energy Conservation Element, regulatory and service agencies, including California Energy Commission (CEC), the California Public Utilities Commission (CPCU), and PG&E, play roles in decreasing energy consumption. In 2011, the CPUC’s California Energy Efficiency Strategic Plan envisioned California’s local governments would be leaders in using energy efficiency to reduce energy use and global warming emissions both in their own facilities and throughout their communities. The CPUC sees local governments taking a very active role in energy efficiency improvements through efforts to provide both incentives and regulatory requirements to mandate decreased energy consumption.
Alternative Sources
East Bay Community Energy’s power mix is mostly sourced from renewable energy and large hydropower.
Our Board of Directors have established the goal of purchasing 100 percent clean power by 2030 — a full 15 years before the State's goal date. Meanwhile, the City of Dublin took the bold action of transitioning residential customers onto 100 percentrenewable energy service effective in January 2022, to accelerate the reduction of emissions and hasten the investment in wind, solar, and battery storage projects. In doing so, the City set the “default” service level for customers as Renewable 100, EBCE’s service sourced from 100 percent California wind and solar, including the output of EBCE’s Scott Haggerty Wind Center in Livermore. Any EBCE customer can choose our Bright Choice service, sourced from renewable energy, large hydroelectric, natural gas, and nuclear energy, if they prefer to save money on their PG&E bill each month.
According to the Energy Conservation Element, common uses of solar energy are solar water heating systems and photovoltaic facilities. The Tri-Valley climate is suitable for the implementation of solar energy technologies. In addition to more alternative sources being used by the utility provider, individual properties are increasingly generating their own power and drawing less off the grid. The City currently generates 19 percent of its energy needs from solar voltaic arrays. The remaining energy comes East Bay Community Energy (EBCE), which provides the City with 100 percent renewable energy. Of the energy consumed by City-owned buildings, 57 percent is produced by the solar arrays at the Civic Center, Dublin Library, Fire Station 16, Fire Station 17, Fire Station 18, Shannon Center, and the Senior Center.
Wind energy is also a viable option in Dublin. There are currently no wind energy facilities in the City.
As part of the Energy Conservation Element, the City has adopted the following guiding policies:
• Educate Dublin residents and local businesses on the variety of energy programs available. 316
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• Encourage energy efficient improvements be made when residential and commercial properties change ownership.
• Explore additional ways to support solar and wind power generation options. • Encourage the installation of alternative energy technology in new residential and commercial development.
• Encourage designing for solar access.
• Encourage energy efficient improvements on residential and commercial properties. • Serve as a model for residents, local businesses, and public agencies by continuing to reduce the City’s energy demand.
2. Electric Vehicle Chargers and Solar
In addition to the base requirements of California Green Building Standards Code (CGBSC), the City adopted the CalGreen Tier 2 requirements for electric vehicle (EV) charger space calculations. The adoption of Tier 2 requires double the amount of non-residential “EV capable” stalls than before (10 percent of stalls to 20 percent of stalls). The adoption of Tier 2 requirements also increases the multifamily residential standard from six percent to 10 percent for EV “capable” stalls. To be considered “EV capable,” a parking stall must have an installed “raceway” (the enclosed conduit that forms the physical pathway for electrical wiring to protect it from damage) and adequate panel capacity to accommodate future installation of a dedicated branch circuit and charging station(s).
Most new residential dwelling units are required to install solar panels. For residential projects that qualify for an exception and commercial development, the City requires future access to solar systems by installing conduit from the solar zone (as defined by the CA Energy Code, Title 24 Part 6) to a location within the building that is suitable for future controllers and inverters. The conduit shall be installed as part of the original construction and prior to first occupancy.
D. Affirmatively Furthering Fair Housing (AFFH)
AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.
Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familiar status, or disability.
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1. Fair Housing Laws
The following lists State and local fair housing laws and specifies how the City complies:
State
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update programs that promote fair and equal access to housing. The City also continues to review standards and requirements that may constrain equal access to housing and the development of affordable housing.
• Government Code Section 65008: The City continues to implement programs that encourage affordable housing development. Programs A.2, A.5, B.4, D.1, D.2, D.4, and E.1 ensure compliance with the State’s requirement for fair review of affordable housing development. • Government Code Section 8899.50: The City implements programs and actions in compliance with State law that affirmatively furthers fair housing. As detailed in Appendix C, the City administers programs to promote equal housing access and affordable resources. • Government Code Section 11135: The City promotes state-funded programs, such as the FirstTime Homebuyer Loan Program, on the City’s website and at the public counter. The City continues to implement and encourages programs that promote full and equal access to all programs and activities.
• Density Bonus Law: The City has an adopted Density Bonus Ordinance consistent with State Density Bonus Law. The City provides incentives to developers to produce affordable housing to very low-income households, low-income households, moderate-income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities. Chapter 2: Housing Plan, details the City’s compliance with State law with Program B.3: Density Bonus. • No-Net-Loss Law: Chapter 2: Housing Plan, and Appendix D: Adequate Sites Analysis details how the City maintains adequate sites to meet its RHNA.
• Excessive Subdivision Standards: The City continues to update its Zoning Ordinance, waive certain development fees, and offer incentive packages to facilitate housing development. • Housing Element Law: The City identifies and includes an analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs.
Local
• Alameda County COVID-19 Eviction Moratorium: No landlord in Alameda County may evict a tenant who has experienced a substantial hardship or inability to make rent payments due to the COVID-19 pandemic. The City also provided an emergency rental assistance program and promoted other rental assistance resources on its website. • Local Ordinances: The City has multiple local ordinances that establish procedures for rezoning, development permit processing, affordable housing fees, and other programs that encourage fair housing practices.
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• Housing Plan Programs: Chapter 2: Housing Plan, and Appendix E: Housing Plan Programs Summary detail the City’s goals, policies, programs, and objectives. The City addresses the need to provide additional housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for current and future residents of Dublin.
2. Fair Housing Enforcement and Outreach Capacity
The City partners with the Eden Council for Hope and Opportunity (ECHO) for fair housing resources and services. ECHO provides information for tenants on their housing rights and provides mediation services between landlords and tenants. ECHO’s goal is to promote equal housing access and provide support services to prevent homelessness and promote permanent housing conditions. Programs organized by ECHO relating to fair housing include the following:
• Fair Housing Services
• First-Time Home Buyer Counseling
• First Time Homebuyer Education
• Homeseeking Counseling
• Shared Housing Counseling and
Placement
• Rent Review and Relocation Programs
• Rental Assistance Program
• Tenant/Landlord Services
Additional fair housing organizations with services available to Dublin residents include the following:
• Housing and Economic Rights Advocates (HERA)–HERA is a California statewide, not-for-profit legal service and advocacy organization dedicated to helping Californians — particularly those most vulnerable — build a safe, sound financial future, free of discrimination and economic abuses, in all aspects of household financial concerns. They provide free legal services, consumer workshops, training for professionals and community organizing support, create innovative solutions and engage in policy work locally, statewide and nationally. • Housing Equity Law Project (HELP) – HELP seeks to expand legal protections in fair housing through advocacy, leadership training, education and outreach, and enforcement of antidiscrimination laws. • Project Sentinel – Project Sentinel's Fair Housing Center provides education and counseling to community members, housing providers, and tenants about fair housing laws. They also investigate complaints and advocate for those who have experienced housing discrimination.
Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgments The City’s Community Development Department works closely with residents, property owners, outside agencies, and other City departments to resolve health, safety, and public nuisance conditions that adversely affect the quality of life in Dublin and that are not in compliance with adopted regulations.
Enforcement is provided proactively and on a complaint basis. Most code violations are resolved on the initial contact made by Staff. Staff generally works under the model of voluntary compliance within a reasonable amount of time allotted. In rare instances, penalties are assessed to those who fail to comply 319
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with the Dublin Municipal Code. The Planning Division is primarily responsible for enforcing the provisions of the Zoning Ordinance and the Property Maintenance Ordinance, and the Building and Safety Division is primarily responsible for enforcing the provisions of the California Building Codes, the Dublin Municipal Code, and the Uniform Housing Code. In 2021, the City processed 134 code enforcement complaints relating to housing. These complaints addressed issues relating to property maintenance, access to heating and air conditioning, construction without building permits, and complete kitchen and plumbing facilities. None of the code enforcement complaints received by the City related to fair housing issues.
Should a fair housing complaint be brought to the City’s attention, the City would direct the complaint to ECHO for further assistance. During the 5th Cycle Housing Element, the City was not involved in any fair housing lawsuits, settlements, or judgments.
Between 2016 and 2021, ECHO received a total of 90 fair housing complaints from Dublin residents. In 2021, 19 complaints were filed on the basis of race (two), national origin (10), and disability (seven). Since 2016, a total of 57.3 percent of cases had insufficient evidence and the rest resulted in: 32.6 percent counseling, 3.4 percent successful conciliation, 1.1 percent dropped, 12.4 percent education to landlord,
2.2 percent referred to attorney/DFEH/HUD, and 12.4 percent are still pending.
The City is in compliance with existing fair housing laws. There have been no findings against the City of Dublin from the U.S. Department of Housing and Urban Development (HUD) Office of Fair Housing and Equal Opportunity (FHEO) or from the State Department of Fair Employment and Housing (DFEH).
Fair Housing Capacity
The Alameda County Housing Collaborative reports the following fair housing capacity findings from the 2020 Alameda County Analysis of Impedimentsto Fair Housing:
• Stakeholders and participating jurisdictions have commented that inadequate funding and organizational capacity are the primary limitations on expanding or improving fair housing enforcement. HUD directs recipients of CDBG funds to use the grant’s administrative or social services allocations for fair housing activities, including creation of an analysis of impediments.
However, HUD also caps those allocation amounts, which limits participating jurisdictions from using more of these funds on fair housing activities.
• Participating jurisdictions generally do not use any other public or private source of funding for their fair housing activities. While participating jurisdictions have limited funding to offer fair housing organizations, fair housing organizations have other funding sources, such as HUD’s Fair Housing Initiatives Program (FHIP); however, these organizations generally do not have many other private funding sources. Other fair housing activities are funded from federal and state resources, such as services provided by the Office of Fair Housing and Equal Opportunity and Department of Fair Employment and Housing.
• The number of fair housing organizations and their respective capacities has also constrained the amount of fair housing activities. Participating jurisdictions commented that a reduction in the number of fair housing organizations has lessened fair housing activities overall. 320
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• According to HUD guidance, a common factor for fair housing complaints can be a lack of affordable housing supply. According to the California Housing Partnership’s Housing Emergency Update for Alameda County, federal and state funding to Alameda County for affordable housing has declined by 80 percent since 2008, leaving a deficit of approximately $124 million annually (California Housing Partnership, 2018). Additionally, while LIHTC production and preservation in Alameda County has increased by 67 percent overall from 2016, the state production and preservation has decreased by 23 percent. Lastly, the report finds that Alameda County needs 52,291 more affordable rental homes to meet the need. To combat this lack of state and federal funding, local tax initiatives have been approved, including the County’s Measure AI, Berkeley’s Measure O, and Emeryville’s Measure C; however, due to the demand for affordable housing, the need still far exceeds these local measures.
In addition, ECHO reports the following capacity constraints:
• Inadequate funding– Funding from a couple jurisdictions in the County is insufficient. • HUD capping allocation amounts – The 15 percent public services allocation should be increased. • Reduction in the number of fair housing organizations in the region – At least two fair housing agencies in the East Bay have closed their doors.
• Lack of affordable housing supply – Affordable housing must be affordable to persons on public assistance and be accessible for persons with disabilities and senior citizens. • Findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights – ECHO has not filed any administrative complaints in recent years as mediation attempts, in place of litigation, has been very successful.
Housing Element Outreach
During preparation of the 2023-2031 Housing Element, the City solicited input and feedback from the community. This included targeted outreach to special needs populations through local organizations, community groups, and agencies. Details on the outreach conducted are provided in Appendix F – Community Engagement Summary.
During the April 26, 2022, Planning Commission meeting, the City received the following public comment:
“Persons with disabilities will benefit greatly from assisted living projects. It is very important that people with disabilities have access to safe housing with available services. In Dublin many persons with disabilities have problems affording disability services. These services sometimes cost too much, especially for disabled individuals with many medical needs. Assisted living projects can help these residents afford the care that they need. Some disabled residents would like to see more assisted living projects with services rather than new housing projects that do not accommodate services for persons with disabilities.” The City recognizes the importance of providing a variety of housing types to address the differing needs of Dublin residents. Chapter 2: Housing Plan includes Programs B.2, B.17, D.6, E.1, E.3, and E.5 to address this comment and the needs of persons with disabilities.
No further comments or feedback were submitted regarding other fair housing topics or issues. 321
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3. Analysis of Federal, State, and Local Data and Knowledge Integration and Segregation Patterns and Trends
To ensure equal representation of all segments of the community, the Dublin City Council approved the transition to district-based elections, effective in 2024 and 2026, as shown in the figure below. With the division of the City into four separate voting districts of approximately equal population, residents will be represented by one Councilmember who resides in that district and is elected by the voters of that district.
The Mayor will continue to be elected at large every two years. The City conducted a robust community engagement process to notify residents of this change in voting procedure and to encourage residents to participate in the map-drawing process. It should be noted that the City of Dublin experienced rapid growth over a short period of time. A 2022 study by Quicken Loans reported Dublin’s population as the 11th fastest growing in the United States. The Dublin population grew by 6.05 percent in 2018, 4.5 percent in 2021, and a total of 50 percent since 2010. Dublin was the only city in California to make the top 20 list.
As such, the City’s new district-based elections will provide a more integrated community.
Figure C-10a: Dublin 2022 Districting
Race and Ethnicity
The dissimilarity index is the most-commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.
Figure C-10 shows the dissimilarity index for racial and ethnic groups in the City. The figure shows segregation for the City’s Black population, which has a dissimilarity index of 64.9. No other racial or ethnic group scored above 60. When compared to the overall population, persons who identify as Black represent only 3.5 percent of the total City population. Similarly, those who identify as American Indian 322
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and Native Hawaiian had higher dissimilarity indices of 36.6 and 34.2, respectively, despite making up a combined six percent of the total population. When a racial or ethnic population is small, its dissimilarity index may be high even if the racial or ethnic group members are evenly distributed throughout the area.
Thus, when a group's population is less than 1,000, exercise caution in interpreting its dissimilarity indices.
Figure C-10b: Dissimilarity Index with White Population, Dublin *Non-Hispanic only.
Source: Census Scope, Social Science Data Analysis Network Figure C-11 also shows spatial mapping of neighborhood segregation for the City and surrounding region.
As shown, the City is made up of “Mostly Asian” areas with some areas of “Asian-White” and “4 Group Mixed.” During the last decade, the Tri-Valley region has seen an increase in population identifying as Asian. Some areas in the region have experienced more significant increases in Asian populations than others. The increase is coupled with the decrease in population of other groups such as Black and White populations. Table B-4 in Appendix B highlights the shift in racial/ethnic composition of Dublin from 2010 to 2020. The most significant change is the more than doubling of the Asian population in Dublin. During the same period, the population of Black residents reduced by more than half and the population of White residents followed a similar trend. While not as dramatic as Dublin, the region followed a similar trend.
The dramatic increase of one ethnic group, coupled with the decrease of another ethnic group, can create a higher dissimilarity index. This is consistent with the rest of the region to the north and to the south of the City and correlates with the data in Figure C-10b showing more than half of the City’s population is made up of persons who identify as Asian.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white White* Black* American
Indian* Asian*
Native
Hawaiian
*
Other*
Two or
More
Races*
Hispanic
Dissimilarity Index 64.9 36.6 12.1 34.2 19.4 9.8 25.2
% of Population 29.9% 3.5% 0.3% 50.9% 0.4% 0.3% 4.4% 10.2%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
0 10
20 30
40 50
60 70
Percent of Total Population
Dissimilarity Index
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residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.
Another major factor is the concentration and availability of affordable housing, which the City deliberately chose to disperse when selecting properties for the Sites Inventory (as shown in Appendix D). Other factors include housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation. 324
Appendix C: Housing Constraints, Resources, and AFFH C-68 Draft 2023-2031 Housing Element
Figure C-11: Neighborhood Segregation(2021)
Source: Urban Displacement Project, University of California Berkeley (2021). 325
Appendix C: Housing Constraints, Resources, and AFFH C-69 Draft 2023-2031 Housing Element
Disability
In 1988, Congress added protections against housing discrimination for persons with disabilities through the FHA, which protects against intentional discrimination and unjustified policies and practices with disproportionate effects.
Table C-17 displays the data for persons with disabilities in the City, County, and State. Overall, about 10.6 percent of the California population reported having at least one disability. In the City, about 5.4 percent of persons reported at least one disability. The County reported a higher percentage than the City at 9.2 percent. Of the 5.4 percent of Dublin residents who reported a disability, the most common disability were independent living and ambulatory difficulties, which could be tied to the City’s senior population.
Ease of reasonable accommodation procedures and opportunity for accessible housing can provide increased housing security for the population with disabilities.
The data in Figure C-12 below displays data for disability status in Dublin by census tract. The data shows that in Dublin all of the census tracts report under 10 percent of the population to have at least one disability. Overall, majority of the surrounding areas shows less than 10 percent of the population has reported at least one disability with some pockets of the region which have a population between 10 and 20 percentthat reports a disability.
Although there is no concentration of the population to have at least one disability, it is the policy and practice of the City to take all reasonable steps to ensure its services, programs and activities are accessible to all members of the public including persons with disabilities. Community resources and services are located near community parks, fire and police services, grocery stores and commercial uses, and medical offices. Approximately 94.6 percent of residents are located within half a mile of transit.
Within the City are two Bay Area Rapid Transit (BART) stations – the Dublin/Pleasanton Station and West Dublin/Pleasanton Station – which operate between 5:00am to 12:00am on weekdays with 15-minute headways during the week and 30-minute headways during the weekend.
Table C-17: Population by Disability Type, Compared by Geography, 2019 Disability City of Dublin Alameda County California
Total with a Disability 5.4% 9.2% 10.6%
Hearing Difficulty 1.5% 2.5% 2.9%
Vision Difficulty 1.1% 1.6% 2.0%
Cognitive Difficulty 2.1% 3.7% 4.3%
Ambulatory Difficulty 2.8% 5.0% 5.8%
Self-care Difficulty 1.5% 2.4% 2.6%
Independent Living 3.3% 4.9% 5.5%
Source: American Community Survey, 5-Year Estimates, 2019. 326
Appendix C: Housing Constraints, Resources, and AFFH C-70 Draft 2023-2031 Housing Element
Figure C-12: Persons with Disabilities, Dublin
Source: California Department of Housing and Community Development – AFFH Data Viewer 327
Appendix C: Housing Constraints, Resources, and AFFH C-71 Draft 2023-2031 Housing Element
Familial Status
Table C-18 displays household type for the State, County, and City. Overall, Dublin has the largest percentage of married-couple family households (67 percent) and the State has the smallest with approximately 17 percent less. Dublin has the lowest percentage of female households without a spouse with children. Non-family households represent the smallest household type in Dublin at 5.1 percent.
Approximately 29.2 percent of households in the State and 27.1 percent in the County have at least one person above the age of 65, while there are 18.5 percent of households in Dublin with at least one person over the age of 65. Different household types have varying housing needs – senior households may benefit from reasonable accommodation procedures and being located near medical facilities, single-parent households may benefit from affordable housing options due to limited income, and family households may benefit from larger housing units located near community areas and schools.
The data in Figure C-18 and Figure C-13 below shows living arrangements of children by census tract in Dublin. Figure C-13 shows the percent of children in married couple households by census tract in Dublin.
The data shows that most census tracts have children living in married couple households (above 80 percent per tract). There are three census tracts in Dublin where between 60 and 80 percent have children living in married couple households.
The City deliberately chose to disperse affordable housing when selecting properties for the Sites Inventory (as shown in Appendix D). In the three census tracts where 60 and 80 percent have children living in married couple households there are six candidate sites meant to accommodate low and very low-income units. Affordable units have been strategically placed to improve access to resources and opportunities for all residents but specifically for areas that currently experience less access to resources and opportunity.
Figure C-14 shows the percent of children in female headed households with no spouse/partner by census tract in Dublin. The data shows that the City has no census tracts where female headed households with no spouse and children present are more than 20 percent.
Table C-18: Population by Familial Status,Compared by Geography, 2019 Familial Status City of Dublin Alameda County California Total Households 20,235 577,177 13,044,266
Married-Couple Family Households 67.0% 50.6 49.8%
With Children 39.4% 23.4% 21.5%
Non-Family Households 5.1% 8.9% N/A
Households with one or more people 65
years+
18.5% 27.1% 29.2%
Female Headed Households, No Spouse
Present with Children
2.6% 4.1% 4.8%
Source: American Community Survey, 5-Year Estimates, 2019. 328
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Although there is no concentration of female headed households with no spouse and children present, affordable units have been strategically placed to improve access to resources and opportunities for all residents but specifically for areas that currently experience less access to resources and opportunity.
Female headed households with no spouse and children present may benefit from increased access. 329
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Figure C-13: Married Couple Households with Children
Source: California Department of Housing and Community Development – AFFH Data Viewer 330
Appendix C: Housing Constraints, Resources, and AFFH C-74 Draft 2023-2031 Housing Element
Figure C-14: Female Headed Households, No Spouse/Partner Present with Children Source: California Department of Housing and Community Development – AFFH Data Viewer 331
Appendix C: Housing Constraints, Resources, and AFFH C-75 Draft 2023-2031 Housing Element
Household Income
Regarding household income, the City had a significantly higher median household income than the County and State in 2019 ($152,745 in the City compared to $104,888 in the County and $75,235 in the State). As Table C-19 shows, majority of the City’s households are higher earning; in total 81.1 percent of households in Dublin earn more than the State median-income. Additionally, over 34 percent of households in Dublin earn $200,000 or more annually. Just over 12 percent of City residents earn less than $50,000 annually, compared to 26.3 percent and 34 percent for the County and State, respectively.
Figure C-15a shows median household income by block group in Dublin. The data shows that Dublin has a small range of median income levels. There is a large number of block groups in Dublin whose median income for households is greater than $125,000. The remaining block groups range from $87,100 to $125,000. There are no block groups in the City with a majority of residents earning a median household income less than $87,100. Figure C-15b shows that there were more census blocks earning $125,000 in 2014 than in 2019. This may indicate that census blocks are becoming more diverse based on household income.
