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HomeMy WebLinkAbout6.1 Citywide Multi-Family Objective Design Standards and Zoning Ordinance AmendmentsAgenda Item 6.1 STAFF REPORT PLANNING COMMISSION Page 1 of 5 DATE:January 25, 2022 TO:Planning Commission SUBJECT:Citywide Multi-Family Objective Design Standards and Zoning Ordinance Amendments (PLPA-2022-00002)Prepared by:Michael P.Cass, Principal Planner EXECUTIVE SUMMARY:The Planning Commission will consider and make a recommendation to the City Council regarding approval of the Citywide Multi-Family (MF) Objective Design Standards (ODS) and companion amendments to Title 8 (Zoning) of the Dublin Municipal Code. State law requires local jurisdictions to provide a streamlined ministerial approval process for eligible multi-family residential developments, subject to objective zoning and design review standards. The proposed MF ODS and Zoning Ordinance Amendments would ensure that objective zoning and design review standards are in place. STAFF RECOMMENDATION:Conduct a public hearing, deliberate, and adopt the Resolution recommending City Councilapproval of: 1) the Citywide Multi-Family Objective Design Standards; and 2) amendments to Dublin Municipal Code Chapter 8.104 (Site Development Review) and Chapter 8.116 (Zoning Clearance). DESCRIPTION:BackgroundSenate Bill 35Senate Bill 35 (SB 35) provides for a streamlined ministerial approval process for multi-family residential developments in cities and counties that have made insufficient progress towardmeeting their assigned Regional Housing Needs Allocation (RHNA), subject to meeting certain eligibility criteria and objective zoning and design review standards. Eligible developments 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 locational and demolition restrictions.The legislation defines “objective standards” as standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform 9 Page 2 of 5 benchmark or criterion. For example, an objective standard for a building setback would provide a specific measurable distance that is required, whereas a subjective or discretionary guidelinemight use a term such as a “generous” setback is required.The State Department of Housing and Community Development (HCD) is responsible for annually determining which cities and counties are subject to SB 35 and for publishing Streamlined Ministerial Approval Process Guidelines. The SB 35 streamlined ministerial process is in effect until January 1, 2026. It is unknown if the State legislature will extend or replace SB 35. In accordance with HCD’s most recent determination (last updated July 8, 2021), Dublin has made insufficient progress toward meeting the City’s lower-income RHNA (very-low and low-income) and is, therefore, subject to the streamlined ministerial approval process for proposed developments with at least 50% affordability.Proposed ProjectIn response to the legislation, Staff worked with RRM Design Group (the consultant) to prepare Multi-Family Objective Design Standards (MF ODS) and companion amendments to the Dublin Municipal Code. Without the MF ODS, the City would have little control over the design of future eligible housing projects where the developer has requested streamlined approval.To prepare the Citywide MF ODS, Staff and the consultant completed the following steps: Review Existing Policy Documents. Staff and the consultant reviewed the City’s existing policy documents, including the Bicycle and Pedestrian Master Plan, Downtown Dublin Specific Plan, Dublin Crossing Specific Plan, Dublin Village Historic Area Specific Plan, Eastern Dublin Specific Plan, Scarlett Court Design Guidelines, SDR Guidelines, Streetscape Master Plan, and the Zoning Ordinance. Driving Tour. Staff and the consultant conducted a driving tour of multi-family residential developments in Dublin to identify successful and unsuccessful elements of projects. Other Jurisdiction Analysis.Staff and the consultant reviewed example MF ODS for other jurisdictions and identified topics and sample standards to be covered in the City’s MF ODS. Translated Subjective Language to Objective Design Standards.Existing subjective design guidelines were translated into objective design standards. The new standards were drafted to reinforce the intent of the existing language. Review of Draft.The Draft MF ODS were reviewed by the Building and Safety Division, the Planning Division, and the Public Works Department. Planning Commission ReviewOn June 8, 2021, the Planning Commission received a presentation and provided feedback on the City’s draft Multi-Family Residential Objective Design Standards. The Planning Commission is now being asked to review the proposed Citywide Multi-Family Objective Design Standards and related Zoning Ordinance Amendments, and provide a recommendation to the City Council. Analysis 10 Page 3 of 5 The purpose of the MF ODS is to ensure that new multi-family development in Dublin provides high quality architecture, appropriately connects to its surroundings, includes well designed amenities and open spaces, promotes sustainability, and contributes to walkable and safe environments. The MF ODS are intended to guide property owners, applicants/developers, and design professionals and provide clear design direction that enhances an area’s unique character and ensures a high-quality living environment that will be desirable and hold its value over time, while encouraging creative design that enriches the community of Dublin.The MF ODS supplement existing development standards described in the DMC and Planned Development zoning districts, as well as in adopted specific plans. If there is any conflict between these standards and those in another adopted document, the more restrictive standard shall apply. Citywide Multi-family Objective Design Standards ContentsThe Citywide MF ODS include four chapters: 1) Introduction; 2) Site Planning; 3) Building Design; and 4) Glossary of Terms. The Site Planning objective design standards cover building placement; vehicular surface parking and access; bicycle parking; pedestrian circulation and access; private outdoor space; and common usable outdoor space. The Building Design objective design standards cover building form and massing; façade articulation; roof forms; building and unit entries; fenestration; parking structures; building materials, colors, and lighting; and ancillary structures, equipment, and utilities.Zoning Ordinance AmendmentIn addition to the MF ODS, Staff prepared companion amendments to the Dublin Municipal Code(DMC) including, Section 8.104.020 (Exemptions from SDR), Section 8.116.020 (Applications Requiring a Zoning Clearance), DMC Section 8.116.030 (Application). 8.116.040 (Approval), and DMC Section 8.116.050 (Expiration of Zoning Clearance. The proposed amendments include the following: Specify that housing projects eligible for streamlined approval are exempt from an SDR Permit in accordance with State law provided that a Zoning Clearance is approved; Establish a required finding for new multi-family residential development to comply with the Citywide MF ODS; alternatively, if the proposal deviates from one or more objective design standards, the project would be subject to the City’s discretionary SDR Permit process to ensure the project complies with the purpose and intent of the standard through alternate means; and Add housing projects eligible for streamline approval to the Zoning Clearance Chapter of the Zoning Ordinance.Refer to Attachment 1 for a redlined version of proposed changes where underlined text is proposed to be added.ApplicabilityThe Citywide MF ODS would apply to all new multi-family developments within Dublin. Projects that qualify for the SB 35 streamlined ministerial approval process would be required to comply with all the ODS. All other projects would be subject to the MF ODS but through the City’s 11 Page 4 of 5 discretionary SDR Permit process could be allowed to deviate from the MF ODS when the purpose and intent of the standard is met through alternate means. Allowing flexibility through a discretionary SDR Permit shall not be construed as applying the lowest common denominator that dilutes the quality and character of a project. The Zoning Ordinance will continue to regulate development standards (such as building height, setbacks, and lot coverage), while the new objective design standards will regulate design criteria (such as site layout, building orientation, pedestrian connections, and building design) to ensure that new multi-family housing maintains a design quality reflective of the community.Staff has prepared a draft Resolution (Attachment 2) recommending that the City Council: 1)adopt a Resolution (Attachment 3) approving the Citywide Multi-Family Objective Design Standards (Attachment 4); and adopt an Ordinance (Attachment 5) approving amendments to the Dublin Municipal Code.Consistency with the General Plan, Specific Plans, and Zoning OrdinanceThe proposed Citywide MF ODS and Zoning Ordinance Amendments are consistent with the Dublin General Plan and all applicable specific plans in that the amendments are necessary to comply with State law and are consistent with applicable land use regulations and development policies. Amendments to the Zoning Ordinance are proposed to ensure consistency with State law and implementation of the MF ODS. ENVIRONMENTAL DETERMINATION:The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The proposed Citywide Multi-Family Objective Design Standards and Zoning Ordinance Amendments are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that they would not have a significant effect on the environment and, thus, are not subject to CEQA review. NOTICING REQUIREMENTS/PUBLIC OUTREACH: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 was posted. ATTACHMENTS:1) Redlines of Proposed Zoning Ordinance Amendments2) Resolution Recommending City Council Approval of the Multi-Family Objective Design Standards and Related Zoning Ordinance Amendments3) Exhibit A to Attachment 2 – Resolution Approving the Citywide Multi-Family Objective Design Standards 12 Page 5 of 5 4) Exhibit A to Attachment 3 – Citywide Multi-Family Objective Design Standards 5) Exhibit B to Attachment 2 – Ordinance Approving Amendments to Dublin Municipal Code 13 Attachment 1 SECTION 8.104.020 EXEMPTIONS FROM SITE DEVELOPMENT REVIEW The permit requirements of this Chapter do not apply to the following: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4, provided the Community Development Director or his/her designee approves a Zoning Clearance in accordance with Chapter 8.116. SECTION 8.104.090 REQUIRED FINDINGS All of the following findings shall be made in order to approve a Site Development Review and shall be supported by substantial evidence in the public record: B. For new multi-family residential development, the project complies with all of the Citywide Multi-family Objective Design Standards; alternatively, if the proposal deviates from one or more objective design standards, the purpose and intent of the standard is met through alternative means. BC. The proposal is consistent with the provisions of Title 8, Zoning Ordinance. CD. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed. DE. The subject site is physically suitable for the type and intensity of the approved development. EF. Impacts to existing slopes and topographic features are addressed. FG. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity. GH. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public. HI. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles. IJ. Approval of this application complies with Chapter 8.58 relating to the Public Art Program Contribution. 14 SECTION 8.116.020 APPLICATIONS REQUIRING A ZONING CLEARANCE J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4. SECTION 8.116.030 APPLICATION J. Housing Projects Eligible for Streamlined Approval.If the Zoning Clearance is for a housing project that is eligible for streamlined approval, the Applicant shall submit a “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form provided by the Community Development Department with information requested on the form. SECTION 8.116.040 APPROVAL The Director shall decide zoning clearance applications as follows: J. Housing Projects Eligible for Streamlined Approval.Housing projects that are eligible for streamlined approval shall be reviewed for compliance with the eligibility requirements contained in Government Code Section 65913.4. The Zoning Clearance approval for a housing project eligible for streamlined approval shall be a completed “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form and any pertinent attachments as required on the form with the date and signature of the Community Development Director or his/her designee. SECTION 8.116.050 EXPIRATION OF ZONING CLEARANCE J. Housing Projects Eligible for Streamlined Approval.A Zoning Clearance issued in conjunction with a housing project eligible for streamlined approval shall expire in accordance with Government Code Section 65913.4(e). 15 Attachment 2 RESOLUTION NO. 22-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF: 1) THE CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS; AND 2) AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.104 (SITE DEVELOPMENT REVIEW) AND CHAPTER 8.116 (ZONING CLEARANCE) EFFECTIVE CITY-WIDE PLPA-2022-00002 WHEREAS,the City occasionally initiates amendments to the Zoning Ordinance to clarify, add, or amend certain provisions to ensure that the Zoning Ordinance remains current with federal and state law, internally consistent, simple to understand and implement, and relevant to changes occurring in the community; and WHEREAS,Senate Bill 35 (SB 35) was part of a legislative package of bills aimed at addressing the State’s housing shortage and high housing costs; and WHEREAS,SB 35 which provides a streamlined ministerial approval process for multi- family residential developments in cities and counties that have made insufficient progress towards meeting their assigned Regional Housing Needs Allocation, subject to meeting certain eligibility criteria and objective zoning and design review standards; and WHEREAS,in response, the City of Dublin prepared Citywide Multi-family Objective Design Standards and companion Zoning Ordinance Amendments to meet the requirements of SB 35; and WHEREAS,the California Environmental Quality Act (CEQA), together with the State guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS,the Planning Commission hereby finds the proposed Citywide Multi-Family Objective Design Standards and companion Zoning Ordinance Amendments are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that they will not have a significant effect on the environment and, thus, are not subject to CEQA review; and WHEREAS,the Planning Commission held a duly noticed public hearing on January 25, 2022, during which all interested persons were heard. 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 of Dublin Planning Commission does hereby recommend that the City Council adopt the Resolution, approving the Citywide Multi-family Objective Design Standards, attached hereto as Exhibit A and incorporated herein by reference. 16 Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 2 BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby recommend that the City Council adopt the Ordinance, approving the Zoning Ordinance Amendments, attached hereto as Exhibit B and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 25th day of January, 2022 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 17 Attachment 3 Exhibit A to Attachment 2 Reso. