Agenda packet — Dublin City Council, November 15, 2022 (part 3 of 10)

STAFF REPORT

CITY COUNCIL
DATE: February 18, 2020
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Informational Report on Sixth Cycle Regional Housing Needs Allocation and Housing Element Update
Prepared by: Kristie Wheeler, Assistant Community Development Director EXECUTIVE SUMMARY:

The City Council will receive information about the upcoming sixth cycle Regional Housing Needs Allocation (RHNA) and Housing Element Update.

STAFF RECOMMENDATION:

Receive the report.

FINANCIAL IMPACT:

None.

DESCRIPTION:

Background
Since 1969, the State has mandated that all California cities and counties plan for their share of the region’s housing needs at all income levels. Every eight years, the California Department of Housing and Community Development (HCD) determines the share of the state’s housing need for each region based on population projections prepared by the California Department of Finance. Councils of governments then distribute a share of a region’s housing need to each city and county within the region.

In the Bay Area, that group is called the Association of Bay Area Governments (ABAG).

This is known as the Regional Housing Needs Allocation (RHNA) process. While state law does not require an agency to build the housing units assigned through the RHNA process, it does require that land use planning regulations accommodate the units.

Each city and county must then update the Housing Element of its General Plan to provide locations where housing can be built and the goals and policies necessary to meet the community’s housing needs. The “No Net Loss” laws ensure that local governments do not downzone these “opportunity sites” after their Housing Element has been certified. Each jurisdiction must also submit an annual report to HCD to 482

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demonstrate progress toward meeting the goals and policies of the Housing Element.

Table 1, below, shows the City of Dublin’s RHNA for the last three cycles.

Table 1: Regional Housing Need Allocation (from the Adopted Housing Elements) 1999-2006 2007-2014 2015-2023
Income Level # Units % of Total # Units % of Total # Units % of Total Extremely
Low/Very Low 796 15% 1,092 32.8% 796 34.8%
Low 531 9% 661 19.8% 446 19.5%
Moderate 1,441 26% 653 19.6% 425 18.6%
Above
Moderate 2,668 50% 924 27.7% 618 27%
Total 5,436 100% 3,330 100% 2,285 100%
Following the last RHNA process, the City updated the Housing Element and demonstrated how the RHNA could be achieved through a combination of approved projects and planned residential units. The City Council adopted the 2015 - 2023 General Plan Housing Element on November 18, 2014, and HCD certified that the updated Housing Element was compliant with State law. The City’s on-going implementation and annual reporting over the past five years have also met with HCD approval. Staff is currently preparing the Annual Progress Report for 2019 and will provide it to the City Council for review and approval at an upcoming City Council meeting.

Regional Housing Needs Allocation
ABAG kicked off the sixth RHNA cycle with the formation of a Housing Methodology Committee, which began meeting in October 2019. The Methodology Committee is comprised of nine elected officials (one from each Bay Area county), 12 housing or planning staff members (at least one from each county), 13 regional stakeholders representing diverse perspectives, and one partner from state government. The goals of the Housing Methodology Committee are as follows:
• Advise ABAG staff on the RHNA allocation methodology for the RHNA cycle. • Ensure the methodology and resulting allocation meet statutory requirements. • Ensure the methodology and resulting allocation are consistent with the forecasted development pattern included in Plan Bay Area 2050.

Staff anticipates that preparation of the City’s Housing Element Update for the sixth RHNA cycle will be more challenging than the last given the following:
• Higher expected total regional housing need.
• New requirements for identifying eligible sites in Housing Elements. • More factors to consider in allocations (i.e., overpayment of rent/mortgage, overcrowding in residential unit, greenhouse gas emissions, jobs-housing fit). • Expanded HCD oversight on methodology and allocations. 483

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• Greater emphasis on social equity.

Of particular concern is the higher expected total regional housing need, which ABAG has indicated is due in part to prior RHNA cycles where the total of number units assigned has gotten progressively smaller while the need for housing has increased.

Although the region often meets the needs for market-rate units, the region has consistently struggled to meet the goals for affordable units. Table 2 below shows the decline in the number of units assigned for the region over the last three RHNA cycles and progress toward meeting the RHNA.

Table 2: Bay Area RHNA Progress 1999-2017
RHNA Permitted Percent of RHNA Permitted
Cycle Assignment Total All Extremely
Low/Very Low Low Moderate Above Moderate
1999-2006 230,743 213,024 92% 44% 79% 38% 153%
2007-2014 214,500 123,098 57% 29% 26% 28% 99%
2015-2023 187,990 87,691 65% 15% 25% 25% 125%
For example, in southern California, HCD recently assigned 1.34 million new housing units through the RHNA process to the Southern California Association of Governments (SCAG) compared to 412,137 units during the prior RHNA cycle. This represents an additional 932,603 units and a more than threefold increase over the prior RHNA cycle.

Although SCAG filed a formal objection, HCD did not alter SCAG’s RHNA. Using that metric, a similar increase in the Bay Area RHNA could result in a 6,855-unit allocation for Dublin.

The requirements for identifying eligible sites in the Housing Element is also an area of concern. Over the past three years, there has been additional scrutiny on sites identified in the Housing Element to meet the City’s RHNA. For example, HCD has indicated that sites smaller than 0.5 acres and larger than 10 acres will require supportive analysis to document the viability of a site for housing, and sites identified in the current Housing Element cannot be reused unless rezoned to allow by-right development. Thus, Staff anticipates that the City will need to rezone vacant and underutilized sites, and potentially commercial sites, to be able to accommodate our RHNA.

As shown in Table 3 below, ABAG expects that HCD will issue the Regional Housing Need Determination (RHND) for the nine-county Bay Area in April 2020. Between May and September 2020, ABAG will release the proposed methodology (i.e., how the RHND will be allocated to cities and counties), hold public hearings, and submit the draft methodology to HCD for review and approval. In January 2021, the final methodology should be adopted and ABAG will release the draft RHNA to jurisdictions.

Appeals can be submitted until March 2021, and decisions on appeals and the final RHNA will be issued by May 2021. The City will then have until December 2022 to adopt a Housing Element Update.
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Table 3: Key Milestones
Key Milestones Date
1 HCD issues Regional Housing Need Determination (RHDA) for the Bay Area
April 2020
2 ABAG releases proposed RHNA methodology May 2020
3 Public hearings on proposed RHNA methodology June 2020 4 ABAG releases draft RHNA methodology and submits to HCD for review September 2020 5 Final RHNA methodology adopted and draft RHNA released to jurisdictions
January 2021
6 Deadline for appeals March 2021
7 Decision on appeals and final RHNA issued to jurisdiction May 2021 8 Deadline to adopt Housing Element Update December 2022 Preparing for Housing Element Update
Senate Bill 2 established a permanent source of funding intended to increase affordable housing stock in California and directed HCD to use 50 percent of the revenue in the first year to establish a program that provides financial and technical assistance to local governments to update planning documents and zoning ordinances to streamline housing production. On October 15, 2019, the City Council adopted a resolution authorizing the submittal of an application for Senate Bill (SB) 2 grant funds.

On January 16, 2020, HCD approved the City’s SB 2 grant application totaling $310,000. The grant includes $55,000 to prepare an analysis of vacant and underutilized sites that could be used to accommodate the next RHNA allocation.

Staff will begin the site analysis described above later this year and develop a scope of work for the Housing Element Update. Staff anticipates the need to supplement staff resources with consultants to assist with preparation of the Housing Element Update and will be returning to the City Council later this year to select a consultant to begin this process.

STRATEGIC PLAN INITIATIVE:

None.

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

None.

ATTACHMENTS:

None.
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Appendix F: Community Engagement Summary F-9
Draft 2023-2031 Housing Element
F.5 City Council Meeting #2
This Section contains materials preparedfor the City Council meeting on October 6, 2020. 486

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STAFF REPORT

CITY COUNCIL
DATE: October 6, 2020
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Report and Status Update on the Housing Element Update and Regional Housing Needs Allocation
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

The City Council will receive a report and status update on the Housing Element Update and Regional Housing Needs Allocation. Each California city and county must update their General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs of all economic segments of the community.

Dublin’s current Housing Element is for the 2014-2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023- 2031 planning period.

STAFF RECOMMENDATION:

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

FINANCIAL IMPACT:

In July 2020, the City Council adopted a Resolution approving a Consulting Services Agreement between the City and Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s contract amount is $403,000. The City’s Fiscal Year 2020-21 Budget sufficiently covers this cost, including $55,000 from an approved Senate Bill 2 Planning Grant. In addition, Staff anticipates the cost will be further offset by a pending, non-competitive $300,000 grant under the Local Early Action Planning (LEAP) Grant Program.

DESCRIPTION:

Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs 487

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Allocation (RHNA) process.

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

Housing Element Update Planning Process
Following are the key phases of the Housing Element Update planning process, which Staff estimates will take approximately two years to complete:
▪ Baseline Analysis: Review current Housing Element policies and programs. ▪ Adequate Sites Identification: Evaluate current Housing Element sites and identify additional sites to meet RHNA.
▪ Community Engagement: Conduct online survey, stakeholder workshops, and Planning Commission and City Council meetings.
▪ Policy and Program Development: Develop policies and programs that constitute Housing Policy Plan.
▪ HCD Review: Prepare a Draft Housing Element and submit to HCD for an initial 60-day review.
▪ Public Hearings and Adoption: Hold public hearings with the Planning Commission and the City Council to consider adoption of the Housing Element Update and associated General Plan Amendments.

Regional Housing Needs Allocation
The Housing Methodology Committee (HMC) is an advisory committee to the Association of Bay Area Governments (ABAG) composed of 35 members including elected officials, local jurisdiction staff members, and stakeholders, and is tasked with creating a methodology for distributing HCD’s Regional Housing Needs Determination (RHND) across the local jurisdictions in the nine-county Bay Area. Distribution of the RHND results in each jurisdiction’s RHNA, which is the total number of housing units that the jurisdiction must plan for in the next Housing Element update. State law provides a series of statutory objectives that must be met in the RHNA methodology, including increasing affordability in an equitable manner, improving the balance between low-wage jobs and lower-income housing (jobs-housing fit), and addressing equity and fair housing. The statute also requires “consistency” between the RHNA and regional plans, such as Plan Bay Area (PBA).

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

The HMC began meeting in October 2019 to prioritize different factors, consider weights for each factor, and develop a RHNA methodology. On September 14, 2020, the TriValley communities of Dublin, Danville, Livermore, Pleasanton and San Ramon 488

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submitted joint letters to the HMC and ABAG Executive Board expressing concerns with the RHNA methodology under consideration and recommended a methodology that: 1) focuses housing allocations in areas with the highest concentrations of jobs; 2) takes account of geographic and other constraints to housing development; and 3) provides residents with access to viable transit and transportation options (refer to Attachments 1 and 2). On September 18, 2020, the HMC forwarded a recommendation to the ABAG Executive Committee to use Methodology Option 8A. This Option only partially addresses the concerns raised by the Tri-Valley communities. Although preliminary at this time, the recommended methodology would result in a RHNA of 3,630 total units for Dublin. Table 1 shows the City’s current and HMC’s recommended RHNA by income category.

Table 1: Current and Preliminary RHNA
Extremely /
Very Low
Low Moderate Above
Moderate
Total
RHNA – Current 796 446 425 618 2,285
HMC
Recommendation
1,090 610 550 1,410 3,630
Percent Increase 136.93% 136.77% 129.41% 228.16% 158.86% As shown in Table 2 below, the ABAG Regional Planning Committee and ABAG Executive Board will review HMC’s recommendations in October 2020 and submit the draft methodology in winter 2021 to HCD for review and approval. In spring 2021, the final methodology should be adopted and ABAG will release the draft RHNA to jurisdictions. Appeals of the draft RHNA can be submitted until summer 2021, and decisions on appeals and the final RHNA will be issued by the end of 2021. The City will then have until January 2023 to adopt a Housing Element Update.

Table 2: Key Milestones
Key Milestones Date
1 ABAG Regional Planning Committee reviews proposed
RHNA Methodology
October 1, 2020
2 ABAG Executive Board reviews proposed RHNA
Methodology
October 15, 2020
3 ABAG submits draft RHNA Methodology to HCD for review Winter 2021 4 Final RHNA Methodology adopted and draft allocation
released to jurisdictions
Spring 2021
5 Deadline for appeals Summer 2021
6 Decision on appeals and final RHNA issued to jurisdiction End of 2021 7 Deadline to adopt Housing Element Update January 2023 Adequate Sites Identification
The Housing Element must include an inventory of specific sites or parcels that are available for residential development to meet the RHNA. Land suitable for residential development must be appropriate and available for residential use in the planning period. Characteristics to consider when evaluating the appropriateness of sites include physical features (e.g., susceptibility to flooding, slope instability or erosion, or environmental considerations) and location (proximity to transit, job centers, and public or community services). Land suitable for residential development includes vacant sites that are zoned for residential development, underutilized sites that are zoned for 489

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residential development and capable of being redeveloped at a higher density or with greater intensity, and vacant and underutilized sites that are not zoned for residential development, but can be redeveloped for, and/or rezoned for, residential use (via program actions).

Following is a summary of key considerations in identifying sites to meet the City’s RHNA:
▪ Density: Housing Element Law allows jurisdictions to assume that a site can be developed with housing affordable to low-income and very-low income households only if the site has the capacity to be developed at or above a certain default density. The default densities vary depending on the location and population of the jurisdiction. For Dublin, the default minimum density is 30 dwelling units per acre.
▪ Capacity: For all sites in the inventory, the jurisdiction must determine the number of units that can be realistically accommodated for all income categories.