Although Dublin experiences higher median incomes, it is still important to provide improved access to resources and opportunities to all households. Affordable units have been strategically placed to improve access to resources and opportunities for all residents but specifically for areas that currently experience less access to resources and opportunity. Lower-income households will benefit from increased access to resources and opportunities
Table C-19: Households by Income, Compared by Geography, 2019 Households Income City of Dublin Alameda County California Less than $10,000 1.8% 4.1% 4.8%
$10,000-$14,999 1.2% 3.5% 4.1%
$15,000-$24,999 2.3% 5.5% 7.5%
$25,000-$34,999 2.3% 5.5% 7.5%
$35,000-$49,999 4.7% 7.7% 10.5%
$50,000-$74,999 6.5% 12.5% 15.5%
$75,000-$99,999 8.8% 11.5% 12.4%
$100,000-$149,999 22.2% 18.1% 16.6%
$150,000-$199,999 15.9% 12.3% 8.9%
$200,000 or More 34.2% 19.4% 12.2%
Source: American Community Survey, 5-Year Estimates, 2019. 332
Appendix C: Housing Constraints, Resources, and AFFH C-76 Draft 2023-2031 Housing Element
Figure C-15a: Median Income for Households in Dublin, 2019 Source: California Department of Housing and Community Development – AFFH Data Viewer 333
Appendix C: Housing Constraints, Resources, and AFFH C-77 Draft 2023-2031 Housing Element
Figure C-15b: Median Income for Households in Dublin, 2014 Source: California Department of Housing and Community Development – AFFH Data Viewer 334
Appendix C: Housing Constraints, Resources, and AFFH C-78 Draft 2023-2031 Housing Element
Hate Crimes
Hate crimes are violent acts against people, property, or organizations because of the group to which they belong or identify. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice.
As shown in Table C-20, between 2014 and 2020, a total of four hate crimes were reported in Dublin, which were all based on race, ethnicity, and ancestry. Specifically, the hate crimes that occurred in 2014 related to anti-Black or African American actions, the hate crime reported in 2017 related to anti-Asian actions, and the hate crime reported in 2019 related to anti-Hispanic or Latino. No further details are available as the Federal Bureau of Investigation (FBI) does not make case-specific data available.
Table C-20: FBI Hate Crimes by Bias(2014-2020)
Year
Race/
Ethnicity/
Ancestry
Religion Sexual
Orientation Disability Gender Gender Identity Total
2014 2 0 0 0 0 0 2
2015 0 0 0 0 0 0 0
2016 0 0 0 0 0 0 0
2017 1 0 0 0 0 0 1
2018 0 0 0 0 0 0 0
2019 1 0 0 0 0 0 1
2020 0 0 0 0 0 0 0
Total 4 0 0 0 0 0 4
Source: Federal Bureau of Investigation, Crime Data Explorer, 2014-2020.
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
R/ECAPs must have a non-white population of 50 percent or more. Neighborhoods of extreme poverty are defined as census tracts with 40 percent or more of individuals living at or below the poverty line.
Because overall poverty levels are substantially lower in many parts of the country, HUD also defines a neighborhood as a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation. However, these areas may also provide different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, business, social networks, and communities to help immigrants preserve cultural identify and establish themselves in new places. Overall, it is important to study and identify these areas to understand patterns of segregation and poverty in a city.
Figure C-16 shows there are no R/ECAPs located in Dublin, nor in the surrounding communities. 335
Appendix C: Housing Constraints, Resources, and AFFH C-79 Draft 2023-2031 Housing Element
Figure C-16: R/ECAP in Dublin and Neighboring Communities Source: California Department of Housing and Community Development – AFFH Data Viewer 336
Appendix C: Housing Constraints, Resources, and AFFH C-80 Draft 2023-2031 Housing Element
Racially and Ethnically Concentrated Areas of Affluence (RCAA) Racially or Ethnically Concentrated Areas of Poverty are a long-standing, contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, the White population is the most severely insulated (separated from other racial groups). Research also identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.
Data used in the analysis of Racially Concentrated Areas of Affluence (RCAA) is from the 2015-2019 American Community Survey and measured at the census tractlevel. HCD has created an RCAA metric to reflect California's relative diversity and regional conditions, and to aid local jurisdictions in their analysis of racially concentrated areas of poverty and affluence pursuant to AB 686 and AB 1304. HCD's RCAA metric is created by first calculating a Location Quotient (LQ) for each California census tract using data from the 2015-2019 ACS. This LQ represents the percentage of total white population (White Alone, Not Hispanic or Latino) for each census tract compared to the average percentage of total white population for all census tracts in a given Council of Governments (COG) region. For example, a census tract with a LQ of 1.5 has a percentage of total white population that is 1.5 times higher than the average percentage of total white population in the given COG region. To determine the RCAAs, census tracts with an LQ of more than 1.25 and a median income 1.5 times higher than the COG Area Median Income (AMI), or 1.5 times the State AMI, whichever is lower, are assigned a numeric score of 1. A score of 1 indicates that a census tract is an RCAA. Census tracts that did not meet this criterion are assigned a score of 0.
The nationwide RCAA analysis identifies the following:
• RCAA tracts have more than twice the median household income of the average tract in their metro area.
• Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
• RCAAs tracts are more income homogenous than R/ECAPs. • The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate 3.2 times that of a typical tract. Overall, RCAAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.
Figure C-17 shows census tracts that meet the RCAA criterion. As illustrated, there is one census tract on the western side of the City that would be classified as an RCAA under HCD’s criterion. Table C-21 highlights the demographic and income data of the census block classified as an RCAA. There are many RCAAs in the County and in jurisdictions surrounding Dublin. 337
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By cross-referencing Figure C-17a and Figure C-17b, a string of RCAAs that run from Pleasanton to Walnut Creek and taper off towards Martinez emerges. Dublin is one of few jurisdictions in the Tri-Valley area that is not a majority RCAA. Although not all census tracts/block groups meet the criteria to qualify as RCAAs, there is a tendency for census block groups with higher White populations to have higher median incomes throughout the County. By cross-referencing Figure C-15a and C-15b, it is apparent that Dublin is becoming more diverse in income levels.
When compared to the County as a whole, the City’s White population earns a median income of approximately $124,846 whereas the County’s White population earns a median income of approximately $108,506 (Table C-22). In both jurisdictions, the White population represents just under half of the total population.
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Figure C-17a: Racially Concentrated Areas of Affluence (RCAA), Dublin Source: California Department of Housing and Community Development – AFFH Data Viewer 339
Appendix C: Housing Constraints, Resources, and AFFH C-83 Draft 2023-2031 Housing Element
Figure C-17b: Racially Concentrated Areas of Affluence (RCAA), Dublin Source: California Department of Housing and Community Development – AFFH Data Viewer 340
Appendix C: Housing Constraints, Resources, and AFFH C-84 Draft 2023-2031 Housing Element
Table C-21: RCCAs - Median Household Income by Race by Block Group, Dublin Block Group Percent Population White Median Income
Block Group 1, Census Tract 4505.01 59.5% $138,929
Block Group 2, Census Tract 4505.01 64.91% $165,313
Source: (U.S. Census Bureau) from HCD AFFH Data Viewer, Accessed February 4, 2022.
Table C-22: RCCAs - Median Household Income by Race, Dublin and Alameda County Race
Dublin AlamedaCounty
Median Income1 Population Median Income 1 Population
White $124,846 45.7% $108,506 46.8%
All Households $150,299 -- $99,406 --
Notes: 1 Median income in the past 12 months (in 2019 inflation-adjusted dollars) Source: American Community Survey, 5-Year Estimates, 2019.
Disparities in Access to Opportunities
REGIONAL OPPORTUNITY INDEX (ROI)
The University of California, Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both people and place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity.
The ROI: People is a relative measure of people's education, economic, housing, mobility/transportation, health/environment, and civic life opportunities as follows:
• Education: Assesses people’s educational success in the form of higher education, elementary school achievement, and elementary school attendance.
• Economic: Measures a community’s economic well-being in the form of employment and income level.
• Housing: Measures a community’s relative residential stability, in the form of homeownership and housing costs.
• Mobility/Transportation: Assesses a community’s relative opportunities for overcoming rural isolation.
• Health/Environment: Measures a community’s health, particularly infant, teen, and general health.
• Civic Life: Assesses social and political engagement in the form of households that speak English and voter turnout.
Figure C-18 illustrates the City’s ROI: People results. As shown, Dublin residents generally have high assets in education, economic, housing, mobility/transportation, health/environment, and civic life opportunities. This is consistent with neighboring communities that also report high opportunities.
The ROI: Place is a relative measure of an area's assets in education, economic, housing, mobility/transportation, health/environment, and civic life opportunities as follows:
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• Education: Assesses a census tract's relative ability to provide educational opportunity, in the form of high-quality schools that meet the basic educational and social needs. • Economic: Measures the relative economic climate of a community, in the form of access to employment and business climate.
• Housing: Measures housing availability in a community, in the form of housing sufficiency and housing affordability.
• Health/Environment: Measures how well communities meet the health needs of their constituents, in the form of access to health care and other health-related environments. • Civic Life: Measures the social and political stability of an area, in the form of neighborhood stability (living in same residence for one year) and citizenship.
Figure C-19 illustrates the City’s ROI: Place results. The City offers high to moderate assets in education, economic, housing, mobility/transportation, health/environment, and civic life opportunities. Areas of low opportunity exist in east Dublin. This is due to low health and environmental factors; all other assets remain highly rated. However, this data does not include the significant development in east Dublin, such as the Kaiser Medical Center and residential developments, since the data in 2014 was released In addition, Table C-23 displays specific ROI data for the City and the State. The data shows the following key findings:
• The City shows excellent educational scores with almost double the percent of college educated adults, greater high school graduation and University of California/California State University eligibility rates, and significantly higher proficiency levels. • Dublin residents have a higher percentage of employment with greater incomes. Jobs in the City are generally higher quality and have been growing at a faster rate. • While housing adequacy is greater in Dublin, a higher percentage of residents experience a cost burden.
• A greater percentage of Dublin residents have access to vehicles and commute less. • General health and environmental factors in Dublin are highly rated. Infant health, prenatal care, years of life lost, and air quality are better rated in Dublin. The City does have less access to supermarkets, indicating a need for additional resources for existing residents. This data does not include the Whole Foods in Persimmon Place, which was opened in 2015, or Lucky’s at Fallon Gateway, which opened in 2018.
• As it relates to civic involvement, almost all Dublin residents speak English and a high percentage vote.
Overall, the City is shown to be a high opportunity city. As part of the candidate sites analysis, the City identified sites that can accommodate new housing units at a variety of income levels in areas where future residents will have access to high degrees of opportunity. By increasing stable and affordable housing options, the City hopes to further increase opportunities for current and future Dublin residents. 342
Appendix C: Housing Constraints, Resources, and AFFH C-86 Draft 2023-2031 Housing Element
Figure C-18: Regional Opportunity Index, People – Dublin and Neighboring Communities
Source: UC Davis Center for Regional Change and Rabobank, 2014. 343
Appendix C: Housing Constraints, Resources, and AFFH C-87 Draft 2023-2031 Housing Element
Figure C-19: Regional Opportunity Index, Place – Dublin and Neighboring Communities Source: UC Davis Center for Regional Change and Rabobank, 2014. 344
Appendix C: Housing Constraints, Resources, and AFFH C-88 Draft 2023-2031 Housing Element
Table C-23: Opportunity Indicators, Dublin and California ROI Indicator Dublin California
Education
People
College Educated Adults 63.2% 38%
Math Proficiency 84.8% 70.1%
English Proficiency 82.9% 65%
Elementary Truancy 18.6% 24.3%
Place
High SchoolGraduationRate 93.6% 83.1%
UC/CSUEligibility 62.9% 41%
Teacher Experience 25.1% 36.3%
High School DisciplineRate 1.3% 6.4%
Economic
People
Employment Rate 95.5% 89.4%
MinimumBasic Income 88.4% 63.5%
Place
Job Availability 977.4 701.8
JobQuality 4.9% 2.9%
Job Growth 56.4% 40.4%
Bank Accessibility 0.4 0.2
Housing
People
Home Ownership 58.5% 54.7%
Housing CostBurden 59.5% 51.6%
Place
Housing Adequacy 97.6% 90.6%
Housing Affordability 0.2% 0.2%
MobilityPeople
Vehicle Availability 92% 86.4%
Commute Time 51.8% 59.9%
InternetAccess 5 4
Health/EnvironmentalPlace
InfantHealth 94.8% 94.9%
Birth to Teens 0.9% 6.6%
Years of Life Lost 17.2% 29.8%
Place
Air Quality 8.6% 10%
Prenatal Care 88.6% 83.1%
Access to Supermarket 22.9% 53.3%
Health Care Availability 1.8% 1.8%
Civic Life
People
Voting Rates 37.6% 30.6%
English Speakers 95.9% 88.1%
Place
US Citizenship 83.2% 82.6%
Neighborhood Stability 80.6% 84.9%
Source: UC Davis Center for Regional Change and Rabobank, 2014. 345
Appendix C: Housing Constraints, Resources, and AFFH C-89 Draft 2023-2031 Housing Element
CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (TCAC/HCD) OPPORTUNITY AREA DATA HCD together with the California Tax Credit Allocation Committee established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
According to the Task Force’s methodology, the tool allocates 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision-makers identify tracts within each region where research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice.
Figure C-20 shows the TCAC Opportunity Scores for the City and surrounding region. As illustrated, the City is categorized as High and Highest Resource. This is generally consistent with the region. The region to the east with moderate resource scores represents mostly undeveloped land. Overall, future housing developments within the City will benefit from access to high levels of resources, bringing additional opportunities for existing and future residents.
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Figure C-20: TCAC/HCD Opportunity Map
Source: California Department of Housing and Community Development – AFFH Data Viewer 347
Appendix C: Housing Constraints, Resources, and AFFH C-91 Draft 2023-2031 Housing Element
TCAC/HCD DATA – EDUCATIONAL OPPORTUNITIES
The TCAC/HCD Opportunity Area Maps include education data, as illustrated in Figure C-21. This data represents opportunity levels based on the following four factors:
• Math proficiency – Percentage of fourth graders who meet or exceed math proficiency standards. • Reading proficiency – Percentage of fourth graders who meet or exceed literacy standards. • High school graduation rates – Percentage of high school cohort that graduated on time. • Student poverty rate – Percentage of students not receiving free or reduced-price lunch.
Figure C-21 shows educational scores for the City and surrounding region. As shown, a large portion of the City lacks adequate data to identify scores; however, the remainder of the City is scored at the highest positive educational outcomes. Overall, Dublin provides high opportunities for education achievement and in return Dublin residents show high educational achievements and successes in achieving college degrees. Overall, future housing developments within the City will benefit from access to high levels of resources, bringing additional opportunities for existing and future residents. 348
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Figure C-21: TCAC/HCD Opportunity Map – Educational Opportunities Source: California Department of Housing and Community Development – AFFH Data Viewer 349
Appendix C: Housing Constraints, Resources, and AFFH C-93 Draft 2023-2031 Housing Element
TCAC/HCD DATA – ECONOMIC OPPORTUNITIES
The TCAC/HCD Opportunity Area Maps include economic data, as illustrated in Figure C-22. This data represents opportunity levels based on the following five factors:
• Poverty – Percent of population with income above 200 percent of federal poverty line. • Adult Education – Percent of adults with a bachelor's degree or above. • Employment – Percent of adults aged 20-64 who are employed in the civilian labor force or in the armed forces.
• Job Proximity – Number of jobs filled by workers with less than a Bachelor of Arts degree that fall within a given radius (determined by the typical commute distance of low-wage workers in each region) of each census tract population-weighted centroid. • Median Home Value - Value of owner-occupied units.
Figure C-22 shows economic opportunity scores for Dublin and the surrounding region. The majority of the City has a high level of positive economic outcome. The area of the City near Interstate-680 is shown to have moderate economic outcomes; this area includes a large percentage of residential uses as well as the City’s downtown region and large commercial and industrial centers. When compared to proximity to jobs (Figure C-23), Dublin residents generally live close to employment. Overall, Dublin residents have high access to positive economic opportunities. Future housing development will add to opportunities for existing and future residents.
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Appendix C: Housing Constraints, Resources, and AFFH C-94 Draft 2023-2031 Housing Element
Figure C-22: TCAC/HCD Opportunity Map – Economic Opportunities Source: California Department of Housing and Community Development – AFFH Data Viewer 351
Appendix C: Housing Constraints, Resources, and AFFH C-95 Draft 2023-2031 Housing Element
Figure C-23: Jobs Proximity Index
Source: California Department of Housing and Community Development – AFFH Data Viewer 352
Appendix C: Housing Constraints, Resources, and AFFH C-96 Draft 2023-2031 Housing Element
HUD OPPORTUNITY INDICATORS
Opportunity indicators also help inform communities about disparities in access to opportunity. HUD developed opportunity indicators to help inform communities about disparities in access to opportunity.
The scores are based on nationally available data sources and assess resident’s access to key opportunity assets in the County. Table C-24 provides the index scores (ranging from zero to 100) for the following opportunity indicator indices for Alameda County:
• Low Poverty Index: The low poverty index captures the poverty rate at the census tract level. The higher the score, the less exposure to poverty in a neighborhood. • School Proficiency Index: The school proficiency index uses school-level data on the performance of fourth grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower-performing elementary schools. The higher the score, the higher the school system quality is in a neighborhood. • Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital.
• Transit Trips Index: The transit trips index is based on estimates of transit trips taken by a family that meets the following description: a three-person single-parent family with income at 50 percent of the median income for renters for the region (i.e., the Core-Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: The low transportation cost index is based on estimates of transportation costs for a family that meets the following description: a three-person singleparent family with income at 50 percent of the median income for renters for the region/CBSA.
The higher the index, the lower the cost of transportation. • Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better access to employment opportunities.
• Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health.
Table C-24 displays the opportunity indicators by race and ethnicity for persons in Alameda County – data is not available for the City. There are lower school proficiency rates and labor market rates among the population identifying as Black non-Hispanic and Hispanic. In addition, Alameda County residents report low job proximity scores, which is not the case for Dublin residents who benefit from high proximity to employment.
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Appendix C: Housing Constraints, Resources, and AFFH C-97 Draft 2023-2031 Housing Element
Table C-24: Opportunity Indicators, Alameda County
(Alameda County,
CA CDBG)
Jurisdiction
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
Total Population
White* 74.5 64.8 69.0 62.5 88.4 41.6 50.0
Black* 59.4 46.9 47.4 66.1 90.4 36.0 50.7
Hispanic 58.3 39.9 48.6 70.0 90.1 31.0 50.3
Asian or Pacific
Islander* 71.5 61.9 66.3 63.9 88.5 44.4 49.7
Native American* 63.5 50.9 49.7 63.1 89.7 37.9 51.1
Population Below Federal Poverty Line
White* 63.7 50.6 58.0 69.8 90.1 32.1 47.8
Black* 46.2 32.8 42.9 74.6 92.5 26.3 48.3
Hispanic 44.9 29.4 45.6 76.1 91.6 29.1 49.6
Asian or Pacific
Islander* 62.3 53.1 63.2 74.5 91.6 47.2 43.2
Native American* 42.1 18.3 43.3 76.7 91.9 12.8 52.8
*Non-Hispanic
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping Tool, Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA
ACCESS TO TRANSIT
Access to transportation, specifically public transit, provides households with affordable and environmentally-friendly commuting options. It can also increase accessibility to essential retail, such as grocers and markets, and recreational activities.
AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. Dublin scored a AllTransit performance score of 5.3, as shown in Figure C-24 below, illustrating moderate combination of trips per week and number of jobs accessible enabling a moderate number of people to take transit to work. Additionally, AllTransit identified the following transit related statistics for Dublin:
• 94.6 percent of all jobs in Dublin are located within half a mile of transit. • There are 3,765 customer households within a 30-minute transit commute of local businesses. • 1.11 percent of workers in Dublin walk to work.
• 0.41 percent of workers in Dublin bike to work.
• No low-income households (earning under $50,000) live within half a mile of high frequency fullday transit.
Within the City are two Bay Area Rapid Transit (BART) stations – the Dublin/Pleasanton Station and West Dublin/Pleasanton Station – which operate between 5:00am to 12:00am on weekdays with 15-minute headways during the week and 30-minute headways during the weekend. The Dublin/Pleasanton Station opened first; development patterns led to the addition of the West Dublin/Pleasanton Station later. 354
Appendix C: Housing Constraints, Resources, and AFFH C-98 Draft 2023-2031 Housing Element
Figure C-24: All Transit Performance Score – Dublin (2021) Source: AllTransit Fact Sheet, 2021.
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Appendix C: Housing Constraints, Resources, and AFFH C-99 Draft 2023-2031 Housing Element
CALENVIROSCREEN - ENVIRONMENTAL JUSTICE
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution, called the California Communities Environmental Health Screening Tool (CalEnviroScreen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental pollutants.
The CalEnviroScreen 4.0 Model is made up of a suite of 20 statewide indicators of pollution burden and population characteristics associated with increased vulnerability to pollution’s health effects. The model uses the following analysis and calculation to identify areas of health risk:
• Uses a weighted scoring system to derive average pollution burden and population characteristics scores for each census tract.
• Calculates a final CalEnviroScreen score for a given census tract relative to the other tracts by multiplying the pollution burden and population characteristics components together. • Measures the relative pollution burdens and vulnerabilities in one census tract compared to others; the score is not a measure of health risk.
Figure C-25 displays mapped results of the CalEnviroScreen 4.0 for the City and surrounding region. The City has low to moderate levels of pollution burdens. Tables C-25 and C-26 compare two census tracts with the highest and lowest pollution burdens in the City. As detailed, Census Tract 6001450400 reports a higher pollution burden, but is still considered relatively low to moderate on the scale. The housing burden and unemployment percentile in this census tract is greater than that of Census Tract 6001450502.
In general, new housing opportunities throughout the City would have access to low levels of pollution burdens.
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Appendix C: Housing Constraints, Resources, and AFFH C-100 Draft 2023-2031 Housing Element
Figure C-25: All Transit Performance Score – Dublin
Source: California Department of Housing and Community Development – AFFH Data Viewer 357
Appendix C: Housing Constraints, Resources, and AFFH C-101 Draft 2023-2031 Housing Element
Table C-25: CalEnviro Screen 4.0 – Highest Scoring Census Tract (6001450400) Pollutant Percentile* Health Risk/Burden Percentile*
CalEnviro Screen 4.0 29 Pollution Burden 41
Ozone 25 Asthma 18
Particulate Matter2.5 25 Low Birth Weight 72
Diesel Particulate Matter 93 Cardiovascular Rate 10
Toxic Releases 42 Education 21
Traffic 86 Linguistic Isolation 47
Drinking Water 39 Poverty 14
Lead from Housing 33 Unemployment 53
Cleanup Sites 10 Housing Burden 32
Groundwater Threats 75
Hazardous Waste 78
Impaired Water 0
Solid Waste 0
*Percentile derived using a weighted scoring system to determine average pollution burden/ socioeconomic scores relative to other census tracts.
Source: CalEnviroScreen 4.0 (Accessed 2/7/2022)
Table C-26: CalEnviro Screen 4.0 – Lowest Scoring Census Tract (6001450502) Pollutant Percentile* Health Risk/Burden Percentile*
CalEnviro Screen 4.0 4 Pollution Burden 26
Ozone 18 Asthma 12
Particulate Matter2.5 20 Low Birth Weight 23
Diesel Particulate Matter 51 Cardiovascular Rate 6
Toxic Releases 44 Education 15
Traffic 99 Linguistic Isolation 31
Drinking Water 39 Poverty 3
Lead from Housing 3 Unemployment 11
Cleanup Sites 50 Housing Burden 4
Groundwater Threats 44
Hazardous Waste 47
Impaired Water 0
Solid Waste 0
*Percentile derived using a weighted scoring system to determine average pollution burden/ socioeconomic scores relative to other census tracts.