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 1 of 2 RESOLUTION NO. XX – 22 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS PLPA-2022-00002 WHEREAS,Senate Bill 35 (SB 35) was part of a legislative package of bills aimed at addressing the State’s housing shortage and high housing costs; and WHEREAS,SB 35 provides a streamlined ministerial approval process for multi-family residential developments in cities and counties that have made insufficient progress towards meeting their assigned Regional Housing Needs Allocation, subject to meeting certain eligibility criteria and objective zoning and design review standards; and WHEREAS,in response, the City of Dublin prepared the proposed Citywide Multi-Family Objective Design Standards to meet the requirements of SB 35; and WHEREAS,the Planning Commission held a duly noticed public hearing on January 25, 2022, during which all interested persons were heard, and adopted Resolution No. 22-XX recommending City Council approval of the Citywide Multi-Family Objective Design Standards; and WHEREAS,the California Environmental Quality Act (CEQA), together with the State guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS,the City Council hereby finds the proposed Citywide Multi-Family Objective Design Standards are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that the amendments will not have a significant effect on the environment and are not subject to CEQA review; and WHEREAS,a Staff Report was submitted to the Dublin City Council recommending City Council approval of the Citywide Multi-Family Objective Design Standards; and WHEREAS,the City Council held a public hearing on the proposed Citywide Multi-Family Objective Design Standards on ______, at which time all interested parties had the opportunity to be heard; and WHEREAS,proper notice of said hearing was given in all respects as required by law; and WHEREAS,the City Council did hear and consider all said reports, recommendations, and testimony herein above set forth and used its independent judgment to evaluate the project. 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 hereby approves the Citywide Multi- Family Objective Design Standards, attached as Exhibit A. 18 Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 2 PASSED, APPROVED AND ADOPTED this __th day of _______ 2022, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: _________________________________ City Clerk 19 CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS PUBLIC REVIEW DRAFT JANUARY 2022 Attachment 4 Exhibit A to Attachment 3 20 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 21 PUBLIC REVIEW DRAFT CITY OF DUBLIN PREPARED FOR City of Dublin PREPARED BY RRM Design Group ACKNOWLEDGMENTS CITY COUNCIL Melissa Hernandez - Mayor Jean Josey - Vice Mayor Sherry Hu Shawn Kumagai Michael McCorriston PLANNING COMMISSION Dawn Benson Catheryn Grier Renata Tyler Janine Thalblum Stephen Wright Kashef Qaadri - Alternate CITY STAFF Jeff Baker - Community Development Director Kristie Wheeler - Assistant Community Development Director Michael P. Cass – Principal Planner 22 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 23 PUBLIC REVIEW DRAFT CITY OF DUBLIN TABLE OF CONTENTS CHAPTER 1 – INTRODUCTION 1.1 Purpose 1-1 1.2 Organization and Applicability 1-1 CHAPTER 2 – SITE PLANNING OBJECTIVE STANDARDS 2.1 Building Placement 2-1 2.2 Vehicular Surface Parking and Access 2-3 2.3 Bicycle Parking 2-5 2.4 Pedestrian Circulation and Access 2-6 2.5 Private Outdoor Space 2-7 2.6 Common Usable Outdoor Space 2-7 CHAPTER 3 – BUILDING DESIGN OBJECTIVE STANDARDS 3.1 Building Form and Massing 3-1 3.2 Façade Articulation 3-3 3.3 Roof Forms 3-4 3.4 Building and Unit Entries 3-5 3.5 Fenestration 3-7 3.6 Parking Structures 3-8 3.7 Building Materials, Colors, and Lighting 3-10 3.8 Ancillary Structures, Equipment, and Utilities 3-11 APPENDIX A Glossary of Terms A-1 24 THIS PAGE LEFT INTENTIONALLY BLANK 25 CHAPTER 1 INTRODUCTION 26 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 27 1 1-1 INTRODUCTION PUBLIC REVIEW DRAFT CITY OF DUBLIN CHAPTER 1 - INTRODUCTION 1.1 PURPOSE The purpose of the Multi-family Objective Design Standards is to ensure that new multi-family development in Dublin provides high quality architecture, appropriately connects to its surroundings, includes well designed amenities and open spaces, promotes sustainability, and contributes to walkable and safe environments. The Multi-family Objective Design Standards are intended to guide property owners, applicants/developers and design professionals and provide clear design direction that enhances an area’s unique character and ensures a high- quality living environment that will be desirable and hold its value over time, while encouraging creative design that enriches the community of Dublin. 1.2 ORGANIZATION AND APPLICABILITY The following Multi-family Objective Design Standards are organized into two primary sections: Site Planning and Building Design. The Site Planning Chapter includes objective standards for site layout and building placement, vehicular access and parking, and outdoor spaces and amenities. The Building Design Chapter includes objective standards for building form and massing, façade articulation, unit entries, fenestration, colors and materials, parking structure design, and accessory structures and utilities. The Multi-family Objective Design Standards supplement existing development standards described in Title 8 (Zoning) of the Dublin Municipal Code and Planned Development zoning districts, as well as in adopted specific plans, such as the Downtown Dublin Specific Plan, Dublin Crossing Specific Plan, Dublin Village Historic Area Specific Plan, and Eastern Dublin Specific Plan. If there is any conflict between these standards and those in another adopted document, the more restrictive standard shall apply. 28 1 INTRODUCTION OBJECTIVE DESIGN STANDARDS1-2 CITYWIDE MULTI-FAMILY Most multi-family residential projects are subject to a discretionary Site Development Review (SDR) Permit unless a project qualifies for a streamlined ministerial approval process established under Government Code Section 65913.4. Projects that qualify for a streamlined process are required to comply with ALL of the objective standards within this document. All other multi-family residential projects are subject to the objective standards, but through the City’s discretionary SDR Permit process they may request a deviation from standards when the purpose and intent of the standard is met through alternate means. Allowing flexibility through a discretionary SDR Permit shall not be construed as applying the lowest common denominator that dilutes the quality and character of a project. For a glossary of relevant terms used throughout this document, please refer to Appendix A. 29 CHAPTER 2 SITE PLANNING OBJECTIVE STANDARDS 30 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 31 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-1 SITE PLANNING OBJECTIVE STANDARDS CHAPTER 2 - SITE PLANNING OBJECTIVE STANDARDS Site planning refers to the arrangement of buildings and parking areas, the size and location of pedestrian spaces and parking areas, and how these features relate to one another. Topics in this Chapter include building placement, vehicular surface parking and access, bicycle parking, pedestrian circulation and access, and private and common usable outdoor space. 2.1 BUILDING PLACEMENT A. Buildings located adjacent to the primary street shall have unit front entries facing the street. B. For buildings not located along the primary street, unit front entries shall be oriented to face internal common open space areas such as landscaped courtyards, plazas, or paseos. C. Each dwelling unit fronting a primary or side street shall include at least one street-facing porch, balcony, and/or patio. 2.1.A Buildings located adjacent to the primary street shall have unit front entries facing the street 2.1.B Buildings not located along the primary street shall have unit front entries oriented to face internal common open space areas 32 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-2 D. A minimum five-foot wide landscape buffer shall be located adjacent to all ground level private outdoor spaces to provide additional privacy and security for the residents. The buffer shall be planted with dense evergreen shrubs and vines which grow to or are maintained at a three- foot minimum height. Stoops are permitted to encroach into the five- foot wide landscape buffer. E. Ground floor units shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into habitable ground floor spaces. F. Projects with six or more dwelling units shall cluster mailboxes in a common centralized location that is internal to the site. Clustered mailboxes shall utilize the same colors and/or materials to the main buildings on the site. 2.1.D A minimum five-foot wide landscape buffer shall be located adjacent to all ground level private outdoor spaces to provide additional privacy and security 33 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-3 SITE PLANNING OBJECTIVE STANDARDS Greater than 100 feet 100 feet or less Parking B.II: For projects with less than 100 linear feet of primary street frontage, a maximum of one vehicle access point from the primary street is permitted. For projects with 100 linear feet or more of primary street frontage, a maximum of two vehicle access points from the primary street is permitted. 2.2.B Project entries and pedestrian crossings shall feature enhanced paving 2.2.C Interior lots with a street frontage width less than 100 feet, one access point is permitted. Interior lots with a street fronting width greater than 100 feet may have up to two access points. 2.2 VEHICULAR SURFACE PARKING AND ACCESS A. When alley or side street access is available, primary access to parking areas shall be taken from this location, rather than the primary street. B. Enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used as follows: i. Entry Drives - Minimum 12 feet deep across the width of each entry drive. ii. Pedestrian Crossings - Minimum one foot wider than connecting walkways across the length of the intersecting primary and side streets. C. For interior lots with less than 100 linear feet of street frontage, a maximum of one vehicle access point from the street is permitted. For interior lots with 100 linear feet or more of street frontage, a maximum of two vehicle access points from the street is permitted. For corner lots, one vehicular access point is permitted per street frontage, with an overall maximum of two vehicular access points permitted. Vehicle access points shall be located near the property line furthest from the intersection. D. For developments with controlled entrances, including vehicular access gates to parking areas, access shall be located a minimum of 20 feet from the back of sidewalk along Collector, Local Residential, or Private streets, and 40 feet from the back of sidewalk along Arterial roadways to accommodate vehicle(s) entering the site without queuing into the street. 34 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-4 E. Surface parking areas for developments shall be screened from the street. Screening may be accomplished through building placement, landscape features, and/or low walls. Low walls for screening shall be set back at least three feet from the back of public sidewalks with evergreen shrubs and/or vines provided between the sidewalk and wall. F. Developments with more than 20 units shall provide at least one ride share pick-up and drop-off location within 100 feet of an entrance to the primary building. i. Ride share pick-up and drop-off location shall be clearly visible from the roadway and/or primary driveway entrances and provide a passenger loading space or temporary parking space to avoid passenger loading within vehicular circulation routes. ii. Ride share pick-up and drop-off location shall provide waiting area with a minimum of one bench and one waste/recycling receptacle. Benches shall be covered or located under trees. The waiting area may be located within a building lobby, clubhouse, or common building if the pick-up location is visible from this location. 2.2.E Surface parking areas for developments shall be screened from the street 35 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-5 SITE PLANNING OBJECTIVE STANDARDS 2.3.A Short-term bicycle racks shall be located in a visible location within 200 feet of the building entrance 2.3.C Long-term bicycle parking shall be located in a secure area within a parking structure or building, or within a lockable storage enclosure 2.3 BICYCLE PARKING A. Short-term bicycle parking shall be provided in the form of permanent, readily visible bicycle racks. Bicycle racks must allow both wheels to be locked to the rack. Racks shall be located within 200 feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-way. B. At least one long-term bicycle storage space is required for each unit and may be located within a designated space within the unit, within individual lockable containers outside of the unit, or within a secure, long-term bicycle parking area. C. Secure, long-term bicycle parking areas shall be enclosed and designed within a parking structure or building, or within a lockable storage enclosure. i. Lockable storage enclosures shall not be visible from the right-of-way. ii. Enclosures must be designed with materials and colors used in the primary building or shall be screened with dense evergreen shrubs and trees. 36 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-6 2.4.A On-site pedestrian circulation and access shall be provided to connect the site 2.4.B Differing/contrasting paving materials shall be used to distinguish primary entries to buildings 2.4 PEDESTRIAN CIRCULATION AND ACCESS A. Paved on-site pedestrian circulation and access shall be provided according to the following standards: i. Connecting residential units to other areas of the site, such as parking areas, common outdoor areas, waste and recycling enclosures, pet waste stations, and pedestrian amenities. ii. Connecting public sidewalks to building entries and parking areas. iii. Connecting building entrances to all bus/transit stops directly adjacent to the project. B. Primary entries to buildings shall provide decorative paving that contrasts in color and texture from the adjacent walkway paving to accentuate the entrances. C. Pedestrian walkways on private property shall be designed with the following conditions: i. Constructed of firm and slip-resistant materials such as concrete, stamped concrete, or concrete pavers. ii. Designed with a minimum width of four feet. iii. Flanked on both sides of the walkways with landscaping, including a mix of turf or low groundcovers and low shrubs that do not exceed four feet in height. iv. Evergreen canopy trees spaced to shade at least 50 percent of the overall walkway length at maturity. v. Pedestrian scale lighting fixtures located at least five feet away from adjacent residential dwellings. Design of pedestrian-scale lighting fixtures shall be consistent with building lighting fixtures. 37 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-7 SITE PLANNING OBJECTIVE STANDARDS 2.5.A Private outdoor space shall be provided for each unit 2.5.B Private outdoor space shall be provided at a minimum of 60 square feet per unit with a minimum dimension of six feet in any direction 2.5 PRIVATE OUTDOOR SPACE A. The equivalent of 10 percent or more of the floor area of each unit shall be provided as private outdoor space. For units on upper floors, this outdoor space may be provided by decks and balconies. This requirement may be satisfied by more than one private outdoor space area. B. Private outdoor space, including balconies provided to meet private outdoor space requirements shall be provided at a minimum of 60 square feet per unit with a minimum dimension of six feet in any direction. 