Jurisdictions cannot assume development capacity for housing at a particular level of affordability based solely on land use controls and site development requirements. Jurisdictions must now also analyze: 1) realistic development capacity of the site; 2) typical densities of existing or approved developments at a similar affordability level; and 3) the current or planned availability and accessibility to sufficient water, sewer, and dry utilities (e.g., gas and electricity). ▪ Use of Prior Housing Element Sites: Recent State law limits a jurisdiction’s ability to reuse 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 RHNA unless: 1) the sites are zoned at the “default” density 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.
▪ Use of Small and Large Sites: For a jurisdiction to count a site that is less than one-half acre or more than 10 acres towards its lower-income RHNA, the Housing Element must demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units or provide other evidence that the site can be developed as lower-income housing.
▪ Use of Non-Vacant Sites: Prior to 2018, jurisdictions could rely on sites with existing uses to accommodate the RHNA to evaluate the sites development potential. Now, for non-vacant sites, jurisdictions must also: 1) demonstrate past experience with converting existing uses to higher density residential development; 2) analyze the current market demand for the existing use; and 3) assess any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site. When a jurisdiction relies on nonvacant sites to accommodate more than 50 percent or more of its lower-income RHNA, HCD presumes the existing use will impede additional residential development, so the Housing Element must include site-specific findings based 490

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on substantial evidence that the use is likely to be discontinued during the planning period.
▪ Use of Vacant Non-Residential Sites: A jurisdiction may choose to identify vacant non-residential sites and rezone those sites to allow housing as part of the Housing Element Update or the Housing Element can include a program to accomplish the rezoning within the first three years of the planning period. The benefit of rezoning the sites as part of the Housing Element Update is that it ensures the Housing Element remains in compliance and allows environmental review of the rezoning to be accomplished as part of the Housing Element Update.
▪ Use of Sites with Current or Past Residential Uses: Sites that currently have, or in the past five years have had, deed restricted affordable housing for lowincome or very-low income households, rent-controlled housing, or housing occupied by low-income or very-low income households are subject to the replacement housing requirements described in Density Bonus Law. ▪ Adequate Sites Alternatives: A jurisdiction may receive credit for up to 25 percent of the RHNA obligation for any income category through the identification of sites for accessory dwelling units, substantial rehabilitation of housing units with committed assistance from the jurisdiction, conversion of market rate housing to affordable housing with assistance from the jurisdiction, and/or for units under construction between the beginning of the Housing Element projection period and the deadline for adopting the Housing Element (June 30, 2022 to January 31, 2023). Prioritizing land use policies to enable the City to accommodate a portion of RHNA through ADUs would align with the Tri-Valley Housing and Policy Framework.

No Net Loss
In addition to the key considerations in identifying sites to meet the City’s RHNA, the “No Net Loss” laws (including recently adopted AB 1397 and SB 166) ensure that jurisdictions do not downzone these “opportunity sites” after HCD certifies the Housing Element. Jurisdictions also cannot approve new housing at significantly lower densities or at different income categories than was projected in the Housing Element without making specific findings and identifying other sites that could accommodate these units and affordability levels “lost” as a result of the approval. Similarly, jurisdictions cannot deny a project because it does not include units at the income categories identified in the Housing Element. In light of these requirements, it may be prudent to “overplan” RHNA sites so that the City has some flexibility in its future project approvals. Without such headroom, the City may often be forced to find additional sites each time it approves a residential project that does not meet the requirements at the lower income levels.

Preliminary Sites Inventory
Staff has done an initial review of sites that may be able to accommodate the potential RHNA under HMC’s recommended methodology where 3,630 units must be planned for in the next Housing Element update. A complete sites inventory and a more in-depth analysis will be completed as Staff delves further into the Housing Element Update and 491

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reports back to the City Council. The following is initial information for illustrative purposes.

The current Housing Element includes 10 remaining vacant sites with a development capacity of 2,456 units. These residential sites are located predominantly in Eastern Dublin with a development capacity of 965 units, and Downtown Dublin with a capacity of 1,491 units. These sites may be reused in the Housing Element update if density is a minimum of 30 units per acre or if housing is permitted by right with a minimum of 20 percent lower-income affordable units. Only the Downtown Transit Oriented District (TOD) currently meets the minimum density requirement of 30 units per acre and has a capacity to provide 891 units. The current Housing Element sites can accommodate approximately 6,952 units (including the 891 units in the TOD) if all sites were “up zoned” to ensure a minimum density of 30 units per acre. Alternatively, if housing is permitted by right with a minimum of 20 percent lower-income affordable units provided, then the development capacity of current Housing Element sites is 2,456 units with no required modifications to existing permitted density. Refer to Attachment 3 for a map and table of existing Housing Element sites.

In addition to reusing prior Housing Element sites, the City could evaluate using other vacant residential sites, underutilized non-residential sites, and vacant non-residential sites. Vacant residential sites with existing residential land uses include a portion of At Dublin, and Dublin Transit Center Site D-1 which could accommodate 456 units, based upon current permitted density. Refer to Attachment 4 for a map and table of vacant residential sites.

The City could evaluate existing underutilized non-residential sites for redevelopment potential (i.e. sites with existing underutilized commercial and industrial uses). For example, based upon a preliminary analysis, approximately 13.59 acres on the north side of Dublin Boulevard between Dublin Court and Clark Avenue could be rezoned to accommodate housing and encourage redevelopment. Additionally, Hacienda Crossing could be rezoned to allow housing to supplement the existing commercial development within the shopping center.

Also, based upon preliminary analysis, Staff identified 10 vacant (i.e. undeveloped) nonresidential sites, totaling approximately 110.13 acres, that the City could consider rezoning to permit housing. Refer to Attachment 5 for a map and table of existing vacant non-residential sites.

Based upon this initial review, it appears likely that the City will not have enough undeveloped residential sites to accommodate the RHNA without having to reuse prior Housing Element sites and/or rezone non-residential sites to accommodate residential uses. Therefore, Staff is seeking feedback from the City Council to help guide this analysis and the identification of potential sites to accommodate the RHNA. Staff will return to the City Council to further discuss the sites inventory analysis once completed.

Questions for the City Council
Staff seeks preliminary feedback from the City Council on the following questions regarding the adequate sites’ identification:
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▪ Prioritize Existing Sites or Study Non-Residential Sites: Prior Housing Element sites will not be able to be reused with the Housing Element Update unless they are rezoned to allow a minimum density of 30 units/acre or if housing is allowed by right with a minimum of 20 percent lower-income affordable units provided.

Should the City prioritize the reuse of prior Housing Element sites (Attachment 3) or convert non-residential sites to residential use?
▪ Prioritize Higher Densities or Housing-By-Right: If reusing prior Housing Element sites, should the City prioritize higher densities or by-right development? ▪ Prioritize Vacant or Underutilized Non-Residential Sites: If the City does not have an adequate supply of undeveloped sites or prior Housing Element sites to accommodate the RHNA, should the City prioritize the conversion of undeveloped non-residential sites or the conversion of developed but underutilized non-residential sites to accommodate a portion of the RHNA? Prioritize ADUs: Up to 25 percent of the RHNA for each income category may be satisfied by ADUs under certain circumstances. These units would likely require a deed restriction to ensure they are rented to lower income households (which could require the City to offer programs such as financial incentives to encourage homeowners to deed restrict their ADUs). Should the City prioritize land use policies that would enable the City to accommodate a portion of the RHNA through ADUs? Identify Surplus Sites: Due to the “No Net Loss” laws, should the City identify more sites than are required to accommodate RHNA to maintain flexibility should properties be developed without the required number of deed restricted affordable units? The City Council will have more in-depth discussion about potential Housing Element sites with site-specific data in early 2021.

Next Steps
A tentative project schedule for the Housing Element Update is included as Attachment

6. Table 3 provides a summary of next steps:

Table 3: Next Steps
Next Steps Date
1 Launch Housing Element Update Webpage on the City’s
Website
Fall 2020
2 Evaluate Current Housing Element Fall 2020 - Winter 2021 3 Analyze/Identify Adequate Housing Sites Fall 2020 - Winter 2021 4 Check-In Meeting #2 – Review Adequate Sites Analysis Winter/Spring 2021 ENVIRONMENTAL REVIEW:

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

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities. 493

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

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

None.

ATTACHMENTS:

1. Tri-Valley Cities Letter to Housing Methodology Committee, dated September 14, 2020

2. Tri-Valley Cities Letter to ABAG Executive Board, dated September 14, 2020

3. Map and Table of Existing Housing Element Sites

4. Map and Table of Vacant Residential Sites Not Identified in Current Housing Element

5. Map and Table of Vacant Non-Residential Sites

6. Housing Element Update Tentative Schedule
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Tri-Valley Cities DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON September 14, 2020
Mayor Jesse Arreguín, Chair
Housing Methodology Committee
Association of Bay Area Governments
375 Beale Street, Suite 700
San Francisco, CA 94105-2066
Dear Chair Arreguín:

On behalf of the Tri-Valley cities of Danville, Dublin, Livermore, Pleasanton, and San Ramon, we are writing to express our concern about the methodology options that will be considered by the Housing Methodology Committee on September 18.

The Tri-Valley Cities (TVC) appreciate the urgency of the statewide housing crisis and the responsibility of local jurisdictions to address this important issue. Each of our five cities has taken significant steps over recent years to facilitate the construction of both market-rate and affordable housing – evidenced by the construction of more than 10,300 new housing units since the start of the last Housing Element cycle – these efforts have made the Tri-Valley one of the fastest-growing regions in the Bay Area and the State. Through dedicated affordable housing projects, application of inclusionary ordinances, and policies to encourage ADUs, we have also made progress towards fulfilling our affordable housing needs, although, as has been experienced by most cities, the lack of funding for lower-income housing continues to present a significant challenge.

We very much appreciate the efforts and dedication of the HMC in addressing the significant challenges presented by the upcoming 6th Cycle RHNA process. Although we commend the HMC’s prior decision to utilize the Plan Bay Area 2050 Households Baseline in the methodology, we would urge reconsideration of the currently proposed methodologies and factors, in order to more appropriately balance the RHNA Statutory Objectives identified in State Law including equity and fair housing goals, as well as those related to efficient growth patterns and GHG reductions.

Methodology options 5A and 6A that will be under consideration by the HMC on September 18, have significant flaws. In particular, both place a disproportionate emphasis on factors that allocate RHNA to high opportunity areas, without consideration of the negative consequences of the resultant land use patterns. The following points reflect our specific concerns regarding the proposed methodology options:
• The options do not adequately address factors related to transit and jobs proximity, and fail to take into account the lack of high-quality transit within the Tri-Valley, and distance from the major employment centers of the South Bay, Oakland, and San Francisco. The methodologies allocate growth in a manner that will promote auto dependency and longer commute times, exacerbate GHG impacts, and run counter to the goals and objectives well-formulated and strongly articulated in the recently released Plan Bay Attachment 1
495
Tri-Valley Cities DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON Area Blueprint. This is also counter to RHNA Statutory Objective 2: Promoting infill development and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns. • The options push significant housing allocations into the outer ring of Bay Area suburbs, including the Tri-Valley, exacerbating the jobs/housing imbalance, and compelling long commutes to distant jobs centers. Even in our relatively jobs-rich Tri-Valley cities, data shows that many of our residents, today, commute significant distances to work. This comes at a significant cost: not just in negative environmental consequences, but as time spent away from families, and a further strain on household finances, particularly for lower-income households.
• Our smaller cities have limited land area and sites that are candidates for re-zoning.

Significant RHNA allocations may have the unintended consequence of causing speculative increases in land values, and create pressure to develop agricultural and open space lands, areas subject to natural hazards, and other sensitive resources.

Given these concerns, we would urge the Committee to reject the current options 5A and 6A, and consider methodology options that emphasize factors and factor weightings that 1) focus housing allocations in areas most proximate to the highest concentrations of jobs, and particularly where jobs growth has outpaced recent housing production (e.g jobs proximity factors); 2) provide realistic allocations that take account of geographic and other constraints to housing development (e.g. urbanized land area factors); and 3) provide residents with access to viable transit and transportation options that do not add to regional congestion, commute times, and household transportation costs (e.g. transit proximity factors).

Thank you for your consideration of these important concerns.

Respectfully,
496
Tri-Valley Cities DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON September 14, 2020
Mayor Jesse Arreguín, President
Association of Bay Area Governments, Executive Board
375 Beale Street, Suite 700
San Francisco, CA 94105-2066
Dear Board President Arreguín:

Methodology options 5A and 6A that will be under consideration by the HMC on September 18, have significant flaws. In particular, both place a disproportionate emphasis on factors that allocate RHNA to high opportunity areas, without consideration of the negative consequences of the resultant land use patterns. The following points reflect our specific concerns regarding the proposed methodology options:
• The options do not adequately address factors related to transit and jobs proximity, and fail to take into account the lack of high-quality transit within the Tri-Valley, and distance from the major employment centers of the South Bay, Oakland, and San Francisco. The methodologies allocate growth in a manner that will promote auto dependency and longer commute times, exacerbate GHG impacts, and run counter to the goals and objectives well-formulated and strongly articulated in the recently released Plan Bay Area Blueprint. This is also counter to RHNA Statutory Objective 2: Promoting infill Attachment 2
497
Tri-Valley Cities DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON development and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns. • The options push significant housing allocations into the outer ring of Bay Area suburbs, including the Tri-Valley, exacerbating the jobs/housing imbalance, and compelling long commutes to distant jobs centers. Even in our relatively jobs-rich Tri-Valley cities, data shows that many of our residents, today, commute significant distances to work. This comes at a significant cost: not just in negative environmental consequences, but as time spent away from families, and a further strain on household finances, particularly for lower-income households.
• Our smaller cities have limited land area and sites that are candidates for re-zoning.

Given these concerns, we would urge the Executive Board to reject the current options 5A and 6A, and consider methodology options that emphasize factors and factor weightings that 1) focus housing allocations in areas most proximate to the highest concentrations of jobs, and particularly where jobs growth has outpaced recent housing production (e.g jobs proximity factors); 2) provide realistic allocations that take account of geographic and other constraints to housing development (e.g. urbanized land area factors); and 3) provide residents with access to viable transit and transportation options that do not add to regional congestion, commute times, and household transportation costs (e.g. transit proximity factors).

Thank you for your consideration of these important concerns.

Respectfully,
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TASSAJARA RD TASSAJARA RD

DUBLIN BL

DUBLINBL

STAGECOACH RD

BRODER BL

DOUGHERTY RD

ARNOLD RD
VOMAC
RD

PEPPERTREE RD

AMADOR VALLEY BL

BARNET BL
A

MARILLO
RD

W VOMAC R D

FALLON RD

FA LLON
RD

DUBLIN BL

DUBLINBL
SAN RA
MON RD

CENTRAL PW

I R ONHORSE PW

VILLAGE PW

AMADOR PLAZA RD

GLEASONDR

POSITANO PW
CROAK
RD

MADIGAN RD
/
Ci t y o f D u blin
Camp Parks RFTA
City of Dublin
City of Dublin, Sphere of Influence
Right of Ways
Existing Housing Element Sites
2015-2023 Housing Element
0 0.25 0.5 1 1.5 Miles
Existing Housing Element Sites
Attachment 3
499
Table of Existing Housing Element Sites
No. Project Min.

Units
Max.

Units
Potential
Units
Potential
Affordability
GP Land
Use
APN Lot Size
(Acres)
Zoning Min.

Density
Max.