Source: CalEnviroScreen 4.0 (Accessed 2/7/2022)
Disproportionate Housing Needs and Displacement
Disproportionate housing needs refer to disparities in cost burden, overcrowding, substandard housing, and displacement risk for special needs populations in comparison to the rest of the population. Housing needs are assessed by the HUD Comprehensive Housing Affordability Strategy (CHAS), based on ACS data.
Housing problems and severe housing problems include the following elements:
Housing Problem
• Incomplete kitchen facilities
• Incomplete plumbing facilities
• 1+ person per room
• Cost burden greater than 30 percent
Severe Housing Problem
• Incomplete kitchen facilities
• Incomplete plumbing facilities
• 1.5+ person per room
• Cost burden greater than 50 percent
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Appendix C: Housing Constraints, Resources, and AFFH C-102 Draft 2023-2031 Housing Element
Table C-27 shows a breakdown of housing challenges for Dublin and Alameda County households by race and ethnicity. Dublin residents experience lower rates of housing challenges for both owner and renter households. Renter households across both jurisdictions experience more housing challenges than owner households. Renters and homeowners who identify as White have the highest rates of household challenges and those who identify as Asian report the second highest rates of housing problems.
Table C-27: Housing Problems by Tenure and Race/Ethnicity Has One or More
Housing Challenges White
Black or
African
American
Asian American
Indian
Pacific
Islander
Hispanic or
Latino
City of Dublin
Owner Households 3.2% 0% 2.3% 0.1% 0% 0.9%
Renter Households 3.5% 0.4% 2.3% 0.1% 0.1% 0.8%
Alameda County
Owner Households 2.6% 0.8% 2.5% 0% 0% 1.5%
Renter Households 3.8% 3.2% 3.5% 0.1% 0.1% 4.5%
Source: HUD, Consolidated Planning/CHAS Data, City of Dublin and Alameda County.
COST BURDEN
Table C-28 shows data for households experiencing overpayment and cost burden for Dublin, Alameda County, and the State of California. The City had the lowest rates of cost burden in 2019 after experiencing a four percent decrease for those with a cost burden over 30 percent between 2017 and 2019. Overall, jurisdictions have experienced cost burden decreases between 2017 and 2019. Figures C-26 and C-27 show overpayment by tenure. Both figures show there is a relatively similar percentage of overpayment between renters and homeowners throughout the City. The Primary Planning Area, as shown in General Plan Figure 1-2, experiences higher rates of overpayment at 40 to 60 percent. Both figures show consistency with neighboring communities, with Figure C-27 showing a generally lower percentage of the City’s renters overpaying for housing compared to the region.
Table C-28: Cost Burden Change Over Time by Geography (2017-2019) Overpayment/
Cost Burden
City of Dublin Alameda County State of California
2017 2019 2017 2019 2017 2019
Cost Burden >30% 30% 26% 29% 28% 32% 31%
Cost Burden >50% 8% 8% 11% 11% 14% 13%
No Cost Burden 0.1% 0.3% 0.6% 0.5% 0.8% 0.8%
Source: American Community Survey, 5-Year Estimates, 2019 and 2017.
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Appendix C: Housing Constraints, Resources, and AFFH C-103 Draft 2023-2031 Housing Element
Figure C-26: Overpayment by Homeowners
Source: California Department of Housing and Community Development – AFFH Data Viewer 360
Appendix C: Housing Constraints, Resources, and AFFH C-104 Draft 2023-2031 Housing Element
Figure C-27: Overpayment by Renters
Source: California Department of Housing and Community Development – AFFH Data Viewer 361
Appendix C: Housing Constraints, Resources, and AFFH C-105 Draft 2023-2031 Housing Element
Figure C-28: Location Affordability by Median Gross Rent Source: California Department of Housing and Community Development – AFFH Data Viewer 362
Appendix C: Housing Constraints, Resources, and AFFH C-106 Draft 2023-2031 Housing Element
In addition to overpayment, general housing affordability is also an important factor. Figure C-28 displays the location of affordable rents throughout the City and the surrounding region. In comparison to the area to the north of Dublin, the City has a higher rate of affordable rents. There is a pocket of median gross rent exceeding $3,000 in the eastern part of the City; however, the rest of the City has a median gross rent which does not exceed $2,500.
OVERCROWDING
Table C-29 shows overcrowding trends for the City, County, and State from 2010 to 2019. Overcrowding in all three regions has increased to varying degrees. In the City, renter households experiencing overcrowding increased from 0.1 percent to one percent. Alameda County experienced a doubling of renter households experiencing overcrowding. In comparison, renter households across California remained about the same with a couple percentage increases. Severely overcrowded owner households in Dublin and owner households across the State experienced decreases, with Dublin’s severely overcrowded owner households dropping from 0.1 percent to 0.02 percent. Figure C-29 also shows overcrowded households in the City and the region. The City and the majority of the surrounding area does not have an overcrowding rate that exceeds the statewide average.
Table C-29: Overcrowding Change Over Time by Geography
Overcrowding and
Tenure
City of Dublin Alameda County State of California
2010 2019 2010 2019 2010 2019
Owner Households
Overcrowded 0.8% 0.8% 1.3% 1.4% 1.8% 1.6%
Severely
Overcrowded 0.1% 0.02% 0.4% 0.4% 0.5% 0.6%
Renter Households
Overcrowded 0.7% 2% 2.4% 3.6% 3.5% 3.6%
Severely
Overcrowded 0.1% 1% 1.2% 2.4% 2.2% 2.4%
Source: American Community Survey, 5-Year Estimates, 2019 and 2010. 363
Appendix C: Housing Constraints, Resources, and AFFH C-107 Draft 2023-2031 Housing Element
Figure C-29: Overcrowded Households
Source: California Department of Housing and Community Development – AFFH Data Viewer 364
Appendix C: Housing Constraints, Resources, and AFFH C-108 Draft 2023-2031 Housing Element
SUBSTANDARD HOUSING
Table C-30 below displays the City’s housing stock by year built. Older housing may generally require more upkeep and regular maintenance and can cause a cost burden on both renters and homeowners. Units over 30 years of age are considered older and more at-risk of requiring upgrades. Approximately 20.8 percent of the City’s housing stock was built prior to 1980. Table C-31 provides specific figures on the number of units lacking complete plumbing facilities in comparison to year the residence was built. Most substandard housing units with incomplete plumbing were built after 1950. A total of 43 units are overcrowded, lack complete plumbing facilities, and were built prior to 1950. In total, Table C-31 shows there are 103 units requiring additional care and maintenance to create a safe and livable environment for its tenants.
Table C-30: Age of Dublin Housing Stock
Year Built Number of Occupied Housing
Units Percent
2014 or later 2,328 11.5%
2010 to 2013 2,470 12.2%
2000 to 2009 6,271 31%
1980 to 1999 4,949 24.5%
1960 to 1979 3,751 18.5%
1940 to 1959 339 1.7%
1939 or earlier 127 0.6%
Source: American Community Survey, 5-Year Estimates, 2019.
Table C-31: Plumbing Facilities by Occupants Per Room by Year Structure Built Year Built Number of Occupied Housing Units
Lacking Plumbing Facilities
1.00 or Less Occupants Per Room
Built 1950 or later 60
Built 1940 to 1949 0
Built 1939 or earlier 0
1.1 or More Occupants Per Room
Built 1950 or later 0
Built 1940 to 1949 35
Built 1939 or earlier 8
Source: American Community Survey, 5-Year Estimates, 2019.
SENIOR HOUSEHOLDS
The senior population is generally regarded as those over the age of 65. Senior householders may be more at risk of requiring additional services, accessibility improvements, and be located near public transit or community resources and commercial and retail needs. Table C-32 shows occupied household trends by age of householder for the City, County, and State from 2010 to 2019. The table shows an overall increase in senior householders between 2010 and 2019. Householders between the ages of 65 and 74 across the State had the greatest increase. In comparison, senior householders in Dublin increased by less than one percent for each age category. Senior households remain a small portion of the Dublin community, but still require additional attention when considering the location of future senior housing developments. 365
Appendix C: Housing Constraints, Resources, and AFFH C-109 Draft 2023-2031 Housing Element
Table C-32: Occupied Households by Age of Households by Geography Age of Households City of Dublin Alameda County State of California 2010 2019 2010 2019 2010 2019
65 to 74 years 6.2% 7.7% 9% 12.8% 9.9% 13.7%
75 to 84 years 3.1% 3.8% 5.9% 6.2% 6.6% 7.1%
85 years and over 0.6% 0.9% 2.5% 2.9% 2.6% 3.2%
Source: American Community Survey, 5-Year Estimates, 2019.
TENURE
Table C-33 displays tenure trends for the City, County, and State between 2010 and 2019. The City reports higher rates of home ownership than households in the County and across the State. While 53.5 percent of Alameda County households are owner-occupied, Dublin households are made up of 65.5 percent owner-occupied units. This represents a slight decrease of about one percent between 2010 and 2019.
The trend is consistent across the County and the State where homeownership has decreased over the nine-year period.
Table C-33: TenureChange Over Time by Geography
Tenure City of Dublin Alameda County State of California 2010 2019 2010 2019 2010 2019
Owner Households 66.3% 65.5% 55.1% 53.5% 57.4% 54.8%
Renter Households 33.7% 34.5% 44.9% 46.5% 42.6% 45.2%
Total Occupied
Households 13,273 20,235 532,026 577,177 12,392,852 13,044,266 Source: American Community Survey, 5-Year Estimates, 2019.
DISPLACEMENT
The potential for economic displacement risk can result from a variety of factors, including large-scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunities. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.
Urban Displacement
The U.C. Berkeley Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data was developed to assist local decision makers and stakeholders better plan for existing communities and provide additional resources to areas in need or at-risk of displacement and gentrification. The displacement typologies and the criteria used to identify each category are listed in Table C-34 with the census tracts identified in each, as illustrated in Figure C-30.
Figure C-30 shows the City does not have any census tracts reporting displacement or gentrification risks.
Over half of census tracks in Dublin report stability with either moderate/mixed income or advanced exclusivity. One census tract is currently becoming exclusive. Overall, the City is surrounded by areas of stable and advanced exclusivity. Stable mixed and moderate incomes exist throughout Pleasanton, as well as two areas of displacement and gentrification occurring in Livermore. 366
Appendix C: Housing Constraints, Resources, and AFFH C-110 Draft 2023-2031 Housing Element
Table C-34: Displacement Typology Criteria and Dublin Census Tracts Modified Types and Criteria Dublin Census Tracts
Low-Income/Susceptible to Displacement
• Low or mixed low-income tract in 2018. --
Ongoing Displacement of Low-Income Households
• Low or mixed low-income tract in 2018.
• Absolute loss of low-income households, 2000-2018.
--
At Risk of Gentrification
• Low or mixed low-income tract in 2018.
• Housing affordable to low or mixed low-income households in 2018. • Did not gentrify 1990-2000 OR 2000-2018.
• Marginal change in housing costs OR Zillow home or rental value increases in the 90th percentile between 2012-2018.
• Local and nearby increases in rent were greater than the regional median between 2012-2018 OR the 2018 rent gap is greater than the regional median rent gap.
--
Early/Ongoing Gentrification
• Low or mixed low-income tract in 2018.
• Housing affordable to moderate or mixed moderate-income households in 2018.
• Increase or rapid increase in housing costs OR above regional median change in Zillow home or rental values between 2-12-2018. • Gentrified in 1990-2000 or 2000-2018.
--
Advanced Gentrification
• Moderate, mixed moderate, mixed high, or high-income tract in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Marginal change, increase, or rapid increase in housing costs. • Gentrified in 1990-2000 or 2000-2018.
--
Stable Moderate/Mixed Income
• Moderate, mixed moderate, mixed high, or high-income tract in 2018. 6001450300
6001450400 6001450501
At Risk of Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high-income traact in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Marginal change or increase in housing costs.
--
Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high-income traact in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Rapid increase in housing costs.
• Absolute loss of low-income households, 2000-2018.
• Declining low-income in-migration rate, 2012-2018.
• Median income higher in 2018 than in 2000.
6001450200
Stable/Advanced Exclusive
• High-income tract in 2000 and 2018
• Affordable to high or mixed high-income households in 2018. • Marginal change, increase, or rapid increase in housing costs. 6001450502
6001450101
6001450102
Unavailable or Unreliable Data 6001450750
6001450751 6001450752
Source: Urban Displacement Project, University of California Berkeley (2021). 367
Appendix C: Housing Constraints, Resources, and AFFH C-111 Draft 2023-2031 Housing Element
Figure C-30: Displacement and Gentrification Around the Dublin Region (2021)
Source: Urban Displacement Project, University of California Berkeley (2021). 368
Appendix C: Housing Constraints, Resources, and AFFH C-112 Draft 2023-2031 Housing Element
In addition to displacement and gentrification data, the UC Berkeley Urban Displacement Project also analyzes the occurrence of anti-displacement policies, as defined below:
• Just Cause Eviction Ordinance. Just cause eviction statutes are laws that allow tenants to be evicted only for specific reasons. These “just causes” can include a failure to pay rent or violation of the lease terms.
• Rent Stabilization or Rent Control. Rent Control ordinances protect tenants from excessive rent increases, while allowing landlords a reasonable return on their investments. Such ordinances limit rent increase to certain percentages, but State law allows landlords to raise rents to the market rate once the unit becomes vacant.
• Rent Review Board and/or Mediation. Rent review boards mediate between tenants and landlords on issues related to rent increases and encourage them to come into voluntary agreement. As mediators, the board normally does not make binding decisions. • Mobile Home Rent Control. Mobile home rent control places specific rent increase restrictions on the land rented by mobile homeowners, or the mobile homes themselves. • SRO (Single-Room Occupancy) Preservation. Single room occupancies, also called residential hotels, house one or two people in individual rooms. Tenants typically share bathrooms and/or kitchens. These are often considered a form of permanent residence affordable for low-income individuals. SRO Preservation Ordinances help to preserve or create new SRO units. • Condominium Conversion Regulations. In addition to state laws regulating the conversion of multi-family rental property into condominiums, many cities have enacted condominium conversion ordinances. These impose procedural restrictions and/or substantive restrictions on the ability to convert apartment units into condominiums to protect the supply of rental housing.
• Foreclosure Assistance. Many cities and counties have local programs that assist homeowners when they are at risk of foreclosure. These programs may be funded with federal grants. • Jobs-Housing Linkage Fee or Affordable Housing Impact/Linkage Fee. Affordable housing impact/linkage fees are charges on developers of new market-rate, residential developments.
They are based on the square footage or number of units in the developments and are used to develop or preserve affordable housing.
• Commercial Linkage Fee/Program. Commercial linkage fees are charged to developers per square foot of new commercial development. Revenues are used to develop or preserve affordable housing.
• Housing Trust Fund. A housing trust fund is a designated source of public funds—generated through various means—that is dedicated to creating affordable housing. • Inclusionary Zoning/Housing (Below Market Rate Housing). Inclusionary housing policies require market-rate developers of rental or for-sale housing to rent or sell a certain percentage of units at affordable prices. Some policies include a provision for developers to pay “in-lieu fees” in place of building the housing; this revenue is used to develop affordable units elsewhere.
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Appendix C: Housing Constraints, Resources, and AFFH C-113 Draft 2023-2031 Housing Element
• Density Bonus Ordinance. Density bonuses allow developers of market-rate housing to build higher-density housing, in exchange for having a certain portion of their units offered at affordable prices. In this inventory, we only include a city as having this policy if they allow an additional density bonus beyond that mandated by the State. • Community Land Trusts. Community land trusts are nonprofit, community-based organizations (supported by the city or county) whose mission is to provide affordable housing in perpetuity by owning land and leasing it to those who live in houses built on that land. • First Source Hiring Ordinances. First Source hiring ordinances ensure that residents are given priority for new jobs created by municipal financing and development programs.
Table C-35 identifies which of these policies the City has adopted, according to the Urban Displacement Project as specified above. While the City is reported not having a Density Bonus Ordinance, Dublin Municipal Code Chapter 8.52 establishes regulations for implementing the City’s Density Bonus Ordinance, which was adopted in March 2007 and updated in November 2019. Figure C-31 illustrates the propensity of anti-displacement policies across jurisdictions surrounding Dublin. As shown, the Urban Displacement Project incorrectly identifies the City as having fewer anti-displacement policies than communities in the region.
Table C-35: Anti-Displacement Policies
Anti-Displacement Measures Dublin Policy Measure
Just Cause Eviction Ordinance No
Rent Stabilization or Rent Control No
Rent Review Board and/or Mediation No
Mobile Home Rent Control No
SRO Preservation Yes
Condominium Conversion Regulations Yes
Foreclosure Assistance Yes
Jobs-Housing Linkage Fee No
Commercial Linkage Fee Yes
Housing Trust Fund No
Inclusionary Zoning Yes
Density Bonus Ordinance Yes
Community Land Trusts No
First Source Hiring No
Source: Urban Displacement Project, University of California Berkeley (2021), and the City of Dublin.
The UC Berkely Urban Displacement Project provides data on redlining. According to the UC Berkely Project, redlining was a process in which the Home Owners’ Loan Corporation (HOLC), gave neighborhoods ratings to guide investment. This policy is named for the practice of categorizing neighborhoods as red or “hazardous” on HOLC maps – riskiest in terms of loan issuance. The “hazardous” rating was in large part based on racial demographics; redlining was an explicitly discriminatory policy that made it hard for residents of color to get loans for homeownership or maintenance and led to cycles of disinvestment. According to the UC Berkely Urban Displacement Project research, the City of Dublin does not have redlined zones, nor was it identified as having historical policies that promoted redlining.
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Appendix C: Housing Constraints, Resources, and AFFH C-114 Draft 2023-2031 Housing Element
Figure C-31: Anti-Displacement Policies Around the Dublin Region(2021) Source: Urban Displacement Project, University of California Berkeley (2021). 371
Appendix C: Housing Constraints, Resources, and AFFH C-115 Draft 2023-2031 Housing Element
At-Risk Assisted Affordable Housing
Jurisdictions are required by State Housing Element Law to analyze government-assisted housing that is eligible to convert from affordable to market-rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. This section will provide:
• An inventory of assisted housing units that are at risk of converting to market-rate housing, • An analysis of the costs of preserving and/or replacing these units, • Resources that could be used to preserve at-risk units, • Program efforts for preservation of at-risk housing units, and • Quantified objectives for the number of at-risk units to be preserved during the Housing Element planning period.
Table C-36 below identifies deed-restricted, assisted rental properties within Dublin, of which 59 units are at-risk of converting from affordable to market-rate units between 2023 and 2033. Consistent with the requirements to analyze impacts of potential conversion of these units to market-rate units, this section provides an analysis to preserve these at-riskunits.
Table C-36: Assisted Affordable Housing and At-Risk Units in Dublin Project Name Total
Units
Assisted
Units Type Unit Types Funding Source Earliest Date of Conversion Units at
Risk
Park Sierra at Iron Horse
Trail 283 57 Senior/VLI Vouchers 1, 2 Tax Credits/ Bonds 2029 57 Pine Grove 55+
Apartments 322 292 Senior 1, 2 Tax Credits/ Bonds/ City Loan 2062 0 Wicklow Square Senior
Apartments 54 53 Senior/ Disabled 1 Tax Credits/ City Loan 2075 0 Fairway Family Community 304 243 Family 1, 2, 3 Tax Credits/ Bonds/ City Loan 2062 0
Camellia Place 112 111
Senior/
Disabled/
Family
1, 2, 3
HCD MHP Grant/
Tax Credits/
CalHFA Bonds/
HOME
2062 0
Carlow Court Senior
Apartments at Emerald
Vista
50 49 Senior/
Disabled 1 City Loan/
Private 2067 0
Wexford Way at Emerald
Vista 130 129 Family/ Disabled 1, 2, 3, 4 City Loan/ Private 2067 0 Avalon Dublin Station 505 50 Family Studio, 1,
2, 3 Private 2067 0
Archstone Apartments 177 2 Senior/
Disabled 1, 2 Private 2033 2
Dublin Station by Windsor
(Formerly Eclipse at Dublin
Station)
305 30 Moderate
Income
Studio, 1,
2, 3 Private 2063 0
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Table C-36: Assisted Affordable Housing and At-Risk Units in Dublin Project Name Total
Units
Assisted
Units Type Unit Types Funding Source Earliest Date of Conversion Units at
Risk
Tralee Village Apartments 130 16
Low/
Moderate
Income
1, 2, 3 Private 2069 0
Tralee Townhomes 103 3 Moderate
Income 3 Private 2063 0
Valor Crossing 66 65 Homeless
Veterans 1, 2, 3 HCD Grant/ LIHTC 2072 0
Total 2,541 1,100 59
Cost of Preserving At-Risk Units
While there are many options to preserve at-risk units including providing financial incentives to property owners to extend lower-income use restrictions, purchasing affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate units, the strategy considered below is to provide local rental subsidy to residents. The rent subsidy would provide financial assistance to residents if their affordable units converted to market-rate units. To determine the subsidy needed, fair market rents were compared to market-rate rents. Table C.34 below outlines an estimated monthly subsidy that would be required to preserve these at-risk units.
Table C-37: Estimated Monthly Subsidy to Preserve At-Risk Units Unit Size
Monthly Rents Number of
Units
At-Risk*
Difference Monthly
Subsidy
Annual
Subsidy
Fair Market
Rents1
Market Rate
Rents 2
Efficiency $1,538 $2,726 0 $1,188 $0 $0
1-Bedroom $1,854 $2,655 59 $801 $47,259 $567,108
2-Bedroom $2,274 $3,173 0 $899 $0 $0
3-Bedroom $3,006 $4,720 0 $1,714 $0 $0
4-Bedroom $3,578 N/A 0 N/A $0 $0
Total $567,108
*This is based upon the assumption that the units at-risk of converting to market rate at Archstone Apartments and Park Sierra at Iron Horse Trail are only 1-bedroom units.
Source:
1. HUD FY 2022 Fair Market Rent Documentation System – Oakland-Fremont, CA HUD Metro FMR Area.
2. Kimley-Horn and Associates Analysis – based on apartments listed for rent across 15 properties on April 13, 2022.
Cost of Replacing At-Risk Units
The City can also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs.
The analysis assumes the replacement units are apartments with concrete block with steel frame buildings and parking provided on-site. Square footage estimates are based on estimated size of units to be replaced and assume housing units are developed on multi-family zoned properties. Land costs have been determined on a per unit basis. Table C-38 below estimates that $7,980,812 would be required to replace the at-risk units.