2.6 COMMON USABLE OUTDOOR SPACE A. Common usable outdoor space shall be provided at minimum 30 percent of the net site area. For example, a one-acre net site would be required to provide 13,068 square feet of common usable outdoor space in one or multiple locations within a project. B. A minimum of one pet waste bag and disposal station shall be provided common usable outdoor space where pets congregate with a minimum of one pet waste bag and disposal station per development. C. Common usable outdoor space shall be arranged to afford visibility by on-site users and passers-by. Barriers shall be designed with transparency to afford opportunities for surveillance through the barrier. 6 feetMin 6 feetMin Private outdoor space (60 square feet minimum) 38 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-8 2.6.D.iv Outdoor Amenity Table Number of Units Required Number of Amenities 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1000 2 percent of total 1001 and over 20, plus 1 for each 100, or fraction thereof, over 100 Total Number of Outdoor Amenities D. Outdoor Amenity Requirements. i. Outdoor amenities shall be provided as a component of required Common Usable Outdoor Space. ii. Each common usable outdoor space shall be designed with a minimum of 500 square feet of dedicated and improved open space, with a minimum dimension of 10 feet in any direction. iii. Each common usable outdoor amenity space shall include a minimum of one secure in-place waste/recycling receptacle and one covered seating area, unless otherwise specified in this section. iv. The number of amenities within common usable outdoor space shall be based on the number of units within the multi-family project as shown in the Outdoor Amenity Table. Where more than one amenity is required, a combination of the outdoor amenities identified in subsection v. shall be provided. v. Amenity requirements shall be satisfied with one or more of the following: a. Children’s play area, with at least four pieces of play equipment, designed for children of all abilities and ages five years and younger. b. A landscaped and improved gathering space, 1. Space shall contain the following: a. At least four picnic tables or equivalent lounging furniture. b. A minimum of five shade trees. c. At least two barbecue fixtures and/or two fire pits, d. Minimum two secure in-place waste/recycling receptacles, e. Shade coverage for a minimum of 25% of the gathering space area (shade sail, umbrella, trellis, gazebo, or additional evergreen shade trees beyond the minimum requirement), 2. Gathering areas may be provided either at ground level, or on roof decks/ terraces but shall not be located on roofs directly adjacent to single-family zoning districts. 2.6.D.v Example of outdoor lounging furniture 39 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-9 SITE PLANNING OBJECTIVE STANDARDS 2.6.D.v.b Gathering areas shall consist of at least four picnic tables, or equivalent lounging furniture, with at least 25% of the area covered 3. Barbecue fixtures and/or fire pits shall be located at least 20 feet away from adjacent existing and proposed residential units. c An illuminated, regulation size tennis or multipurpose court and incorporating shielded cut-off light fixtures. d. A dedicated and improved illuminated space containing at least one regulation size Bocce, Petanque, or other similar type court. The space shall contain a minimum of three benches or equivalent lounging furniture (at least one covered by an overhead shade canopy or evergreen tree), at least two secure in-place waste/ recycling receptacles, and a minimum of three shade trees. e. An enclosed, off-leash dog run/relief/wash area including signage and pet waste bag and disposal stations adjacent to all entrances/exits. i. The dog area shall contain at least one three-dimensional dog- oriented improvement (e.g. rock, jumps, fire hydrant). ii. One potable water connection with dog bowl refilling and dog wash capabilities. iii. A minimum of three benches or equivalent lounging furniture (at least one covered by an overhead shade canopy or evergreen tree), at least two secure in-place waste/recycling receptacles, and a minimum of three shade trees. f. Enclosed pool area with a minimum of an 800-square-foot swimming pool with at least one changing area and/or restroom. The pool area shall include at least three lounge chairs, two side tables, and one outdoor umbrella. Pool area shall include perimeter landscaping consisting of evergreen species and at least three shade trees that do not drop leaves, nuts, or fruits. 2.6.D.v.f &g Amenity areas could include a swimming pool and/or spas 40 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-10 g. Enclosed spa area with a minimum of two spas, one changing area or restroom, and a landscaped area containing evergreen species and a minimum of two shade trees, at least two chairs, and one side table. h. Minimum ¼ mile paved and accessible walking path/trail that is at least five-feet wide, with at least one pedestrian scale light and bench or equivalent lounging furniture provided for every 250 feet of path/trail. Seating areas along the path/trail shall be located adjacent to or in close proximity to the trail, and shall be covered or located under evergreen canopy trees. i. Community garden with at least one potting station containing a minimum two-foot by four-foot table, one compost bin, one shed sized to accommodate gardening tools and designed to match the primary building colors, materials, and architectural style. The community garden shall have at least one potable water connection and have irrigation provided to all garden beds. j. Other outdoor amenities mutually agreed upon between the developer and the City of Dublin. 2.6.D.v.h Paved and accessible walking path/trail shall be at least five-feet wide with pedestrian scale lighting and seating areas 2.6.D.v.i Community garden shall include at least one potting station, compost bin, and tool shed 41 CHAPTER 3 BUILDING DESIGN OBJECTIVE STANDARDS 42 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 43 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-1PUBLIC REVIEW DRAFT CITY OF DUBLIN 3 3-1 CHAPTER 3 - BUILDING DESIGN OBJECTIVE STANDARDS Building forms, façades, and detailing influence cohesiveness, comfort, and aesthetic pride. Topics in this Chapter include building massing and form, façade articulation, roof forms, building and unit entries, fenestration, parking structure design, building materials and lighting, and accessory structures and utilities. 3.1 BUILDING FORM AND MASSING Building massing and design delineate individual units or clusters of units, articulation, distinction, and identity through varied heights, setbacks, projections, and recesses. Materials and colors emphasize changes in building elements and massing. A.Building façades visible from the primary or side street shall not extend more than 40 feet in length without a five-foot variation in depth in the wall plane. Building entrances, front porches, upper-story setbacks, and projections such as stoops, bays, overhangs, and trellises count towards this requirement. B.Buildings greater than two stories shall be designed to differentiate a defined base, a middle or body, and a top, cornice, or parapet cap. Buildings less than two stories shall include a defined base and top. 40 feetMax40 feetMax40 feetMax 40 feetMax 40 feetMax 3.1.A Building façades visible from a primary or side street shall not extend more than 40 feet without a five-foot variation in depth in the wall plane 3.1 Building design shall include varied heights, setbacks, and wall plane variation Building design lacking materials and colors is not permitted 44 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-2 C. A building located adjacent to a primary street frontage shall recess portions of any wall plane above two stories. A minimum of 20 percent of the upper floor facades (measured by the length of first floor wall plane adjacent to the primary street) shall be recessed. The average stepback shall be 10 feet minimum for the upper floors as measured from the first-floor building wall plane. (See Figure 3.1.C) D. If the elevation facing a primary street is longer than 50 feet, no more than 50 percent of a building façade shall be on a single plane. An average of a five-foot offset, with a minimum of one foot offset, is required for the remaining 50 percent of the building façade. E. Elevations not facing a primary street shall have no more than 75 percent of a building façade on a single plane. An average of a five-foot offset, with a minimum of one foot offset, is required for the remaining 25 percent of the building façade. 3.1.D Building elevations longer than 50 feet along a primary street shall have no more than 50 percent of a building façade on a single plane 3.1.C Upper floor areas stepped back from the primary street 45 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-3 3.2 FAÇADE ARTICULATION A. Buildings shall be designed with the same suite of building details, articulation, and materials on all sides. B. Walls that are publicly visible from a primary or side street shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulation features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural element(s). C. Building elements that do not provide authentic structural support but are provided to add aesthetic appeal, such as pilasters, columns, and unsupported trellises shall be designed to appear functional. i. Cantilevered balconies are only allowed on buildings with contemporary architectural styles. ii. All other architectural styles shall incorporate a column, post, corbel, brace, or decorative support cable to ensure the building element appears structurally supported and not tacked on or unsupported. D. Garage doors shall be recessed into the garage wall, with a minimum of four inches, provided between the face of the garage door and the adjacent primary wall plane, to accentuate shadow patterns and relief. E. Where a balcony or ground floor patio is located adjacent to a window of an adjoining dwelling unit, the balcony railings or patio wall and/or fencing shall be constructed with limited openings and utilize materials which provide a minimum of 85 percent screening of balcony or ground floor patio areas (measured from the finished floor of private outdoor spaces to top of the railing, fencing, and/or wall). 3.2.D Garage doors shall be recessed into the wall plane 3.2.B Building walls that are visible from a primary or side street shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulation techniques 46 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-4 3.3 ROOF FORMS A. Roof lines shall not extend more than 40 feet in length without a change in form or ridgeline as described below: i. Vary roof forms, such as hip, gable, shed, flat, and mansard. ii. Incorporate architectural elements, such as parapets, varying cornices, and reveals. iii. Vary roof height at least two feet from adjacent roofs, as measured from the highest point of the roof lines. B. Parapets shall be provided around the perimeter of a flat roof and shall be high enough to screen all rooftop mechanical equipment from being visible from a public area or along the public right-of-way. Parapets shall be at least six inches above the tallest rooftop equipment. C. Interior side of parapet wall shall not be visible from the public right-of- way. D. Parapet shall be capped with precast treatments, continuous banding, or projecting cornices, dentils, or similar edge treatment consistent with the identified traditional or universally recognized architectural style. 3.3.A Roof lines shall be vertically articulated with a change in form or ridgeline height 3.3.D Parapets shall be articulated to feature stylistic architectural details 47 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-5 3.4 BUILDING AND UNIT ENTRIES A. Individual building and/or unit entry design shall incorporate architectural treatments (e.g., feature window details, tower, decorative veneer or siding, porch/stoop), projecting elements above the entrance, and/or changes in roof line or wall planes. B. Primary entrances located on the ground floor shall include one or more of the following: i. Stoop: a. Serving a maximum of two units. b. Stair width shall be a minimum four feet in width. Lowest riser shall be set back to ensure railings do not encroach in the public right-of-way. c. Entry landing shall be a minimum five feet in depth. d. Either projected or recessed weather protection with a minimum depth of 36 inches. ii. Front Porch: a. Minimum dimension of four feet of depth. b. Either projected or recessed weather protection with a minimum depth of 36 inches. c. Maximum porch floor height from the sidewalk grade shall be five feet. 3.4.B.i Stoop Entry 3.4.B.ii Front Porch Entry 48 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-6 iii. Terrace: a. May serve as entry to multiple units. b. Maximum terrace floor height from the sidewalk or walkway grade shall be five feet. c. Maximum wall/fence/hedge height surrounding terrace shall be 42 inches above terrace floor. d. Lowest riser shall be set back to ensure railings do not encroach in the public right-of-way. iv. Frontage Court: a. May serve as entry to multiple units. b. Minimum width along primary frontage shall be 25 feet. c. Maximum width along primary frontage shall be 50 percent of the façade length or 80 feet, whichever is less. d. Minimum depth of 15 feet and maximum depth of 50 feet shall be maintained. 3.4.B.iii Terrace Entry 3.4.B.iv Frontage Court Entry 49 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-7 3.5 FENESTRATION A. Functional and decorative shutters shall maintain the same dimensions as the associated glazing. Functional and decorative shutters shall be half the width of the associated window glazing (for paired shutters), or matching width for a single shutter. B. Window materials, color, and style shall be consistent on all elevations. C. Window trim, sills, and shutters shall be differentiated with accent materials or colors that vary from the adjacent building wall surfaces. D. One of the following window treatments shall be provided on all elevations: i. Windows shall be recessed at least two inches from surrounding exterior wall to the window glass surface. ii. Built-up sills and trim, at a minimum ½ inch thick, shall be used to create surface relief and texture. 3.5.B Window materials, colors, and style shall be consistent on all elevations and match the architectural style of the building 3.5.A Shutters shall reflect the same dimensions as the associated glazing 50 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-8 3.6 PARKING STRUCTURES A. Parking structure walls visible from the street shall not extend more than 40 feet in length without a three-foot variation in depth in the wall plane. B. Exterior parking structure wall surfaces shall mimic the primary building(s) on the site in regards to materials, colors, and design elements such as fenestration, railings, and building opening sizes and shapes and also utilize one or more of the following articulation methods: i. Applied materials such as brick, stone, and/or siding which extend at least six inches from the face of the structure to the face of the applied materials. 