1. Introduction

The City of Dublin is located at the intersection of Highways I-580 and I-680 in eastern Alameda County. The City was incorporated in 1982 and has a current population of approximately 72,000 people. Over the past 25 years Dublin has gone through a rapid growth cycle, with much of that growth focused on undeveloped land in eastern Dublin. The City is also experiencing redevelopment/revitalization of the commercial core of Downtown Dublin, and transit-oriented development around the City's two Bay Area Rapid Transit (BART) stations.

The Community Development Department is looking for a consultant to conduct a Feasibility Study to evaluate the percentage of affordable units required of single-family and multifamily for-sale or rental residential development projects, and a Nexus Study to establish revised Inclusionary Zoning In-Lieu and Commercial Linkage Fees. This study would include a comparison of requirements by other similar cities and recommendations for the City of Dublin. The City is requesting interested individuals/firms to submit proposals to conduct these studies.

2. Scope of Services

The selected consultant will:

• Prepare a feasibility study which evaluates the economic tradeoffs of requiring a certain percentage of affordable units in new single-family residential and multi-family for-sale and rental residential developments in Dublin.
• Prepare a nexus-based cost allocation study, to establish affordable housing in-lieu fees and the Commercial Linkage fees based on quantified demand for affordable housing that is generated by new market-rate housing and commercial development in the City of Dublin. Nexus analysis must provide a basis and methodology for establishing In-Lieu fees, and the Commercial Linkage fees that are consistent with State and Federal requirements, and proportional to the impact of the development. Provide studies that include, but are not limited to, including the following:
  • Introduction and policy context.
  • Background analysis and assumptions which include outreach to the interested parties and stakeholders, including, but not limited to local developers, affordable housing stakeholders and residents.
  • Detailed descriptions of cost assumptions and other data points.
  • Analysis of hypothetical development projects/proforma including adequate profit margins. Comparison of the City of Dublin's current and recommended required percentage of affordable units, the In-Lieu Fee, and the Commercial Linkage Fee with that of other communities in the Tri-Valley and similar cities in the Bay Area.
• Submit a report with clear findings about the economic viability and recommendations on the required percentage of affordable units in new residential developments, in-lieu fee, and the commercial linkage fee.
• Attend two City Council meetings to present conclusions and recommendations and to answer questions regarding the feasibility and nexus studies.
• Complete the tasks described in this request for proposals within 6 months of the project kick-off or as otherwise agreed to in the final scope of work. This timeline can be extended if the City of Dublin and the Consultant mutually agree to extend the timeline.

3. Submittal Requirements

The Consultant chosen to work with the City of Dublin staff to complete the Feasibility Study and Nexus Study should at a minimum possess the following qualifications:

• Experience with Inclusionary Requirements, In-Lieu Fees, and Commercial Linkage Fees.
• Familiarity with the City of Dublin, the existing Inclusionary requirement, the In-Lieu Fee, and the Commercial Linkage Fee, and applicable state and federal laws.