Density
Potential
Density
Existing Use
(1) Croak 104 692 346 Above
Moderate
Low
Density
905-0002-
002
905-0002-
001-01
115.4 PD 0.9 6.0 3.0 Vacant
(2) Righetti 59 134 77 Above
Moderate
Medium
Density
905-0001-
005-02

9.6 PD 6.1 14.0 8.0 Vacant
(3) Branaugh 59 136 78 Above
Moderate
Medium
Density
905-0001-
004-04

9.7 PD 6.1 14.0 8.0 Vacant
(4) Kobold 12 28 16 Above
Moderate
Medium
Density
985-0072-
002

2.0 PD 6.1 14.0 8.0 Rural
Homesite
(5) McCabe 6 14 10 Moderate Medium
Density
986-0028-
002

1.0 PD 6.1 14.0 10.0 SingleFamily Home
(6) Croak 63 146 104 Moderate Medium
Density
905-0002-
001-01

10.4 PD 6.1 14.0 10.0 Vacant
(7) Tipper 50 115 82 Moderate Medium
Density
986-0004-
01 8.2 PD 6.1 14.0 10.0 Agricultural
(8) Anderson 99 175 108 Moderate MediumHigh
Density
905-0001-
006-03

7.0 PD 14.1 25.0 15.4 Vacant
(9) Beltran /
Sperfslage
45 80 64 Moderate MediumHigh
Density
986-0003-
001-02

3.2 PD 14.1 25.0 20.0 Vacant
(10) Chen 56 100 80 Moderate MediumHigh
Density
985-0027-
002

4.0 PD 14.1 25.0 20.0 Vacant
(11) Village
Parkway
- - 200 Above
Moderate
Downtown
Dublin –
Village
Parkway
District
- - DDZD None 15.0 - Varies
(12) Retail - - 400 Lower
Income
Downtown
Dublin –
Retail
District
- - DDZD 22.0 - - Varies
(13) TransitOriented- - 891 Lower
Income
Downtown
Dublin –
TransitOriented
District
- - DDZD 30.0 85.0 - Varies
500

C O N T R A C O S T A C O U N T Y

A L A M E D A C O U N T Y

S A N R A M O N

P L E A S A N T O N

C A M P P A R K S
( P a r k s R F T A )

DUBLIN BL

TASSAJARA RD

STAGECOACH RD

BRODER BL

DOUGHERTY RD

ARNOLD RD

A MADORVALLEY BL

BARNET BL

FALLON RD

DUBLINBL

CENTRAL PW

I RO NHORSE PW

VILLAGE PW

AMADOR PLAZA RD

GLEASONDR

POSITANO PW

CROAKRD

MADIGAN RD

CROAK RD
/
Ci t y o f D u blin
Camp Parks RFTA
City of Dublin
City of Dublin, Sphere of Influence
Right of Ways
Vacant Residential Sites (Not Identified in Current Housing Element) 2015-2023 Housing Element
0 0.25 0.5 1 1.5 Miles
Vacant Residential Sites (Not Identified in Current Housing Element) Attachment 4
501
Table of Vacant Residential Sites (Not Identified in Current Housing Element) No. Address or Name APN Lot Size
(Acreage)
Potential Units GP Land Use Zoning
(1) At Dublin 985-0051-006-00
985-0052-024-00
985-0052-025-00

12.8 261 Medium Density Residential
Medium-High Density Residential
High Density Residential
PD
(2) Dublin Transit Center, Site D-1 986-0034-013-01 2.46 195 Campus Office PD 502

C O N T R A C O S T A C O U N T Y

A L A M E D A C O U N T Y

S A N R A M O N

P L E A S A N T O N

C A M P P A R K S
( P a r k s R F T A )

TASSAJARA RD

DUBLIN BL

STAGECOACH RD

BRODER BL

DOUGHERTY RD

ARNOLD RD

AMADOR VALLEY BL
BA

RNET BL

FALLON RD

DUBLIN BL

CENTRAL PW

I RO NHORSE PW

VILLAGE PW

AMADOR PLAZA RD

GLEASON DR

POSITANO PW

CROAKRD

MADIGAN RD

CROAK RD
/
Ci t y o f D u blin
Camp Parks RFTA
City of Dublin
City of Dublin, Sphere of Influence
Right of Ways
Vacant Non-Residential Sites
2015-2023 Housing Element
0 0.25 0.5 1 1.5 Miles
Vacant Non-Residential Sites
Attachment 5
503
Table of Vacant Non-Residential Sites
No. Address or Name APN Lot Size
(Acreage)
GP Land Use Zoning
(1) At Dublin 985-0051-005-00
985-0051-006-00
985-0052-024-00
985-0052-025-00

67.3 General Commercial
Neighborhood Commercial
PD
(2) Gleason Drive 986-0005-038-01 12.79 Public/Semi-Public Facility PD (3) Dublin Blvd. 985-0061-012-00 8.14 General Commercial PD (4) 4020 Grafton Street 985-0061-015-00 2.08 General Commercial PD (5) Dublin Transit Center, Site D-2 986-0034-014-00 6.43 Campus Office PD (6) Dublin Transit Center, Site E-2 986-0034-012-00 7.66 Campus Office PD (7) 5751 Arnold Road 986-0014-013-00 5.73 Campus Office PD 504
City of Dublin Housing Element Update
Project Schedule
TASK Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun 1 PROJECT INITIATION
Kick-off Meeting
Contract Approval
On-going Project Coordination
2 REGIONAL HOUSING NEEDS ASSESSMENT
Document Review
Evaluate Current Housing Element
Housing Needs, Constraints, Resources and Profile
Housing Policy Plan
3 COMMUNITY ENGAGEMENT
Community Outreach Plan
Online Community Survey
Stakeholder Workshops (2)
Planning Commission Study Session
City Council Check-ins (4)
4 DRAFT HOUSING ELEMENT
Screencheck Draft
Public Review Draft
HCD Submittal Draft
Response to HCD Comments
Final Draft Housing Element
5 GENERAL PLAN AMENDMENTS
Land Use Element Revisions
Codes Amendments - Rezones
Safety Element Revisions
Environmental Justice Policies
6 PLAN ADOPTION
CEQA Compliance
Public Hearings
HCD Certification
General Plan Consistency Amendments
Kimley-Horn / City Staff
Public Meetings
2020 2021 2022
9/24/2020
Attachment 6
505
City of Dublin Housing Element Update
Project Schedule
TASK Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun 1 PROJECT INITIATION
2 REGIONAL HOUSING NEEDS ASSESSMENT
3 COMMUNITY ENGAGEMENT
4 DRAFT HOUSING ELEMENT
5 GENERAL PLAN AMENDMENTS
6 PLAN ADOPTION
2020 2021 2022
9/24/2020
506
Appendix F: Community Engagement Summary F-10
Draft 2023-2031 Housing Element
F.6 City Council Meeting #3
This Section contains materials prepared for the City Council meeting on June 15, 2021. 507

STAFF REPORT

CITY COUNCIL

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

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

STAFF RECOMMENDATION:

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

FINANCIAL IMPACT:

None.

DESCRIPTION:

Background
Housing Element Update
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law, enacted in 1969, mandates local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic 508

Page 2 of 8 ends

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

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

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

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

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

On May 20, 2021, the ABAG Executive Board, by a vote of 20-10, approved the Final RHNA Methodology and Draft Allocations. The Draft Allocation assigns 3,719 units of housing to the City of Dublin. Table 1 shows the City’s Draft Allocation by household income category for the 2023 – 2031 planning period:
509

Page 3 of 8 ends

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

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

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

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

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

The following outlines the key dates in the RHNA appeals process:
 July 9, 2021: Deadline for jurisdictions and HCD to file an appeal of Draft Allocations.  August 30, 2021: Deadline for jurisdictions and HCD to comment on appeals submitted.  September - October 2021: ABAG Administrative Committee considers appeals (includes public hearing). ABAG will provide a minimum of 21 days’ notice to jurisdictions in advance of the appeals hearing.
 October or November 2021: ABAG ratifies written final determination of each appeal and issues Final Allocations that include adjustments from successful appeals. If the total of successfully appealed units is less than 7% of the RHND (30,882 units), then ABAG shall redistribute the units proportionately. If the successfully appealed units is more than 7% of the RHND, then ABAG may develop its own methodology to redistribute the units.  November or December 2021: ABAG Executive Board will conduct a public hearing and adopt Final RHNA Plan.
510

Page 4 of 8 ends

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

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

Analysis
The following illustrates the proposed framework for an appeal of Dublin’s RHNA. This framework follows the grounds for an appeal as specified in the Appeals Procedures provided by ABAG and noted above and included in Attachment 1.
 Past Performance and Lack of Suitable Land (Appeal Grounds 1.b.ii): From 2010 to 2019, Dublin’s population increased from 46,036 to 66,147, a 44% increase, making Dublin one of the fastest growing cities in California during that timeframe, due to significant steps taken to facilitate the construction of both market-rate and affordable housing. During the current RHNA cycle, the City has issued building permits for the construction of 4,396 dwelling units compared to our allocation of 2,285 units. Specifically, as of May 31, 2021, the City has issued permits for 4,252 above-moderate income, 79 moderate income, 39 low-income, and 26 very low-income units. The City has an additional 2,682 units in the project pipeline, further limiting available land suitable for development. Additionally, Dublin is different from many other communities in the Bay Area, since a significant portion of the City is comprised of new construction, which is not appropriate for redevelopment opportunities.
 Water Supply and Drought (Appeal Grounds 1.b.i and 3): Zone 7 Water Agency supplies drinking water to local water retailers. The Dublin San Ramon Services District (DSRSD) is the local water retailer for the City of Dublin. DSRSD contracts with Zone 7 to provide the water supply that services Dublin residents. This 30-year contract expires in 2024. 511

Page 5 of 8 ends

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

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

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

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

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

This challenge could be compounded by the additional burden resulting from further growth induced by RHNA.
 Population Decrease (Appeal Grounds 2 and 3): California’s population dipped by approximately 182,000 residents last year, bringing the state’s total to approximately 39,466,000 people as of January 1, 2021, according to new population estimates and housing data released by the California Department of Finance on May 7, 2021. This reduction of 0.46% represents the first 12-month decline since state population estimates have been recorded. Locally, Dublin’s population decreased from 65,161 to 64,695, a decrease of 466 residents or 0.7%. Dublin’s population decline was more than 1.5 times the State average. If the declining population trend continues, it could translate to decreased households in 2050, which is a factor used for calculating the City’s allocation.  Overcrowding (Appeal Grounds 1.b.g and 2): According to the Embarcadero Institute, the Department of Finance (DOF) factors overcrowding and cost-burdening into their household projections. These projections are developed by multiplying the estimated population by the headship rate (the proportion of the population who will be head of a 512

Page 6 of 8 ends

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

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

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

Facilitating the production of housing for lower income households in high opportunity areas is laudable. However, the Draft RHNA assigns 1,449 above-moderate income units to Dublin. Above-moderate income units are effectively market rate housing. While in general, additional units have the potential to further diversity goals, assigning more market rate housing to Dublin does not achieve the stated purpose of providing affordable housing and access to opportunity for lower-income households. This methodology also fails to acknowledge the City’s past performance in the above-moderate income category. During the current RHNA cycle the City has already issued permits for 4,252 above-moderate income units, thus exceeding the current RHNA allocation of 618 units by 688% in the 513

Page 7 of 8 ends

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

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

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

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

ENVIRONMENTAL DETERMINATION:

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

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Page 8 of 8 ends

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) ABAG 2023-2031 RHNA Cycle Appeals Procedures
515
Appendix F: Community Engagement Summary F-11
Draft 2023-2031 Housing Element
F.7 City Council Meeting #4
This section contains materials prepared for City Council meeting on November 2, 2021. 516

STAFF REPORT

CITY COUNCIL

Page 1 of 11 ends

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

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

STAFF RECOMMENDATION:

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

FINANCIAL IMPACT:

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

DESCRIPTION:

Page 2 of 11 ends

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

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

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

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

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

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

Table 1. Dublin’s 2023-2031 Draft Allocation
Very-Low- Low- Moderate- AboveModerate- Total
Draft Allocation 1,085 625 560 1,449 3,719
On July 9, 2021, the City filed an appeal of the Draft Allocation of 3,719 units based on direction of the City Council with emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. ABAG received appeals from 28 jurisdictions, including the City of Dublin. Based on the number of appeals filed, the ABAG Administrative Committee considered appeals on six dates in September and October 2021. The 518

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

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

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

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

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

Existing Sites
Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. Refer to Attachment 1 for a map of existing sites. The following describes these components of the Preliminary Sites Inventory:
 Pipeline Projects: Pipeline projects are those that are at any stage within the City’s entitlement process or under construction as of December 15, 2022, but that have not obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline, including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff made these estimates based upon approved entitlements, pending applications, and City Staff knowledge of forthcoming projects and inquiries with prospective applicants. It is noteworthy that the pipeline projects exceed the City’s allocated above-moderate-income units. Refer to Attachment 2 for a list of these projects.  Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very low-, 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent Housing Element certifications have allowed ADUs to be included in the Sites Inventory at a 519

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

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

These sites can accommodate 134 lower-income units, as the allowed densities exceed 30 units per acre.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan, 828 units remain in the Development Pool and, if the Housing Element meets certain requirements, the Sites Inventory for the lower-income categories may include 828 lower-income units in Downtown Dublin. Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are) and (b) the Housing Element requires the sites be rezoned by 2026 “to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.” A “use by right” is one in which the use does not require “a conditional use permit, planned unit development permit, or other discretionary local government review or approval” that would be subject to CEQA review, although it specifically allows for design review. In October 2020, the City Council gave direction to prioritize reusing such sites rather than up-zoning other property. These units in the Development Pool could be counted as lower520

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

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

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

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

The City could limit this consequence of the “No Net Loss” law by assuming that a lower percentage of the units would be affordable to lower-income households. However, such an 521

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

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

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

As an additional consideration, this Housing Element cycle includes for the first time an express requirement the Housing Element “affirmatively further fair housing.” Affirmatively furthering fair housing means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities.” These new statutory obligations charge all public agencies with broadly examining their existing and future policies, plans, programs, rules, practices, and related activities and make proactive changes to promote more inclusive communities. Concentrating affordable housing in the Downtown has benefits, such as promoting transit-oriented development, decreasing household transportation expenses, and decreasing greenhouse gas emissions; however, HCD and others may argue that concentrating affordable housing in one area is inconsistent with the obligation to affirmatively further fair housing. 522

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

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

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

The existing General Plan and EDSP assume residential development of 261 units. This site is the subject of a General Plan Amendment Study. The City Council directed Staff to work with the property owner to conduct a community outreach process to gather input on the future use and development of the property. That process is underway and the number of residential units on this site has not yet been determined.  Hacienda Crossings: Rezoning a portion of Hacienda Crossings for mixed-use development at a minimum density of 48 units per acre could accommodate up to 1,839 lower-income units. Staff preliminarily envisions such density to result in a product like the Waterford Place Apartments, while balancing other impacts such as traffic and parking.  North Side of Dublin Boulevard: Rezoning the commercial sites on the north side of Dublin Boulevard, between Dublin Court and Clark Avenue to a minimum density of 30 du/acre could accommodate up to 548 lower-income units. This density would be consistent with the existing Tralee Apartments located in the vicinity and meets the minimum density requirement to qualify as lower-income units. Additionally, the Tralee 523