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Table C-38: Replacement Cost of At-Risk Units
Unit Size Cost per
Square Foot1
Average
Square Foot
per Unit2
Replacement
Cost per Unit
Number of
Units At-Risk*
Total
Replacement
Cost
Efficiency $179.40 629 $112,843 0 $0
1-Bedroom $179.40 754 $135,268 59 $7,980,812
2-Bedroom $179.40 1,041 $186,755 0 $0
3-Bedroom $179.40 1,446 $259,412 0 $0
4-Bedroom $179.40 N/A N/A 0 $0
Total $7,980,812
*This is based upon the assumption that the units at-risk of converting to market rate at Archstone Apartments and Park Sierra at Iron Horse trail are only 1-bedroom units.
Source:
1. International Code Council – August 2021.
2. Kimley-Horn and Associates Analysis – based on apartments listed for rent across 15 properties on April 13, 2022.
Resources to Preserve At-Risk Units
A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units.
The following summarizes financial resources available:
• Community Development Block Grant (CDBG). CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements, and public services. • HOME Investment Partnership. Local jurisdictions can receive funds by formula from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower-income households.
Eligible activities include housing acquisition, rehabilitation, development, homebuyer assistance, and rental assistance.
• Section 8 Rental Assistance Program. The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market-rate units on behalf of very low-income tenants, senior citizens, disabled persons, and other individuals for securing affordable housing. • Section 202/811 Program. Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 Program for construction of very low-income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811 funds, which can be used to develop group homes, independent living facilities, and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. • California Housing Finance Agency (CalHFA) Multifamily Programs. CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low- and moderate-income families and individuals. One of the programs is the Preservation Loan program which provides 374
Appendix C: Housing Constraints, Resources, and AFFH C-118 Draft 2023-2031 Housing Element
acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects. • Low-Income Housing Tax Credit (LIHTC). This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
• California Community Reinvestment Corporation (CCRC). The California Community Reinvestment Corporation is a multi-family affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
Qualified Entities to Preserve At-Risk Units
The following organizations have the experience and capacity to potentially assist in preserving future atrisk units:
• Eden Housing
• Mercy Housing
• BRIDGE Housing
• Allied Housing
• Building Opportunities for Self
Sufficiency (BOSS)
• East Bay Asian Local Development
Corporation
• Affordable Housing Associates
• Resources for Community Development
Quantified Objectives
State law requires that jurisdictions establish the maximum number of units that can be preserved over the planning period. The City’s objective is to preserve the 59 affordable units at-risk of converting to market-rate units as outlined in Program A.5 the Chapter 2: Housing Plan.
Senate Bill 330 (SB 330)
Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, local jurisdictions are restricted in the policies and regulations that can be applied to residential development. The revised definition of “Housing Development” now contains residential projects of two or more units, mixed-use projects (with two-thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects.
SB 330 sets a temporary five-year prohibition of residential density reduction associated with a “housing development project,” from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.
The City has identified sites as part of its adequate sites analysis that have existing residential uses.
Program B.15 is included in the Housing Plan to maintain compliance with SB 330. 375
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4. Assessment of Contributing Factors to Fair Housing
HUD requires an analysis of impediments to fair housing every five years. The County of Alameda Regional Analysis of Impediments to Fair Housing Choice (AI), released January 2020, examines contributing factors to fair housing across the region, including Dublin. The AI includes goals and priorities the region and jurisdictions agree to implement to improve fair housing conditions following community feedback and analysis.
For Alameda County, the primary issue identified as part of the AI was housing affordability and availability. Additional issues found to affect the region include:
• Across the County, white residents make up the majority of homeowners, but only approximately a third of the County’s population.
• Segregation between white residents and minority residents hasincreased in the last decade. • The County’s black resident population has decreased by nearly seven percent since 1990. Black residents are primarily located in Oakland and Berkeley, but the percentage of black residents in these areas has decreased by 19 percent and 10 percent, respectively, since 1990. • Overall, minority residents are being displaced from areas with a traditionally large minority population. Some specific minority majority cities, however, are seeing increases in minority populations.
• Areas with higher levels of minority residents have less access to proficient schools, jobs, and environmental health.
• Median rents have risen an average of $1,000 (unadjusted for inflation) since 2010, representing an increase of 55 percent in a nine-year period.
• The average home sales prices have increased from approximately $300,000 to nearly $900,000 in less than 20 years (unadjusted for inflation).
• The wage needed to rent an average housing unit in the County is $44.79 an hour or $93,000 a year.
• Homelessness has increased by 42 percent since 2017.
• Minority households, especially black and Hispanic households, have the highest rate of disproportionate housing needs, which includes having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent.
• Overall, the rate of mortgage approvals has gone up in the last seven years, but the disparities in the rate of approval across race and ethnicity have stayed relatively the same. Black applicants continue to have the lowest mortgage approval rate at 59.1 percent and Hispanic applicants the second lowest at 61.5 percent compared to white applicants at 70 percent. • Based on community feedback, Housing Choice Voucher holders and those with disabilities often find it difficult to find an appropriate housing unit. Some find it difficult to find an appropriately sized unit that will take their voucher and others experienced that the vouchers will not cover the rent of an appropriately sized unit.
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• Disability, race, and familial status are the most common bases of housing discrimination complaints forwarded to the California Department of Fair Employment and Housing and the Office of Fair Housing and Equal Opportunity.
The AI is required to identify specific contributing factors to the above issues. The contributing factors listed below were identified as creating, perpetuating, and/or increasing the severity of fair housing issues for the whole region.
• Contributing factors affecting segregation:
o Displacement of residents due to economic pressures
o Location and type of affordable housing
o Historical discrimination against people of color
o Limited supply of affordable housing within neighborhoods • Contributing factors affecting R/ECAPs:
o Displacement of residents due to economic pressures
o Lack of private investments in specific neighborhoods o Lack of public investment in specific neighborhoods, including services or amenities o Location and type of affordable housing
o Lack of local taxation to support social services and affordable housing o Limited supply of affordable housing within neighborhoods • Contributing factors affecting access to opportunity:
o Access to financial services
o Lack of private investments in specific neighborhoods o Location of employers
o Location of proficient schools and school assignment policies o Location and type of affordable housing
o Limited supply of affordable housing in areas with access to opportunity • Contributing factors affecting disproportionate housing needs:
o The availability of affordable units in a range of sizes o Displacement of residents due to economic pressures
o Lack of private investments in specific neighborhoods o Land use and zoning laws
o Lending discrimination
o High cost of developing affordable housing
o Limited supply of affordable housing within neighborhoods • Contributing factors affecting publicly supported housing:
o Land use and zoning laws
o Community opposition
o Source of income discrimination
o Lack of federal, state, and local funding for publicly supported housing • Contributing factors affecting disability and access:
o Access to publicly supported housing for persons with disabilities 377
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o Lack of affordable housing for individuals who need supportive services o Lack of assistance for housing accessibility modifications o Location of accessible housing
o Limited supply of affordable housing within neighborhoods • Contributing factors affecting fair housing:
o Lack of local private (nonprofit) fair housing outreach and enforcement o Lack of local public (local, state, federal) fair housing enforcement o Lack of resources for fair housing agencies and organizations o Lack of federal, state, and local funding to support affordable housing As part of the City’s 2023-2031 Housing Element AFFH Analysis, the following contributing factors have been identified to specifically affect fair housing in the City:
• Displacement Risk Due to Economic Pressures. Dublin residents generally earn a high annual income. As Figure B-5 shows, approximately half of Dublin households earn over $150,000.
Additionally, Table B-33 states the median home value in Dublin is $934,500, which is the second highest value in the region and greater than Alameda County’s median home value. Given the current housing market trends and the high propensity for greater incomes, lower income households may feel economic pressures to relocate out of the City. Lower-income households in the eastern and western parts of the City are most at risk of displacement due to rising housing costs and reduced affordability indices.
• Location and Type of Affordable Housing. As noted above, the Dublin community is generally affluent and has high housing costs, in addition to being a very high opportunity City. The retail trade and arts, entertainment, recreation, accommodation, and food service sectors represent about 15 percent of the City’s total workforce but earn incomes that are much lower than the City’s median income. Persons working in these sectors, as well as other sectors earning below the City’s median income, may not have the opportunity to live in the City they work in and commute longer distances. Lower-income households are more susceptible to experiencing housing problems due to inability to repair housing issues or renting more affordable units with existing housing issues. Figure C-28 indicates eastern and western parts of the City, including Racially Concentrated Areas of Affluence (RCAAs), are least affordable. • Access to Opportunities for Persons with Disabilities. Affordability, design, and discrimination limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well as State law, require ground-floor units of new multi-family construction with more than four units to be accessible to persons with disabilities. Units built prior to 1989 are not required to be accessible to persons with disabilities. As shown in Figure B-8, 32.6 percent of the City’s housing stock was built prior to 1989. Aging housing is distributed throughout Dublin, so the Citywill focus on a citywide approach to addressing housing issues.
• Racially Concentrated Areas of Affluence. There is one census tract, Tract 4505.01, that is designated an RCAA in the City. The census tract is located towards the western side of the City along San Ramon Road. RCAAs may represent a public policy issue to the extent that they have 378
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been created and maintained through exclusionary and discriminatory land use and development practices.
5. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA (provided in Appendix D), but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. Figures C-32 through C-38 below identify the sites to accommodate future housing, as identified in the adequate sites analysis, overlaid on demographic data.
Figure C-32 shows the identified candidate sites to meet the RHNA in relation to the percentage of Dublin residents with Hispanic origin. These sites take into consideration access to vital goods, services, and public transportation and are therefore ideal areas for future housing growth in the City. Figure C-29 shows the following:
• 17 candidate sites to accommodate RHNA (totaling 2,180 units, including 952 units affordable to low- and very low-income households) are located within block groups that have a percentage of the population with Hispanic origin less than 20 percent. • 8 candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable to low- and very low-income households) are located within block groups that have a percentage of the population with Hispanic origin between 20 and 40 percent. • Four candidate sites to accommodate RHNA (totaling 676 units, including no units affordable to low- and very low-income households) are located within block groups that have a percentage of the population with Hispanic origin between 40 and 60 percent.
Overall, Figure C-32 shows a balanced diversity of incomes from the candidate sites in relation to the percentage of Hispanic population – higher- and lower-income candidate sites are located in areas with both higher and lower percentages of persons identifying as Hispanic. 379
Appendix C: Housing Constraints, Resources, and AFFH C-123 Draft 2023-2031 Housing Element
Figure C-32: Candidate Sites and Percent Hispanic Population 380
Appendix C: Housing Constraints, Resources, and AFFH C-124 Draft 2023-2031 Housing Element
Figure C-33 shows the identified candidate sites to meet the RHNA in relation to the percentage of NonWhite population per census block group. Figure C-33 shows the following:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable to low- and very low-income households) are located within block groups that have a percentage of Non-White population between 40 and 60 percent.
• 21 candidate sites to accommodate RHNA (totaling 3,486 units, including 952 units affordable to low- and very low-income households) are located within block groups that have a percentage of Non-White population between 60 and 80 percent.
Overall, Figure C-33 shows a balanced diversity of incomes through the candidate sites in relation to the percentage of Non-White population – higher- and lower-income candidate sites are located in areas with both higher and lower percentages of persons identifying as Non-White. 381
Appendix C: Housing Constraints, Resources, and AFFH C-125 Draft 2023-2031 Housing Element
Figure C-33: Candidate Sites and Percent Non-White Population 382
Appendix C: Housing Constraints, Resources, and AFFH C-126 Draft 2023-2031 Housing Element
Figure C-34 below shows the identified candidate sites to meet the RHNA in relation to the percentage of low- and moderate-income population per census block group. Figure C-34 shows the following:
• 11 candidate sites to accommodate RHNA (totaling 1,686 units, including 134 units affordable to low- and very low-income households) are located within block groups that have a percentage of low- and moderate-income population less than 10 percent. • 17 candidate sites to accommodate RHNA (totaling 3,023 units, including 1,326 units affordable to low- and very low-income households) are located within block groups that have a percentage of low- and moderate-income population between 10 and 25 percent. • One candidate site to accommodate RHNA (totaling 100 units, including 100 units affordable to low- and very low-income households) is located within a block group that has a percentage of low- and moderate-income population between 25 and 50 percent.
Overall, Figure C-34 shows a higher number of lower income candidate sites in areas with 25 to 50 percent low- and moderate-income populations. However, as the majority of the City is shown to be within that range, this is not disproportionately impacting neighborhoods or furthering separation of incomes throughout the City. In addition, these areas have much greater access to community resources and public transportation. The areas marked as having less than ten percent population earning low- and moderateincomes are made up of the Parks Reserve Forces Training Area (also known as Camp Parks), hillsides, and existing neighborhoods. As such, some sites are identified in the eastern-most region but the large majority of the less than ten percent low- and moderate-income population area is not likely to develop over the next eight years. In general, and as detailed in the Candidate Housing Sites section below, lowerincome sites were identified in areas with existing resources and opportunities and are not considered concentrated areas of poverty.
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Appendix C: Housing Constraints, Resources, and AFFH C-127 Draft 2023-2031 Housing Element
Figure C-34: Candidate Sites and Percent Low-and Moderate-Income Population 384
Appendix C: Housing Constraints, Resources, and AFFH C-128 Draft 2023-2031 Housing Element
Figure C-35 below shows the identified candidate sites to meet the RHNA in relation to R/ECAP areas within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red hatchings. As shown, there are no R/ECAPs located within Dublin. 385
Appendix C: Housing Constraints, Resources, and AFFH C-129 Draft 2023-2031 Housing Element
Figure C-35: Candidate Sites and R/ECAPs
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Figure C-36 below shows the identified candidate sites to meet the RHNA in relation to RCAAs within the City. RCAAs are racially or ethnically concentrated areas of affluence; they are identified as areas with both a White, Non-Hispanic population greater than 80 percent and median-household income greater than $125,000. Figure C-36 shows there are no RCAAs located within the City.
In addition, Figure C-36 shows lower-income sites have been identified in areas with median-household incomes that are both below and above $125,000. Approximately 61 percent of lower-income sites are located in areas identified as having median household incomes above $125,000. 387
Appendix C: Housing Constraints, Resources, and AFFH C-131 Draft 2023-2031 Housing Element
Figure C-36: Candidate Sites and RCAAs
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Appendix C: Housing Constraints, Resources, and AFFH C-132 Draft 2023-2031 Housing Element
Figure C-37 below shows the identified candidate sites to meet the RHNA in relation to California Tax Credit Allocation Committee/Housing and Community Development (TCAC/HCD) Opportunity areas within the City. TCAC/HCD Opportunity Area Maps show how resources are spatially distributed throughout the City. The figure shows the following findings:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable to low- and very low-income households) are located within census groups identified as High Resource areas.
• 21 candidate sites to accommodate RHNA (totaling 3,486 units, including 952 units affordable to low- and very low-income households) are located within census groups identified as Highest Resource areas.
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Appendix C: Housing Constraints, Resources, and AFFH C-133 Draft 2023-2031 Housing Element
Figure C-37: Candidate Sites and TCAC/HCD Opportunity Areas 390
Appendix C: Housing Constraints, Resources, and AFFH C-134 Draft 2023-2031 Housing Element
Figure C-38 shows the identified candidate sites to meet the RHNA in relation to displacement and gentrification data. The figure shows the following findings:
• Eight candidate sites to accommodate RHNA (totaling 1,323 units, including 608 units affordable to low- and very low-income households) are located within Stable Moderate/Mixed-Income displacement typology areas.
• 11 candidate sites to accommodate RHNA (totaling 2,243 units, including 718 units affordable to low- and very low-income households) are located within Stable/Advanced Exclusive displacement typology areas.
• 10 candidate sites to accommodate RHNA (totaling 1,243 units, including 234 units affordable to low- and very low-income households) are located within an that has unavailable or unreliable data.
Figure C-38 shows lower-income sites are located evenly between Stable Moderate/Mixed Income areas and Stable/Advanced Exclusive areas. Lower-income sites in the more exclusive areas will create opportunities for greater balance.
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Appendix C: Housing Constraints, Resources, and AFFH C-135 Draft 2023-2031 Housing Element
Figure C-38: Candidate Sites and Displacement Mapping
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Appendix C: Housing Constraints, Resources, and AFFH C-136 Draft 2023-2031 Housing Element
Candidate Housing Sites
As noted above, the City has identified candidate sites to accommodate future housing growth based on existing access to community resources, services, and public transportation, while also considering the availability of land, developer interest, and general likelihood the sites would develop residential uses over the next eight years. Throughout the sites selection process, the City prioritized locating affordable housing in areas that have existing resources to facilitate access. The result of this is the location of lowerincome candidate sites near Dublin’s two BART stations, grocery stores, employment opportunities, and City resources. The City anticipates seeing a growth in diversity of housing types in single-family neighborhoods as pipeline projects move forward and as ADUs and Senate Bill 9 (SB 9) units are constructed. In addition, the City has allocated $461 million dollars towards new and existing infrastructure the 2022-2027 Capital Improvement Plan for general improvements, public art, parks, and streets.
The following analyzes three “regions” of the City where candidate sites have been identified in relation to the location of resources and services.
Downtown Dublin Region
Figure C-39: Downtown Dublin Region
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Figure C-39 shows the sites identified as part of the Adequate Sites Analysis in the Downtown Dublin Region. These sites include pipeline projects and units permitted based on existing capacity through the Downtown Dublin Specific Plan – see Appendix D for further details on the sites strategies. The West Dublin/Pleasanton BART Station is located directly adjacent to Site #3 – providing close and convenient access to public transportation into the entire San Francisco Bay Area. In addition, the Wheels bus route 30R travels along Dublin Boulevard and has stops at the cross-sections between Dublin Boulevard and Golden Gate Drive, as well as Dublin Boulevard and Amador Plaza Road.
The region offers a number of options for grocery stores (Sprouts Farmers Market, Target Grocery, 99 Ranch Market, Safeway) within the existing commercial retail center between Amador Valley Road and Dublin Boulevard. The center also includes other larger retail businesses, restaurants, banks, gas stations, and some existing residential developments. These allow for convenient access to essential needs, as well as create opportunities for employment within walking distance to and from the candidate sites.
The Dublin Senior Center is located directly adjacent to Site #4. The Dublin Civic Center, public library, sports grounds and playground, and Public Safety Complex are all located close to this region, just to the east of the Interstate 680 Freeway. Adjacent to the Civic Center is a business complex with a number of medical offices that may address the needs of current and future residents of the region. The One Medical center is also located within the Downtown Dublin Region along Dublin Boulevard.
Overall, the Downtown Dublin Region is deemed to be an ideal location for housing types of all incomes.
The area offers a great variety of resources and opportunities in very close proximity and a mass transit center for accessing other parts of the Greater Bay Area. 394
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Central Dublin Region
Figure C-40: Central Dublin Region
Figure C-40 shows the sites identified as part of the Adequate Sites Analysis in Central Dublin Region.
These sites include a number of pipeline projects and new rezoning opportunities at the Alameda County Surplus Property and Hacienda Crossings shopping center – see Appendix Dfor further details on the sites strategies.
The City’s first BART station –Dublin/Pleasanton BART Station – is located directly south of Site #13. Along Dublin Boulevard, there are Wheels bus stops for routes 1, 2, 501, 502, and 504. Additional routes are located along Central Parkway (routes 1, 2, 501, and 504), Hacienda Drive (routes 1 and 501), and Gleason Drive (route 1). Along Dougherty Road, there are also bus stops for routes 1, 35, 335, and 502). In total, the area is well equipped with access to public transportation to travel throughout Dublin and to access the Greater Bay Area.
Residential uses in the Central Dublin Region have access to a variety of grocery store options – Sahara Market, Vijetha Indian Supermarket, Namaste Plaza, Whole Foods, New Indian Bazar, and Safeway. Dublin Boulevard is a commercial and retail corridor with many options for restaurants, retail and commercial needs (from big box stores to small businesses), car dealerships, banks, and many existing residential 395
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developments ranging from single-family to high-density multi-family. A number of large office buildings and employment centers are located within this region. Current and future residents have close access to these resources and potential employment opportunities.
The Dublin Civic Center, public library, sports grounds and playground, fire department, and police department are all located within the Central Dublin Region. This region also home to the Alameda County Sheriff’s Department, Santa Rita Jail, and the County Fire Department, as well as Camp Parks in the northern area. For medical services, residents can seek assistance at the Sutter Health medical facility on the corner of Dublin Boulevard and Tassajara Road. A number of individual medical offices are also located throughout the Central Dublin Region.
Similar to the Downtown Dublin Region, the Central Dublin Region is deemed to be an ideal location for housing types of all incomes. The area offers a great variety of resources and opportunities in very close proximity and a mass transit center for accessing other parts of the Greater Bay Area.
Eastern Dublin Region
Figure C-41: Eastern Dublin Region
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Figure C-41 shows the sites identified as part of the Adequate Sites Analysis in Eastern Dublin Region.
These sites include pipeline projects, public and semi-public sites, and sites also identified in the 5th Cycle Housing Element – see Appendix Dfor further details on the site strategies.
Wheels bus routes 2 and 501 are available throughout the residential neighborhoods along Fallow Road, Positano Parkway, and Central Parkway. Routes 2 and 501 also have stops along Tassajara Road. The Eastern Dublin Region has the lowest access to public transportation, which contributes to a lower number of affordable units identified in the region.
The Eastern Dublin Region has more limited accessibility to a variety of grocery store options. At the Fallon Gateway shopping center, located at the corner of Dublin Boulevard and Fallon Road, residents have Lucky and Target Grocery. Fallon Gateway also offers a number of additional commercial and retail businesses and restaurants. Additional restaurants are accessible along Dublin Boulevard and Tassajara Road.
The Eastern Dublin Region contains a fire station, sports parks and soccer fields, schools, golf courses, and the Tassajara Creek Regional Park. For medical resources, residents have access to the Kaiser Permanente urgent care and medical offices.
Residents in this region have lower access to essential needs, community resources, public transportation, and employment opportunities – residents are more likely to need to drive longer distances. Given these conditions, the Eastern Dublin Region is found to be lacking in the resources and accessibility needed for lower income units. Fewer affordable units are identified in this region than in the Downtown and Central Regions. The City anticipates affordable units to continue developing in Eastern Dublin primarily through ADUs and SB 9 units. The City will continue to work with developers in identifying resource and transportation access needs. As detailed in Appendix D, the City has shown extensive history of developing affordable housing units and it will continue to collaborate with the appropriate organizations and agencies to create opportunities for all in areas that best serves the needs of Dublin residents. In addition, the Eastern Dublin Specific Plan ensures that as development continues in the area that services and resources are also being addressed. For example, a second high school is currently under development in the area.
6. Analysis of Fair Housing Priorities and Goals
Chapter 2: Housing Plan of this Housing Element provides goals, policies, and programs to increase housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for all current and future residents of Dublin.
Table C-39 provides a matrix of identified AFFH issues and how they are addressed in the Housing Plan. 397
Appendix C: Housing Constraints, Resources, and AFFH C-141 Draft 2023-2031 Housing Element
Table C-39: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs Fair Housing Capacity 1. Inadequate and limited funding.