1. Painted, smooth concrete, or stucco walls shall not be included as articulated materials. ii. Decorative architectural features such as cut metal screens, awnings, trellises, louvers, and/or decorative security grills. iii. Parking structures two-stories or less shall apply such articulation to a minimum of 25 percent of the total wall area. iv. Parking structures three stories and more shall apply such articulation to a minimum of 35 percent of the total wall area. C. Parking structures facing primary streets shall provide a minimum of a five-foot planting area between the parking structure wall and public street. D. Vertical planting shall be located to provide screening to wall surfaces located between openings, entrances, and architectural accent features. Planting shall be evergreen screening vegetation that will grow to a minimum of 75 percent of the height of the parking structure, with container size selected to achieve this height of at least 50 percent within at least two (2) years from time of installation. 3.6.B.ii. Parking structure walls shall feature decorative architectural elements such as screens, awnings, trellises, louvers, and/or grills to enhance wall articulation and provide screening 3.6.D Vertical planting shall be provided to quickly screen non-descript exterior parking structure walls. 51 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-9 E. For semi-subterranean parking structures facing a primary street, the parking structure walls shall be limited to four feet in height above the average grade along the primary street, and articulated materials requirements per sections A, B, and C shall be incorporated. F. Parking structures located directly adjacent to a public right-of-way shall provide at least one centrally located exterior pedestrian gathering space such as a plaza or courtyard between the parking structure and the primary roadway. Pedestrian gathering space shall include at least two benches facing the street (covered or shaded by trees), one waste receptacle, and at least four short-term bike racks. G. Parking structures facing Arterial roadways shall provide commercial mixed-uses and/or habitable uses along 75 percent of the street frontage, where permitted by zoning. Non-parking structure space shall be a minimum depth of 30 feet. H. Stormwater source controls shall be integrated into parking garages. Projects shall plumb interior parking garage floor drains to a stormwater treatment measure or the sanitary sewer, with approval from Dublin San Ramon Services District. Open levels of parking garages shall be directed to a stormwater treatment measure and sized in accordance with the Municipal Regional Stormwater NPDES Permit. I. Projects shall incorporate green stormwater infrastructure, sized in accordance with the Municipal Regional Stormwater NPDES Permit, as part of landscape and drainage plans. 3.6.G Parking structures facing Arterial roadways shall provide commercial mixed-uses and/or habitable uses along the street frontage 3.6.F. Parking structures located directly adjacent to a public right-of-way shall provide at least one centrally located pedestrian gathering space 52 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-10 3.7 BUILDING MATERIALS, COLORS, AND LIGHTING A. Building materials shall wrap building corners and changes shall occur at inside corners of intersecting walls or at architecture features that break up the wall plane, such as columns. B. Guardrail and railing design, color, finish, and materials shall be consistent with the primary structure. C. Use of accent materials such as glass, tile, brick, stone, concrete, or plaster shall be incorporated to highlight building features. D. Bright/vibrant color schemes shall be limited to trim and accent elements. Bright/vibrant colors are not permitted as a primary wall surface. E. All building-mounted and site light fixtures shall be fully shielded and utilize cohesive colors and finishes which reflect the primary building’s architectural style. Materials changes shall not be located at the outside corners or within the wall plane 3.7.D Limit bright and vibrant colors to trim and accent materials 3.7.A Material changes shall occur at inside corners of walls or at architecture features that break up the wall plane 53 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-11 3.8.C Equipment/utility elements shall be concealed or screened from public view Exposed equipment/utility elements are not permitted 3.8 ANCILLARY STRUCTURES, EQUIPMENT, AND UTILITIES A. A minimum of 200 square feet of accessory storage space shall be provided for each unit within the development. The storage shall be located within 500 feet of the dwelling unit or within the project’s parking garage. B. Accessory storage space may be located within a private garage or carport, or private outdoor space (e.g. patio, or balcony) assigned to the unit, and shall not be located within the habitable area. If accessory storage is provided on a patio or balcony, the amount of storage space shall be in addition to the private open space requirement and shall be designed with materials used within the primary building. C. In ground and wall mounted utility elements such as wires, conduits, junction boxes, transformers, ballasts, backflow devices, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be concealed from public view by evergreen landscaping and/ or architectural features, such as a wall or trellis. D. Equipment and utility wall and fencing screening shall incorporate the materials and colors of the primary building design. Landscape screening shall be selected and planted to completely conceal utility elements. E. Detached garages or carports and other accessory buildings/ structures shall be designed using roof forms, materials, colors, and details used on the primary structure. Prefabricated metal carports and accessory structures are not permitted. i. If carports are utilized, they shall incorporate decorative support posts that are at least six inches wide. 54 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-12 F. Refuse areas shall be located within a building, incorporated into the building design, or located within a detached enclosure designed and placed as follows: i. To the rear or sides of the buildings, and not visible from the street or public right-of-way. ii. Incorporate the materials and colors of the primary building design. iii. Be screened with a minimum three-foot-wide planting area containing fast growing evergreen vegetation. G. All flashing, sheet metal vents, exhaust fans/ventilators, and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. All wall mounted utilities shall be located at interior corners of building walls or behind building elements that conceal the utilities from public view. H. Scuppers, downspouts, and drains shall be internalized or located at the inside edges of building walls, porches, or columns. External scuppers, downspouts, and drains are not permitted on prominent or highly visible portions of a wall surface. If they are provided, they shall be painted and/ or constructed of decorative materials that match other building accents. 3.8.G Surface ventilation features shall match the adjacent roof or wall material and/or color 3.8.H Downspouts shall not be prominently located and shall be placed at the inside edges of the building walls and designed to match the other building accents 55 APPENDIX A GLOSSARY OF TERMSAPPENDIX A GLOSSARY OF TERMS 56 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 57 PUBLIC REVIEW DRAFT CITY OF DUBLIN AGLOSSARY OF TERMS A-1 APPENDIX A - GLOSSARY OF TERMS The following Glossary of Terms provides definitions of terms and phrases used in the Objective Design Standards. For other definitions, please refer to Chapter 8.08 (Definitions) of the Dublin Municipal Code. Brackets. A projection from a vertical surface providing structural or visual support under cornices, balconies, windows, or any other overhanging member. Carport. A structure, or portion of a structure, accessible to vehicles, with a solid weatherproof roof that is permanently open on at least two sides, used as parking or storage of one or more motor vehicles. Common Usable Outdoor Space. Exterior space area that is readily accessible for use by the residents and users within the development. Designed and reserved for outdoor living and social gathering, active and passive recreation, and pedestrian access and amenities. Contemporary Architectural Style. A building designed utilizing modern and post-modern character and materials, such as minimal and non-traditional adornments, simple geometric massing, and flat roofs. Controlled Entrances. Vehicular access to a residential development or property that is obstructed by a gate which residents or visitors can open from their car or home. Cornice. The uppermost division of an entablature; a projecting shelf along the top of a wall supported by a series of brackets; the exterior trim at the meeting of a roof and wall, consisting of soffit, fascia, and crown molding. Façade. The exterior face or elevation of the building, extending from grade to the eaves or the top of the parapet wall and the entire width of the building elevation. Fenestration. The arrangement, proportioning, and design of windows, doors, and other exterior openings in a building. Frontage Court. An open courtyard area in front of a building’s entrance(s). Gable Roof. A roof having a gable at one or both ends; a roof sloping downward in two opposite directions from a central ridge, so as to form a gable at each end. Hipped Roof. A roof which slopes upward from all four sides of a building, requiring a hip rafter at each corner. Juliet Balcony. An ornamental railing applied at a full-length window, projecting slightly beyond the plane of the window, threshold or sill, having the appearance of a balcony. 58 GLOSSARY OF TERMS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY A A-2 Publicly Visible. Capable of being seen by a person of average height and visual acuity while walking or driving on a street. Shutter. Hinged panels, sometimes louvered, fixed on the outside a window that can be closed for security or privacy or to keep out light. Side Street. A minor or subsidiary street that may intersects with or adjoin a Primary Street. Traditional or Universally Recognized Architectural Style. There is no predominate residential architectural style in Dublin. Traditional or universally recognized residential architectural styles include, but are not limited to Contemporary, Craftsman, European Cottage, Mediterranean, Monterey, Spanish Eclectic, and Tuscan. Refer to the Dublin Crossing Specific Plan for additional information on details and styles. Lounging Furniture. A cohesive set of outdoor furnishings to comfortably accommodate at least four people, such as exterior couches and/or chairs. Luminaire. A complete lighting system, including a lamp or lamps and a fixture. Mansard Roof. A roof with a steep lower slope and a flatter upper slope on all sides, either of convex or concave shape. Net Site Area. Total area within the property lines of a project that is available for development, excluding all non-buildable areas such as the public right-of-way, creek setbacks, and easements which may be included within the parcel. Parapet. A low protective wall or railing along the edge of a roof, balcony, or similar structure; in an exterior wall, the part entirely above the roof. Pilaster. A partial pier or column, often with a base, shaft, and capital that is embedded in a flat wall and projects slightly; may be constructed as a projection of the wall itself. Primary Street. A public or private street that provides access to the major entry of a project or structure. Private Outdoor Space. Consist of balconies, decks, patios, fenced yards, and other similar areas located immediately adjacent to a residence and only available for use by the individuals residing in the residence. 59 Attachment 5 Exhibit B to Attachment 2 ORDINANCE NO. XX-22 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.104 (SITE DEVELOPMENT REVIEW) AND CHAPTER 8.116 (ZONING CLEARANCE) EFFECTIVE CITY-WIDE PLPA-2022-00002 WHEREAS,the City occasionally initiates amendments to the Zoning Ordinance to clarify, add, or amend certain provisions to ensure that the Zoning Ordinance remains current with federal and state law, internally consistent, simple to understand and implement, and relevant to changes occurring in the community; and WHEREAS,Senate Bill 35 (SB 35) was part of a legislative package aimed at addressing the State’s housing shortage and high housing costs; and WHEREAS,SB 35 provides a streamlined ministerial approval process for multi- family residential developments in cities and counties that have made insufficient progress towards meeting their assigned Regional Housing Needs Allocation, subject to meeting certain eligibility criteria and objective zoning and design review standards; and WHEREAS,in response, the City of Dublin prepared the proposed Citywide Multi-family Objective Design Standards and companion Zoning Ordinance Amendments to meet the requirements of SB 35; and WHEREAS,the Planning Commission held a duly noticed public hearing on January 25, 2022, during which all interested persons were heard, and adopted Resolution No. 22-XX recommending City Council adoption of the proposed Zoning Ordinance Amendments; and WHEREAS,a Staff Report was submitted to the Dublin City Council recommending approval of the proposed Zoning Ordinance Amendments; and WHEREAS,the City Council held a public hearing on the proposed Zoning Ordinance Amendments on ______, at which time all interested parties had the opportunity to be heard; and WHEREAS,proper notice of said hearing was given in all respects as required by law; and WHEREAS,the City Council did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. 60 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 4 NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: Section 1.Pursuant to Section 8.120.050.B of the Dublin Municipal Code, the City Council hereby finds that the Zoning Ordinance Amendments are consistent with the General Plan and all applicable Specific Plans in that the amendments are necessary to comply with State law and are consistent with applicable land use regulations and development policies. Specifically, General Plan Policy A.3 is to “maintain streamlined procedures for processing new residential development applications.” Section 2.The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City Council hereby finds the amendments to Title 8 of the Dublin Municipal Code (Zoning Ordinance) are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that the amendments will not have a significant effect on the environment and, thus, are not subject to CEQA review. Section 3.Thirty days following the adoption of the Ordinance, the Dublin Municipal Code is amended as follows: Section 8.104.020 (Exemptions from Site Development Review) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4, provided the Community Development Director or his/her designee approves a Zoning Clearance in accordance with Chapter 8.116. Section 8.104.090 (Required Findings) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: B. For new multi-family residential development, the project is consistent with all of the Citywide Multi-family Objective Design Standards; alternatively, if the proposal deviates from one or more objective design standards, the purpose and intent of the standard is met through alternative means. The remainder of Section 8.104.090 (Required Findings) to be re-lettered accordingly. Section 8.116.020 (Applications Requiring a Zoning Clearance) of Title 8 of the Dublin Municipal Code is amended to add the follow subsection: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4. 