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

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

Table 5. Potential Sites to Accommodate Remaining Need
Site Potential Number of Units
Development Pool Amendment and Retail District Up-Zoning 1,200 - 2200 units Alameda County Surplus Properties 1,133 units
SCS Property TBD
Hacienda Crossings 1,839 units
North Side of Dublin Boulevard 548 units
Ikea Site 315 units
Hexcel Corporation Site 264 units
When selecting “Additional Sites,” notable factors and characteristics to consider include, but are not limited to, the following:
 Proximity to Public Transit and Vehicle Miles Traveled  Displacement of Existing Uses
 Probability of Redevelopment
 Mix of Compatible Uses
 Site Constraints
 The extent to which a particular site affirmatively furthers fair housing Tables 6 and 7 illustrate potential options to accommodate the remaining RHNA units again using the assumption that either 100% or 50% of the units on these sites are produced as affordable units. Simply for illustrative purposes, Table 6 adds 247 units at the Transit Center. Table 7 adds 450 units at the Transit Center and 194 units at Hacienda Crossings. 524

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

As shown in Table 7 above, the 50% affordable scenario would result in 5,473 units, including 1,754 more units than the City’s Draft Allocation. That excess above our Draft Allocation primarily includes above-moderate-income units in the project pipeline, Downtown Dublin, Alameda County Surplus Properties, and Hacienda Crossings. This results from the assumption that only 50% of the 525

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

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

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

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

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

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

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

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

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

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NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
527

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MARTINELLI WY

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Dublin Ct
0 0.375 0.75 1.5 Miles ±
Legend
City Boundary
Existing Sites
Downtown Dublin - Retail District
Downtown Dublin - Transit Oriented District
Public/Semi-Public*
Pipeline Projects
5th Cycle Housing Element Sites
*Note: The exact location of the Public/Semi-Public sites on the GH PacVest and East Ranch properties will be determined at the time of the Stage 2 Development Plan approval
Map of Existing Sites
Attachment 1
528
Attachment 2
Pipeline Projects Table
Pipeline Project Address Units
Very
Low
Low Moderate Above
Moderate
Total
Eden Housing / Regional Street 6543 Regional Street 112 0 0 1 113 East Ranch (Croak Road) Croak Road 0 50 18 555 623
Bridge Housing / Amador Station 6501 Golden Gate Drive 56 78 162 4 300 Ashton at Dublin Station Dougherty Road 0 0 22 198 220
Boulevard (Phases 2 + 3) Dougherty Road 0 0 0 225 225
Boulevard (Phases 4 + 5) Dougherty Road 0 0 0 451 451
Avalon Bay Communities (Saint
Patrick Way)
6700 Golden Gate Drive 0 0 0 499 499
Eastern Dublin/Pleasanton BART
Station (Site D-1)
Dougherty Road 98 0 0 1 99
Branagh 1881 Collier Canyon Road 0 0 0 97 97
Righetti Unaddressed 0 0 0 96 96
529

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I680 SB

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FALL CREEK RD

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VALENTANO DR

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MARTINELLI WY

DUBLIN BL

EAGLE RD

NORTHSIDE DR

CROAK RD
Clark Ave
Dublin Ct
0 0.375 0.75 1.5 Miles ±
Legend
City Boundary
Additional Sites
Downtown Dublin Development Pool Amendment
Alameda County Surplus Property
North Side of Dublin Boulevard
Hacienda Crossings
Hexcel Corporation Site
Ikea Site
SCS Property
Map of Additional Sites
Attachment 3
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Appendix F: Community Engagement Summary F-12
Draft 2023-2031 Housing Element
F.8 Planning Commission Meeting #1
This Section contains materials prepared for the Planning Commission meeting on March 8, 2022. 535

STAFF REPORT

PLANNING COMMISSION

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

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

STAFF RECOMMENDATION:

Receive presentation and provide feedback on the Housing Element Update.

DESCRIPTION:

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

The City’s current Housing Element covers the period of 2014-2022. The Housing Element must be updated and certified by the California Department of Housing and Community Development (HCD) by January 2023 for the 2023-2031 planning period. Additionally, the Housing Element Update will trigger recent State law requirements to amend the General Plan, including policies regarding environmental justice and amendments to the Safety Element. 536

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

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

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

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

On November 17, 2020, the City submitted a letter to the ABAG Executive Board again expressing concerns that the RHNA methodology: 1) does not adequately address job-housing proximity; 2) promotes auto dependence; 3) exacerbates the jobs-housing imbalance; and 4) fails to consider progress made during current RHNA cycle. On January 21, 2021, the ABAG Executive Board approved the Draft RHNA Methodology without making modifications to address the City’s concerns and submitted the draft methodology to HCD for review. Subsequently, on April 12, 2021, HCD sent a letter to ABAG confirming the Draft RHNA Methodology furthers the RHNA objectives.
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On May 20, 2021, the ABAG Executive Board approved the Final Methodology and Draft Allocation, which assigns 3,719 units of housing to the City of Dublin. The methodology includes a baseline allocation, based on each jurisdiction’s share of the region’s total households in the year 2050 from the Plan Bay Area 2050 Final Blueprint. Then factors and weights, including access to High Opportunity Areas and job proximity by automobile and transit, are used to determine a jurisdiction’s allocation by income category.

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

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

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

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

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

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

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

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

Existing Sites
Based on direction from the City Council, Staff prepared a Preliminary Sites Inventory to accommodate the RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. The following describes these components:
 Pipeline Projects: Pipeline projects are those that are at any stage within the City’s entitlement process or under construction as of December 15, 2022, but that have not obtained a certificate of occupancy. An estimated 2,723 units are in the pipeline, including 266 very-low, 128 low, 202 moderate, and 2,127 above-moderate units. Staff made these estimates based upon approved entitlements and pending applications.  Accessory Dwelling Units: Staff anticipates that the Site Inventory will include 149 very low- , 82 low-, and 17 moderate-income accessory dwelling units (ADUs). HCD’s recent Housing Element certifications in other regions of the state have allowed ADUs to be included in the Sites Inventory at a rate of two times the average ADUs built annually from 2018 – 2021 and multiplied that by eight years to estimate ADU development for 2023 – 2031. ABAG is working with HCD to create a similar methodology for Bay Area cities. Using this methodology, 248 ADUs are included in the Preliminary Sites Inventory.  Existing Zoning: The City can take credit in the Preliminary Sites Inventory for existing zoning capacity as discussed below.
o 5th Cycle Moderate-Income Sites: Staff has identified eligible sites from the current Housing Element that can be included in the Sites Inventory to accommodate 252 moderate-income units. State law limits a jurisdiction’s ability to re-use certain sites from the prior RHNA cycle. Those limits only apply to sites used to meet the lowerincome categories. See discussion under Downtown Sites. o Public/Semi-Public Sites: The Sites Inventory identifies two Public/Semi-Public sites in Eastern Dublin that can accommodate 134 lower-income units. The Public/Semi Public land use designation allows a broad range of uses, including the potential for affordable housing developed by a non-profit entity.
o Downtown Dublin Development Pool: Within the Downtown Dublin Specific Plan, 828 units remain in the Development Pool. These units were identified to 539

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

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

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

Additional Sites
Based on direction from the City Council, Staff prepared a Preliminary Sites Inventory that prioritizes the Alameda County Surplus Properties and Hacienda Crossings shopping center to accommodate the remaining need. Staff prepared three options for consideration as illustrated in Table 3 and further discussed below. Option A addresses the City Council direction to prioritize the Alameda County Surplus Properties by assigning more units to this property; Option B splits the remaining need equally between the two sites; and Option C allocates some of the units to the 540

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

Table 3: Options to Distribute Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
Option A
Alameda County Surplus
Property 441 0 441 882
Hacienda Crossings 203 0 203 406
SCS Property 0 0 0 0
Total: 644 0 644 1,288
Option B
Alameda County Surplus
Property 322 0 322 644
Hacienda Crossings 322 0 322 644
SCS Property 0 0 0 0
Total: 644 0 644 1,288
Option C
Alameda County Surplus
Property 250 0 250 500
Hacienda Crossings 244 0 244 488
SCS Property 150 0 0 150
Total: 644 0 494 1,138
 Alameda County Surplus Properties: The General Plan land use designation of Site D-2 (northern portion) and Site E-2 in the Transit Center is Campus Office and has Planned Development Zoning. The 13.35 acres are located north of the Dublin/Pleasanton BART station and are currently undeveloped. Staff preliminarily envisions the property could be developed to allow a density of 66 units per acre, which is the average residential density within the Transit Center.
 Hacienda Crossings: The General Plan land use designation for the Hacienda Crossings shopping center, located southeast of Dublin Boulevard and Hacienda Drive, is General Commercial and has Planned Development Zoning. Staff preliminarily envisions a mixeduse development with a minimum density of 48 units per acre, similar to the Waterford Place Shopping Center and Apartments. Based on meetings with the property owner, Staff recommends including those units on the two large parcels located at the northeast corner of the shopping center, as it could be accommodated on the parking lots and maintain the existing development.
 SCS Property: On February 15, 2022, the City Council approved the Preferred Plan for the SCS Property, which is the vacant 76.9-acre property located north of I-580 between Tassajara Road and Brannigan Street and extending to the north of Gleason Drive. The 541

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

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

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

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

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

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

Programs should reflect the results and analyses of the jurisdiction’s local housing needs, available land and financial resources, and the mitigation of identified governmental and non-governmental constraints. For example, if the analysis identifies constraints related to local regulations, the Housing Element should identify specific programmatic actions to address that constraint. 542

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

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

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

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

Notable outreach strategies since the November 2, 2022 City Council meeting include the following:
 Survey. Between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10- question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics. The City received 205 survey responses. The majority of respondents believe affordable and senior housing are missing in Dublin and prefer housing be located 543

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

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

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

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

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

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The Planning Commission Agenda was posted.

ATTACHMENTS:
1) Sites Inventory Map
2) Survey Results
544
R-40
R-48
P-2 P-1
P-3
P-4
P-7
P-10
S-86
S-74
S-75
S-85
S-82

BARNET BL

DAVIS AV

UNNAMED

GLEASON DR

CROMWELL AV

IRON HORSE TRAIL

DUBLIN BL
8TH ST

HACIENDA DR
6TH ST

DOUGHERTY RD

SCARLETT CT

HORIZON PW

UNNAMED

BRODER BL

TASSAJARA RD

SEBILLE RD

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

AMADOR VALLEY BL
Attachment 1
545
P-5
RR-48
P-8
P-9
PSP-1 S-77
S-73
S-74
S-75
PSP-2
P-6
S-82

TASSAJARA RD

PALISADES DR

CENTRAL PW

FALLON RD

POSITANO PW

GLEASON DR

DUBLIN BL

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

AMADOR VALLEY BL
546
Int-4
AH-1
AH-2
AH-3
P-11
S-68
S-17
S-58

SAN RAMON RD
I680 SB

CANTERBURY LN

STARWARD DR

DUBLIN BL
I680 NB

EBENSBURG LN

PEPPERTREE RD

SILVERGATE DR

AMARILLO RD

CRONIN CI

HANSEN DR

AMADOR PLAZA RD

REGIONAL ST

YORK DR

VILLAGE PW

SAINT PATRICK WY

AMADOR VALLEY BL

DONOHUE DR

MAPLE DR
I680 SB TO I580 EB CONN

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

AMADOR VALLEY BL
547
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Housing Element Update Community Survey
From December 20, 2021 through February 28, 2022, the City of Dublin launched an online community survey to gather input and feedback regarding the Housing Element Update. Participants were asked to report on their housing experience in Dublin, consider potential policies and programs, and reflect on future housing opportunities in the City. A total of 205 surveys were completed and submitted.

Below is a summary of the results.

Housing Types
What Types of housing do you think Dublin is missing? (Please select all that apply) Other:
• One-level
• Assisted living through memory/long-term care
• Housing for Dublin workers earning minimum wage
• Low income/senior and diverse housing on the east side of town • Middle income family housing
• Homes with yards
• Enough housing
• More schools
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-Generational Housing
Senior Housing
Single-Family Housing
Supportive or Transitional Housing
Other
Attachment 2
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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)
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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
550
City of Dublin
2023-2031 Housing Element Update
Vision for the Future
In 10 words or less, describe your vision for the future of housing in Dublin.

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

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

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

Senior, stand-alone housing, single level.

Not growing.

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

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

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

I think future housing should be scaled way down.

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

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

Where people from all incomes can find a home.

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

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

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

Equitable, fair, and transparent community needs.

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

Inclusive for all current and new residents
STOP the excessive overbuilding! Especially the dense housing of condos/townhomes. Dublin should not bear the sole responsibility for any housing shortage for the entire county/state. Schools are overcrowded, roads are overcrowded, great majority of residents agree we are overcrowded and also agree the explanation given to us that the City is required to continue building thousands of units is ridiculous. If this is the case, then push back and do something to change it. STOP allowing those outside our City to determine the well-being of our City based on reports and numbers read from afar. Those that live here and those that have taken positions responsible for our best interests have an obligation to fight for our best interests even when it’s hard and even when it’s directly against 551
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.
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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
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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
554
City of Dublin
2023-2031 Housing Element Update
Yards, community, trees
NO MORE HOUSING DEVELOPMENTS PLEASE! DUBLIN TOO OVERBUILT AND CROWDED.

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

Stop building multi-level townhouse style expensive condo developments.