2. Lack of affordable housing supply.
Medium Program B.5: Commercial Linkage Fee – City funds collected from non-residential developments allocated
towards:
• Affordable housing construction loans
• First-Time Homebuyer Loan Program
• Homeownership training and foreclosure
prevention services
• Housing Division administrative costs
• Alameda County Homeless Management
Information System
Program E.1: Affirmatively Further Fair Housing –
Collaboration with local and regional organizations to
review any housing discrimination complaints, assist in dispute resolution, and refer select complainants to
appropriate state or federal agencies for further
investigation, action, and resolution.
Program E.2: Equal Housing Opportunity – Continued
contract through Alameda County with ECHO Housing.
The City will continue to be the point-of-contact for fair housing complaints, information requests, and referrals to ECHO Housing. The City will also continue to provide information and educational materials on fair housing
services for property owners, apartment managers, and
tenants.
Need for affordable housing
in new developments
1. Two regionally concentrated areas of
affluences with high median incomes
and majority White population.
High Program A.2: Housing Choice Voucher Rental
Assistance – Rental subsidies for extremely low- and
very low-income households. The City will continue to
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Appendix C: Housing Constraints, Resources, and AFFH C-142 Draft 2023-2031 Housing Element
Table C-39: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs
2. Availability of affordable housing in
census tracks becoming and currently
identified as exclusive.
3. Displacement risks due to economic
pressures.
4. Location and type of affordable housing.
support 350 households annually throughout the
planning period.
Program B.1: Mixed-Use Development – Facilitation of
high-density units in mixed-use projects to provide
access to jobs, commercial/retail uses, services,
recreation, and multi-modal transportation.
Program B.2: Affordable Housing Developers –
Outreach to and provide assistance to affordable
housing developers, as well as negotiate incentive
packages project-by-project. The City aims to facilitate the construction of 100 affordable units throughout the planning period, including 20 affordable units for
extremely low-income households and/or persons with
special housing needs.
Program B.4: Inclusionary Zoning – Required inclusion
of 12.5 percent affordable units for residential
developments proposed with 20 or more units.
Availability of accessible
housing units for persons
with disabilities
Over 30 percent of the City’s housing stock was
built prior to 1989 before Fair Housing Act and
State laws regarding accessibility requirements
for persons with disabilities were adopted.
Medium Program A.1: Housing Rehabilitation Assistance–
Support for accessibility grants through the Minor
Home Improvement Program. The City aims to support
32 households between 2023 and 2031.
Program E.3: Reasonable Accommodations –
Encourage and promote accessible housing for persons
399
Appendix C: Housing Constraints, Resources, and AFFH C-143 Draft 2023-2031 Housing Element
Table C-39: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs with disabilities and promote information on
reasonable accommodations.
Program E.5: Housing for Persons with Developmental
Disabilities – Encourage construction and rehabilitation of housing with supportive services targeted for
persons with developmental disabilities. The City will
seek State and Federal funding in support of housing
construction and rehabilitation targeted for persons
with developmental disabilities. The City will also
collaborate with the Regional Center of the East Bay to implement an outreach program informing families
within Dublin of housing and services available for
persons with developmental disabilities.
At-Risk Units 59 units (senior and disabled) are at risk of losing their affordability in 2029.
High Program A.5: Preserve and Monitor Affordable Units At-Risk of Converting to Market Rate – The City will
coordinate with property owners to develop strategies
and identify potential solutions to maintain
affordability controls. The City will also maintain its inventory of assisted units and establish and early
warning system to establish strategies early on. The
City will pursue partnership opportunities with nonprofit entities to preserve affordable housing in the City.
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401
APPENDIX D:
ADEQUATE SITES ANALYSIS
402
Appendix D: Adequate Sites Analysis D-2
Draft 2023-2031 Housing Element
The Housing Element is required to identify sites by income category to meet the City’s Regional Housing Needs Allocation (RHNA). The sites identified within the 2023-2031 Housing Element represent the City’s ability to accommodate housing at the designated income levels during the 2023-2031 planning period.
None of the sites identified as part of the analysis are environmentally constrained, nor have other constraining factors (i.e., parcel shape, contaminations, title conditions, etc.) been identified. All sites have been assessed for the highest potential for residential development during the planning period. This Appendix provides detailed information on the sites identified to meet the City’s RHNA, including:
• Assessor Parcel
Number (APN)
• Address
• Size (Acres)
• Zoning
• General Plan Land
Use
• Ownership
• Existing On-site Uses
• Density
• Potential
Development
Capacity (Dwelling
Units)
Table D-1 shows the City’s 2023-2031 RHNA by income category and how the RHNA will be accommodated. The analysis demonstrates the City has the capacity to meet the RHNA through a variety of methods, including:
• Projects in the pipeline
• Future development of accessory dwelling units (ADUs) • Capacity on existing, residentially-zoned sites
• Identification of land to rezone to accommodate remaining RHNA Table D-1: Summary of Sites Inventory
Extremely Low-
/Very LowIncome
LowIncomeModerateIncome
Above
ModerateIncomeTotal
RHNA (2023-2031) 1,085 625 560 1,449 3,719
Projects in the Pipeline and ADUs
Projects in the Pipeline 535 210 2,104 2,849
Accessory Dwelling Units 96 48 16 160
Existing Zoning
Downtown Dublin 190 50 0 240
Vacant 5th Cycle Sites 0 252 0 252
Public/Semi-Public Sites 134 0 0 134
Total Potential Capacity Based on
Existing GP and Zoning 324 302 0 626
Strategies to Accommodate Remaining Need
Alameda County Surplus
Properties 358 0 357 715
Hacienda Crossings 297 0 297 594
SCS Property 100 0 0 100
Additional Rezone Capacity 755 0 654 1,409
Sites Inventory Total
Total Units (All Categories) 1,710 560 2,774 5,044
403
Appendix D: Adequate Sites Analysis D-3
Draft 2023-2031 Housing Element
A. Adequacy of Sites to Accommodate RHNA
1. Availability of Water, Sewer, and Dry Utilities
The City has existing or planned water, sewer, and dry utilities that have been designed and located to accommodate potential residential development identified for the 2023-2031 Housing Element.
The Dublin San Ramon Services District (DSRSD) provides sanitary sewer service. DSRSD operates two wastewater treatment plants, one in Pleasanton, which has a capacity of 17 million gallons per day (MGD), and the other in Livermore, which has a capacity of eight MGD. Regional wastewater disposal matters are handled by the Livermore Amador Valley Water Management Agency (LAVWMA), a joint powers authority formed in June 1974 between DSRSD and the cities of Pleasanton and Livermore. LAVWMA is responsible for maintaining the pipeline that transports treated wastewater from the two treatment plants to San Lorenzo. It is then discharged into San Francisco Bay by the East Bay Dischargers Authority (EBDA), another joint powers authority made up of the City of San Leandro, Oro Loma Sanitary District, Castro Valley Sanitary District, the City of Hayward, and Union Sanitary District and provides contract services to LAVWMA, DSRSD, and the cities of Pleasanton and Livermore. EBDAoperates and maintains a large outfall system to the Bay.
DSRSD is the water retailer for residents in Dublin and the Dougherty Valley portion of San Ramon. DSRSD buys wholesale potable water from Zone 7 of the Alameda County Flood Control and Water Conservation District (also referred to as the Zone 7 Water Agency, or Zone 7). Zone 7 obtains most of its water supply from the State Water Project (SWP), with additional supplies derived from the local watershed and the Byron Bethany Irrigation District. Zone 7 uses the main groundwater aquifers in the Tri-Valley area to store imported water. Approximately 80 percent of Zone 7’s water comes from the SWP, traveling from the Sierra Nevada mountains through Lake Oroville and the Sacramento/San Joaquin Delta. The water is then pumped into the South Bay Aqueduct near Tracy, where it enters the Tri-Valley. Zone 7 also pumps DSRSD’s groundwater quota for delivery to DSRSD customers.
According to the General Plan Water Resources Element, potable and recycled water use in Dublin has generally increased since 2002 with much of the increased water usage resulting from planned growth.
The Water Resources Element identifies residential users, specifically single-family residential users, as the largest consumer of water in the City. Although total water demand has increased for the single-family residential category, the total number of single-family residences has increased at a greater rate than the total water demand rate reported. Therefore, the average annual water consumption per single-family residence has decreased due to installation of water-efficient fixtures, planting water-efficient and drought-tolerant landscapes, use of recycled water for landscape irrigation, and increased public education regarding the importance of water conservation.
The City’s electric poweris supplied by a combination of private suppliers which sell power to Pacific Gas and Electric (PG&E) for resale. PG&E’s distribution system provides electricity directly to residential and commercial customers. Most electric power is brought to electric substations in the region via 404
Appendix D: Adequate Sites Analysis D-4
Draft 2023-2031 Housing Element
transmission lines connected to the statewide grid system. Electric power capacity is looked at on a subregional (rather than citywide) basis. Local electrical capacity is a function of transmission network capacity to bring this power to the subregion, capacity of the local substations to lower the voltages (or step down the power) to deliverable suitable voltage, and the ability of the local distribution network to deliver adequate power to customers. Additionally, the City receives renewable energy from East Bay Community Energy (EBCE). EBCE supplies energy received from clean sources such as hydropower, wind, and solar.
Natural gas is supplied directly to residential and commercial customers by PG&E. Natural gas is pumped from underground reservoirs into large transmission pipelines, which transport the gas to local distribution pipelines. Some local distribution systems lead to underground storage. These natural gas storage areas are utilized during seasonal peaks.
The General Plan Energy Conservation Element establishes policy programs which promote energy conservation and efficiency in new and existing buildings throughout the City.
Each site in the Sites Inventory has been evaluated to ensure there is adequate access to utility services and connections, including water, sewer, and dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure services.
2. Accessory Dwelling Units and Junior Accessory Dwelling Units In addition to primary dwelling units, there is capacity for the development of Accessory Dwelling Units (ADUs) and Junior ADUs on existing and future single-family properties. It is anticipated an additional 160 ADUs can be accommodated throughout the community during the 2023-2031 planning period.
The State Department of Housing and Community Development (HCD) has supported a strategy for estimating future development of ADUs in the City based on the average number of ADUs from past performance (2018 to 2021). Table D-2 displays the City’s past performance in permitting ADUs from2018 through 2021. The data shows that in total, the City nearly doubled ADU production between 2020 and 2021. The City has taken actions to incentivize ADUs, such as streamlining the review process, modified the development standards, developed prototype plans, prepared an ADU Manual, and waived permit fees for certain ADUs, which are anticipated to further increase ADU production. From January 1, 2022, to June 30, 2022, the City has issued building permits for two ADUs, and nine ADUs passed final inspection.
The City is currently processing building permits for ten additional ADUs and one junior ADU. The City is also actively assisting seven property owners with serious interest in using the City’s new prototype plans, which became available in spring 2022. Additionally, the East Ranch project has submitted the first of two Site Development Review (SDR) Permit applications, which includes two of the three floor plans with ADU options. Based on the first SDR Permit application, up to 66 ADUs could be allowed. The developer is currently working on the second SDR Permit application, which would also include ADU options. 405
Appendix D: Adequate Sites Analysis D-5
Draft 2023-2031 Housing Element
Using a conservative estimate of 20 ADUs per year, the City anticipates a total of 160 new ADUs between 2023 to 2031. The estimates are consistent with the City’s most recent ADU trends and are reflective of the changes in State law and the City’s recent effortsto streamline review and incentivize ADU production.
Table D-2: Accessory Dwelling Units Past Performance and Future Projections Year ADU Permitted and Projected
2018 19
2019 11
2020 11
2021 20
Annual Projection (2023-2030) 20 per year*
2023 20
2024 20
2025 20
2026 20
2027 20
2028 20
2029 20
2030 20
Projection Period Total 160
Note: Data for 2018 through 2021 is based on the total number of building permits issued for ADUs and reported in the General Plan and Housing Element Annual Progress Reports.
To support the assumptions above, the City can demonstrate the appropriate amount of land and market opportunity for ADU development. The City has a total of 4,268 parcels zoned for residential use, totaling 993 acres. In accordance with State law, ADUs are allowed in all zones that allow single-family or multiplefamily residences. Junior ADUs are permitted on parcels with an existing or proposed single-family residence in the A, R-1, R-2, R-M, and Planned Development zoning districts. As such, the City has potential to permit at least 4,268 ADUs and 4,268 Junior ADUs, totaling 8,536 units. Combined with a market appetite based on past performance (Table D-2), 160 ADUs represent an appropriate assumption.
Additionally, to facilitate the development of ADUs available for lower-income households, Program B.7 is included in the Housing Plan. For the purposes of Sites Inventory, the City assumes a percentage of ADUs will be affordable based on the draft Using ADUs to Satisfy RHNA Technical Memo, produced by the Association of Bay Area Governments (ABAG). ABAG’s analysis consistedof the following steps:
• Calculated maximum rent limits for RHNA income categories for one-person and two person households by county
• Surveyed rents for ADUs in the ABAGregion
• Used survey data to determine proportion of ADUs within each income category • Created assumption of how many persons will occupy each ADU, finalize proportions Using ABAG’s analysis, Table D-3 shows estimated ADU projections for Dublin by income category. 406
Appendix D: Adequate Sites Analysis D-6
Draft 2023-2031 Housing Element
Table D-3: Accessory Dwelling Unit Projections by Income Category Income Category Percentage Units
Low- and Very Low-Income 60% 96 units
Moderate-Income 30% 48 units
Above Moderate-Income 10% 16 units
Total 160 units
3. Projects in the Pipeline
HCD guidance states that residential projects that are in review, approved, permitted, or receive a certificate of occupancy after the beginning of the RHNA period may be credited toward meeting the RHNA based on the affordability and unit count of the development. Table D-4 shows 11 projects in the pipeline totaling 2,849 units, including the following:
• 266 very low-income units
• 269 low-income units
• 210 moderate-income units
• 2,104 above moderate-income units
407
Appendix D: Adequate Sites Analysis D-7
Draft 2023-2031 Housing Element
Table D-4: Projects in the Pipeline1
Project Name Project
Status*
Map
ID
Projected Units by Income Category
Extremely
Low-/ Very
Low**
Low** Moderate** Above
Moderate Total
Eden Housing / Regional
Street Senior Affordable
Housing
Planning
Application
Approved
1 112 0 0 1 113
BRIDGE Housing /
Amador Station
Planning
Application
Approved
2, 3 56 78 162 4 300
Ashton at Dublin Station Under
Construction 6 0 0 22 198 220
Boulevard (Phases 2 + 3) Under
Construction 5, 8 0 0 0 225 225
Boulevard (Phases 4 + 5) Under
Construction 9, 10 0 0 0 451 451
Avalon Bay Communities
(Saint Patrick Way)
Under
Construction 7 0 0 0 499 499
Eastern Dublin/
Pleasanton BART Station
(Site D-1)
Planning PreApplication
Filed
13 98 0 0 1 99
Branaugh
Planning
Application
Filed
14 0 0 0 97 97
Righetti
Planning
Application
Filed
15 0 0 0 96 96
ROEM Development /
Dublin Family Affordable
Apartments
Planning PreApplication
Filed
21 0 174 0 2 176
East Ranch
Planning
Application
Approved
11 and
12 0 17 26 530 573
Total Projected Units 266 269 210 2,104 2,849
*As of September 2022
**Lower- and moderate-income units in the pipeline will be deed-restricted.
1 Project unit projections are planning-level assumptions and are subject to change. Table is based upon available data at the time the draft document was prepared.
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Appendix D: Adequate Sites Analysis D-8
Draft 2023-2031 Housing Element
B. Very Low- and Low-Income Sites Inventory
This Section contains a description and listing of the sites identified to meet the City’s very low- and lowincome allocation.
1. Strategy for Accommodating Very Low- and Low-Income RHNA Existing Zoning and Land Use
HCD has identified 30 dwelling units per acre as the default density, or feasible density to accommodate very low- and low-income housing. The City has four zoning districts that can accommodate residential development at this density, including Residential Multiple (R-M), Downtown Dublin, Public/Semi-Public, and certain Planned Developments. Parcels within these zoning districts were analyzed for compliance with Assembly Bill 1397 (AB 1397) requirements and analyzed for vacancies or opportunity for redevelopment.
Existing residentially zoned parcels can accommodate 324 very low- and low-income units. Utilizing the City’s existing residentially zoned land, ADU assumptions, and projects in the pipeline, the City can accommodate approximately 19 percent of the very low- and low-income allocation.
Downtown Dublin Specific Plan
The Downtown Dublin Specific Plan establishes development standards and design guidelines to create a mixed-use center that provides a wide array of opportunities for shopping, services, dining, working, living, and entertainment in a pedestrian-friendly and aesthetically pleasing setting that attracts both local and regional residents. Downtown Dublin consists of 284 acres and the Specific Plan designates three districts: Village Parkway, Transit-Oriented, and Retail. Although all three districts allow residential development, only the Transit-Oriented and Retail Districts allow development at a density of at least 30 dwelling units per acre.
• Transit Oriented District. The Transit Oriented District is zoned to allow a minimum residential density of 30 dwelling units per acre with a maximum of 85 dwelling units per acre. The district has seen multiple residential projects constructed with at least 60 dwelling units per acre (see Table D-5 for recent multi-family residential development in Downtown Dublin). • Retail District. The Residential District is zoned to allow a minimum residential density of 22 dwelling units per acre and has no maximum density. The district has seen two residential projects constructed with at least 30 dwelling units per acre (see Table D-5).
Residential development within the Specific Plan is also governed by a Development Pool with 2,500 units, which has a projected remaining balance of 796 units. Based on previous development within the Specific Plan and an analysis of sites within the Downtown feasible for residential development during the planning period, 416 units are projected to develop affordably for lower-income households. This includes the Dublin Family Affordable Apartments, which is currently under Pre-Application review, and is further detailed in the Projects in the Pipeline section above. To facilitate the development of these 416 projected affordable units, Program B.9 in the Housing Plan specifies that these units will not be subject to the Development Pool, nor a Community Benefit Program Agreement. 409
Appendix D: Adequate Sites Analysis D-9
Draft 2023-2031 Housing Element
Table D-5: Evidence of Multi-Family ResidentialDevelopment in Downtown Dublin Project Name GPLU Zoning Lot Size Estimated
Density Total
Aster (Bay West),
6775 Golden Gate Drive DDTOD DDZD 4.97 acres 63 du/acre 313 Avesta Development,
7601 Amador Valley Blvd. DDRD DDZD 0.98 acres 34 du/acre 35 Connelly Station,
7550 Saint Patrick Way DDTOD DDZD 3.68 acres 84 du/acre 309 The Perch / Trumark,
7144 Regional Street DDRD DDZD 2.72 acres 22 du/acre 60 Valor Crossing,
7500 Saint Patrick Way DDTOD DDZD 1.37 acres 48 du/acre 66 WicklowSquare Senior Apartments,
7606 Amador Valley Blvd. DDRD DDZD 0.59 acres 32 du/acre 54 Projects in the Pipeline
As shown in Table D-4, there are five projects currently in the pipeline that are accommodating a total of 535 lower-income units – 266 extremely/very low- and 269 low-income units. The table includes status updates for these projects as of October 2022. These five pipeline housing projects with affordable units include Eden Housing/Regional Street Senior Affordable Housing, BRIDGE Housing/Amador Station, and East Ranch, which have approved Planning applications. Boththe Eastern Dublin/Pleasanton BART Station (Site D-1) and ROEM Development/Dublin Family Affordable Apartments have Pre-Applications under review. No further affordability information is available as of October 2022.
Rezoning
After utilizing existing residentially zoned land, pipeline projects, and ADU assumptions, the City has a remaining unmet housing need of 755 very low- and low-income units. To accommodate the remaining need, the City has identified a total of 25.7 acresto be rezonedin the following areas:
• Alameda County Surplus Property
• Hacienda Crossings Shopping Center
• SCS Property
The City’s complete rezone strategy and analysis is detailed below in Section 5: Rezone Strategy to Accommodate Remaining Very Low- and Low-Income RHNA.
2. Calculation of Unit Capacity
Site-by-Site Calculation
The City has identified unit capacity on sites considering existing development and the feasibility of adding housing, development standards for the respective zone, and the feasible buildable acreage of the site.
Then unit capacity was calculated by multiplying the net acreage of the site (considering existing environmental issues and existing structures) by the assumed density. A sample site calculation for a site is shown below in Table D-6.
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Draft 2023-2031 Housing Element
Table D-6: Sample Sites Calculation
Site Descriptor Data
Unique ID S-86
APN 986-0034-012-00
Zone Rezone of Alameda County Surplus Properties
Assumed Density 66 du/acre
Existing Use Vacant Lot
Existing Structures 0
Acreage Approximately 7.5 acres
Net Units 493
Affordability Assumptions 50 percent
Total Affordable Unit Yield 247
Affordability Assumptions
Sites identified for rezoning to accommodate the remaining RHNA are assumed to develop with 50 percent of units affordable to very low- and low-income households and 50 percent of units affordable to above moderate-income households. The goal of the 2023-2031 Housing Element is to create more opportunities for affordable housing and to work with the affordable housing development community to bring additional very low- and low-income housing opportunities to Dublin.
PAST PERFORMANCE
The City can demonstrate a past performance in approving residential projects that include at least 50 percent affordable units. Table D-7 below displays example completed housing projects in the City with at least 50 percent affordable units. As shown, the majority have developed at near 100 percent affordability. These projects range in density from 32 dwelling units per acre to 56. In addition, the City currently has a number of projects in the pipeline with affordable units, as well as high densities, that demonstrate ability to develop affordable units at high densities. 411
Appendix D: Adequate Sites Analysis D-11
Draft 2023-2031 Housing Element
Table D-7: Completed Affordable Housing Developments
Name APN Year
Completed Acreage Density Total Units
Total
Affordable
Units
Camellia Place
5450 DeMarcus
Boulevard, A1
986-0034-008-
00 2007 1.98 acres 56 du/acre 112 111
Carlow Court at
Emerald Vista
6880 Mariposa
Circle
941-2839-013-
00 2013 1.03 acres 49 du/acre 50 49
Oak Grove at
Dublin Ranch
4161 Keegan
Street
985-0048-004-
00 2007 6.84 acres 44 du/acre 304 243
Pine Grove at
Dublin Ranch
3115 Finnian Way
985-0048-003-
00 2007 6.85 acres 47 du/acre 322 292
Valor Crossing
7500 Saint Patrick
Way
941-1500-032-
02 2017 1.37 acres 48 du/acre 66 65
Wexford Way at
Emerald Vista
6900 Mariposa
Circle
941-2839-014-
04 2013 3.29 acres 40 du/acre 130 129
Wicklow Square
7606 Amador
Valley Boulevard
941-0305-042-
00 2005 0.59 acres 32 du/acre 54 53
Source: City of Dublin, March 11, 2022, and September 21, 2022.
The City has identified sufficient land, including land identified for rezoning, to accommodate the 2023- 2031 RHNA. To support the assumption that projects will develop with affordable units, the City has identified programs and policies encouraging affordable developer interest and feasibility. These programs are detailed in Chapter 2: Housing Plan.