61 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 4 Section 8.116.030 (Application) of Title 8 of the Dublin Municipal Code is amended to add the follow subsection: J. Housing Projects Eligible for Streamlined Approval.If the Zoning Clearance is for a housing project that is eligible for streamlined approval, the Applicant shall submit a “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form provided by the Community Development Department with information requested on the form. Section 8.116.040 (Approval) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval.Housing projects that are eligible for streamlined approval shall be reviewed for compliance with the eligibility requirements contained in Government Code Section 65913.4. The Zoning Clearance approval for a housing project eligible for streamlined approval shall be a completed “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form and any pertinent attachments as required on the form with the date and signature of the Community Development Director or his/her designee. Section 8.116.050 (Expiration of Zoning Clearance) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval.A Zoning Clearance issued in conjunction with a housing project eligible for streamlined approval shall expire in accordance with Government Code Section 65913.4(e). Section 4.Effective Date.This Ordinance shall take effect and be enforced thirty (30) days following its final adoption. Section 5.Posting.The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this __th day of _______ 2022, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 62 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 4 ______________________________ Mayor ATTEST: _________________________________ City Clerk 63 January 24, 2022 SB 343 Senate Bill 343 mandates supplemental materials that have been received by the Community Development Department that relate to an agenda item after the agenda packets have been distributed to the Planning Commission be available to the public. The attached documents reflect modifications to the staff report and attachments for Item 6.1 made after distribution of the January 24, 2022, Planning Commission meeting agenda packet. 64 Agenda Item 6.1 STAFF REPORT PLANNING COMMISSION Page 1 of 5 DATE: January 25, 2022 TO: Planning Commission SUBJECT: Citywide Multi-Family Objective Design Standards and Zoning Ordinance Amendments (PLPA-2022-00002) Prepared by: Michael P. Cass, Principal Planner EXECUTIVE SUMMARY: The Planning Commission will consider and make a recommendation to the City Council regarding approval of the Citywide Multi-Family (MF) Objective Design Standards (ODS) and companion amendments to Title 8 (Zoning) of the Dublin Municipal Code. State law requires local jurisdictions to provide a streamlined ministerial approval process for eligible multi- family residential developments, subject to objective zoning and design review standards. The proposed MF ODS and Zoning Ordinance Amendments would ensure that objective zoning and design review standards are in place. STAFF RECOMMENDATION: Conduct a public hearing, deliberate, and adopt the Resolution recommending City Council approval of: 1) the Citywide Multi-Family Objective Design Standards; and 2) amendments to Dublin Municipal Code Chapter 8.36 (Development Regulations), Chapter 8.104 (Site Development Review), and Chapter 8.116 (Zoning Clearance). DESCRIPTION: Background Senate Bill 35 Senate Bill 35 (SB 35) provides for a streamlined ministerial approval process for multi-family residential developments in cities and counties that have made insufficient progress toward meeting their assigned Regional Housing Needs Allocation (RHNA), subject to meeting certain eligibility criteria and objective zoning and design review standards. Eligible developments 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 locational and demolition restrictions. 65 Page 2 of 5 The legislation defines “objective standards” as standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion. For example, an objective standard for a building setback would provide a specific measurable distance that is required, whereas a subjective or discretionary guideline might use a term such as a “generous” setback is required. The State Department of Housing and Community Development (HCD) is responsible for annually determining which cities and counties are subject to SB 35 and for publishing Streamlined Ministerial Approval Process Guidelines. The SB 35 streamlined ministerial process is in effect until January 1, 2026. It is unknown if the State legislature wi ll extend or replace SB 35. In accordance with HCD’s most recent determination (last updated July 8, 2021), Dublin has made insufficient progress toward meeting the City’s lower-income RHNA (very-low and low-income) and is, therefore, subject to the streamlined ministerial approval process for proposed developments with at least 50% affordability. Proposed Project In response to the legislation, Staff worked with RRM Design Group (the consultant) to prepare Multi-Family Objective Design Standards (MF ODS) and companion amendments to the Dublin Municipal Code. Without the MF ODS, the City would have little control over the design of future eligible housing projects where the developer has requested streamlined approval. To prepare the Citywide MF ODS, Staff and the consultant completed the following steps: • Review Existing Policy Documents. Staff and the consultant reviewed the City’s existing policy documents, including the Bicycle and Pedestrian Master Plan, Downtown Dublin Specific Plan, Dublin Crossing Specific Plan, Dublin Village Historic Area Specific Plan, Eastern Dublin Specific Plan, Scarlett Court Design Guidelines, SDR Guidelines, Streetscape Master Plan, and the Zoning Ordinance. • Driving Tour. Staff and the consultant conducted a driving tour of multi-family residential developments in Dublin to identify successful and unsuccessful elements of projects. • Other Jurisdiction Analysis. Staff and the consultant reviewed example MF ODS for other jurisdictions and identified topics and sample standards to be covered in the City’s MF ODS. • Translated Subjective Language to Objective Design Standards. Existing subjective design guidelines were translated into objective design standards. The new standards were drafted to reinforce the intent of the existing language. • Review of Draft. The Draft MF ODS were reviewed by the Building and Safety Division, the Planning Division, and the Public Works Department. 66 Page 3 of 5 Planning Commission Review On June 8, 2021, the Planning Commission received a presentation and provided feedback on the City’s draft Multi-Family Residential Objective Design Standards. The Planning Commission is now being asked to review the proposed Citywide Multi-Family Objective Design Standards and related Zoning Ordinance Amendments, and provide a recommendation to the City Council. Analysis The purpose of the MF ODS is to ensure that new multi-family development in Dublin provides high quality architecture, appropriately connects to its surroundings, includes well designed amenities and open spaces, promotes sustainability, and contributes to walkable and safe environments. The MF ODS are intended to guide property owners, applicants/developers, and design professionals and provide clear design direction that enhances an area’s unique character and ensures a high-quality living environment that will be desirable and hold its value over time, while encouraging creative design that enriches the community of Dublin. The MF ODS supplement existing development standards described in the DMC and Planned Development zoning districts, as well as in adopted specific plans. If there is any conflict between these standards and those in another adopted document, the more restrictive standard shall apply. Citywide Multi-family Objective Design Standards Contents The Citywide MF ODS include four chapters: 1) Introduction; 2) Site Planning; 3) Building Design; and 4) Glossary of Terms. The Site Planning objective design standards cover building placement; vehicular surface parking and access; bicycle parking; pedestrian circulation and access; private outdoor space; and common usable outdoor space. The Building Design objective design standards cover building form and massing; façade articulation; roof forms; building and unit entries; fenestration; parking structures; building materials, colors, and lighting; and ancillary structures, equipment, and utilities. Zoning Ordinance Amendment In addition to the MF ODS, Staff prepared companion amendments to the Dublin Municipal Code (DMC) including, Section 8.36.020 (Agricultural and Residential Development Regulations), Section 8.104.020 (Exemptions from SDR), Section 8.116.020 (Applications Requiring a Zoning Clearance), DMC Section 8.116.030 (Application). 8.116.040 (Approval), and DMC Section 8.116.050 (Expiration of Zoning Clearance. The proposed amendments include the following: ▪ Specify that all new multi-family residential development shall comply with the Citywide MF ODS; 67 Page 4 of 5 ▪ Specify that housing projects eligible for streamlined approval are exempt from an SDR Permit in accordance with State law provided that a Zoning Clearance is approved; ▪ Establish a required finding for new multi-family residential development to comply with the Citywide MF ODS; alternatively, if the proposal deviates from one or more objective design standards, then the project proposal would be subject to the City’s discretionary SDR Permit process to ensure the project proposal complies is consistent with the purpose and intent of the applicable standard through alternate means; and ▪ Add housing projects eligible for streamline approval to the Zoning Clearance Chapter of the Zoning Ordinance. Refer to Attachment 1 for a redlined version of proposed changes where underlined text is proposed to be added. Applicability The Citywide MF ODS would apply to all new multi-family developments within Dublin. Projects that qualify for the SB 35 streamlined ministerial approval process would be required to comply with all the ODS. All other projects would be subject to the MF ODS but through the City’s discretionary SDR Permit process could be allowed to deviate from the MF ODS when the purpose and intent of the standard is met through alternate means. Allowing flexibility through a discretionary SDR Permit shall not be construed as applying the lowest common denominator that dilutes the quality and character of a project. The Zoning Ordinance will continue to regulate development standards (such as building height, setbacks, and lot coverage), while the new objective design standards will regulate design criteria (such as site layout, building orientation, pedestrian connections, and building design) to ensure that new multi-family housing maintains a design quality reflective of the community. Staff has prepared a draft Resolution (Attachment 2) recommending that the City Council: 1) adopt an Ordinance Resolution (Attachment 3) approving the Citywide Multi-Family Objective Design Standards (Attachment 4); and adopt an Ordinance (Attachment 5) approving amendments to the Dublin Municipal Code. Consistency with the General Plan, Specific Plans, and Zoning Ordinance The proposed Citywide MF ODS and Zoning Ordinance Amendments are consistent with the Dublin General Plan and all applicable specific plans in that the amendments are necessary to comply with State law and are consistent with applicable land use regulations and development policies. Amendments to the Zoning Ordinance are proposed to ensure consistency with State law and implementation of the MF ODS. 68 Page 5 of 5 ENVIRONMENTAL DETERMINATION: The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The proposed Citywide Multi-Family Objective Design Standards and Zoning Ordinance Amendments are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that they would not have a significant effect on the environment and, thus, are not subject to CEQA review. NOTICING REQUIREMENTS/PUBLIC OUTREACH: 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 was posted. ATTACHMENTS: 1) Redlines of Proposed Zoning Ordinance Amendments 2) Resolution Recommending City Council Approval of the Multi-Family Objective Design Standards and Related Zoning Ordinance Amendments 3) Exhibit A to Attachment 2 – Resolution Ordinance Approving the Citywide Multi-Family Objective Design Standards and Related Zoning Ordinance Amendments 4) Exhibit A to Attachment 3 – Citywide Multi-Family Objective Design Standards Exhibit B to Attachment 2 – Ordinance Approving Amendments to Dublin Municipal Code 69 Attachment 1 SECTION 8.36.020 AGRICULTURAL AND RESIDENTIAL DEVELOPMENT REGULATIONS B. All new multi-family residential development shall comply with the Citywide Multi-Family Objective Design Standards, which are hereby adopted and incorporated by reference herein. Copies of the adopted standards are on file with the Planning Division, 100 Civic Plaza, Dublin, California, for use and examination by the public. Said standards are adopted by reference and incorporated as fully as if set out at length herein, and as may be amended from time to time pursuant to Government Code Section 65850 et seq. SECTION 8.104.020 EXEMPTIONS FROM SITE DEVELOPMENT REVIEW The permit requirements of this Chapter do not apply to the following: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4, provided the Community Development Director or his/her designee approves a Zoning Clearance in accordance with Chapter 8.116. SECTION 8.104.090 REQUIRED FINDINGS All of the following findings shall be made in order to approve a Site Development Review and shall be supported by substantial evidence in the public record: B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance. For new multi-family residential development only, the proposal is either consistent with all of the Citywide Multi-family Objective Design Standards adopted pursuant to Section 8.36.010(B); alternatively, if the proposal deviates from one or more objective design standards, then the proposal is consistent with the purpose and intent of the applicable standard. SECTION 8.116.020 APPLICATIONS REQUIRING A ZONING CLEARANCE J. Housing Projects Eligible for Streamlined Approval. Housing projects that meet all eligibility criteria as set forth in Government Code Section 65913.4. 70 SECTION 8.116.030 APPLICATION J. Housing Projects Eligible for Streamlined Approval. If the Zoning Clearance is for a housing project that is eligible for streamlined approval pursuant to Government Code Section 65913.4, the Applicant shall submit a “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form provided by the Community Development Department with information requested on the form. SECTION 8.116.040 APPROVAL The Director shall decide zoning clearance applications as follows: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4 shall be reviewed for consistency with the Citywide Multi-Family Objective Design Standards contained in Section 8.36.010(B) and all other applicable objective standards within Title 8, Zoning Ordinance. The Zoning Clearance approval for a housing project eligible for streamlined approval shall be a completed “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form and any pertinent attachments as required on the form with the date and signature of the Community Development Director or his/her designee. SECTION 8.116.050 EXPIRATION OF ZONING CLEARANCE J. Housing Projects Eligible for Streamlined Approval. A Zoning Clearance issued in conjunction with a housing project eligible for streamlined approval shall expire in accordance with Government Code Section 65913.4(f). 