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

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

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

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

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

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

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

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

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

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

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

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

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

Only low income condos in built areas. Open land undeveloped 555
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
556
1 City of Dublin
Planning Commission Study Session
Time: 7 PM
Date: Tuesday, March 8, 2022
Location: City Council Chamber
Agenda
• Overview of Housing
Element • Outreach Efforts To-Date
• Regional Housing Needs
Allocation (RHNA) • Candidate Sites
• New Policy Program
Requirements
• Next Steps
Overview of Housing
Element
What is a Housing Element? • One of the seven mandated elements of the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD) Dublin General Plan
Land Use Parks and Open Space
Schools, Public Lands, and Utilities Water Resources and Energy Conservation Economic Development Community Design and Sustainability Noise Seismic and Safety Conservation Housing Circulation and Scenic Highways Why are Housing Elements Updated? • Ensures the City complies with State housing laws • Demonstrates Dublin’s ability to meet existing and
projected housing needs
• Allows the City to become eligible for Statesponsored assistance programs, grants, and funding sources • Allows the community to engage in planning
process
• Prevents the State from penalizing the City
Housing Element Requirements
Housing
Element
Population and housing profile
Evaluation of housing constraints and resources Evaluation of existing housing programs and policies
Analysis of sites to accommodate the City’s
Regional Housing Needs Allocation
Policies, programs, and quantified objectives
to achieve the City’s housing goals
1 2
3 4
5 6
557
2 Outreach Efforts
To-Date
Outreach Efforts To-Date • City Council Check-Ins – October 2020 – November 2021 • Community Workshops – January 19, 2022 – February 17, 2022 • Online Community Survey – December 2021 – February 2022 • One-On-One Property Owner Meetings
Regional Housing
Needs Allocation
(RHNA)
What is RHNA? • Regional Housing Needs Allocation (RHNA) • Quantifies the need for housing within each City/County in California • Based on future growth in population, employment, transportation, and households
How is RHNA determined?
City of Dublin
RHNA 2023-2031
3,719 Association of Bay Area Governments ABAG developed methodology to determine “fair share” distribution of the region’s housing need to local jurisdictions Department of Housing and
Community
Development HCD determined and distributed the State’s housing need to Regional Planning Agencies (MPOs) RHNA Allocation: 6th Cycle (2023-2031) Income Category % of Area Median Income Income Range* RHNA Allocation (Housing Units) Min. Max. Very Low Income 0 - 50% AMI -- $68,500 1,085 Low Income 51 – 80% AMI $68,501 $109,600 625
Moderate Income 81 – 120% AMI $109,601 $150,700 560 Above Moderate Income >120% AMI $150,701 -- 1,449 Total: 3,719
*Based on the 2021 area median income for a family of four in Alameda County - $125,600 7 8
9 10
11 12
558
3 Candidate Sites
Candidate Sites Strategies
• Identify sites to accommodate RHNA (3,719
units) • Candidate sites must consider: – Access to community resources and services – Infrastructure – Environmental barriers – Access to transportation Existing Zoning Strategies
Very-Low- and Low- Moderate- Above- Moderate- Total Allocation 1,710 560 1,449 3,719 Pipeline Projects 394 202 2,127 2,723
Accessory Dwelling Units 149 82 17 248
5 th Cycle Sites - 252 - 252 Public/Semi-Public Sites 134 - - 134 Downtown Dublin 389 24 828 Remaining Need 644 - (695) 644 Remaining RHNA Need Options
• Remaining need: 644 very-low/low-income units – Alameda County Surplus Properties – Hacienda Crossings – SCS Property Remaining RHNA Rezone Strategies Options to Distribute Remaining Need Very-Low- and Low- Moderate- Above- Moderate- Total Option A Alameda County Surplus Property 441 0 441 882 Hacienda Crossings 203 0 203 406 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option B Alameda County Surplus Property 322 0 322 644 Hacienda Crossings 322 0 322 644 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option C Alameda County Surplus Property 250 0 250 500 Hacienda Crossings 244 0 244 488 SCS Property 150 0 0 150
Total: 644 0 494 1,138
Candidate Sites
13 14
15 16
17 18
559
4 Candidate Sites (Continued) Candidate Sites (Continued) New Policy Program
Requirements
Existing Housing Element Goals
• Goal A: Expand housing choice and multi-modal transportation opportunities for existing and future Dublin residents. • Goal B: Expand housing opportunities for all segments of Dublin’s population. • Goal C: Use public and private resources to maintain and enhance existing residential neighborhood characteristics. • Goal D: Provide housing opportunities for all Dublin residents, regardless of race, color, ancestry, national origin, religion, age, gender, marital status, familial status, disability, source of income, sexual orientation, or any other arbitrary factor. • Goal E: Promote energy efficiency and conservation throughout Dublin.

New Policy Program Topics
• Affirmatively Furthering Fair Housing
• Promotion of Accessory Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit (JADU)
Development*
• Objective Development Standards*
• Senate Bill 35 Streamlining
• Emergency Shelters, Transitional and Supportive
Housing, and Lower Barrier Navigation Centers*
*Addressed in current Housing Element, but modifications required New Policy Program Topics (cont.) • Housing for Persons with Developmental Disabilities*
• Farmworker and Employee Housing*
• Density Bonus and Removal of Development
Constraints*
*Addressed in current Housing Element, but modifications required 19 20
21 22
23 24
560
5 Next Steps
Tentative Housing Element Update
Schedule Virtual Community Workshop # 1 January 19, 2022 Community Survey Winter 2021/2022 Virtual Community Workshop # 2 February 17, 2022 Planning Commission Study Session March 8, 2022 City Council Study Session March 15, 2022 Public Review Draft April 2022 Planning Commission ReviewApril 26, 2022 City Council Review May 17, 2022 Recommendation • Receive presentation and provide feedback on
the Housing Element Update.

Thank you!
Questions?
Michael Cass, Principal Planner
[email protected]
(925) 833-6610
Or visit: https://dublin.ca.gov/2241/Housing-Element-Update Subscribe for e-notifications on the Housing Element webpage. 25 26
27 28
561
Appendix F: Community Engagement Summary F-13
Draft 2023-2031 Housing Element
F.9 City Council Meeting #5
This Section contains materials prepared for the City Council meeting on March 15, 2022. 562

STAFF REPORT

CITY COUNCIL

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

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

STAFF RECOMMENDATION:

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

FINANCIAL IMPACT:

In July 2020, the City Council approved a consulting services agreement between the City and Kimley-Horn to assist Staff with preparation of the Housing Element Update. Kimley-Horn’s contract amount is $403,000. The cost to prepare the Housing Element Update will be offset in part by grants totaling $401,436, including $55,000 from an approved Senate Bill 2 Planning Grant, $300,000 from the Local Early Action Planning (LEAP) Grant Program, and $46,436 from the Regional Early Action Planning (REAP) Grant Program. The City’s Fiscal Year 2021-22 Budget sufficiently covers the remaining cost.
563

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DESCRIPTION:

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

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

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

Staff prepared a Preliminary Sites Inventory to accommodate the Draft RHNA of 3,719 units. This inventory prioritizes pipeline projects, accessory dwelling units, and existing zoning to accommodate the RHNA before looking to rezone additional sites. Table 2 below details how the proposed components of the Preliminary Sites Inventory would accommodate the City’s RHNA and identifies the “remaining need” for sites to accommodate 644 lower-income units. Refer to the City Council Staff Report dated November 2, 2021, for a complete discussion of the Preliminary Sites Inventory (Attachment 1).
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Table 2. Dublin’s Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (394) (202) (2,127) (2,723)
Accessory Dwelling Units (149) (82) (17) (248)
5th Cycle Sites - (252) - (252)
Public/Semi-Public Sites (134) - - (134)
Downtown Dublin (389) (24) - (413)
Remaining Need 644 - (695)
On November 2, 2021, the City Council conducted a Study Session on the Housing Element Update and RHNA, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse, rather than concentrate in the Downtown, lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Properties and the Hacienda Crossings shopping center as sites to accommodate the remaining need.

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

Additional Sites
Based on the direction from the City Council, Staff prepared a Preliminary Sites Inventory that prioritizes the Alameda County Surplus Properties and the Hacienda Crossings shopping center to accommodate the remaining need. Staff prepared three options for consideration as illustrated in Table 3 and further discussed below. Option A addresses the City Council direction to prioritize the Alameda County Surplus Properties by assigning more units to this property; Option B splits the Remaining Need equally between the two sites; and Option C allocates some of the units to the future affordable housing site identified in the recently adopted Preferred Plan for the SCS Property. Each option includes lower-income and above moderate-income units on the County Property and Hacienda Crossings, but only includes the lower-income units on the SCS Property that were identified in the Preferred Plan. All the remaining need in the “lower-income” category requires sites to allow “at least 30 units per acre.” To satisfy the remaining need, the City will be required to amend the General Plan and/or rezone the sites to accommodate these units. 565

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

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

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

Non-vacant sites that were identified in a prior Housing Element may not be counted towards RHNA unless: (a) the sites are zoned to allow up to 30 dwelling units per acre (they are); and (b) 566

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

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

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

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

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

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

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

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

Concerns were also expressed about potential impacts on parks and about the referendum of the East Ranch project impacting the ability to bring more market rate and affordable housing to the community. Recordings of the workshops are available on the City's 568

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

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

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

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

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

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

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

CITY COUNCIL

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STAFF RECOMMENDATION:

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

FINANCIAL IMPACT:

DESCRIPTION:

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

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

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

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The City could limit this consequence of the “No Net Loss” law by assuming that a lower percentage of the units would be affordable to lower-income households. However, such an 574

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

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

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

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

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

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

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

Page 11 of 11 ends

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City Council Agenda was posted.

ATTACHMENTS:
1) Map of Existing Sites
2) Pipeline Projects Table
3) Map of Additional Sites
580
R-40
R-48
P-2 P-1
P-3
P-4
P-7
P-10
S-86
S-74
S-75
S-85
S-82

BARNET BL

DAVIS AV

UNNAMED

GLEASON DR

CROMWELL AV

IRON HORSE TRAIL

DUBLIN BL
8TH ST

HACIENDA DR
6TH ST

DOUGHERTY RD

SCARLETT CT

HORIZON PW

UNNAMED

BRODER BL

TASSAJARA RD

SEBILLE RD

AMADOR VALLEY BL
Attachment 2
581
P-5
R-40
R-48
P-8
P-9
PSP-1 S-77
S-73
S-74
S-75
PSP-2
P-6
S-82

TASSAJARA RD

PALISADES DR

CENTRAL PW

FALLON RD

POSITANO PW

GLEASON DR

DUBLIN BL

AMADOR VALLEY BL
582
Int-4
AH-1
AH-2
AH-3
P-11
S-68
S-17
S-58

SAN RAMON RD
I680 SB

CANTERBURY LN

STARWARD DR

DUBLIN BL
I680 NB

EBENSBURG LN

PEPPERTREE RD

SILVERGATE DR

AMARILLO RD

CRONIN CI

HANSEN DR

AMADOR PLAZA RD

REGIONAL ST

YORK DR

VILLAGE PW

SAINT PATRICK WY

AMADOR VALLEY BL

DONOHUE DR

MAPLE DR
I680 SB TO I580 EB CONN

AMADOR VALLEY BL
583
City of Dublin
2023-2031 Housing Element Update
Housing Element Update Community Survey
From December 20, 2021 through February 28 2022, the City of Dublin launched an online community survey to gather input and feedback regarding the Housing Element Update. Participants were asked to report on their housing experience in Dublin, consider potential policies and programs, and reflect on future housing opportunities in the City. A total of 205 surveys were completed and submitted.

Below is a summary of the results.

Housing Types
What Types of housing do you think Dublin is missing? (Please select all that apply) Other:
• One-level
• Assisted living through memory/long-term care
• Housing for Dublin workers earning minimum wage
• Low income/senior and diverse housing on the east side of town • Middle income family housing
• Homes with yards
• Enough housing
• More schools
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-Generational Housing
Senior Housing
Single-Family Housing
Supportive or Transitional Housing
Other
Attachment 2
584
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)
585
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
586
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.

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

I think future housing should be scaled way down.

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

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

Where people from all incomes can find a home.

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 587
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.

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

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.
588
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.

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.

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
589
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.

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

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.

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
590
City of Dublin
2023-2031 Housing Element Update
Yards, community, trees
NO MORE HOUSING DEVELOPMENTS PLEASE! DUBLIN TOO OVERBUILT AND CROWDED.

Stop building multi-level townhouse style expensive condo developments.

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

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

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.

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.

Only low income condos in built areas. Open land undeveloped 591
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
592
1 Housing Element Update
Check-In
City Council
March 15, 2022
Item 7.1
Agenda
• Background
• Preliminary Sites
Inventory – Additional Sites – Downtown Sites
• Program Requirements
• Public Outreach
• Next Steps
Background
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD) Dublin General Plan
Land Use Parks and Open Space
Schools, Public Lands, and Utilities Water Resources and Energy Conservation Economic Development Community Design and Sustainability Noise Seismic and Safety Conservation Housing Circulation and Scenic Highways Final Allocation • Approved by ABAG on December 16, 2021
• Assigns 3,719 units to Dublin
Income
Category Very Low Low Moderate Above
Moderate Total
Units 1,085 625 560 1,449 3,719
Existing Zoning Strategies
Very-Low- and Low- Moderate- Above- Moderate- Total Allocation 1,710 560 1,449 3,719 Pipeline Projects (394) (202) (2,127) (2,723)
Accessory Dwelling Units (149) (82) (17) (248) 5
th Cycle Sites - (252) - (252)
Public/Semi-Public Sites (134) - - (134) Downtown Dublin (389) (24) - (413) Remaining Need 644 - (695)
Additional Sites Distribution Options Options to Distribute Remaining Need Very Low and Low Moderate Above Moderate Total Option A Alameda County Surplus Property 441 0 441 882 Hacienda Crossings 203 0 203 406 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option B Alameda County Surplus Property 322 0 322 644 Hacienda Crossings 322 0 322 644 SCS Property 0 0 0 0
Total: 644 0 644 1,288 Option C Alameda County Surplus Property 250 0 250 500 Hacienda Crossings 244 0 244 488 SCS Property 150 0 0 150
Total: 644 0 494 1,138
1 2
3 4
5 6
593
2 Downtown Sites Downtown Sites
• Must be rezoned to allow residential use by right • Not subject to Community Benefit Agreement • Staff recommends adding the 413 units outside Development Pool
Housing Element Programs
• Must include specific programs to implement
goals, policies, and objectives
• Programs must include: – Implementation timeframe – Responsible party – City’s role – Specific, measurable outcomes New Policy Program Topics
• Affirmatively Furthering Fair Housing
• Promotion of Accessory Dwelling Unit (ADU) and
Junior Accessory Dwelling Unit (JADU)
Development*
• Objective Development Standards*
• Senate Bill 35 Streamlining
• Emergency Shelters, Transitional and Supportive
Housing, and Lower Barrier Navigation Centers*
*Addressed in current Housing Element, but modifications required New Policy Program Topics (cont.) • Housing for Persons with Developmental Disabilities*
• Farmworker and Employee
Housing*
• Density Bonus and Removal
of Development
Constraints*
*Addressed in current Housing
Element, but modifications required
Public Outreach
• City Council Check-Ins – October 2020 – November 2021 • Community Workshops – January 19, 2022 – February 17, 2022 • Online Community Survey – December 2021 – February 2022 • One-On-One Property Owner Meetings
7 8
9 10
11 12
594
3 Tentative Schedule Virtual Community Workshop # 1 January 19, 2022 Community Survey Winter 2021/2022 Virtual Community Workshop # 2 February 17, 2022 Planning Commission Study Session March 8, 2022 City Council Check-In March 15, 2022 Public Review Draft April 2022 Planning Commission ReviewApril 26, 2022 City Council Review May 17, 2022 Recommendation • Receive presentation and provide feedback on: – Distribution of RHNA on additional sites – Selection of sites identified in Downtown Dublin – Including Downtown RHNA units outside of Downtown Dublin Development Pool
Thank you!
Questions?
Alternative Distribution Option D
Alternative Option to Distribute Remaining Need
Very
Low and
Low Moderate
Above
Moderate Total
Alameda County
Surplus Property 250 - - 250
Hacienda
Crossings 244 - - 244
SCS Property 150 - 494 644
Total: 644 0 494 1,138
Candidate Sites Candidate Sites (Continued)
13 14
15 16
17 18
595
Appendix F: Community Engagement Summary F-14
Draft 2023-2031 Housing Element
F.10 Planning Commission Meeting #2
This Section contains materials prepared for the Planning Commission meeting on April 26, 2022. 596

STAFF REPORT

PLANNING COMMISSION

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Agenda Item 7.1
DATE: April 26, 2022
TO: Planning Commission
SUBJECT: Draft 2023 – 2031 Housing Element
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

Each California city and county must update its General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. Dublin’s current Housing Element is for the 2014 – 2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023 – 2031 planning period. In order to meet that mandate, the Housing Element Update must be adopted by the City Council and certified by the California Department of Housing and Community Development (HCD) prior to that date. Staff prepared the Draft 2023 – 2031 Housing Element and it is currently available for public review. The Planning Commission is requested to review the Draft 2023 – 2031 Housing Element and recommend the City Council direct Staff to submit it to HCD for review.