3. Adequacy of Sites to Accommodate Very Low- and Low-Income Housing Selection of Sites
Sites identified to meet the City’s very low- and low-income RHNA were selected based on AB 1397 parcel size requirements of at least half an acre but not greater than 10 acres. Each site identified in the City’s Sites Inventory meets the minimum default density of 30 dwelling units per acre or will be rezoned to comply with the minimum density requirement as outlined in Section 5 below. The City has a demonstrated history of approving residential projects, specifically affordable units at this density. This supports the viability of these sites for affordable housing development. 412
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Draft 2023-2031 Housing Element
Vacant Parcels
The City has identified sufficient land to accommodate 55.8 percent of Dublin’s very low- and low-income RHNA on currently vacant parcels. Of the 15 total parcels identified as having potential to accommodate lower-income units, eight parcels (150.6 buildable acres) are currently vacant and have a propensity to accommodate 1,089 very low- and low-income units.
Three of the vacant sites to accommodate lower-income units are pipeline projects proposing 497 affordable units. The remaining five vacant sites include the two Public/Semi-Public sites (134 affordable units), the SCS property (100 affordable units), and the two Alameda County Surplus Property sites (358 affordable units).
Therefore, the existing uses on the remaining 44.2 percent of sites identified to accommodate very lowand low-income units are not presumed to impede additional residential development. Existing uses on the non-vacant sites have also been evaluated for potential to accommodate future residential uses.
Replacement Analysis
The Sites Inventory includes three sites with existing residential units. This includes one pipeline project (Site 14, the Branaugh project site) and two 5th Cycle Sites in East Dublin (Sites 12 and 23). As such, Program B.15 is included in the Housing Plan to ensure demolished residential units occupied by lowerincome households, or households subject to affordability requirements within the last five years, are replaced in compliance with Government Code Section 65915.
Public/Semi-Public Sites
The City identified two Public/Semi-Public sites in the Sites Inventory, totaling 4.5 acres, on portions of large, master-planned developments occurring in east 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. The two sites in the inventory total 4.5 acres and are planned for affordable housing at a minimum density of 30 dwelling units per acre.
Alameda County Surplus Property
The City is in coordination with the Alameda County Surplus Property Authority to support housing development on two surplus properties at the Dublin Transit Center. The two surplus properties include 715 total units, of which 358 units would be affordable to lower-income households, on 10.8 buildable acres. More details are provided in Section 5. The Alameda County Surplus Property Authority reports that a Request for Proposals (RFP) will be issued within three to five years, dependent on market conditions. Program B.16 is included in the Housing Plan to facilitate coordination with the Alameda County Surplus Property Authority regarding development of the sites. There are no known conditions that may preclude development on the sites or affect compliance with the Surplus Land Act.
Hacienda Crossings Shopping Center
The City is in coordination with the Hacienda Crossings shopping center to support permitting a residential mixed-use development to help revitalize the shopping center, which is currently underutilized, has 413
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Draft 2023-2031 Housing Element
vacant tenant spaces, and could benefit from introduction ofresidentialdevelopment. The two properties include 594 total units, of which 297 units would be affordable to lower-income households, on a total of
12.4 buildable acres(one parcel measuring 10 acres and the other measuring 2.4 acres). More details are provided in Section 5.
SCS Property
On February 15, 2022, the City Council approved a Preferred Plan for the SCS Property, which is a vacant
76.9-acre property located north of Interstate 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, which is envisioned to include high-density affordable housing at a density of 40 dwelling units per acre and can accommodate 100 units affordable to lower-income households. More details are provided in Section 5.
Identification of Small or Large Sites
AB 1397 identifies parcels measuring between half an acre and 10 acres to be appropriate for the development of affordable housing units. Parcels that are less than half an acre (“smaller”) or above 10 acres (“larger”) are not deemed adequate to accommodate lower-income housing needs unless past performance shows a tendency for affordable housing projects to develop on smaller or larger sites.
The City’s Sites Inventory does not include affordable units on sites that fall outside the size requirements of AB 1397. The Sites Inventory includes a total of 13 parcels ranging from 1.2 to 10 buildable acres to accommodate lower-income units.
Parcels with gross acreage larger than 10 acres have been selected and assumed to develop with lowerincome housing, but theyhave buildable acreage below 10 acres. For example, Site 16 has a gross acreage of 136.6 but the buildable acreage of the Public/Semi-Public site is two acres for lower-income housing.
Development of the parcel may be facilitatedvia subdivision, parceling, site planning, or other methods to ensure appropriate parcel sizing and to encourage the development of housing affordable to lowerincome households. Furthermore, the two-acre portion of this site has a different General Plan land use designation than the remainder of the larger property.
The SCS property, Site 26, has a gross acreage of 30.4 acres, but as detailed above, only 2.5 acres are identified in the Sites Inventory. The property’s approved Preferred Plan identifies 2.5 acres for 100 affordable units.
The Alameda County Surplus Property includes two total sites (Sites 27 and 28) – one of 12.3 acres and one of 7.5 acres. Less than 10 acres are identified as buildable on the 12.3 acre site due to the approval of the Westin Hotel on the southern 5.88 acres. As such, it does not exceed 10 acres and is not considered a constraint to affordable housing development.
Two parcels (Sites 18 and 19) are identified as part of the Hacienda Crossings shopping center sites, including one measuring exactly 10 acres with potential to accommodate 239 lower-income units. This parcel contains a large parking lot and several vacant commercial stores. The City has been in coordination 414
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Draft 2023-2031 Housing Element
with property owners who are in support of redeveloping the shopping center by adding residential development in order to revitalize the center and improve the underutilized land. While the parcel itself measures 18.8 acres, only 10 acres are considered buildable in compliance with AB 1397 and in following with existing trends in the development of affordable housing. As such, the size of the site is not considered to impede on the development of housing, nor affordable housing.
Lastly, there are two additional parcels in the Sites Inventory with lower-income units that are larger than 10 buildable acres. Both parcels, Site 11 and 12, are pipeline projects as part of the East Ranch project.
Similar projects within the vicinity at comparable densities, such as Jordan Ranch and Positano, were also recently developed. The East Ranch project is approved with 17 low-income units.
4. Non-Vacant Sites
For non-vacant sites, State law requires that the City analyze:
• The extent to which existing uses may constitute an impediment to the future residential development within the planning period
• Past experience converting existing uses to higher density residential uses • Current market demand for the existing use
• Analysis of leases that would prevent redevelopment of the site • Development trends
• Market conditions
• Regulations or incentives to encourage redevelopment
Lease Analysis
Existing lease agreements on infill and non-vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non-vacant sites. The City made diligent efforts to review existing lease agreements; however, the City does not have access to private party lease agreements or other contractual agreements amongst private parties. While the City does not have access to lease structures, as these are private documents, Staff conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period, including the following:
• Past performance redeveloping non-vacant sites
• Analysis of existing use
• Market analysis of land costs and redevelopment opportunities In addition, the City has met with the property owners of existing non-vacant sites at Hacienda Crossings shopping center and in Downtown Dublin. Property owners expressed interest and support in the City’s Sites Inventory rezone strategy to allow for residential uses on these non-vacant parcels. Furthermore, the Hacienda Crossings shopping center has a large, underutilized parking lot, which could be redeveloped with housing should the existing buildings need to remain.
Past Performance Developing Non-Vacant Sites for Residential Uses Table D-8 lists previously approved projects developed on non-vacant sites. As shown, the City has been successful in not only approving residential housing developments on non-vacant sites, but also in 415
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approving the development of affordable units on non-vacant sites. Alameda County Housing Collaborative’s Non-Vacant Site Database also provides additional residential projects that were approved in neighboring jurisdictions – showing a regional tendency and further supporting Dublin’s use of nonvacant sites in the Sites Inventory as a way of meeting the City’s RHNA.
Table D-8: Past Residential Developments on Non-Vacant Sites Project and
Address Acreage Economic Band
Previous
Use Zoning Density
Year
Completed
Total
Unit
Count
Affordable
Unit
Count
The Perch
7144 Regional
Street
2.72 Medium/Low
Rent Levels Distributor DDZD
22 du/acre 2018 60 0
Aster
6775 Golden
Gate Drive
4.97 Medium/Low
Rent Levels
Car
Dealership DDZD
63 du/acre 2017 313 313
Valor
Crossing
7500 Saint
Patrick Way
1.37 Medium/Low
Rent Levels
Car
Dealership DDZD
48 du/acre 2017 66 65
Avesta Senior
Care Facility
7601 Amador
Valley Blvd.
0.98 Medium/Low
Rent Levels
Vacant
Commercial
Building
DDZD
36 du/acre 2021 35 0
Tralee Village
- Condos
6670 Dublin
Blvd.
3.87 Medium/Low
Rent Levels
K-Mart
Strip Mall PD
34 du/acre 2012 130 16
Tralee Village
- Townhomes
6656 Adare
Street
6.15 Medium/Low
Rent Levels
K-Mart
Strip Mall PD
17 du/acre 2014 103 2
The City has identified the Hacienda Crossings shopping center as a non-vacant candidate site, due to the existence of vacant tenant spaces and vast, underutilized parking lot uses. These sites were selected, in part, due to property owner interest. These sites are identified in Table D-9 to revitalize the shopping center and create mixed-use development opportunities. Given the City’s past development history on non-vacant sites, shown in Table D-8, as well as with ProgramB.14 included in the Housing Plan, the City does not anticipate existing uses at Hacienda Crossings to impede residential development.
Additionally, while Sites 23 and 25 have older, existing residential uses, Program B.15 is in place to ensure the units are replaced and a formal replacement housing program is adopted. As such, these units are not considered to impede future residential development.
Non-Residential Uses
The City has identified sites that may develop with both residential and nonresidential uses. However, development history shows a tendency to include residential uses over 100 percent commercial. In Downtown Dublin, no recent projects have been proposed with 100 percent new non-residential 416
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development on a site that allows residential and non-residential uses, except for minor commercial remodels and additions. An assisted living facility (considered non-residential) was recently developed in Downtown Dublin, but the project also included residential units. At the Dublin Transit Center, projects have either been proposed with mixed uses or stand-alone residential uses, with the exception of the Westin Hotelon the southernportion of Site 27. Limited commercial development has been proposed at the Transit Center, but commercial uses have been restricted to the ground floor of multi-family residential developments. Other non-residential uses in at the Transit Center have been converted to residential uses or complimentary uses to multi-family developments, such as the associated leasing offices and fitness centers.
5. Rezone Strategy to Accommodate Remaining Very Low- and Low-Income RHNA
After utilizing pipeline projects, projected ADU assumptions, and existing residentially zoned land (including 5th Cycle Housing Element sites, Public/Semi-Public Sites, and Downtown Dublin), there is a remaining need of 720 lower-income units. Below is the strategy for rezoning sites to meet the City’s remaining RHNA.
Part 1: Rezoning Opportunities Utilizing Alameda County Surplus Property Authority Sites
The City has identified two parcels owned by the Alameda County Surplus Property Authority for rezoning to accommodate a portion of the remaining lower-income RHNA. The County is supportive of amending the General Plan and rezoning these sites to accommodate future residential development. The two vacant parcels total 19.7 acres, of which 10.8 acres are buildable due to the approval of the Westin Hotel on the southern 5.88 acres of Site 28. On Site 28, a total of 3.4 acres are identified for future residential development to allow the remaining three acres to be developed with a compatible use. The second parcel – Site 29 – is 7.5 acres in total. The average density of 66 dwelling units per acre proposed for these sites is comparable to the average residential density within the Transit Center and is based on existing development trends, proximity to high-capacity transit, and coordination with the property owner.
Utilizing the unit capacity outlined above, the City assumes a density of 66 dwelling units per acre with a 50 percent affordability factor. In total, the proposed rezoned parcels can accommodate 715 units, of which 358 are estimated to be affordable to lower-income households.
Part 2: Rezoning Opportunities Utilizing Hacienda Crossings The City has identified two parcels at the Hacienda Crossings shopping center for rezoning to accommodate a portion of the remaining lower-income RHNA. The property owners are supportive of permitting a residential mixed-use development to help revitalize the shopping center, which is currently underutilized, has vacant tenant spaces, and could benefit from introduction of residentialdevelopment.
The two parcels total 21.2 acres, but only 12.4 acres are identified as buildable acreage for future residential development. The two parcels are envisioned to develop with residential units at an average density of 48 dwelling units per acre, similar to the nearby Waterford Place Shopping Center and 417
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Draft 2023-2031 Housing Element
Apartments. This density is also based on existing development trends, proximity to high-capacity transit, and coordination with the property owners. Utilizing the unit capacity calculations outlined above, the City assumes a density of 48 dwelling units per acre with a 50 percent affordability factor. In total, the proposed rezoned parcels can accommodate 594 units, of which 297 are estimated to be affordable to lower-income households.
Part 3: Rezoning Opportunities Using SCS Property
On February 15, 2022, the City Council approved a Preferred Plan for the SCS Property, which is a vacant
76.9-acre property located north of Interstate 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. The City has identified this 2.5-acre site for rezoning to accommodate a portion of the remaining lower-income RHNA. The SCS Property has been included in several development proposals in recent years. However, under the current proposal, the 2.5- acre Public/Semi-Public site included in the Sites Inventory (Site S-82) is envisioned to include high-density affordable housing at a density of 40 dwelling units per acre. In total, the proposed rezoned parcel complies with the Preferred Plan and can accommodate 100 units affordable to lower-income households.
C. Moderate- and Above Moderate-Income Sites Inventory
This Section contains a description and listing of the sites identified to meet Dublin’s moderate- and above moderate-income allocation.
1. Strategy for Accommodating Moderate-Income Allocation Utilizing pipeline projects, projected ADU assumptions, and existing residential zoning, the City can fully accommodate the 560 moderate-income RHNAutilizing the sources detailed below.
Projects in the Pipeline
As shown in Table D-4, there are three projects currently in the pipeline that are accommodating a total of 210 moderate-income units. The BRIDGE Housing/Amador Station project has received planning application approval for a total of 300 units, including 162 units affordable to moderate-income households. The East Ranch project has approval for 26 moderate-income units. The Ashton at Dublin Station project is currently constructing 220 units, including 22 units affordable to moderate-income households.
Accessory Dwelling Units (ADUs)
Based on ABAG’s Using ADUs to Satisfy RHNA Technical Memo, the City estimates 30 percent of the 160 projected ADUs will develop at a moderate-income affordability, totaling 48 units. Table D-3 provides a breakdown of projected ADU development by affordability level. 5th Cycle Sites
State law limits a jurisdiction’s ability to re-use sites from the prior RHNA cycle. Vacant sites identified in the last two Housing Elements and non-vacant sites identified in a prior Housing Element may not be counted towards the lower-income RHNA categories unless: 1) the sites are zoned at the “default” density 418
Appendix D: Adequate Sites Analysis D-18
Draft 2023-2031 Housing Element
of 30 dwelling units per acre; or 2) the sites allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households. In October 2020, the City Council gave direction to allow housing by right rather than up zoning properties. 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. The City may count units on the existing 5th Cycle Sites as either moderate- or above moderate-income units 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 total units, including 252 moderate-income units.
Downtown Dublin
Of the 240 units projected in Downtown Dublin, not including pipeline projects, 50 units are projected to develop as moderate-income units. This assumption is made based on existing trends of affordable housing development throughout the City.
2. Strategy for Accommodating Above Moderate-Income Allocation Utilizing pipeline projects alone, the City can fully accommodate the above moderate-income RHNA of 1,449 units, with a surplus of units from the projected ADU assumptions, existing residential zoning, and rezone strategies, utilizing the following sources.
Projects in the Pipeline
As shown in Table D-4, there are 11 projects currently in the pipeline that are accommodating a total of 2,104 above moderate-income units. Two of the projects have received Planning approval and four are currently under construction. Four pipeline projects are currently in Planning review.
Accessory Dwelling Units (ADUs)
Based on ABAG’s draft Using ADUs to Satisfy RHNA Technical Memo, the City estimates that 10 percent of the 160 projected ADUs will develop at an above moderate-income affordability, totaling 16 units.
Table D-3 provides a breakdown of projected ADU development by affordability level.
Rezone Strategies
As discussed in Section B.5 of this Appendix, the rezone strategies are anticipated to accommodate residential development at an affordability of 50 percent. The other 50 percent of units (654 units) are anticipated to develop at an above moderate-income level.
Selection of Sites
The Sites Inventory contains a selection of sites that are most likely to be developed for moderate- and above moderate-income housing. For the purpose of identifying sites with the potential to be developed within the planning period, this analysis considered existing zoned parcels that permit residential as a primary use.
For the purposes of this analysis, projected ADU assumptions were calculated separately as outlined within Section A.2 above. ADUs represent additional potential units to meet the City’s RHNA.
419
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D. Summary of RHNA Status and Sites Inventory
The City has reviewed all sites for environmental concerns and considerations as well as development and land use restrictions. Additionally, each site has been reviewed for existing use; access to infrastructure, water, utilities; and additional development constraints. Where the analysis showed increased barriers to development related to environmental concerned, infrastructure concerns or existing conditions and development concerns (such as slope and grading, hazardoussurrounding uses, restrictive development standards) the sites were removed. The result is a list and analysis of sites that are most ripe for development or redevelopment for housing. A summary of the City’s ability to meet the RHNA obligation for 2023-2031 is shown in Table D-1.
E. Sites Identified to Accommodate RHNA and Maps
Figures D-1 through D-3 below map all sites identified to accommodate the City’s 2023-2031 RHNA. Table D-9 is the Sites Inventory sorted by Unique ID for reference in the maps. 420
Appendix D: Adequate Sites Analysis D-20
Draft 2023-2031 Housing Element
Figure D-1: 2023-2031 RHNA Sites Inventory Map
421
Appendix D: Adequate Sites Analysis D-21
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Figure D-2: 2023-2031 RHNA Sites Inventory Map
422
Appendix D: Adequate Sites Analysis D-22
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Figure D-3: 2023-2031 RHNA Sites Inventory Map
423
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Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites Unique
ID
Map
Category APN Vacancy Existing Units
Street
Address
Gross
Acreage
Buildable
Acreage
HCD
Sizing
Criteria
5th
Cycle? ZONING GPLU Expected Density
Rezone
Expected
Density
Net
Potential
Units
Net Units by Income
Category Assumed
Income
Category
Pipeline
Projects Rezone Existing Use and Additional Information Low Mod. Above Mod.
1 Pipeline 941-1500-
025-00 Yes 5
6543
Regional
Street,
Dublin, CA
94568
1.3 1.3 Yes Yes DDZD DDTOD 73 - 113 112 0 1 Low and
Very Low Yes No
This site is a project in the pipeline
and will be an affordable housing
development by Eden Housing. The
project will include 112 units of
affordable housing.
2 Pipeline 941-2842-
002-00 No 0
6501 Golden
Gate Drive,
Dublin, CA
94568
2.6 2.6 Yes No DDZD DDTOD 73 - 136 134 0 2 Low and
Very Low Yes No
This site (1/2) is a project in the
pipeline and will be an affordable
housing development by BRIDGE
Housing. The project will include
134 units of lower-income housing
and 162 units of moderate-income
housing.
3 Pipeline 941-2842-
004-00 No 0
6501 Golden
Gate Drive,
Dublin, CA
94568
1.1 1.1 Yes No DDZD DDTOD 73 - 164 0 162 2 Moderate Yes No This site (2/2) is a project in the
pipeline and will be an affordable
housing development by BRIDGE
Housing. The project will include
134 units of lower-income housing
and 162 units of moderate-income
housing.
4 Downtown 941-0305-
028-00 No 2
7590
Amador
Valley Blvd.,
Dublin, CA
94568
2.9 2.9 Yes No DDZD DDRD 85 - 80 80 0 0 Low and
Very Low No Yes
The City has a memorandum of
understanding with an affordable
housing developer to develop on
this property, the site of a former
Grocery Outlet.
5 Pipeline 986-0073-
001-00 Yes 0
790
5thStreet,
Dublin, CA
94568
10.3 10.3 No No DCZD DC N/A - 112 0 0 112 Above
Moderate Yes No
This parcel is a project in the
pipeline as part of the Boulevard
project, a development of 1,995
units.
6 Pipeline 986-0034-
009-00 Yes 0
5421
Campbell
Lane, Dublin,
CA 94568
2.4 2.4 Yes No PD HDR N/A - 220 0 22 198 Moderate Yes No This parcel is a project in the
pipeline as part of the Ashton at
Dublin Station project, a
development of 220 units, 22 of
which will be moderate income.
7 Pipeline 941-1500-
047-07 Yes 0
6700 Golden
Gate Drive,
Dublin, CA
94568
8.6 8.6 Yes No DDZD DDTOD N/A - 499 0 0 499 Above
Moderate Yes No
This parcel is a project in the
pipeline by developer Avalon Bay
Communities and is a development
of 499 units.
8 Pipeline 986-0072-
001-00 Yes 0
150 Adams
Avenue,
Dublin, CA
94568
17.3 17.3 No No DCZD DC N/A - 113 0 0 113 Above
Moderate Yes No
This parcel is a project in the
pipeline as part of the Boulevard
project, a development of 1,995
units.
9 Pipeline 986-0068-
001-00 Yes 0 Unaddresse
d Parcel 7.7 7.7 Yes No DCZD DC N/A - 225 0 0 225 Above Moderate Yes No
This parcel is a project in the
pipeline as part of the Boulevard
project, a development of 1,995
units.
10 Pipeline 986-0064-
002-00 Yes 0
180 5th
Street,
Dublin, CA
94568
5.5 5.5 Yes No DCZD DC N/A - 226 0 0 226 Above
Moderate Yes No
This parcel is a project in the
pipeline as part of the Boulevard
project, a development of 1,995
units.
11 Pipeline 905-0002-
002-00 Yes 0 4038 Croak Road, 129.0 129.0 No Yes PD NP 3 - 287 9 13 265 Low and Very Low Yes No This parcel is a project in the pipeline as part of the East Ranch 424
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Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites Unique
ID
Map
Category APN Vacancy Existing Units
Street
Address
Gross
Acreage
Buildable
Acreage
HCD
Sizing
Criteria
5th
Cycle? ZONING GPLU Expected Density
Rezone
Expected
Density
Net
Potential
Units
Net Units by Income
Category Assumed
Income
Category
Pipeline
Projects Rezone Existing Use and Additional Information Low Mod. Above Mod.
Dublin, CA
94588
project. Similar projects within the
vicinity at comparable densities,
such as Jordan Ranch and Positano,
were also recently developed.
12 Pipeline 905-0002-
001-01 No 1 Unaddresse
d Parcel 34.1 34.1 No Yes PD NP 10 - 286 8 13 265
Low and
Very Low Yes No
This parcel is a project in the
pipeline as part of the East Ranch
project. Similar projects within the
vicinity at comparable densities,
such as Jordan Ranch and Positano,
were also recently developed.