71 Attachment 2 RESOLUTION NO. 22-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF: 1) THE CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS; AND 2) AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.36 (DEVELOPMENT REGULATIONS), CHAPTER 8.104 (SITE DEVELOPMENT REVIEW), AND CHAPTER 8.116 (ZONING CLEARANCE) EFFECTIVE CITY-WIDE PLPA-2022-00002 WHEREAS, the City occasionally initiates amendments to the Zoning Ordinance to clarify, add, or amend certain provisions to ensure that the Zoning Ordinance remains current with federal and state law, internally consistent, simple to understand and implement, and relevant to changes occurring in the community; and WHEREAS, Senate Bill 35 (SB 35) was part of a legislative package of bills aimed at addressing the State’s housing shortage and high housing costs; and WHEREAS, SB 35 which provides a streamlined ministerial approval process for multi- family residential developments in cities and counties that have made insufficient progress towards meeting their assigned Regional Housing Needs Allocation, subject to meeting certain eligibility criteria and objective zoning and design review standards; and WHEREAS, in response, the City of Dublin prepared Citywide Multi-Ffamily Objective Design Standards and companion Zoning Ordinance Amendments to meet the requirements of SB 35; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Planning Commission hereby finds the proposed Citywide Multi-Family Objective Design Standards and companion Zoning Ordinance Amendments are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that they will not have a significant effect on the environment and, thus, are not subject to CEQA review; and WHEREAS, the Planning Commission held a duly noticed public hearing on January 25, 2022, during which all interested persons were heard. 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 of Dublin Planning Commission does hereby recommend that the City Council adopt the ResolutionOrdinance, approving the Citywide Multi- family Objective Design Standards and approving the Zoning Ordinance Amendments, attached hereto as Exhibit A and incorporated herein by reference. 72 Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 2 BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby recommend that the City Council adopt the Ordinance, approving the Zoning Ordinance Amendments, attached hereto as Exhibit B and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 25th day of January, 2022 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 73 Attachment 53 Exhibit B A to Attachment 2 ORDINANCE NO. XX-22 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS AND AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.36 (DEVELOPMENT REGULATIONS), CHAPTER 8.104 (SITE DEVELOPMENT REVIEW) AND CHAPTER 8.116 (ZONING CLEARANCE) EFFECTIVE CITY-WIDE PLPA-2022-00002 WHEREAS, the City occasionally initiates amendments to the Zoning Ordinance to clarify, add, or amend certain provisions to ensure that the Zoning Ordinance remains current with federal and state law, internally consistent, simple to understand and implement, and relevant to changes occurring in the community; and WHEREAS, Senate Bill 35 (SB 35) was part of a legislative package aimed at addressing the State’s housing shortage and high housing costs; and WHEREAS, SB 35 provides a streamlined ministerial approval process for multi- family residential developments in cities and counties that have made insufficient progress towards meeting their assigned Regional Housing Needs Allocation, subject to meeting certain eligibility criteria and objective zoning and design review standards; and WHEREAS, in response, the City of Dublin prepared the proposed Citywide Multi- Ffamily Objective Design Standards, attached as Exhibit A, and companion Zoning Ordinance Amendments to meet the requirements of SB 35; and WHEREAS, the Planning Commission held a duly noticed public hearing on January 25, 2022, during which all interested persons were heard, and adopted Resolution No. 22-XX recommending City Council adoption of the proposed Citywide Multi-Family Objective Design Standards and related Zoning Ordinance Amendments; and WHEREAS, a Staff Report was submitted to the Dublin City Council recommending approval of the proposed Citywide Multi-Family Objective Design Standards and related Zoning Ordinance Amendments; and WHEREAS, the City Council held a public hearing on the proposed Citywide Multi- Family Objective Design Standards and related Zoning Ordinance Amendments on ______, at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and 74 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 4 WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: Section 1. Pursuant to Section 8.120.050.B of the Dublin Municipal Code, the City Council hereby finds that the proposed Citywide Multi-Family Objective Design Standards and related Zoning Ordinance Amendments are consistent with the General Plan and all applicable Specific Plans in that the amendments are necessary to comply with State law and are consistent with applicable land use regulations and development policies. Specifically, General Plan Policy A.3 is to “maintain streamlined procedures for processing new residential development applications.” Section 2. The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City Council hereby finds the proposed Citywide Multi- Family Objective Design Standards and related Zoning Ordinance aAmendments to Title 8 of the Dublin Municipal Code (Zoning Ordinance) are exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that the amendments will not have a significant effect on the environment and, thus, are not subject to CEQA review. Section 3. Thirty days following the adoption of the Ordinance, the Dublin Municipal Code is amended as follows: Section 8.36.020 (Agricultural and Residential Development Regulations) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: B. All new multi-family residential development shall comply with the Citywide Multi- Family Objective Design Standards, which are hereby adopted and incorporated by reference herein. Copies of the adopted standards are on file with the Planning Division, 100 Civic Plaza, Dublin, California, for use and examination by the public. Said standards are adopted by reference and incorporated as fully as if set out at length herein, and as may be amended from time to time pursuant to Government Code Section 65850 et seq. Section 8.104.020 (Exemptions from Site Development Review) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to Government Code Section 65913.4, provided the Community Development Director or his/her designee approves a Zoning Clearance in accordance with Chapter 8.116. Subsection B of Section 8.104.090 (Required Findings) of Title 8 of the Dublin Municipal Code is amended as followsto add the following subsection: 75 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 4 B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance. For new multi-family residential development only, the project proposal is either consistent with all of the Citywide Multi-family Objective Design Standards adopted pursuant to Section 8.36.010(B); alternatively, if the proposal deviates from one or more objective design standards, then the proposal is consistent with the purpose and intent of the applicable standard is met through alternative means. The remainder of Section 8.104.090 (Required Findings) to be re-lettered accordingly. Section 8.116.020 (Applications Requiring a Zoning Clearance) of Title 8 of the Dublin Municipal Code is amended to add the follow subsection: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are meet all eligibleligibility criteria as e for a streamlined approval process pursuant toset forth in Government Code Section 65913.4. Section 8.116.030 (Application) of Title 8 of the Dublin Municipal Code is amended to add the follow subsection: J. Housing Projects Eligible for Streamlined Approval. If the Zoning Clearance is for a housing project that is eligible for streamlined approval pursuant to Government Code Section 65913.4, the Applicant shall submit a “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form provided by the Community Development Department with information requested on the form. Section 8.116.040 (Approval) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval. Housing projects that are eligible for a streamlined approval process pursuant to shall be reviewed for compliance with the eligibility requirements contained in Government Code Section 65913.4 shall be reviewed for consistency with the Citywide Multi-Family Objective Design Standards contained in Section 8.36.010(B) and all other applicable objective standards within Title 8, Zoning Ordinance. The Zoning Clearance approval for a housing project eligible for streamlined approval shall be a completed “Zoning Clearance for Housing Projects Eligible for Streamlined Approval” application form and any pertinent attachments as required on the form with the date and signature of the Community Development Director or his/her designee. Section 8.116.050 (Expiration of Zoning Clearance) of Title 8 of the Dublin Municipal Code is amended to add the following subsection: J. Housing Projects Eligible for Streamlined Approval. A Zoning Clearance issued in conjunction with a housing project eligible for streamlined approval shall expire in accordance with Government Code Section 65913.4(fe). Section 4. Effective Date. This Ordinance shall take effect and be enforced thirty (30) days following its final adoption. 76 Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 4 Section 5. Posting. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this __th day of _______ 2022, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: _________________________________ City Clerk 5047987.1 77 CITYWIDE MULTI-FAMILY OBJECTIVE DESIGN STANDARDS PUBLIC REVIEW DRAFT JANUARY 2022 Attachment 4 Exhibit A to Attachment 3 78 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 79 PUBLIC REVIEW DRAFT CITY OF DUBLIN PREPARED FOR City of Dublin PREPARED BY RRM Design Group ACKNOWLEDGMENTS CITY COUNCIL Melissa Hernandez - Mayor Jean Josey - Vice Mayor Sherry Hu Shawn Kumagai Michael McCorriston PLANNING COMMISSION Dawn Benson Catheryn Grier Renata Tyler Janine Thalblum Stephen Wright Kashef Qaadri - Alternate CITY STAFF Jeff Baker - Community Development Director Kristie Wheeler - Assistant Community Development Director Michael P. Cass – Principal Planner 80 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 81 PUBLIC REVIEW DRAFT CITY OF DUBLIN TABLE OF CONTENTS CHAPTER 1 – INTRODUCTION 1.1 Purpose 1-1 1.2 Organization and Applicability 1-1 CHAPTER 2 – SITE PLANNING OBJECTIVE STANDARDS 2.1 Building Placement 2-1 2.2 Vehicular Surface Parking and Access 2-3 2.3 Bicycle Parking 2-5 2.4 Pedestrian Circulation and Access 2-6 2.5 Private Outdoor Space 2-7 2.6 Common Usable Outdoor Space 2-7 CHAPTER 3 – BUILDING DESIGN OBJECTIVE STANDARDS 3.1 Building Form and Massing 3-1 3.2 Façade Articulation 3-3 3.3 Roof Forms 3-4 3.4 Building and Unit Entries 3-5 3.5 Fenestration 3-7 3.6 Parking Structures 3-8 3.7 Building Materials, Colors, and Lighting 3-10 3.8 Ancillary Structures, Equipment, and Utilities 3-11 APPENDIX A Glossary of Terms A-1 82 THIS PAGE LEFT INTENTIONALLY BLANK 83 CHAPTER 1 INTRODUCTION 84 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 85 1 1-1 INTRODUCTION PUBLIC REVIEW DRAFT CITY OF DUBLIN CHAPTER 1 - INTRODUCTION 1.1 PURPOSE The purpose of the Multi-family Objective Design Standards is to ensure that new multi-family development in Dublin provides high quality architecture, appropriately connects to its surroundings, includes well designed amenities and open spaces, promotes sustainability, and contributes to walkable and safe environments. The Multi-family Objective Design Standards are intended to guide property owners, applicants/developers and design professionals and provide clear design direction that enhances an area’s unique character and ensures a high- quality living environment that will be desirable and hold its value over time, while encouraging creative design that enriches the community of Dublin. 1.2 ORGANIZATION AND APPLICABILITY The following Multi-family Objective Design Standards are organized into two primary sections: Site Planning and Building Design. The Site Planning Chapter includes objective standards for site layout and building placement, vehicular access and parking, and outdoor spaces and amenities. The Building Design Chapter includes objective standards for building form and massing, façade articulation, unit entries, fenestration, colors and materials, parking structure design, and accessory structures and utilities. The Multi-family Objective Design Standards supplement existing development standards described in Title 8 (Zoning) of the Dublin Municipal Code and Planned Development zoning districts, as well as in adopted specific plans, such as the Downtown Dublin Specific Plan, Dublin Crossing Specific Plan, Dublin Village Historic Area Specific Plan, and Eastern Dublin Specific Plan. If there is any conflict between these standards and those in another adopted document, the more restrictive standard shall apply. 86 1 INTRODUCTION OBJECTIVE DESIGN STANDARDS1-2 CITYWIDE MULTI-FAMILY Most multi-family residential projects are subject to a discretionary Site Development Review (SDR) Permit unless a project qualifies for a streamlined ministerial approval process established under Government Code Section 65913.4. Projects that qualify for a streamlined process are required to comply with ALL of the objective standards within this document. All other multi-family residential projects are subject to the objective standards, but through the City’s discretionary SDR Permit process they may request a deviation from standards when the purpose and intent of the standard is met through alternate means. Allowing flexibility through a discretionary SDR Permit shall not be construed as applying the lowest common denominator that dilutes the quality and character of a project. All new multi-family residential development shall comply with the Multi- Family Objective Design Standards contained herein. To be eligible for a streamlined approval process, the development must meet the specific eligibility criteria as set forth in Government Code Section 65913.4. Projects that are eligible for streamlined approval shall be consistent with all Multi-Family Objective Design Standards contained herein. The discretionary Site Development Review (SDR) Permit process described in Dublin Municipal Code Chapter 8.104 shall be used for all developments that are not eligible for streamlined approval. Applicants requesting any deviation from these Multi-Family Objective Design Standards shall be reviewed under the discretionary SDR Permit process. Allowing flexibility through a discretionary SDR Permit shall not be construed as allowing dilution of the quality and character of a project. For a glossary of relevant terms used throughout this document, please refer to Appendix A. 87 CHAPTER 2 SITE PLANNING OBJECTIVE STANDARDS 88 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 89 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-1 SITE PLANNING OBJECTIVE STANDARDS CHAPTER 2 - SITE PLANNING OBJECTIVE STANDARDS Site planning refers to the arrangement of buildings and parking areas, the size and location of pedestrian spaces and parking areas, and how these features relate to one another. Topics in this Chapter include building placement, vehicular surface parking and access, bicycle parking, pedestrian circulation and access, and private and common usable outdoor space. 