STAFF RECOMMENDATION:

Review the Draft 2023 – 2031 Housing Element and adopt the Resolution recommending that the City Council direct Staff to submit the Draft 2023 – 2031 Housing Element to the California Department of Housing and Community Development for review.

DESCRIPTION:

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

RHNA is the state-mandated process to identify the number of housing units, by affordability level, that each jurisdiction must accommodate in the Housing Element of its General Plan. As part of 597

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this process, the California Department of Housing and Community Development (HCD) identifies the total housing need for the nine-county Bay Area for an eight-year period, also referred to as the Regional Housing Needs Determination (RHND). The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing HCD’s RHND across local jurisdictions, resulting in each jurisdiction’s RHNA. Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and abovemoderate-income). The City filed an appeal of the Draft RHNA based on direction from the City Council with an emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. The City’s appeal was rejected by the ABAG Administrative Committee.

On December 16, 2021, the ABAG Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area, 2023 – 2031. The plan allocates 3,719 housing units to the City of Dublin. Table 1 shows the City’s final RHNA by household income category for the 2023 – 2031 planning period. The City’s Housing Element must demonstrate how it can accommodate its RHNA.

Table 1: Dublin’s 2023 – 2031 Regional Housing Needs Allocation Very-Low- Low- Moderate- AboveModerate- Total
Final Allocation 1,085 625 560 1,449 3,719
The City prepared the Draft 2023-2031 Housing Element Update, which is currently available for public review. The Draft 2023-2031 Housing Element includes the following components:
 Chapter 1: Introduction. Contains a summary of the content, organization, and statutory considerations of the Housing Element.
 Chapter 2: Housing Plan. Describes Dublin’s housing plan, including goals, policies, programs, and objectives.
 Appendix A: Review of Past Performance. Evaluates the housing programs and quantified objectives outlined in the past Housing Element and the City’s efforts in meeting the program requirements and achieving the quantified objectives.  Appendix B: Community Profile. Contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock.  Appendix C: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing.

Summarizes governmental and non-governmental constraints on production, maintenance, and affordability of housing and provides a summary of housing resources, including funding and financial considerations, as well as a fair housing analysis.  Appendix D: Adequate Sites Analysis. Identifies candidate sites by income category to meet the City’s RHNA.
 Appendix E: Housing Plan Programs Summary. Summarizes Chapter 2.  Appendix F: Community Engagement Summary. Summarizes the City’s community engagement efforts to achieve public participation of all economic segments of the community.
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 Appendix G: Glossary of Terms. Defines terms and acronyms using in the Housing Element.

The Planning Commission is being asked to review the Draft 2023-2031 Housing Element and recommend the City Council direct Staff to submit it to HCD for review.

Analysis
The following discussion focuses on two key components of the Draft 2023-2031 Housing Element, Chapter 2: Housing Plan and Appendix D: Adequate Sites Analysis.

Chapter 2: Housing Plan
The Housing Element must identify specific programs to implement stated policies and achieve goals and objectives, including specific actions the City will take. Programs must also identify: a specific implementation timeframe; responsible party; a description of the responsible party’s specific role in implementation; and specific, measurable outcomes, whenever possible.

Chapter 2 includes housing programs that reflect the results and analyses of the City’s local housing needs, available land and financial resources, and mitigation of identified governmental and non-governmental constraints, which are contained in Appendix B: Community Profile and Appendix C: Housing Constraints Resources, and Affirmatively Furthering Fair Housing. Many of the proposed housing programs are continuations of successful programs from the 2014-2022 Housing Element.

In accordance with State law, the following are new notable housing programs included in the Draft 2023 – 2031 Housing Element:
 Program A.5: Preserve and Monitor Affordable Units At-Risk of Converting to Market-Rate Units. Assisted housing are units whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs. There are 59 assisted multifamily units at-risk of converting from affordable to market-rate units during the ten years following the beginning of the planning period which starts in January 2023. The City is committed to preserving its stock of affordable housing and will provide technical assistance, seek additional nonprofit and for-profit partners, and facilitate financial assistance for assisted affordable housing units at-risk of conversion to market-rate units.

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 Program B.9: Non-Vacant Adequate Sites to Satisfy By-Right Requirements of Assembly Bill 1397. State law requires that any non-vacant site identified in a prior Housing Element must be zoned at a minimum of 30 units per acre and allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lowerincome households, if they are to be considered an adequate site to accommodate the lower-income RHNA. Four non-vacant sites, located in Downtown Dublin, that were identified in the 2014-2022 Housing Element are shown to be suitable for lower-income housing in the Housing Element Sites Inventory. Therefore, the City is required by statute to permit at least 30 units per acre, which it does, on these sites and to allow residential use by right for housing developments when at least 20 percent of the proposed units are affordable to lower-income households. The City will amend the Downtown Dublin Specific Plan to allow these units by right and exclude them from the Development Pool and Community Benefit Agreement requirement.
 Program B.10: Objective Design Standards and Streamlined Ministerial Review. Senate Bill 35 requires local jurisdictions to provide a streamlined ministerial approval process for eligible multi-family residential developments, subject to objective zoning and design review standards. Eligible projects must include a specified level of affordability, be on an infill site, comply with existing general plan or zoning provisions, and comply with other requirements such as location and demolition restrictions. In March 2022, the City adopted Citywide Multi-Family Objective Design Standards (MFODS) and Zoning Ordinance Amendments to ensure that objective zoning and design review standards are in place for multi-family residential projects requesting a streamlined ministerial approval process.

The City will continue to implement the Citywide MFODS.  Program B.14: Residential Incentives. The Sites Inventory identifies several sites that allow residential and non-residential uses, including the non-vacant sites in Downtown Dublin, the Public/Semi-Public sites, the Alameda County Surplus Property Authority’s property, and the Hacienda Crossings shopping center. To encourage residential development on these sites and maximize the development potential identified in the Sites Inventory, the City will promote existing residential incentives and identify potential new incentives as appropriate.
 Program C.2: Safety Element and Environmental Justice Policies. Senate Bill 1035 requires that the City revise the General Plan Safety Element to identify flood hazards and address the risk of fire hazards in certain lands upon each revision of the Housing Element.

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 Program E.4: Low-Barrier Navigation Centers. Senate Bill 48 requires approval 'by right' of certain low-barrier navigation centers that meet specified requirements. Low-barrier navigation centers are generally defined as service-enriched temporary living facilities focused on the transition of persons experiencing homelessness or at risk of becoming homeless into permanent housing. Low-barrier navigation centers connect individuals to income, public benefits, health services, and housing. To comply with State law, the City will adopt regulations and procedures for this type of use and establish a ministerial approval process.
 Program E.5: Housing for Persons with Developmental Disabilities. The housing needs of persons with developmental disabilities are typically not fully addressed by local zoning regulations. Persons with disabilities may require modifications to existing units, a varying range of supportive services, and affordable housing. To accommodate residents with developmental disabilities, the City will encourage construction and rehabilitation of housing with supportive services targeted for persons with developmental disabilities. The City will also seek State and Federal funding in support of housing construction and rehabilitation targeted for persons with developmental disabilities.  Program E.6: Farmworker and Employee Housing. California Health and Safety Code Sections 17021.5 and 17021.6 require agricultural employee housing to be permitted byright, 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. The City will amend the Dublin Municipal Code to comply with the Health and Safety Code Sections 17021.5, 17021.6, and 17021.8, as well as define agricultural and employee housing in a manner consistent with applicable Health and Safety Code Sections.

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

On November 2, 2021, and March 15, 2022, the City Council received a status report on the Housing Element Update and Preliminary Sites Inventory to accommodate the City’s RHNA of 3,719 units. After accounting for pipeline projects, ADUs, and existing zoning to accommodate the RHNA, the Preliminary Sites Inventory identified a “remaining need” of 644 units. The City Council directed Staff to allocate 150 lower-income units to the future affordable housing site on the SCS Property and allocate the balance of the remaining need to the vacant Alameda County Surplus Property Authority’s property at the Transit Center and Hacienda Crossings shopping center. 601

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Since that time, several events triggered the need to make adjustments to the Sites Inventory. The approval for the East Ranch project was repealed - resulting in the loss of 68 lower-income housing units that had been included in the Preliminary Sites Inventory. Additionally, the City received a formal application for the SCS Dublin project, which includes up to 100 units on the affordable housing site – 50 units less than anticipated in the Preliminary Sites Inventory. Also, ABAG released the draft “Using ADUs to Satisfy RHNA” technical memorandum, which resulted in eight fewer moderate-income units than had been included in the Preliminary Sites Inventory.

Staff reallocated these units to the Alameda County Surplus Property Authority’s property at the Transit Center and Hacienda Crossings shopping center. This also resulted in allocating additional above moderate-income units to satisfy the City Council’s direction that 50 percent of the units on these sites are above-moderate income. Table 2 illustrates a remaining need of 720 units to accommodate the City’s RHNA based on these changes.

Table 2: Revised Sites Inventory
Very-Lowand Low- ModerateAboveModerate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (344) (184) (1,572) (2,100)
Accessory Dwelling Units (149) (74) (25) (248)
5th Cycle Sites 0 (252) (573) (825)
Public/Semi-Public Sites (134) 0 0 (134)
Downtown Dublin (363) (50) 0 (413)
Remaining Need 720 0 (721)
Table 3 demonstrates how the remaining need will be accommodated on the Alameda County Surplus Property at the Transit Center, Hacienda Crossings shopping center, and the SCS Property.

Table 3: Revised Distribution of Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
Alameda County Surplus Property
at the Transit Center 323 0 322 645
Hacienda Crossings 297 0 297 594
SCS Property 100 0 0 100
Total 720 0 619 1,339
Appendix D: Adequate Sites Analysis provides detailed information on the sites identified to meet the City’s RHNA.

Project Schedule and Next Steps
The Housing Element must be updated and certified by HCD by January 2023 for the 2023 – 2031 planning period. Additionally, the Housing Element Update will trigger recent State law 602

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requirements to amend the General Plan, including policies regarding environmental justice and amendments to the Safety Element. Table 4 below summarizes the key dates to ensure the City receives HCD certification by the January 2023 deadline.

Table 4: Key Dates
Step / Task Date(s)
Public Review of Draft Housing Element April 15 – May 15, 2022 City Council Review Draft Housing Element May 17, 2022
HCD 90-Day Review of Draft Housing Element May – August 2022 Environmental Review June – November 2022
Prepare General Plan Safety Element and Environmental
Justice Policy Amendments
June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update November 2022 – January 2023 The Planning Commission is being asked to review the Draft 2023 – 2031 Housing Element and adopt the Resolution (Attachment 1) recommending that the City Council direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review. The Draft 2023 – 2031 Housing Element is included as Attachment 2.

ENVIRONMENTAL DETERMINATION:

Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City will prepare the necessary environmental review for the Draft 2023 – 2031 Housing Element.

However, the Planning Commission and City Council’s action to direct Staff to submit the Draft 2023-2031 Housing Element to HCD for review is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted.
603

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NOTICING REQUIREMENTS/PUBLIC OUTREACH:

The City implemented an outreach and engagement program to inform the community and seek input regarding the Housing Element Update. Between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback. Staff also hosted two Housing Element Workshops on January 19 and February 17, 2022. The workshops provided an overview of the Housing Element, RHNA, Preliminary Sites Inventory, and required policy and program topics, and provided an opportunity for the community to provide feedback. The community was notified of these engagement opportunities through the City’s social media, website, push notifications, and email. Additionally, Staff held one-on-one meetings with the property owners of the “Additional Sites” identified to satisfy the “remaining need” for sites to accommodate the RHNA. The City also has a Housing Element Update webpage on the City’s website that serves as a landing place for information. The Planning Commission held a study session on March 8, 2022. The City Council also held meetings to receive updates regarding the Housing Element Update on February 18, 2020, October 6, 2020, June 15, 2021, November 2, 2021, and March 15, 2022. The feedback and information received through these outreach efforts was used to help create the proposed policies and programs to address the housing needs.

In accordance with State law, a public notice was published in the East Bay Times and posted at several locations throughout the City. Additionally, the Planning Commission Agenda and the Staff Report for this public meeting was also made available on the City’s website. 604

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ATTACHMENTS:
1) Planning Commission Resolution Recommending that the City Council Direct Staff to Submit the Draft 2023 – 2031 Housing Element to the California Department of Housing and Community Development for Review
2) Draft 2023 – 2031 Housing Element
605
Attachment 1
RESOLUTION NO. 22-XX

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF DUBLIN

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

COMMUNITY DEVELOPMENT FOR REVIEW
WHEREAS, the State of California requires cities and counties to adopt a comprehensive, long-term General Plan for the physical development of the City; and WHEREAS, the Housing Element is one of seven mandated elements of the General Plan and must address the existing and projected housing needs for all economic segments of the community; and
WHEREAS, State law requires Housing Elements to be updated and certified by the California Department of Housing and Community Development (HCD) every eight years; and WHEREAS, the City of Dublin has prepared the Draft 2023 – 2031 Housing Element in accordance with State law; and
WHEREAS, the Draft 2023 – 2031 Housing Element includes goals to accomplish the following:
 Expand housing choice and multi-modal transportation opportunities for existing and future Dublin residents;
 Expand housing opportunities for all economic segments of Dublin’s population;  Use public and private resources to maintain and enhance existing residential neighborhood character;
 Provide housing opportunities for all Dublin residents, regardless of race, color, ancestry, national origin, religion, age, gender, gender identity and expression, marital status, familial status, medical condition or disability, military or veteran status, source of income, sexual orientation, or any other protected characteristic; and  Promote energy efficiency and conservation throughout Dublin.