13 Pipeline 986-0034-
013-01 Yes 0
5201
Ironhorse
Parkway,
Dublin, CA
94568
2.5 2.5 Yes No PD CO 80 - 99 98 0 1 Low and
Very Low Yes No
This parcel is a project in the
pipeline at the Dublin Transit Center
including 98 units of affordable
housing.
14 Pipeline 905-0001-
004-04 No 3
1881 Collier
Canyon
Road,
Dublin, CA
94568
40.1 9.9 Yes No PD IP 8 - 97 0 0 97 Above
Moderate Yes No
This parcel is a project in the
pipeline as part of the Branaugh
project, a development of 97 units.
15 Pipeline 905-0001-
005-02 Yes 0 Unaddresse
d Parcel 49.7 9.8 Yes No PD IP 8 - 96 0 0 96 Above
Moderate Yes No
This parcel is a project in the
pipeline as part of the Righetti
project, a development of 97 units.
16 Public/
Semi-Public
985-0027-
002-00 Yes 0 Unaddresse
d Parcel 136.6 2.5 Yes No PD P/SP 30 - 74 74 0 0 Low and Very Low No No
This parcel has the Public/SemiPublic designation, which allows a broad range of uses including
affordable housing developed by a
non-profit entity. This parcel is in
east Dublin and is currently vacant.
17 Public/
Semi-Public
905-0002-
001-01 Yes 1 Unaddresse
d Parcel 34.1 2.0 Yes No PD NP 30 - 60 60 0 0 Low and
Very Low Yes No
This portion of the parcel has the
Public/Semi-Public designation,
which allows a broad range of uses
including affordable housing
developed by a non-profit entity.
This parcel is in east Dublin and is
currently vacant.
18 Hacienda
Crossings
986-0008-
009-00 No 10
4820 Dublin
Blvd.,
Dublin, CA
94568
18.8 10.0 Yes No PD GC - 48 478 239 0 239 Low and
Very Low No Yes
This parcel is one of two parcels at
Hacienda Crossings shopping center
to be rezoned (see Section 5, Part
2). This parcel contains a large
parking lot serving existing "big box"
department stores, several of which
are currently vacant. This parcel has
a significant opportunity for
redevelopment based on economic
trends and existing housing
development to the north across
Dublin Blvd. Notably, the site is less
than one mile from the
Dublin/Pleasanton BART station.
The City is also proactively
425
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Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites Unique
ID
Map
Category APN Vacancy Existing Units
Street
Address
Gross
Acreage
Buildable
Acreage
HCD
Sizing
Criteria
5th
Cycle? ZONING GPLU Expected Density
Rezone
Expected
Density
Net
Potential
Units
Net Units by Income
Category Assumed
Income
Category
Pipeline
Projects Rezone Existing Use and Additional Information Low Mod. Above Mod.
coordinating with the property
owners, who are considering
redeveloping the site to include
housing units. Although this site is
considered a large parcel as it is
over 10 acres, only 10 acres of the
site are considered "buildable"
based on AB 1397 and existing
trends in the development of
affordable housing.
19 Hacienda
Crossings
986-0008-
010-00 No 3
4980 Dublin
Blvd.,
Dublin, CA
94568
2.4 2.4 Yes No PD GC - 48 116 58 0 58 Low and
Very Low No Yes
This parcel is one of two parcels at
Hacienda Crossings shopping center
to be rezoned (see Section 5, Part
2). This parcel contains a large
parking lot serving existing "big box"
department stores, several of which
are currently vacant. This parcel has
a significant opportunity for
redevelopment based on economic
trends and existing housing
development to the north across
Dublin Blvd. Notably, the site is less
than one mile from the
Dublin/Pleasanton BART station.
The City is also proactively
coordinating with the property
owners, who are considering
redeveloping the site to include
housing units.
20 Downtown 941-0305-
040-00 No 0
7050
Amador
Plaza Road,
Dublin, CA
94568
7.5 3.8 Yes No DDZD DDRD 85 - 160 110 50 0 Low and
Very Low No Yes
This parcel is in Downtown Dublin
and is part of the Retail District. The
existing uses include a large parking
lot and a "big box" style store,
Hobby Lobby. As part of the
Downtown Dublin Preferred Vision
(Preferred Vision), this site is
planned to include residential units.
Based on the existing uses on the
site and alignment with the
Preferred Vision, only about half of
the acreage of the parcel is
considered buildable in this
analysis.
21 Pipeline 941-1500-
030-00 No 0
6513
Regional
Street,
Dublin, CA
94568
1.7 1.7 Yes Yes DDZD DDTOD 105 - 176 174 0 2 Low and
Very Low Yes No
This parcel is in Downtown Dublin
and is part of the Transit-Oriented
District. The existing uses include a
parking lot and a vacant one-story
commercial complex. The TransitOriented District allows residential development up to 85 du/ac to
maximize development proximate
426
Appendix D: Adequate Sites Analysis D-26
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Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites Unique
ID
Map
Category APN Vacancy Existing Units
Street
Address
Gross
Acreage
Buildable
Acreage
HCD
Sizing
Criteria
5th
Cycle? ZONING GPLU Expected Density
Rezone
Expected
Density
Net
Potential
Units
Net Units by Income
Category Assumed
Income
Category
Pipeline
Projects Rezone Existing Use and Additional Information Low Mod. Above Mod.
to the West Dublin/Pleasanton
BART station, which is about a
quarter mile away from this site.
This parcel is a project in the
pipeline as part of the Dublin Family
Affordable Apartments proposing
176 total units. In addition, several
recent developments and projects
in the pipeline in the Transit
Oriented District further reinforce
this site's propensity to redevelop
with high-density housing.
22 5th Cycle
Sites
986-0004-
001-00 No 1
7440
Tassajara
Road,
Dublin, CA
94568
11.6 11.6 No Yes PD MDR 10 - 114 0 114 0 Moderate No No This parcel is in east Dublin and is a
mostly vacant site adjacent to
existing townhome-style
development. The site includes one
residential unit on the west side of
the site. Based on surrounding
development and the existing
zoning and land use designation,
this site is anticipated to develop
moderate-income units.
23 5th Cycle
Sites
986-0003-
001-02 No 0
6060
Tassajara
Road,
Dublin, CA
94568
1.9 1.9 Yes Yes PD
MHD
and OS 10 - 19 0 19 0 Moderate No No
This parcel is in east Dublin and is a
vacant site adjacent to existing
townhome-style development.
Based on surrounding development
and the existing zoning and land use
designation, this site is anticipated
to develop moderate-income units.
24 5th Cycle
Sites
986-0028-
002-00 No 1
5868
Tassajara
Road,
Dublin, CA
94568
1.0 1.0 Yes Yes PD SC 10 - 9 0 9 0 Moderate No No
This parcel is in east Dublin and is a
mostly vacant site adjacent to
existing townhome-style
development. The site includes one
residential unit on the west side of
the site. Based on surrounding
development and the existing
zoning and land use designation,
this site is anticipated to develop
moderate-income units.
25 5th Cycle
Sites
905-0001-
006-03 Yes 0
3457 Croak
Road,
Dublin, CA
94588
50.7 7.2 Yes Yes PD GCCO 15.4 110 0 110 0 Moderate No No This parcel is in east Dublin and is a
vacant site adjacent to existing
townhome-style development.
Based on surrounding development
and the existing zoning and land use
designation, this site is anticipated
to develop moderate-income units.
26 SCS Property 985-0051-
006-00 Yes 0
4441
Tassajara
Road,
Dublin, CA
94568
30.4 2.5 Yes No PD GC 40 - 100 100 0 0 Low and
Very Low No No
This site is a vacant parcel north of
Dublin Blvd. and east of Tassajara
Road. This parcel and those
adjacent have been included in
several development proposals in
427
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Table D-9: City of Dublin 6th Cycle Housing Element Candidate Sites Unique
ID
Map
Category APN Vacancy Existing Units
Street
Address
Gross
Acreage
Buildable
Acreage
HCD
Sizing
Criteria
5th
Cycle? ZONING GPLU Expected Density
Rezone
Expected
Density
Net
Potential
Units
Net Units by Income
Category Assumed
Income
Category
Pipeline
Projects Rezone Existing Use and Additional Information Low Mod. Above Mod.
recent years, the most recent of
which is known as the SCS Property.
Under the most recent proposal,
this portion of the site is envisioned
to include high-density affordable
housing. Although the site is more
than 30 acres, the Preferred Plan
and the proposed development
plans identify a 2.5-acre site
including 100 affordable units.
27 Alameda
County
Surplus
Property
986-0034-
014-00 Yes 0 Unaddresse
d Parcel 12.3 3.4 Yes No PD CO - 66 222 111 0 111 Low and Very Low No Yes
This parcel is one of two parcels to
be rezoned as part of the Alameda
County Surplus Property (see
Section 5, Part 1). The County is
supportive of amending the General
Plan and rezoning these sites to
accommodate these units. Notably,
a third parcel of Alameda County
Surplus Property in the same area
(Site 13) is currently an affordable
housing project in the pipeline.
Although this parcel is a large parcel
at 12.3 acres, only 3.4 acres are
buildable due to the approval of the
Westin Hotel on the southern 5.88
acres of the site. 3.4 acres are
identified for future residential
development to allow the
remaining three acres to be
developed with a compatible use.
28 Alameda
County
Surplus
Property
986-0034-
012-00 Yes 0 Unaddresse
d Parcel 7.5 7.5 Yes No PD CO - 66 493 247 0 246 Low and Very Low No Yes
This parcel is one of two parcels to
be rezoned as part of the Alameda
County Surplus Property (see
Section 5, Part 1). The County is
supportive of amending the General
Plan and rezoning these sites to
accommodate these units. Notably,
a third parcel of Alameda County
Surplus Property in the same area
(Site 13) is currently an affordable
housing project in the pipeline.
428
This Page Intentionally Left Blank.
429
Appendix E: Housing Plan Programs Summary
E-1
Dublin 2023-2031 Housing Element
APPENDIX E:
HOUSING PLAN PROGRAMS SUMMARY
430
Appendix E: Housing Plan Programs Summary E-2
Draft 2023-2031 Housing Element
Housing Plan Programs Summary
This Appendix contains an outline of all the Policy Programs included within Chapter 2: Housing Plan. Table E-1 includes each program’s objectives, responsible agency, funding source, and timeline.
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe A.1: Housing Rehabilitation
Assistance
Continue to support the Alameda County Community
Development Agency to implement the Minor Home
Improvement Program (including accessibility grants)
and Renew Alameda County and promote the Dublin
Home Rehabilitation Program through dissemination of
informational materials with the goal of assisting 36
households between 2023 and 2031.
Alameda County
Community
Development
Agency; Community
Development
Department
CDBG; Alameda
County Measure A1 Bond Fund;
Dublin General
Fund
Annually review
available funding
for support; Create
informational
materials by
January 31, 2025;
2023-2031
A.2: Housing Choice Voucher
Rental Assistance
Continue to support the assistance of 350 lowerincome households each year between 2023 and 2031. Housing Authority of Alameda County
HUD Section 8 Annually
coordinate with
the Housing
Authority of
Alameda County;
2023-2031
Continue to refer interested households to the Housing
Authority of Alameda County.
A.3: Code Enforcement Continue to enforce local ordinances relating to property maintenance and substandard housing both
proactively and on a complaint basis.
Community
Development
Department
General Fund On a case-by-case
basis; Annually
review code
enforcement cases
and establish new
programs within
one year to
address
reoccurring issues;
Annually review
City ordinances
and make changes
based on
reoccurring issues
Conduct residential inspections to ensure property
maintenance standards are met and to abate
substandard structures.
Annually review code enforcement cases, and establish
new programs within one year when 15 or more cases
arise in a year regarding the same issue.
Perform annual reviews of City ordinances.
431
Appendix E: Housing Plan Programs Summary E-3
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe within one year;
2023-2031
A.4: Condominium
Conversion Ordinance
Monitor conversion activities annually. If the sevenpercent conversion limit is met, then identify new programs or ordinance amendments to preserve the
rental housing stock.
Community
Development
Department
Permit Processing
Fees
Review conversion
activities annually
and, if the limit is
met, make
program changes
within one year;
2023-2031
A.5: Preserve and Monitor
Affordable Units At-Risk of
Converting to Market Rate
Maintain an inventory and establish an early warning
system for assisted housing units that have the
potential to convert to market-rate units.
Community
Development
Department
General Fund Develop the
warning system by
January 31, 2025;
Review annually;
Outreach to begin
by January 31,
2025; Annually
seek funding
opportunities;
2023-2031
Outreach to and coordinate with property owners with
assisted housing units at-risk of converting to marketrate units to preserve affordability.
Facilitate and promote tenant outreach, noticing, and
education, as well as funding opportunities, as
available.
Proactively seek funding opportunities for units at-risk of converting to market-rate units.
B.1: Mixed-Use
Development
Facilitate the construction of 300 residential units
within mixed-use projects between 2023-2031.
Community
Development
Department
Affordable Housing
Fund; General Fund
Annually review
permitting and
construction rates;
Assist applicants
and developers on
a project-byproject basis; Midcycle review of
development
incentives and, if
development is
occurring at a rate
less than
anticipated,then
Continue to incentivize mixed-use projects through
flexible development standards and other means.
Mid-cycle review development incentives to identify if
development is occurring as anticipated; if it is not,
then identify and promote additional incentives.
432
Appendix E: Housing Plan Programs Summary E-4
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe identify and
promote additional
incentives within
one year; 2023-
2031
B.2: Affordable Housing
Developers
Negotiate a specific incentives package for each
project, with increased incentives for projects that
include units for extremely low-income households,
seniors, and persons with disabilities.
Community
Development
Department
Affordable Housing
Fund; General Fund
On a case-by-case
basis; Annually
outreach to
housing
developers; 2023-
2031
Provide application/technical assistance as requested
by potential developers or property owners.
Provide assistance to affordable housing developers to
facilitate the construction of 100 affordable housing
units between 2023-2031, with the goal of achieving 20
affordable units for extremely low-income households
and/or persons with special needs.
Contact developers to discuss affordable housing
opportunities.
B.3: Density Bonuses Review and revise the Density Bonus Ordinance to ensure continued compliance with State law through
the Planning Period.
Community
Development
Department
General Fund Provide
information on a
case-by-case basis;
Revise as necessary
to maintain
compliance with
State law
throughout the
Planning Period;
Review annually;
2023-2031
Continue to implement the Density Bonus Ordinance
and provide the Ordinance to developers and other
interested parties.
Maintain updated information on the City’s affordable
housing incentives, such as density bonus and fee
deferment, on the City’s website.
B.4: Inclusionary Zoning Review the Inclusionary Regulations. Community Development
Department
General Fund Review the
Inclusionary
Regulations and InLieu Fees by
January 31, 2025;
Prepare a nexus study reviewing the Affordable
Housing In-Lieu Fee.
Facilitate the construction of 100 affordable housing
units.
433
Appendix E: Housing Plan Programs Summary E-5
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe Prepare a nexus
study by January
31, 2025
B.5: Commercial Linkage Fee Prepare a nexus study reviewing the Commercial Linkage Fee.
Community
Development
Department
Affordable Housing
Fund; General Fund
Prepare a nexus
study reviewing
the Commercial
Linkage Fee by
January 31, 2025;
Provide
information on a
case-by-case basis;
Review and seek
additional funding
annually; 2023-
2031
Utilize funding to facilitate the construction of 100
affordable housing units.
Assist at least five moderate-income households with
first-time homebuyer loans.
Provide funding towards homeownership training and
foreclosure prevention services, rental assistance
programs, and the Alameda County Homeless
Management Information System.
B.6: Housing Type and Size
Variations
Require developers to provide a diversity of housing
type and size on a case-by-case basis to meet the City’s housing needs.
Community
Development
Department
General Fund On a case-by-case
basis; 2023-2031
B.7: Accessory Dwelling
Units and Junior Accessory
Dwelling Units
Facilitate the development of at least 248 ADUs. Community Development
Department
General Fund Create and update
public information
on ADUs by
January 31, 2024;
Implement
campaign by
January 31, 2025;
Review ADU
development
annually; 2023-
2031
Maintain updated information on the City’s ADU
processes, related code, and incentives, on the City’s
website.
Implement a public awareness campaign for
constructing ADUs.
B.8: Accessory Dwelling Unit
Monitoring Program
Maintain the ADU Monitoring Program. Community
Development
Department
General Fund Review annually
and revise within
six months if a
development gap
occurs; 2023-2031
Annually review progress and, if a gap develops
between projected and actual ADU development,then
make proportional changes within six months.
434
Appendix E: Housing Plan Programs Summary E-6
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe B.9: Non-Vacant Adequate
Sites to Satisfy By-Right
Requirements of AB 1397
Amend the Downtown Dublin Specific Plan to specify
the units on the three non-vacant lower-income sites in Downtown Dublin are allowed by right and not subject
to the Downtown Dublin Development Pool or
Community Benefit Program Agreement requirement.
Community
Development
Department
General Fund Adopt the
Downtown Specific
Plan amendment
by January 31,
2025
B.10: Objective Design
Standards and Streamlined
Ministerial Review
Review and, as necessary, revise the Citywide MultiFamily Objective Design Standards to ensure continued compliance with State law in order to facilitate the
development of housing.
Community
Development
Department
General Fund Review annually;
2023-2031; If
determined to be
necessary to
comply with State
law, the City will
make any required
changes to the
Objective Design
Standards within
18 months
Continue to implement the Citywide Multi-Family
Objective Design Standards.
B.11: Transitional and
Supportive Housing
Amend the Zoning Ordinance to permitpermanent
supportive housing by-right in all zones where housing
is permitted.
Community
Development
Department
General Fund Amend the Zoning
Ordinance by
January 31, 2024;
Annually outreach
to local
organizations and
agencies; Review
and seek additional
funding for local
and regional
homelessness
efforts annually;
2023-2031
Collaborate with local organizations and agencies to
discuss the needs of persons experiencing
homelessness.
Support and, when possible, fund local and regional
efforts to address the housing needs of persons
experiencing homelessness.
B.12: Single-Room
Occupancy (SRO)
Review permitting procedures for SROs and amend the
Dublin Municipal Code to remove potential constraints
by January 31, 2025.
Community
Development
Department
General Fund Review permitting
procedures for
SROs and amend
the Dublin
Municipal Code to
Provide technical assistance for potential SRO
developers on a project-by-project basis.
435
Appendix E: Housing Plan Programs Summary E-7
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe Collaborate with local organizations and agencies to
discuss the needs of persons who previously
experienced homelessness.
remove potential
constraints by
January 31, 2025;
Provide technical
assistance for
potential SRO
developers on a
project-by-project
basis; Outreach to
local organizations
and agencies
annually; Review
and seek additional
funding for local
and regional
homelessness
efforts annually;
2023-2031
Support and, when possible, fund local and regional
efforts to address the housing needs of persons in
Dublin who previously experienced homelessness.
B.13: Universal Design
Ordinance
Maintain updated information about the Universal
Design Ordinance on the City’s website and at City Hall.
Community
Development
Department
Permit Processing
Fees
Update as
necessary; 2023-
2031
B.14: Residential Incentives Promote existing incentives and identify potential new incentives for the development of residential uses on
sites identified in the Sites Inventory that allow both residential and non-residential uses.
Community
Development
Department
General Fund Annually outreach
to housing
developers; Midcycle review of
housing
development and
available sites and
revise incentives as
appropriate, if
development does
not occur as
projected; 2023-
2031
436
Appendix E: Housing Plan Programs Summary E-8
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe B.15: Replacement Housing Adopt a replacement housing program for units lost that are currently occupied by lower-income
households or households subject to affordability
requirements of Government Code Section 65915
within the last five years.
Community
Development
Department
General Fund Adopt a
replacement
housing program
by January 31,
2025
B.16: Publicly-Owned Lands Coordinate with Alameda County Surplus Property Authority to develop 715 units. In coordination with
the Alameda County Surplus Property Authority,
identify a tentative schedule of actions for
development of the property by January 31, 2024.
Community
Development
Department
General Fund Annually
coordinate with
the Alameda
County Surplus
Property Authority;
Identify a tentative
schedule of
actions; Mid-cycle
review of progress;
If deemed
necessary, identify
new sites; 2023-
2031
Conduct a mid-cycle review of progress to develop the
property; if the mid-cycle review finds the site is
unlikely to develop during the Planning Period, the City will identify a new site(s).
B.17: Community Care
Facilities
Amend the Zoning Ordinance to allow community care
facilities in all zones allowing residential uses.
Community
Development
Department
General Fund Amend the Zoning
Ordinance
regarding
community care
facilities by January
31, 2024; Revise
the Zoning
Ordinance
regarding the
definition of
“family”by January
31, 2025
Amend the Zoning Ordinance to revise the definition of
“family” to eliminate constraints for persons with
disabilities.
B.18: Planned Development
(PD) Zoning
Review vacant and underutilized properties with
existing PD zoning and rezone these properties to a
residential zoning district with established
development standards.
Community
Development
Department
General Fund By January 31,
2025, review and
implement
rezonings and
437
Appendix E: Housing Plan Programs Summary E-9
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe Review the Zoning Ordinance and consider further
amendments to providethe option for property
owners and developers to request PD zoning if they
desire more flexibility.
amendments to
the Zoning
Ordinance
B.19: Development of Large
Sites
Establish a program, with development methods and
incentives for the development of housing on larger
parcels.
Community
Development
Department
General Fund By January 31,
2025, establish a
large sites program
C.1: Sites Inventory and
RHNA Monitoring
Ensure the sites identified in the Sites Inventory are
developed at densities appropriate for fulfilling the
City’s RHNA and identify additional sites as necessary if development does not occur as projected.
Community
Development
Department
General Fund Complete the
rezoning strategies
by January 31,
2026; Review the
Sites Inventory
annually and as
projects are
proposed; 2023-
2031
Complete the rezoning strategies.
C.2: Safety Element and
Environmental Justice
Policies
Adopt an updated General Plan Seismic Safety and
Safety Element, which identifies and addresses flood
and fire hazards.
Community
Development
Department
General Fund Adopt an updated
General Plan
Seismic Safety and
Safety Element by
January 31, 2024
D.1: Remove Development
Constraints
Review residential development standards for
potential constraints to the development of new units,
particularly affordable units.
Community
Development
Department
General Fund Review
development
standards every
two years; 2023-
2031
D.2: Fee Deferment Continue to offer the deferment of Traffic Impact Fees, Public Facilities Fees, and Fire Facilities Fees for multifamily projects in the Transit Districts and development processing and development impact fees for affordable
housing projects that exceed the inclusionary housing
requirements for on-site construction of affordable
units.
Community
Development
Department
Inclusionary Zoning
In-Lieu Fee Fund
Outreach to
housing developers
annually; Work
with developers on
a case-by-case
basis; Maintain
updated
438
Appendix E: Housing Plan Programs Summary E-10
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe Maintain updated information on the City’s affordable
housing incentives, such as density bonus and fee
deferment, on the City’s website.
information on the
City’s affordable
housing incentives,
such as density
bonus and fee
deferment, on the
City’s website;
2023-2031
D.3: Emergency Shelters Review and amend, if necessary, the Emergency Shelters Ordinance for consistency with Government
Code Section 65583(a)(4).