2.1 BUILDING PLACEMENT A. Buildings located adjacent to the primary street shall have unit front entries facing the street. B. For buildings not located along the primary street, unit front entries shall be oriented to face internal common open space areas such as landscaped courtyards, plazas, or paseos. C. Each dwelling unit fronting a primary or side street shall include at least one street-facing porch, balcony, and/or patio. 2.1.A Buildings located adjacent to the primary street shall have unit front entries facing the street 2.1.B Buildings not located along the primary street shall have unit front entries oriented to face internal common open space areas 90 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-2 D. A minimum five-foot wide landscape buffer shall be located adjacent to all ground level private outdoor spaces to provide additional privacy and security for the residents. The buffer shall be planted with dense evergreen shrubs and vines which grow to or are maintained at a three- foot minimum height. Stoops are permitted to encroach into the five- foot wide landscape buffer. E. Ground floor units shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into habitable ground floor spaces. F. Projects with six or more dwelling units shall cluster mailboxes in a common centralized location that is internal to the site. Clustered mailboxes shall utilize the same colors and/or materials to the main buildings on the site. 2.1.D A minimum five-foot wide landscape buffer shall be located adjacent to all ground level private outdoor spaces to provide additional privacy and security 91 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-3 SITE PLANNING OBJECTIVE STANDARDS Greater than 100 feet 100 feet or less Parking B.II: For projects with less than 100 linear feet of primary street frontage, a maximum of one vehicle access point from the primary street is permitted. For projects with 100 linear feet or more of primary street frontage, a maximum of two vehicle access points from the primary street is permitted. 2.2.B Project entries and pedestrian crossings shall feature enhanced paving 2.2.C Interior lots with a street frontage width less than 100 feet, one access point is permitted. Interior lots with a street fronting width greater than 100 feet may have up to two access points. 2.2 VEHICULAR SURFACE PARKING AND ACCESS A. When alley or side street access is available, primary access to parking areas shall be taken from this location, rather than the primary street. B. Enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used as follows: i. Entry Drives - Minimum 12 feet deep across the width of each entry drive. ii. Pedestrian Crossings - Minimum one foot wider than connecting walkways across the length of the intersecting primary and side streets. C. For interior lots with less than 100 linear feet of street frontage, a maximum of one vehicle access point from the street is permitted. For interior lots with 100 linear feet or more of street frontage, a maximum of two vehicle access points from the street is permitted. For corner lots, one vehicular access point is permitted per street frontage, with an overall maximum of two vehicular access points permitted. Vehicle access points shall be located near the property line furthest from the intersection. D. For developments with controlled entrances, including vehicular access gates to parking areas, access shall be located a minimum of 20 feet from the back of sidewalk along Collector, Local Residential, or Private streets, and 40 feet from the back of sidewalk along Arterial roadways to accommodate vehicle(s) entering the site without queuing into the street. 92 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-4 E. Surface parking areas for developments shall be screened from the street. Screening may be accomplished through building placement, landscape features, and/or low walls. Low walls for screening shall be set back at least three feet from the back of public sidewalks with evergreen shrubs and/or vines provided between the sidewalk and wall. F. Developments with more than 20 units shall provide at least one ride share pick-up and drop-off location within 100 feet of an entrance to the primary building. i. Ride share pick-up and drop-off location shall be clearly visible from the roadway and/or primary driveway entrances and provide a passenger loading space or temporary parking space to avoid passenger loading within vehicular circulation routes. ii. Ride share pick-up and drop-off location shall provide waiting area with a minimum of one bench and one waste/recycling receptacle. Benches shall be covered or located under trees. The waiting area may be located within a building lobby, clubhouse, or common building if the pick-up location is visible from this location. 2.2.E Surface parking areas for developments shall be screened from the street 93 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-5 SITE PLANNING OBJECTIVE STANDARDS 2.3.A Short-term bicycle racks shall be located in a visible location within 200 feet of the building entrance 2.3.C Long-term bicycle parking shall be located in a secure area within a parking structure or building, or within a lockable storage enclosure 2.3 BICYCLE PARKING A. Short-term bicycle parking shall be provided in the form of permanent, readily visible bicycle racks. Bicycle racks must allow both wheels to be locked to the rack. Racks shall be located within 200 feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-way. B. At least one long-term bicycle storage space is required for each unit and may be located within a designated space within the unit, within individual lockable containers outside of the unit, or within a secure, long-term bicycle parking area. C. Secure, long-term bicycle parking areas shall be enclosed and designed within a parking structure or building, or within a lockable storage enclosure. i. Lockable storage enclosures shall not be visible from the right-of-way. ii. Enclosures must be designed with materials and colors used in the primary building or shall be screened with dense evergreen shrubs and trees. 94 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-6 2.4.A On-site pedestrian circulation and access shall be provided to connect the site 2.4.B Differing/contrasting paving materials shall be used to distinguish primary entries to buildings 2.4 PEDESTRIAN CIRCULATION AND ACCESS A. Paved on-site pedestrian circulation and access shall be provided according to the following standards: i. Connecting residential units to other areas of the site, such as parking areas, common outdoor areas, waste and recycling enclosures, pet waste stations, and pedestrian amenities. ii. Connecting public sidewalks to building entries and parking areas. iii. Connecting building entrances to all bus/transit stops directly adjacent to the project. B. Primary entries to buildings shall provide decorative paving that contrasts in color and texture from the adjacent walkway paving to accentuate the entrances. C. Pedestrian walkways on private property shall be designed with the following conditions: i. Constructed of firm and slip-resistant materials such as concrete, stamped concrete, or concrete pavers. ii. Designed with a minimum width of four feet. iii. Flanked on both sides of the walkways with landscaping, including a mix of turf or low groundcovers and low shrubs that do not exceed four feet in height. iv. Evergreen canopy trees spaced to shade at least 50 percent of the overall walkway length at maturity. v. Pedestrian scale lighting fixtures located at least five feet away from adjacent residential dwellings. Design of pedestrian-scale lighting fixtures shall be consistent with building lighting fixtures. 95 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-7 SITE PLANNING OBJECTIVE STANDARDS 2.5.A Private outdoor space shall be provided for each unit 2.5.B Private outdoor space shall be provided at a minimum of 60 square feet per unit with a minimum dimension of six feet in any direction 2.5 PRIVATE OUTDOOR SPACE A. The equivalent of 10 percent or more of the floor area of each unit shall be provided as private outdoor space. For units on upper floors, this outdoor space may be provided by decks and balconies. This requirement may be satisfied by more than one private outdoor space area. B. Private outdoor space, including balconies provided to meet private outdoor space requirements shall be provided at a minimum of 60 square feet per unit with a minimum dimension of six feet in any direction. 2.6 COMMON USABLE OUTDOOR SPACE A. Common usable outdoor space shall be provided at minimum 30 percent of the net site area. For example, a one-acre net site would be required to provide 13,068 square feet of common usable outdoor space in one or multiple locations within a project. B. A minimum of one pet waste bag and disposal station shall be provided common usable outdoor space where pets congregate with a minimum of one pet waste bag and disposal station per development. C. Common usable outdoor space shall be arranged to afford visibility by on-site users and passers-by. Barriers shall be designed with transparency to afford opportunities for surveillance through the barrier. 6 feetMin 6 feetMin Private outdoor space (60 square feet minimum) 96 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-8 2.6.D.iv Outdoor Amenity Table Number of Units Required Number of Amenities 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1000 2 percent of total 1001 and over 20, plus 1 for each 100, or fraction thereof, over 100 Total Number of Outdoor Amenities D. Outdoor Amenity Requirements. i. Outdoor amenities shall be provided as a component of required Common Usable Outdoor Space. ii. Each common usable outdoor space shall be designed with a minimum of 500 square feet of dedicated and improved open space, with a minimum dimension of 10 feet in any direction. iii. Each common usable outdoor amenity space shall include a minimum of one secure in-place waste/recycling receptacle and one covered seating area, unless otherwise specified in this section. iv. The number of amenities within common usable outdoor space shall be based on the number of units within the multi-family project as shown in the Outdoor Amenity Table. Where more than one amenity is required, a combination of the outdoor amenities identified in subsection v. shall be provided. v. Amenity requirements shall be satisfied with one or more of the following: a. Children’s play area, with at least four pieces of play equipment, designed for children of all abilities and ages five years and younger. b. A landscaped and improved gathering space, 1. Space shall contain the following: a. At least four picnic tables or equivalent lounging furniture. b. A minimum of five shade trees. c. At least two barbecue fixtures and/or two fire pits, d. Minimum two secure in-place waste/recycling receptacles, e. Shade coverage for a minimum of 25% of the gathering space area (shade sail, umbrella, trellis, gazebo, or additional evergreen shade trees beyond the minimum requirement), 2. Gathering areas may be provided either at ground level, or on roof decks/ terraces but shall not be located on roofs directly adjacent to single-family zoning districts. 2.6.D.v Example of outdoor lounging furniture 97 PUBLIC REVIEW DRAFT CITY OF DUBLIN 2 2-9 SITE PLANNING OBJECTIVE STANDARDS 2.6.D.v.b Gathering areas shall consist of at least four picnic tables, or equivalent lounging furniture, with at least 25% of the area covered 3. Barbecue fixtures and/or fire pits shall be located at least 20 feet away from adjacent existing and proposed residential units. c An illuminated, regulation size tennis or multipurpose court and incorporating shielded cut-off light fixtures. d. A dedicated and improved illuminated space containing at least one regulation size Bocce, Petanque, or other similar type court. The space shall contain a minimum of three benches or equivalent lounging furniture (at least one covered by an overhead shade canopy or evergreen tree), at least two secure in-place waste/ recycling receptacles, and a minimum of three shade trees. e. An enclosed, off-leash dog run/relief/wash area including signage and pet waste bag and disposal stations adjacent to all entrances/exits. i. The dog area shall contain at least one three-dimensional dog- oriented improvement (e.g. rock, jumps, fire hydrant). ii. One potable water connection with dog bowl refilling and dog wash capabilities. iii. A minimum of three benches or equivalent lounging furniture (at least one covered by an overhead shade canopy or evergreen tree), at least two secure in-place waste/recycling receptacles, and a minimum of three shade trees. f. Enclosed pool area with a minimum of an 800-square-foot swimming pool with at least one changing area and/or restroom. The pool area shall include at least three lounge chairs, two side tables, and one outdoor umbrella. Pool area shall include perimeter landscaping consisting of evergreen species and at least three shade trees that do not drop leaves, nuts, or fruits. 2.6.D.v.f &g Amenity areas could include a swimming pool and/or spas 98 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 2 SITE PLANNING OBJECTIVE STANDARDS 2-10 g. Enclosed spa area with a minimum of two spas, one changing area or restroom, and a landscaped area containing evergreen species and a minimum of two shade trees, at least two chairs, and one side table. h. Minimum ¼ mile paved and accessible walking path/trail that is at least five-feet wide, with at least one pedestrian scale light and bench or equivalent lounging furniture provided for every 250 feet of path/trail. Seating areas along the path/trail shall be located adjacent to or in close proximity to the trail, and shall be covered or located under evergreen canopy trees. i. Community garden with at least one potting station containing a minimum two-foot by four-foot table, one compost bin, one shed sized to accommodate gardening tools and designed to match the primary building colors, materials, and architectural style. The community garden shall have at least one potable water connection and have irrigation provided to all garden beds. j. Other outdoor amenities mutually agreed upon between the developer and the City of Dublin. 2.6.D.v.h Paved and accessible walking path/trail shall be at least five-feet wide with pedestrian scale lighting and seating areas 2.6.D.v.i Community garden shall include at least one potting station, compost bin, and tool shed 99 CHAPTER 3 BUILDING DESIGN OBJECTIVE STANDARDS 100 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 101 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-1PUBLIC REVIEW DRAFT CITY OF DUBLIN 3 3-1 CHAPTER 3 - BUILDING DESIGN OBJECTIVE STANDARDS Building forms, façades, and detailing influence cohesiveness, comfort, and aesthetic pride. Topics in this Chapter include building massing and form, façade articulation, roof forms, building and unit entries, fenestration, parking structure design, building materials and lighting, and accessory structures and utilities. 