WHEREAS, the Draft 2023 – 2031 Housing Element includes specific Housing Programs to implement the goals outlined above; and
WHEREAS, the Housing Programs are grouped into the following six categories:
 Housing Conservation and Preservation
 Housing Production
 Adequate Housing Sites
 Removal of Governmental Constraints
 Promoting Equal Housing Opportunity
 Green Building Program
606
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 3 WHEREAS, on February 18, 2020, the City Council received an informational report about the upcoming sixth cycle Regional Housing Needs Allocation (RHNA) and Housing Element Update; and
WHEREAS, on October 6, 2020, the City Council received a status update on the RHNA and Housing Element Update and provided feedback; and
WHEREAS, on November 2, 2021, the City Council conducted a Study Session on the RHNA and Housing Element Update, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Property Authority properties at the Transit Center and the Hacienda Crossings shopping center as sites to accommodate the remaining need; and WHEREAS, between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10-question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics; and WHEREAS, on January 19, 2022, and February 17, 2022, the City held Community Workshops to solicit input from the development community, service providers, housing advocates, residents, and property owners; and
WHEREAS, on March 8, 2022, the Planning Commission conducted a Study Session on the Housing Element Update; and
WHEREAS, on March 15, 2022, the City Council received a status report on the Housing Element Update and provided feedback on the Preliminary Sites Inventory, including: 1) the distribution of units on the additional sites to meet the remaining need; 2) the selection of sites identified in Downtown Dublin; and 3) holding units identified in Downtown Dublin outside of the Downtown Dublin Specific Plan Development Pool; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require certain projects be reviewed for environmental impacts and environmental documents be prepared; and WHEREAS, pursuant to CEQA, the City will prepare the necessary environmental review for the Draft 2023 – 2031 Housing Element. However, the Planning Commission and City Council’s action to direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending the City Council direct Staff to submit the Draft 2023-2031 Housing Element to HCD for review; and WHEREAS, the Planning Commission held a public meeting on April 26, 2022, to review the Draft 2023 – 2031 Housing Element.
607
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 3 NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution.

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

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

AYES:

NOES:

ABSENT:

ABSTAIN:

Planning Commission Chair
ATTEST:

Assistant Community Development Director
608
1 Draft 2023 – 2031
Housing Element
Planning Commission
April 26, 2022
Item 7.1
Overview
• Background
• Housing Plan
• Adequate Sites Analysis
• Next Steps
Background
• One of the seven mandated elements of
the General Plan
• Addresses the housing needs of
residents
• Identifies existing and projected housing
needs by income category
• Establishes Citywide goals, policies,
programs, and objectives to guide future
housing
• Requires certification by the California
Department of Housing and
Community Development (HCD)
Dublin General Plan
Land Use Parks and Open Space
Schools, Public Lands, and Utilities Water Resources and Energy Conservation Economic Development Community Design and Sustainability Noise Seismic and Safety Conservation Housing Circulation and Scenic Highways Final Allocation • Approved by ABAG on December 16, 2021
• Assigns 3,719 units to Dublin
Income
Category Very Low Low Moderate Above
Moderate Total
Units 1,085 625 560 1,449 3,719
609
2 Housing Element Components
• Chapter 1: Introduction
• Chapter 2: Housing Plan
• Appendix A: Review of Past Performance
• Appendix B: Community Profile
• Appendix C: Housing Constraints, Resources,
and Affirmatively Furthering Fair Housing
Housing Element Components
• Appendix D: Adequate Sites Analysis
• Appendix E: Housing Plan Programs Summary
• Appendix F: Community Engagement Summary
• Appendix G: Glossary of Terms
Housing Plan
• Identify specific
programs to implement
policies, goals and
objectives
• Timeframe
• Responsible party
• Specific, measurable
outcomes
Housing Plan
• Programs reflect the results and analyses of: – City’s local housing needs – Available land and financial resources – Mitigation of identified governmental and nongovernmental constraints • Continuations of successful programs from the
2014-2022 Housing Element
610
3 Notable New Housing Programs
• Program A.5: Preserve and Monitor Affordable
Units At-Risk of Converting to Market-Rate
Units
• Program B.8: Accessory Dwelling Unit
Monitoring Program
• Program B.9: Non-Vacant Adequate Sites to
Satisfy By-Right Requirements of AB 1397
Notable New Housing Programs
• Program B.10: Objective Design Standards and
Streamlined Ministerial Review
• Program B.14: Residential Incentives
• Program C.2: Safety Element and
Environmental Justice Policies
• Program E.1: Affirmatively Furthering Fair
Housing
Notable New Housing Programs
• Program E.4: Low-Barrier Navigation Centers
• Program E.5: Housing for Persons with
Developmental Disabilities
• Program E.6: Farmworker and Employee
Housing
Adequate Sites Analysis
• Inventory of specific
parcels suitable and
available for residential
development • Identify sites by
income category
611
4 Sites Inventory
Very Lowand Low- Moderate- Above
Moderate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (394) (184) (1,572) (2,100)
Accessory Dwelling
Units (149) (74) (25) (248)
5 th Cycle Sites 0 (252) (573) (825)
Public/Semi-Public
Sites (134) 0 0 (134)
Downtown Dublin (363) (50) 0 (413)
Remaining Need 720 0 (721)
Distribution of Remaining Need
VeryLow- and
LowModerate- AboveModerate- Total
Alameda County
Surplus Property at the
Transit Center 323 0 322 645
Hacienda Crossings 297 0 297 594
SCS Property 100 0 0 100
Total 720 0 619 1,339
Tentative Schedule Planning Commission Study Session March 8, 2022 City Council Check-In March 15, 2022 Planning Commission Review Draft Housing Element April 26, 2022 City Council Review Draft Housing Element May 17, 2022 HCD Review Draft Housing Element May-August 2022 Environmental Review and Prepare General Plan Safety Element and Environmental Justice Policy Amendments June-November 2021 Revise Housing Element in Response to HCD’s Comments August- November 2022 Adopt Housing Element November 2022-January 2023 Recommendation
• Adopt Resolution recommending that City
Council direct Staff to submit Draft 2023 –
2031 Housing Element to HCD for review
612
Appendix F: Community Engagement Summary F-15
Draft 2023-2031 Housing Element
F.11 City Council Meeting #6
This Section contains materials prepared for the City Council meeting on May 17, 2022. 613

STAFF REPORT

CITY COUNCIL

Page 1 of 9 ends

Agenda Item 7.1
DATE: May 17, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Draft 2023 – 2031 Housing Element
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:

Each California city and county must update its General Plan Housing Element every eight years to adequately plan to meet the existing and projected housing needs for all economic segments of the community. Dublin’s current Housing Element is for the 2014 – 2022 planning period. State law mandates updates to the Housing Element no later than January 2023 for the 2023 – 2031 planning period. In order to meet that mandate, the Housing Element Update must be adopted by the City Council and certified by the California Department of Housing and Community Development (HCD) prior to that date. Staff prepared the Draft 2023 – 2031 Housing Element and it was available for public review between April 15 and May 15, 2022. The City Council is now being asked to review the Draft 2023 – 2031 Housing Element and consider directing Staff to submit it to HCD for review.

STAFF RECOMMENDATION:

Adopt the Resolution Directing Staff to Submit the Draft 2023 – 2031 Housing Element to the California Department of Housing and Community Development for Review.

FINANCIAL IMPACT:

DESCRIPTION:
614

Page 2 of 9 ends

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

RHNA is the state-mandated process to identify the number of housing units, by affordability level, that each jurisdiction must accommodate in the Housing Element of its General Plan. As part of this process, the California Department of Housing and Community Development (HCD) identifies the total housing need for the nine-county Bay Area for an eight-year period, also referred to as the Regional Housing Needs Determination (RHND). The Association of Bay Area Governments (ABAG) is responsible for creating a methodology for distributing the RHND across local jurisdictions, resulting in each jurisdiction’s RHNA. Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very-low-, low-, moderate-, and abovemoderate-income). The City filed an appeal of the Draft RHNA based on direction from the City Council with an emphasis on past performance and lack of suitable land, as well as the properties where the City does not have land-use authority. The City’s appeal was rejected by the ABAG Administrative Committee.

On December 16, 2021, the ABAG Executive Board adopted the Final Regional Housing Needs Allocation Plan: San Francisco Bay Area, 2023 – 2031. The plan allocates 3,719 housing units to the City of Dublin. Table 1 shows the City’s final RHNA by household income category for the 2023 – 2031 planning period. The City’s updated Housing Element must demonstrate how it can accommodate its RHNA.

Table 1: Dublin’s 2023 – 2031 Regional Housing Needs Allocation Very-Low- Low- Moderate- AboveModerate- Total
Final Allocation 1,085 625 560 1,449 3,719
Staff prepared the Draft 2023-2031 Housing Element Update. The Draft Housing Element includes the following components:
 Chapter 1: Introduction. Contains a summary of the content, organization, and statutory considerations of the Housing Element.
 Chapter 2: Housing Plan. Describes Dublin’s housing plan, including goals, policies, programs, and objectives.
 Appendix A: Review of Past Performance. Evaluates the housing programs and quantified objectives outlined in the past Housing Element and the City’s efforts in meeting the program requirements and achieving the quantified objectives. 615

Page 3 of 9 ends

 Appendix B: Community Profile. Contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock.  Appendix C: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing.

The City Council is being asked to review the Draft 2023 – 2031 Housing Element and adopt the Resolution (Attachment 1) directing Staff to submit the Draft 2023 – 2031 Housing Element (Attachment 2) to HCD for review. The Resolution permits Staff to make non-substantive edits identified in the Staff Report, changes discussed by the City Council, and other non-substantive changes to carry out the intent of the Resolution.

Analysis
The following discussion focuses on two key components of the Draft 2023 – 2031 Housing Element, Chapter 2: Housing Plan and Appendix D: Adequate Sites Analysis.

Page 4 of 9 ends

assistance, seek additional nonprofit and for-profit partners, and facilitate financial assistance for assisted affordable housing units at-risk of conversion to market-rate units.

The City will maintain an inventory and establish an early warning system for assisted housing units that have the potential to convert to market rate.  Program B.8: Accessory Dwelling Unit Monitoring Program. The City will continue to track accessory dwelling unit (ADU) applications, location, affordability, and other important features to ensure adequate ADU development is occurring to meet the City’s 2023 – 2031 construction goals and evaluate the need to adjust programs and policies if the pace of construction is less than anticipated. Should changes need to be made due to a gap in the number of ADUs projected and the number of ADUs permitted, the City will make changes proportional to the gap identified. This may include, but is not limited to, further streamlining and incentivizing ADU construction, rezoning non-residential sites, or similar actions
 Program B.9: Non-Vacant Adequate Sites to Satisfy By-Right Requirements of Assembly Bill 1397. State law requires that any non-vacant site identified in a prior Housing Element to accommodate lower-income households must be zoned at a minimum of 30 units per acre and allow residential use by right for housing developments in which at least 20% of the units are affordable to lower-income households, if they are to continue being considered an adequate site to accommodate the lower-income RHNA. Four non-vacant sites, located in Downtown Dublin, that were identified in the 2014-2022 Housing Element are shown to be suitable for lower-income housing in the Housing Element Sites Inventory. Therefore, the City is required by statute to permit at least 30 units per acre, which it does, on these sites and to allow residential use by right for housing developments when at least 20% of the proposed units are affordable to lower-income households. The City will amend the Downtown Dublin Specific Plan to allow these units by right and exclude them from the Development Pool and Community Benefit Agreement requirement.  Program B.10: Objective Design Standards and Streamlined Ministerial Review. Senate Bill 35 requires local jurisdictions to provide a streamlined ministerial approval process for eligible multi-family residential developments, subject to objective zoning and design review standards. Eligible projects must include a specified level of affordability, be on an infill site, comply with existing general plan or zoning provisions, and comply with other requirements such as location and demolition restrictions. In March 2022, the City adopted Citywide Multi-Family Objective Design Standards (MFODS) and Zoning Ordinance Amendments to ensure that objective zoning and design review standards are in place for multi-family residential projects requesting a streamlined ministerial approval process.

Page 5 of 9 ends

 Program C.2: Safety Element and Environmental Justice Policies. Senate Bill 1035 requires that the City revise the General Plan Safety Element to identify flood hazards and address the risk of fire hazards in certain lands upon each revision of the Housing Element.

Additionally, Senate Bill 1000 requires that the City incorporate environmental justice policies within the General Plan. The City will amend the General Plan in accordance with the requirements of SB 1035 and SB 1000.
 Program E.1: Affirmatively Furthering Fair Housing. Pursuant to Assembly Bill 686, the City will affirmatively further fair housing by taking meaningful actions that foster inclusive communities free from barriers which restrict access to opportunities based on protected classes, as defined by State law. To accomplish this, the City will collaborate 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.4: Low-Barrier Navigation Centers. Senate Bill 48 requires approval 'by right' of certain low-barrier navigation centers that meet specified requirements. Low-barrier navigation centers are generally defined as service-enriched temporary living facilities focused on the transition of persons experiencing homelessness or at risk of becoming homeless into permanent housing. Low-barrier navigation centers connect individuals to income, public benefits, health services, and housing. To comply with State law, the City will adopt regulations and procedures for this type of use and establish a ministerial approval process.
 Program E.5: Housing for Persons with Developmental Disabilities. The housing needs of persons with developmental disabilities are typically not fully addressed by local zoning regulations. Persons with disabilities may require modifications to existing units, a varying range of supportive services, and affordable housing. To accommodate residents with developmental disabilities, the City will encourage construction and rehabilitation of housing with supportive services targeted for persons with developmental disabilities. The City will also seek State and Federal funding in support of housing construction and rehabilitation targeted for persons with developmental disabilities.  Program E.6: Farmworker and Employee Housing. California Health and Safety Code Sections 17021.5 and 17021.6 require agricultural employee housing to be permitted byright, 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. The City will amend the Dublin Municipal Code to comply with the Health and Safety Code Sections 17021.5, 17021.6, and 17021.8, as well as define agricultural and employee housing in a manner consistent with applicable Health and Safety Code Sections.