Community
Development
Department
General Fund By January 31,
2025, amend the
Emergency
Shelters Ordinance
and Zoning
Ordinance
Amend the Emergency Shelters Ordinance and Zoning
Ordinance to comply with AB 139 parking
requirements.
D.4: Monitoring of
Development Fees
The City will evaluate development fee impacts on
housing development and make appropriate
adjustments.
Community
Development
Department
General Fund By January 31,
2025; Review every
two years; 2023-
2031
D.5: Maintain Zoning,
Development Standards,
and Fee Schedules Online
Maintain updated zoning, development standards, and
fee schedules on the City’s website.
Community
Development
Department
General Fund Maintain updated
zoning,
development
standards, and fee
schedules on the
City’s website
D.6: Parking Requirements
Near Public Transit
Amend the Zoning Ordinanceto comply with the
requirements established by AB 2097.
Community
Development
Department
General Fund Amend the Zoning
Ordinance by
January 31, 2024
E.1: Affirmatively Further
Fair Housing
(See Chapter 2: Housing Plan
for further details)
Create and promote informational materials on the
location of participating voucher properties and
availability of voucher programs/financial assistance.
Community
Development
Department
General Fund; State
and Federal Grants
Review metrics and
actions annually
and make changes
as appropriate
within one year;
2023-2031
Encourage collaboration between local governments
and community land trusts as a mechanism to develop
affordable housing. Outreach to community land trusts
439
Appendix E: Housing Plan Programs Summary E-11
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe and provide them with information on affordable
housing opportunities in the City.
Partner with the County to annually provide housing
choice voucher rental assistance for up to 350 lowerincome households through the end of the Planning Period.
Partner with the County to provide home purchase
assistance for up to 20 households by the end of the
Planning Period.
Annually outreach to landlords to expand the location
of participating voucher properties.
Annually host an educational workshop on voucher
programs and source of income discrimination.
Affirmative marketing to promote equal access to
government-assisted housing and to promote housing
opportunities throughout the City.
Partner with the County to assist up to 10 lowerincome households in finding housing, beginning no later than January 31, 2026,throughthe end of the
Planning Period.
Create and promote informational materials on
housing accessibility, rehabilitation, and maintenance
resources.
Create informational materials on housing accessibility, rehabilitation, and maintenance resources by January
31, 2025. Material will be distributed at the Senior
Center, Civic Center, and community events.
Information will be sent and made available to
organizations and groups who assist persons with
disabilities and seniors.
Provide home repair and rehabilitation assistance for
up to 36 households by the end of the Planning Period.
440
Appendix E: Housing Plan Programs Summary E-12
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe Review future policies and programs for potential
restrictive practices that would limit diversity in the RCAAs.
Affirmative marketing to increase diversity within the
RCAAs.
Annually review existing policies and programs for
potential restrictive practices that would limit diversity within the RCAAs. If restrictive practices are identified, address prior to adoption of the new policies and
programs or within six months for existing policies and programs.
Conduct marketing to increase diversity within the
RCAAs every two years; this may include, but is not
limited to, landlord outreach and education to increase participation with the Housing Choice Voucher
Program.
E.2: Equal Housing
Opportunity
Provide referrals to appropriate agencies for services. Community Development
Department; ECHO
Housing; Alameda
County Community
Development
Agency
CDBG; General
Fund
Provide referrals as
requested;
Maintain updated
information
throughout the
Planning Period
and distribute by
January 31, 2025;
2023-2031
Distribute fair housing information in public locations.
Post information on the City’s website.
E.3: Reasonable
Accommodations
Maintain updated information on reasonable
accommodations on the City’s website and at the Civic
Center.
Community
Development
Department
General Fund Process and adopt
a Zoning Text
Amendment by
Amend the Zoning Ordinanceto remove potential January 31, 2025 constraints for reasonable accommodation requests.
E.4: Low-Barrier Navigation
Centers
Adopt and implement procedures and regulations to
process low-barrier navigation centers. Procedures
General Fund By January 31,
2025; Review
441
Appendix E: Housing Plan Programs Summary E-13
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe shall include establishing a ministerial approval
process.
Community
Development
Department
annually and, if
necessary, make
changes within one
year; 2023-2031
Annually review regulations and procedures and
update as necessary to comply with State law updates.
E.5: Housing for Persons
with Developmental
Disabilities
Encourage construction and rehabilitation of housing
with supportive services for persons with
developmental disabilities.
Community
Development
Department
General Fund By January 31,
2025; Review
funding and
incentives
annually; Outreach
to housing
developers and
local organizations
annually; 2023-
2031
Seek State and Federal funding to support housing
construction for persons with developmental
disabilities.
Review and identify regulatory incentives for projects
proposing housing for persons with developmental
disabilities.
Collaborate with housing developers and local
organizations to identify the needs of local persons
with developmental disabilities.
E.6: Farmworker and
Employee Housing
Amend the Dublin Municipal Code to comply with the
Health and Safety Code.
Community
Development
Department
General Fund By January 31,
2025; 2023-2031
E.7: First-Time Homebuyer
Loan Program
Promote the FTHLP program online on the City’s
website and at the public counter.
Community
Development
Department
Affordable Housing
Fund; State and
Federal Grants
By January 31,
2026; Review the
FTHLP annually and
update as
opportunities
become available
to expand the
program and
ensure
compatibility with
similar loan
programs; 2023-
2031
Provide FTHLP loans to households earning up to 120
percent AMI.
Review the FTHLP for opportunities to broaden the use
of the program and to ensure compatibility with similar loan programs offered by the County and the State.
442
Appendix E: Housing Plan Programs Summary E-14
Draft 2023-2031 Housing Element
Table E-1: Housing Plan Programs
Program Objectives Responsible Agency Funding Source Timeframe E.8: Homeless Assistance Support and, when possible, fund local and regional efforts that seek to address and lessen homelessness.
Community
Development
Department; HCCC;
Tri-Valley Haven
CDBG; State and
Federal Grants;
General Fund
Review and seek
funding
opportunities
annually; 2023-
2031
E.9: Water and Sewer
Service Providers
Deliver 2023-2031 Housing Element to DSRSD following
adoption.
Community
Development
Department
General Fund Immediately after
adopting the 2023-
2031 Housing
Element
Coordinate with DSRSD when reviewing proposed
residential projects.
F.1: Green Building
Guidelines
Continue to implement the provisions of the Green
Building Ordinance and State Standards and Codes.
Community
Development
Department
Permit Processing
Fees; General Fund
Continue to
implement
throughout the
Planning Period;
Maintain and
distribute updated
outreach materials;
2023-2031
Continue to update brochures that describe program
requirements and make them available to any
interested parties and continue to provide Green
Building resources on the City’s website.
F.2: Energy Conservation Implement applicable Waste Management and Building Code regulations, provide Green Building training to
Staff, and distribute energy conservation information
to the public.
Community
Development
Department
Permit Processing
Fees; General Fund
Provide training;
Maintain and
distribute updated
informational
materials; 2023-
2031
443
Appendix F: Community Engagement Summary F-1
Draft 2023-2031 Housing Element
APPENDIX F:
COMMUNITY ENGAGEMENT SUMMARY
444
Appendix F: Community Engagement Summary F-2
Draft 2023-2031 Housing Element
Community Engagement Summary
Section 65583 of the Government Code states, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). As such, a summary of community participation is provided within this Appendix.
As part of the 2023-2031Housing Element Update process, the City conducted a variety of outreach and engagement efforts beginning in Winter 2020. These include virtual community workshops, study sessions with the Planning Commission and City Council, check-in meetings with the City Council, an online survey in English and Mandarin, social media outreach, news articles, direct mailings, an informational webpage, one-on-one meetings with property owners, and public meetings. Project materials, including meeting and workshop recordings, flyers, and draft public review documents are available on the City’s website:
dublin.ca.gov/2241/Housing-Element-Update.
A summary of community engagement and outreach for the 2023-2031 Housing Element is outlined below:
• Housing Element Update Webpage: A Housing Element Update webpage was created on the City’s website to provide relevant information and guide the public to outreach events and resources throughout the course of the update process. The website provides information about the update process, key features of the housing element, recorded meetings, a project timeline, surveys and forms, and contact information. The website also provided a link to the community survey tool as well as the contact information of the City for residents and community members to send additional comments or request additional information. The website is available at:
https://dublin.ca.gov/2241/Housing-Element-Update.
• City Council Meeting #1: On February 18, 2020, Staff presented to City Council and members of the public during a regular City Council meeting. The presentation provided the Council with introductory information on the Housing Element Update process, details on the City’s RHNA allocation, and key milestones. The agenda item was organized to solicit input and recommendations from the City Council.
• City Council Meeting #2: On October 6, 2020, Staff presented to City Council and members of the public during a regular City Council meeting. The presentation provided the Council with an update on the update process and preliminary information on the strategies to meet the RHNA allocation. The agenda item was organized to solicit input and recommendations from the City Council.
• City Council Meeting #3: On June 15, 2021, Staff presented to City Council and members of the public during a regular City Council meeting. The presentation provided the Council with an update on the update process and background on the RHNA appeals procedures. The agenda item was organized to solicit input and recommendations from the City Council. 445
Appendix F: Community Engagement Summary F-3
Draft 2023-2031 Housing Element
• City Council Meeting #4: On November 2, 2021, Staff presented to City Council and members of the public during a regular City Council meeting. The presentation revolved around the strategies to meet the RHNA allocation and particular candidate sites. The agenda item was organized to solicit input and recommendations from the City Council. • Community Survey: From December 20, 2021 through February 28, 2022, the City released an online community survey to solicit feedback and input on potential locations for housing and possible housing policies. The survey was made available in English and Mandarin and was linked on the Housing Element Update webpage. There was a total of 205 respondents that participated in the survey.
• Candidate Sites Meetings: Throughout the Housing Element Update, the City held meetings with property owners and developers regarding active projects and future developments on existing and new candidate sites, such as meeting with the Alameda County Surplus Property Authority on February 8, 2022, and the Hacienda Crossings shopping center owner on February 10, 2022.
In addition to thesemeetings, the City has been engaged in multiple year-long discussions about the SCS property vision. The SCS property has also conducted extensive outreach and involved an Urban Land Institute Technical Advisory Panel (ULI TAP). All outreach conducted for the SCS project is available on the project website at: https://courbanize.com/scsproperty. • Community Workshop #1: On January 19, 2022, the City conducted a virtual community workshop to inform the community of the Housing Element Update process, the RHNA allocation, and upcoming engagement opportunities. The workshop also solicited feedback and input from participants through live polling and a Q&A session.
• Community Workshop #2: On February 17, 2022, the City held a second virtual community workshop. This workshop provided participants with information on the City’s engagement efforts and proposed strategies to meet the RHNA allocation. The workshop also solicited feedback and input from participants through live polling and a Q&A session. • Planning Commission Meeting #1: On March 8, 2022, Staff presented the Planning Commission with background information on the Housing Element Update process and a status update. The presentation included community engagement efforts to-date and consideration of strategy options to address the City’s RHNA. The agenda was organized to be informative and solicit feedback from the Commission.
• City Council Meeting #5:On March 15, 2022, Staff presented the City Council with a status update on the Housing Element Update and sought a decision from the Council on which RHNA strategy to move forward with in preparation for the Public Review Draft Housing Element. • Public Review Draft Housing Element: On April 15, 2022, the City published the Public Review Draft 6th Cycle Housing Element. The Draft Housing Element was made available for 30 days online, at City Hall, and a public library for the community’s review. A simple, online feedback form was available concurrently to collect input on each chapter and appendix. The form gathered a total of four responses, which are included within this Appendix F. • Planning Commission Meeting #2: On April 26, 2022, Staff presented the Planning Commission with an update on the Housing Element Update, including feedback received from the Public 446
Appendix F: Community Engagement Summary F-4
Draft 2023-2031 Housing Element
Review Draft. Planning Commission recommended City Council direct Staff to submit the Draft 2023-2032 Housing Element to HCD for review.
• City Council Meeting #6: On May 17, 2022, Staff presented the City Council with an update on the Housing Element Update and sought directionfrom the Council on submitting the Draft 2023- 2032 Housing Element to HCD for review.
• Special Needs Populations Outreach: The City made diligent efforts to outreach to all segments of the community throughout the update process. This included outreach to local organizations that serve special needs populations in Dublin and in the region, as well as noting comments made at public meetings.
This Appendix contains a summary of all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
447
Appendix F: Community Engagement Summary F-5
Draft 2023-2031 Housing Element
F.1 Community Workshop #1
This Section contains all available materials created for the virtual community workshop. Public comments for the workshop were received verbally and through the Zoom chat function. The recorded workshop is available on the City’s YouTube channel.
448
100 Civic Plaza
Dublin, CA 94568
IMPORTANT NOTICE
«NAME»
«AGENCY»
«ADDRESS»
«CITYSTATEZIP»
Housing Element Update Workshop
January 19, 2022, at 6:00 p.m.
The workshop will be held via teleconference. A Zoom Meeting link is available below and on the City’s Housing Element Update webpage:
https://dublin.ca.gov/2241/Housing-Element-Update
The City of Dublin is conducting a workshop to receive community feedback on the Housing Element Update to help create policies and programs that appropriately address the housing needs of current and future Dublin residents.
The Housing Element is one of seven mandated elements of the General Plan and must be updated every eight years to address existing and projected housing needs for all economic segments. The City is currently in the process of updating its General Plan Housing Element for the 2023-2031 planning period.
Additional information about the Housing Element Update can be found on the City’s website at the link provided above.
Zoom Meeting link:
https://dublinca.zoom.us/j/83461588853?pwd=QjdDMHVTWjVab1ErdzRqblN2Vllld z09
Passcode: ES0vdg89
We Want to Hear from You!!
In addition to the workshop, the City is
conducting a survey for the Housing Element
Update to receive community feedback. The
survey is available at the following link
https://forms.office.com/r/3C7vkiLsY0 and
will be open through February 28, 2022.
Questions? Contact:
Michael P. Cass, Principal Planner
(925) 833-6610
[email protected]
449
3/1/2022
1 City of Dublin
Community Workshop #1
Time: 6 PM
Date: Wednesday, January 19, 2022
Location: Virtual - Zoom
Agenda
• Overview of Housing
Element • Regional Housing
Needs Allocation
(RHNA) • Outreach Efforts ToDate
• Workshop Discussion
• 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 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
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
1 2
3 4
5 6
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3/1/2022
2 What is included in the Update
Process?
Community Workshops
Online Community Survey
Update of the City’s demographic conditions, and policies, programs, and objectives
Analysis of adequate sites to meet RHNA
CEQA Review
HCD Review and Certification
Planning Commission/City Council 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 Median Family Income Income Range* RHNA Allocation (Housing Units) Min. Max. Very Low Income 0 - 50% MFI -- $68,500 1,085 Low Income 51 – 80% MFI $68,501 $109,600 625
Moderate Income 81 – 120% MFI $109,601 $150,700 560 Above Moderate Income >120% MFI $150,701 -- 1,449 Total: 3,719
*Based on the 2021 median family income for a family of 4 in Alameda County - $125,600 Outreach Efforts
To-Date
7 8
9 10
11 12
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3/1/2022
3 Project Efforts To-Date • City Council Check-Ins – October 2020 – November 2021 • Sites Analysis: – City Council advised on strategies to meet City’s RHNA
– City Council advised a selection of sites dispersed
throughout the City
Workshop Discussion
Discussion Questions
• In a few words, tell us about your housing
experience in Dublin. • What are some housing challenges or needs in Dublin?
• What are some housing opportunities in
Dublin?
• What is your vision for housing in Dublin?
Open Discussion
• If you have a question or comment, please click
on the “raise hand” function and we will unmute
you to speak. • You may also type in questions or comments in the chat or Q&A functions.
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 2022 City Council Study Session March 2022 Public Review Draft April 2022 City Council Review May 2022 13 14
15 16
17 18
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3/1/2022
4 We Want Your Input! • Provide your input and comments by taking a quick survey
• Available in English and Mandarin
• Got to: https://forms.office.com/r/3C7vkiLsY0
Also available on the Housing Element webpage:
https://dublin.ca.gov/2241/Housing-Element-Update
Your participation is important!
The survey and other engagement opportunities
provide the City with important community feedback
to help shape:
Goals
Policies, and
Programs
Within the Housing Element.
The City of Dublin wants to hear your ideas about
Housing. Your input is very important!
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. 19 20
21 453
454
455
456
457
458
Appendix F: Community Engagement Summary F-6
Draft 2023-2031 Housing Element
F.2 Community Workshop #2
This Section contains all available materials created for the virtual community workshop. Public comments for the workshop were received verbally and through the Zoom chat function. The recorded workshop is available for viewing on the Housing Element Update webpage.
459
100 Civic Plaza
Dublin, CA 94568
IMPORTANT NOTICE
«NAME»
«AGENCY»
«ADDRESS»
«CITYSTATEZIP»
Housing Element Update Workshop #2
February 17, 2022, at 6:00 p.m.
The workshop will be held via teleconference. A Zoom Meeting link is available below and on the City’s Housing Element Update webpage:
https://dublin.ca.gov/2241/Housing-Element-Update
The City of Dublin is conducting the second of two workshopsto receive community feedback on the Housing Element Update to help create policies and programs that appropriately address the housing needs of current and future Dublin residents.
The Housing Element is one of seven mandated elements of the General Plan and must be updated every eight years to address existing and projected housing needs for all economic segments. The City is currently in the process of updating its General Plan Housing Element for the 2023-2031 planning period.
Additional information about the Housing Element Update can be found on the City’s website at the link provided above.
Zoom Meeting link:
https://dublinca.zoom.us/j/82382805239?pwd=c2taeG41WlhydEVGaEN4c1lKanNxZz 09 Passcode: ES0vdg89
We Want to Hear from You!!
In addition to the workshop, the City is
conducting a survey for the Housing Element
Update to receive community feedback. The
survey is available at the following link
https://forms.office.com/r/3C7vkiLsY0 and
will be open through February 28, 2022.
Questions? Contact:
Michael P. Cass, Principal Planner
(925) 833-6610
[email protected]
460
1 City of Dublin
Community Workshop #2
Time: 6 PM
Date: Thursday, February 17, 2022
Location: Virtual - Zoom
Agenda
• Overview of Housing
Element • Outreach Efforts ToDate
• Candidate Sites Strategies
• Policies and Programs
• 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 City complies with State housing laws • Demonstrates Dublin’s ability to meet existing
and projected housing needs
• Allows 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 City
What is included in the Update
Process?
Community Workshops
Online Community Survey
Update of the City’s demographic conditions, and policies, programs, and objectives
Analysis of adequate sites to meet RHNA
CEQA Review
Planning Commission/City Council Meetings HCD Review and Certification 1 2
3 4
5 6
461
2 Community
Engagement Efforts
To-Date
Engagement Efforts To-Date • City Council Check-Ins – October 2020 – November 2021 • Community Workshops – January 19, 2022 – February 17, 2022 • Ongoing Online Survey – December 2021-February 2022
Preliminary Survey Findings
• Missing housing types:
1. Affordable housing
2. Senior housing
• Recommended locations of future housing:
1. Near transit hubs (such as BART)
2. Regional shopping centers (such as Hacienda
Crossings) • 72% report need for both for sale and rental units • 22% report need for more for sale units
We Want Your Input! • Survey is open through end of February • Available in English and Mandarin
• Go to: https://forms.office.com/r/3C7vkiLsY0
Also available on the Housing Element webpage:
https://dublin.ca.gov/2241/Housing-Element-Update
Candidate Sites
Strategies
RHNA Allocation: 6th Cycle (2023-2031)
Income Category % of Median Family Income Income Range* RHNA Allocation (Housing Units) Min. Max. Very Low Income 0 - 50% MFI -- $68,500 1,085 Low Income 51 – 80% MFI $68,501 $109,600 625
Moderate Income 81 – 120% MFI $109,601 $150,700 560 Above Moderate Income >120% MFI $150,701 -- 1,449 Total: 3,719
*Based on the 2021 median family income for a family of 4 in Alameda County - $125,600 7 8
9 10
11 12
462
3 Candidates Sites Strategies
• Housing Element must identify candidate sites
to accommodate 2023-2031 RHNA need of
3,719 total units • Candidate sites must consider: – Access to community resources and services – Infrastructure – Environmental barriers – Access to transportation City Council Approved Strategies
• Projected ADU
development • “Pipeline” projects
• Existing Housing Element
sites • Public/Semi-Public Sites
• Downtown
Strategies for Remaining RHNA
• Hacienda Crossings
• Alameda County Surplus Properties
Participant Activity
• Open aerial map of the City’s candidate sites
and request feedback/comments. • Specify Council direction not to concentrate affordable housing.
Policies and
Programs
Existing Housing 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.
13 14
15 16
17 18
463
4 Existing Program Example New 6th Cycle Programs Required • Fair Housing
• Promotion of Accessory
Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit
(JADU) Development • Objective Development
Standards
• SB 35 Streamlining
• Emergency Shelters,
Transitional and Supportive
Housing, and Lower Barrier
Navigation Centers
New 6th Cycle Programs (continued) • Housing for Persons with Developmental Disabilities
• Farmworker and Employee
Housing
• Funding and Rental
Assistance Programs
• Housing Voucher Program
• Density Bonus
• Removal of Development
Constraints
Participant Activity
• (Open Ended) Tell us about your experience with housing in the City. • Fair Housing – what fair housing issues does the City need to address? (ex: discrimination, etc.) • (Open Ended) Have you recently gone through the entitlement process? If so, do you have any feedback on your experience?
• (Multiple Choice) Are there any particular housing types you would like to see more of in Dublin?
• Single-family
• Apartments
• Condos
• Townhomes
• ADUs
• Senior Housing
• Affordable Housing • Transitional/Supportive
Housing
• Emergency Shelter • Other Next Steps
Housing Element Update Schedule Virtual Workshop #1
January 19, 2022 Virtual Workshop #2
February 17, 2022
End of Online Survey February 28, 2022 Planning Commission Study Session March 8, 2022 City Council Check-In March 15, 2022 Public Review Draft April 7- May 7, 2022 Planning Commission April 26, 2022 City Council Review May 17, 2022 19 20
21 22
23 24
464
5 Public Comments and Questions
• If you have a question or comment, please click
on “raise hand” function and we will unmute
you to speak. • You may also type in questions or comments in the chat or Q&A functions.
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
465
466
467
468
469
470
Appendix F: Community Engagement Summary F-7
Draft 2023-2031 Housing Element
F.3 Community Survey
This Section contains a survey summary of all collected data. 471
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
472
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)
473
2023-2031 Housing Element Update
Housing Element Survey Results
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
474
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 closerto 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 even when it’s directly against 475
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.
476
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
477
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
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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 cramthe 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 Citywith 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 479
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
65 years or older
480
Appendix F: Community Engagement Summary F-8
Draft 2023-2031 Housing Element
F.4 City Council Meeting #1
This Section contains materials prepared for the City Council meeting on February 18, 2020. 481