Page 6 of 9 ends

for residential development includes vacant sites that are zoned for residential development, underutilized sites that are zoned for residential development and capable of being redeveloped at a higher density or with greater intensity, and vacant and underutilized sites that are not zoned for residential development, but can be redeveloped, and/or rezoned, for residential use.

Since that time, several events triggered the need to make adjustments to the Sites Inventory. The approval for the East Ranch project was repealed, resulting in the loss of 68 lower-income housing units that had been included in the Preliminary Sites Inventory. Additionally, the City received a formal application for the SCS Dublin project, which includes up to 100 units on the affordable housing site – 50 units less than anticipated in the Preliminary Sites Inventory. Also, ABAG released the draft “Using ADUs to Satisfy RHNA” technical memorandum, which resulted in eight fewer moderate-income units than had been included in the Preliminary Sites Inventory. Staff reallocated these units to the Alameda County Surplus Property Authority’s property at the Transit Center and Hacienda Crossings shopping center. This also resulted in allocating additional above moderate-income units to satisfy the City Council’s direction that 50% of the units on these sites are above-moderate income. Table 2 illustrates a remaining need of 720 units to accommodate the City’s RHNA based on these changes.

Table 2: Sites Inventory
Very-Lowand Low- ModerateAboveModerate- Total
Allocation 1,710 560 1,449 3,719
Pipeline Projects (344) (184) (1,572) (2,100)
Accessory Dwelling Units (149) (74) (25) (248)
5th Cycle Sites 0 (252) (573) (825)
Public/Semi-Public Sites (134) 0 0 (134)
Downtown Dublin (363) (50) 0 (413)
Remaining Need 720 0 (721)
Table 3 demonstrates how the remaining need will be accommodated on the Alameda County Surplus Property at the Transit Center, Hacienda Crossings shopping center, and the SCS Property.

Table 3: Distribution of Remaining Need
Very-Lowand Low- ModerateAboveModerate- Total
619

Page 7 of 9 ends

Table 3: Distribution of Remaining Need
Alameda County Surplus Property
at the Transit Center 323 0 322 645
Hacienda Crossings 297 0 297 594
SCS Property 100 0 0 100
Total 720 0 619 1,339
Appendix D: Adequate Sites Analysis includes the Sites Inventory and provides detailed information on the sites identified to meet the City’s RHNA.

Public Review
The Draft Housing Element was available for public review from April 15 to May 15, 2022. The public comment received prior to publishing this report is included within the Public Feedback Form as Attachment 3. The public comment does not raise significant issues that require substantive modifications to the Draft Housing Element.

While the Housing Element was out for public review, ABAG issued a “Summary of Housing Element Review Letters.” The Summary includes a review of 33 comment letters from HCD to jurisdictions in regions with earlier Housing Element deadlines. The most frequent comments are grouped into the following five categories: Affirmatively Furthering Fair Housing (AFFH); public participation; sites inventory; government constraints; and policies and programs. Additionally, the City has been participating in the ABAG-sponsored Alameda County Housing Collaborative, which provides technical and other assistance to Alameda County jurisdictions to support preparation of their Housing Elements. The Housing Collaborative performed a peer review of the Draft Housing Element. Based upon this feedback, Staff recommends the following modifications to the Draft Housing Element, prior to submitting it to HCD for review:
 Appendix B: Add a column to Table B-30: Occupied Units by Type and Tenure, outlining the total number of renters and owner-occupied units.
 Appendix B: Clarify the estimated number of units in need of replacement and rehabilitation in the Section D: Housing Challenges.
 Appendix C: Add language on HCD and ECHO Housing’s fair housing enforcement in the Section A.1: Fair Housing Enforcement and Outreach Capacity.  Appendix C: Add language in Section A.1: Non-Governmental Constraints, to clarify that densities identified in the Sites Inventory are not considered a constraint because land uses designations in Dublin already include minimum and maximum density requirements which preclude development applications at lower densities.  Appendix C: Add a matrix in Section D: Affirmatively Furthering Fair Housing (AFFH) summarizing the AFFH issues and how they relate to the Housing Plan programs.  Appendix F: Add a table summarizing the community feedback received, related policies and programs, and the City’s response to said feedback.

Page 8 of 9 ends

requirements to amend the General Plan, including policies regarding environmental justice and amendments to the Safety Element. Staff is currently preparing those General Plan Amendments, along with the analysis of the Draft Housing Element Update and related General Plan Amendments under the California Environmental Quality Act (CEQA). Table 4 below summarizes the key dates to ensure the City receives HCD certification by the January 2023 deadline.

Table 4: Key Dates
Step / Task Date(s)
Public Review of Draft Housing Element April 15 – May 15, 2022 HCD 90-Day Review of Draft Housing Element May – August 2022 Environmental Review June – November 2022
Prepare General Plan Safety Element and Environmental
Justice Policy Amendments
June – November 2022
Revise Housing Element in Response to HCD’s Comments August – November 2022 Adopt Housing Element Update (Planning Commission
Review and City Council Adoption)
November 2022 – January 2023
ENVIRONMENTAL DETERMINATION:

Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City will prepare the necessary environmental review for the Draft 2023 – 2031 Housing Element.

However, the City Council’s action to direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted.

PLANNING COMMISSION REVIEW:

On April 26, 2022, the Planning Commission reviewed the Draft 2023 – 2031 Housing Element and adopted Resolution No. 22-06 (Attachment 4) recommending that the City Council direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review.

STRATEGIC PLAN INITIATIVE:

Strategy 3: Create More Affordable Housing Opportunities.

NOTICING REQUIREMENTS/PUBLIC OUTREACH:

Page 9 of 9 ends

overview of the Housing Element, RHNA, Preliminary Sites Inventory, and required policy and program topics, and provided an opportunity for the community to provide feedback. The community was notified of these engagement opportunities through the City’s social media, website, push notifications, and email. Additionally, Staff held one-on-one meetings with the property owners of the “Additional Sites” identified to satisfy the “remaining need” for sites to accommodate the RHNA. The City also has a Housing Element Update webpage on the City’s website that serves as a landing place for information. The Planning Commission held a study session on March 8, 2022, and reviewed the Draft 2023 – 2031 Housing Element on April 26, 2022. The City Council also held meetings to receive updates regarding the Housing Element Update on February 18, 2020, October 6, 2020, June 15, 2021, November 2, 2021, and March 15, 2022. The feedback and information received through these outreach efforts was used to help create the proposed policies and programs to address the housing needs.

In accordance with State law, a public notice was published in the East Bay Times and posted at several locations throughout the City. Additionally, the City Council Agenda and the Staff Report for this public meeting was also made available on the City’s website.

ATTACHMENTS:
1) Resolution Directing Staff to Submit the Draft 2023 – 2031 Housing Element to the California Department of Housing and Community Development for Review 2) Draft 2023 – 2031 Housing Element
3) Public Feedback Form
4) Planning Commission Resolution No. 22-06
622
Attachment 1
Reso. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 1 of 3 RESOLUTION NO. XX – 22

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF DUBLIN
DIRECTING STAFF TO SUBMIT THE DRAFT 2023 – 2031 HOUSING ELEMENT TO THE

CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR REVIEW
WHEREAS, the State of California requires cities and counties to adopt a comprehensive, long-term General Plan for the physical development of the City; and WHEREAS, the Housing Element is one of seven mandated elements of the General Plan and must address the existing and projected housing needs for all economic segments of the community; and
WHEREAS, State law requires Housing Elements to be updated and certified by the California Department of Housing and Community Development (HCD) every eight years; and WHEREAS, the City of Dublin prepared the Draft 2023 – 2031 Housing Element in accordance with State law; and
WHEREAS, the Draft 2023 – 2031 Housing Element includes goals which to accomplish the following:
 Expand housing choice and multi-modal transportation opportunities for existing and future Dublin residents;
 Expand housing opportunities for all economic segments of Dublin’s population;  Use public and private resources to maintain and enhance existing residential neighborhood character;
 Provide housing opportunities for all Dublin residents, regardless of race, color, ancestry, national origin, religion, age, gender, gender identity and expression, marital status, familial status, medical condition or disability, military or veteran status, source of income, sexual orientation, or any other protected characteristic; and
 Promote energy efficiency and conservation throughout Dublin; and WHEREAS, the Draft 2023 – 2031 Housing Element includes specific Housing Programs to implement the goals outlined above; and
WHEREAS, the Housing Programs are grouped into the following six categories:
 Housing Conservation and Preservation
 Housing Production
 Adequate Housing Sites
 Removal of Governmental Constraints
 Promoting Equal Housing Opportunity
 Green Building Program; and
623
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 3 WHEREAS, on February 18, 2020, the City Council received an informational report about the upcoming sixth cycle Regional Housing Needs Allocation (RHNA) and Housing Element Update; and
WHEREAS, on October 6, 2020, the City Council received a status update on RHNA and the Housing Element Update and provided feedback; and
WHEREAS, on November 2, 2021, the City Council conducted a Study Session on the RHNA and Housing Element Update, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Property Authority properties at the Transit Center and the Hacienda Crossings shopping center as sites to accommodate the remaining need; and WHEREAS, between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10-question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics; and WHEREAS, on January 19, 2022, and February 17, 2022, the City held Community Workshops to solicit input from the development community, service providers, housing advocates, residents, and property owners; and
WHEREAS, on March 8, 2022, the Planning Commission conducted a Study Session on the Housing Element Update; and
WHEREAS, on March 15, 2022, the City Council received a status report on the Housing Element Update and provided feedback on the Preliminary Sites Inventory, including: 1) the distribution of units on the additional sites to meet the remaining need; 2) the selection of sites identified in Downtown Dublin; and 3) holding units identified in Downtown Dublin outside of the Downtown Dublin Specific Plan Development Pool; and
WHEREAS, the Draft Housing Element was available for public review from April 15 to May 15, 2022; and
WHEREAS, on April 26, 2022, the Planning Commission reviewed the Draft 2023 – 2031 Housing Element and adopted Resolution No. 22-06 recommending that the City Council direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review; and WHEREAS, a Staff Report was submitted to the City Council recommending that the City Council direct Staff to submit the Draft 2023 – 2031 Housing Element to HCD for review; and WHEREAS, on May 17, 2022, the City Council reviewed the Draft 2023 – 2031 Housing Element; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require certain projects be reviewed for environmental impacts and environmental documents be prepared; and WHEREAS, pursuant to CEQA, the City will prepare the necessary environmental review for the Draft 2023 – 2031 Housing Element. However, the City Council’s action to direct Staff to 624
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 3 submit the Draft 2023 – 2031 Housing Element to HCD for review is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not approved or adopted.

NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution.

BE IT FURTHER RESOLVED that the City Council does hereby direct Staff to make nonsubstantive edits identified in the staff report, changes discussed by the City Council, and other non-substantive changes to carry out the intent of this Resolution and submit the Draft 2023 – 2031 Housing Element to HCD for review.

PASSED, APPROVED, AND ADOPTED this 17th day of May 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
625
City of Dublin Attachment 3
2023-2031 Housing Element Update
Public Feedback Form
Draft Housing Element – Public Feedback Form

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

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

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

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

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

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

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

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

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

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

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

11. Please submit here any additional comments you have regarding the Dublin 2023-2031 Housing Element.
a. Same as above. Dublin has done more than its share to help with housing shortage. Please do what you can to balance mew housing with providing adequate school space and resources for current and future students. Thank you.
626
Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 1 of 3 RESOLUTION NO. 22-06

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF DUBLIN

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

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

Housing Conservation and Preservation
Housing Production
Adequate Housing Sites
Removal of Governmental Constraints
Promoting Equal Housing Opportunity
Green Building Program; and
Attachment 4
627
Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 2 of 3 WHEREAS, on February 18, 2020, the City Council received an informational report about the upcoming sixth cycle Regional Housing Needs Allocation (RHNA) and Housing Element Update; and
WHEREAS, on October 6, 2020, the City Council received a status update on the RHNA and Housing Element Update and provided feedback; and
WHEREAS, on November 2, 2021, the City Council conducted a Study Session on the RHNA and Housing Element Update, with focus on the Preliminary Sites Inventory. The City Council directed staff to disperse lower-income housing sites throughout Dublin and prioritized the Alameda County Surplus Property Authority properties at the Transit Center and the Hacienda Crossings shopping center as sites to accommodate the remaining need; and WHEREAS, between December 20, 2021, and February 28, 2022, the City conducted an online survey to receive community feedback that will help to create policies and programs that appropriately address the housing needs of current and future Dublin residents. The 10-question survey, available in English and Mandarin, focused on housing needs, desired housing locations, community assistance, fair housing, the vision for housing, and demographics; and WHEREAS, on January 19, 2022, and February 17, 2022, the City held Community Workshops to solicit input from the development community, service providers, housing advocates, residents, and property owners; and
WHEREAS, on March 8, 2022, the Planning Commission conducted a Study Session on the Housing Element Update; and
WHEREAS, on March 15, 2022, the City Council received a status report on the Housing Element Update and provided feedback on the Preliminary Sites Inventory, including: 1) the distribution of units on the additional sites to meet the remaining need; 2) the selection of sites identified in Downtown Dublin; and 3) holding units identified in Downtown Dublin outside of the Downtown Dublin Specific Plan Development Pool; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require certain projects be reviewed for environmental impacts and environmental documents be prepared; and WHEREAS, pursuant to CEQA, the City will prepare the necessary environmental review for the Draft 2023 2031 Housing Element. However, the Planning Commission and City 2031 Housing Element to HCD for review
is exempt from CEQA pursuant to CEQA Guidelines Section 15262, as the project involves only feasibility or planning studies for possible future actions which have not been approved or adopted; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending the City Council direct Staff to submit the Draft 2023-2031 Housing Element to HCD for review; and WHEREAS, the Planning Commission held a public meeting on April 26, 2022, to review the Draft 2023 2031 Housing Element.
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Reso. No. 22-06, Item 7.1, Adopted 04/26/22 Page 3 of 3 NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution.

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

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

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

ABSENT:

ABSTAIN:

Planning Commission Chair
ATTEST:

Assistant Community Development Director
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May 17, 2022
SB 343
Senate Bill 343 mandates supplemental materials
that have been received by the City Clerk’s office that relate to an agenda item after the agenda packets
have been distributed to the City Council be available
to the public.

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

Item 7.1
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631
632
633
City of Dublin
2023-2031 Housing Element Update
Public Review Draft – Feedback Form
Public Review Draft Housing Element Feedback Form
On April 15, 2022, the City released the Public Review Draft of the 2023-2031 Housing Element for a 30- day public review. A feedback form was made available with the document to collect responses from the public. Listed below are the comments received; four feedback forms were submitted from the public.

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

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Dublin City CouncilNovember 15, 2022

Dublin City Council
November 15, 2022