3.1 BUILDING FORM AND MASSING Building massing and design delineate individual units or clusters of units, articulation, distinction, and identity through varied heights, setbacks, projections, and recesses. Materials and colors emphasize changes in building elements and massing. A.Building façades visible from the primary or side street shall not extend more than 40 feet in length without a five-foot variation in depth in the wall plane. Building entrances, front porches, upper-story setbacks, and projections such as stoops, bays, overhangs, and trellises count towards this requirement. B.Buildings greater than two stories shall be designed to differentiate a defined base, a middle or body, and a top, cornice, or parapet cap. Buildings less than two stories shall include a defined base and top. 40 feetMax40 feetMax40 feetMax 40 feetMax 40 feetMax 3.1.A Building façades visible from a primary or side street shall not extend more than 40 feet without a five-foot variation in depth in the wall plane 3.1 Building design shall include varied heights, setbacks, and wall plane variation Building design lacking materials and colors is not permitted 102 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-2 C. A building located adjacent to a primary street frontage shall recess portions of any wall plane above two stories. A minimum of 20 percent of the upper floor facades (measured by the length of first floor wall plane adjacent to the primary street) shall be recessed. The average stepback shall be 10 feet minimum for the upper floors as measured from the first-floor building wall plane. (See Figure 3.1.C) D. If the elevation facing a primary street is longer than 50 feet, no more than 50 percent of a building façade shall be on a single plane. An average of a five-foot offset, with a minimum of one foot offset, is required for the remaining 50 percent of the building façade. E. Elevations not facing a primary street shall have no more than 75 percent of a building façade on a single plane. An average of a five-foot offset, with a minimum of one foot offset, is required for the remaining 25 percent of the building façade. 3.1.D Building elevations longer than 50 feet along a primary street shall have no more than 50 percent of a building façade on a single plane 3.1.C Upper floor areas stepped back from the primary street 103 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-3 3.2 FAÇADE ARTICULATION A. Buildings shall be designed with the same suite of building details, articulation, and materials on all sides. B. Walls that are publicly visible from a primary or side street shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulation features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural element(s). C. Building elements that do not provide authentic structural support but are provided to add aesthetic appeal, such as pilasters, columns, and unsupported trellises shall be designed to appear functional. i. Cantilevered balconies are only allowed on buildings with contemporary architectural styles. ii. All other architectural styles shall incorporate a column, post, corbel, brace, or decorative support cable to ensure the building element appears structurally supported and not tacked on or unsupported. D. Garage doors shall be recessed into the garage wall, with a minimum of four inches, provided between the face of the garage door and the adjacent primary wall plane, to accentuate shadow patterns and relief. E. Where a balcony or ground floor patio is located adjacent to a window of an adjoining dwelling unit, the balcony railings or patio wall and/or fencing shall be constructed with limited openings and utilize materials which provide a minimum of 85 percent screening of balcony or ground floor patio areas (measured from the finished floor of private outdoor spaces to top of the railing, fencing, and/or wall). 3.2.D Garage doors shall be recessed into the wall plane 3.2.B Building walls that are visible from a primary or side street shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulation techniques 104 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-4 3.3 ROOF FORMS A. Roof lines shall not extend more than 40 feet in length without a change in form or ridgeline as described below: i. Vary roof forms, such as hip, gable, shed, flat, and mansard. ii. Incorporate architectural elements, such as parapets, varying cornices, and reveals. iii. Vary roof height at least two feet from adjacent roofs, as measured from the highest point of the roof lines. B. Parapets shall be provided around the perimeter of a flat roof and shall be high enough to screen all rooftop mechanical equipment from being visible from a public area or along the public right-of-way. Parapets shall be at least six inches above the tallest rooftop equipment. C. Interior side of parapet wall shall not be visible from the public right-of- way. D. Parapet shall be capped with precast treatments, continuous banding, or projecting cornices, dentils, or similar edge treatment consistent with the identified traditional or universally recognized architectural style. 3.3.A Roof lines shall be vertically articulated with a change in form or ridgeline height 3.3.D Parapets shall be articulated to feature stylistic architectural details 105 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-5 3.4 BUILDING AND UNIT ENTRIES A. Individual building and/or unit entry design shall incorporate architectural treatments (e.g., feature window details, tower, decorative veneer or siding, porch/stoop), projecting elements above the entrance, and/or changes in roof line or wall planes. B. Primary entrances located on the ground floor shall include one or more of the following: i. Stoop: a. Serving a maximum of two units. b. Stair width shall be a minimum four feet in width. Lowest riser shall be set back to ensure railings do not encroach in the public right-of-way. c. Entry landing shall be a minimum five feet in depth. d. Either projected or recessed weather protection with a minimum depth of 36 inches. ii. Front Porch: a. Minimum dimension of four feet of depth. b. Either projected or recessed weather protection with a minimum depth of 36 inches. c. Maximum porch floor height from the sidewalk grade shall be five feet. 3.4.B.i Stoop Entry 3.4.B.ii Front Porch Entry 106 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-6 iii. Terrace: a. May serve as entry to multiple units. b. Maximum terrace floor height from the sidewalk or walkway grade shall be five feet. c. Maximum wall/fence/hedge height surrounding terrace shall be 42 inches above terrace floor. d. Lowest riser shall be set back to ensure railings do not encroach in the public right-of-way. iv. Frontage Court: a. May serve as entry to multiple units. b. Minimum width along primary frontage shall be 25 feet. c. Maximum width along primary frontage shall be 50 percent of the façade length or 80 feet, whichever is less. d. Minimum depth of 15 feet and maximum depth of 50 feet shall be maintained. 3.4.B.iii Terrace Entry 3.4.B.iv Frontage Court Entry 107 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-7 3.5 FENESTRATION A. Functional and decorative shutters shall maintain the same dimensions as the associated glazing. Functional and decorative shutters shall be half the width of the associated window glazing (for paired shutters), or matching width for a single shutter. B. Window materials, color, and style shall be consistent on all elevations. C. Window trim, sills, and shutters shall be differentiated with accent materials or colors that vary from the adjacent building wall surfaces. D. One of the following window treatments shall be provided on all elevations: i. Windows shall be recessed at least two inches from surrounding exterior wall to the window glass surface. ii. Built-up sills and trim, at a minimum ½ inch thick, shall be used to create surface relief and texture. 3.5.B Window materials, colors, and style shall be consistent on all elevations and match the architectural style of the building 3.5.A Shutters shall reflect the same dimensions as the associated glazing 108 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-8 3.6 PARKING STRUCTURES A. Parking structure walls visible from the street shall not extend more than 40 feet in length without a three-foot variation in depth in the wall plane. B. Exterior parking structure wall surfaces shall mimic the primary building(s) on the site in regards to materials, colors, and design elements such as fenestration, railings, and building opening sizes and shapes and also utilize one or more of the following articulation methods: i. Applied materials such as brick, stone, and/or siding which extend at least six inches from the face of the structure to the face of the applied materials. 1. Painted, smooth concrete, or stucco walls shall not be included as articulated materials. ii. Decorative architectural features such as cut metal screens, awnings, trellises, louvers, and/or decorative security grills. iii. Parking structures two-stories or less shall apply such articulation to a minimum of 25 percent of the total wall area. iv. Parking structures three stories and more shall apply such articulation to a minimum of 35 percent of the total wall area. C. Parking structures facing primary streets shall provide a minimum of a five-foot planting area between the parking structure wall and public street. D. Vertical planting shall be located to provide screening to wall surfaces located between openings, entrances, and architectural accent features. Planting shall be evergreen screening vegetation that will grow to a minimum of 75 percent of the height of the parking structure, with container size selected to achieve this height of at least 50 percent within at least two (2) years from time of installation. 3.6.B.ii. Parking structure walls shall feature decorative architectural elements such as screens, awnings, trellises, louvers, and/or grills to enhance wall articulation and provide screening 3.6.D Vertical planting shall be provided to quickly screen non-descript exterior parking structure walls. 109 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-9 E. For semi-subterranean parking structures facing a primary street, the parking structure walls shall be limited to four feet in height above the average grade along the primary street, and articulated materials requirements per sections A, B, and C shall be incorporated. F. Parking structures located directly adjacent to a public right-of-way shall provide at least one centrally located exterior pedestrian gathering space such as a plaza or courtyard between the parking structure and the primary roadway. Pedestrian gathering space shall include at least two benches facing the street (covered or shaded by trees), one waste receptacle, and at least four short-term bike racks. G. Parking structures facing Arterial roadways shall provide commercial mixed-uses and/or habitable uses along 75 percent of the street frontage, where permitted by zoning. Non-parking structure space shall be a minimum depth of 30 feet. H. Stormwater source controls shall be integrated into parking garages. Projects shall plumb interior parking garage floor drains to a stormwater treatment measure or the sanitary sewer, with approval from Dublin San Ramon Services District. Open levels of parking garages shall be directed to a stormwater treatment measure and sized in accordance with the Municipal Regional Stormwater NPDES Permit. I. Projects shall incorporate green stormwater infrastructure, sized in accordance with the Municipal Regional Stormwater NPDES Permit, as part of landscape and drainage plans. 3.6.G Parking structures facing Arterial roadways shall provide commercial mixed-uses and/or habitable uses along the street frontage 3.6.F. Parking structures located directly adjacent to a public right-of-way shall provide at least one centrally located pedestrian gathering space 110 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-10 3.7 BUILDING MATERIALS, COLORS, AND LIGHTING A. Building materials shall wrap building corners and changes shall occur at inside corners of intersecting walls or at architecture features that break up the wall plane, such as columns. B. Guardrail and railing design, color, finish, and materials shall be consistent with the primary structure. C. Use of accent materials such as glass, tile, brick, stone, concrete, or plaster shall be incorporated to highlight building features. D. Bright/vibrant color schemes shall be limited to trim and accent elements. Bright/vibrant colors are not permitted as a primary wall surface. E. All building-mounted and site light fixtures shall be fully shielded and utilize cohesive colors and finishes which reflect the primary building’s architectural style. Materials changes shall not be located at the outside corners or within the wall plane 3.7.D Limit bright and vibrant colors to trim and accent materials 3.7.A Material changes shall occur at inside corners of walls or at architecture features that break up the wall plane 111 PUBLIC REVIEW DRAFT CITY OF DUBLIN 3BUILDING DESIGN OBJECTIVE STANDARDS 3-11 3.8.C Equipment/utility elements shall be concealed or screened from public view Exposed equipment/utility elements are not permitted 3.8 ANCILLARY STRUCTURES, EQUIPMENT, AND UTILITIES A. A minimum of 200 square feet of accessory storage space shall be provided for each unit within the development. The storage shall be located within 500 feet of the dwelling unit or within the project’s parking garage. B. Accessory storage space may be located within a private garage or carport, or private outdoor space (e.g. patio, or balcony) assigned to the unit, and shall not be located within the habitable area. If accessory storage is provided on a patio or balcony, the amount of storage space shall be in addition to the private open space requirement and shall be designed with materials used within the primary building. C. In ground and wall mounted utility elements such as wires, conduits, junction boxes, transformers, ballasts, backflow devices, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be concealed from public view by evergreen landscaping and/ or architectural features, such as a wall or trellis. D. Equipment and utility wall and fencing screening shall incorporate the materials and colors of the primary building design. Landscape screening shall be selected and planted to completely conceal utility elements. E. Detached garages or carports and other accessory buildings/ structures shall be designed using roof forms, materials, colors, and details used on the primary structure. Prefabricated metal carports and accessory structures are not permitted. i. If carports are utilized, they shall incorporate decorative support posts that are at least six inches wide. 112 BUILDING DESIGN OBJECTIVE STANDARDS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY 3 3-12 F. Refuse areas shall be located within a building, incorporated into the building design, or located within a detached enclosure designed and placed as follows: i. To the rear or sides of the buildings, and not visible from the street or public right-of-way. ii. Incorporate the materials and colors of the primary building design. iii. Be screened with a minimum three-foot-wide planting area containing fast growing evergreen vegetation. G. All flashing, sheet metal vents, exhaust fans/ventilators, and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. All wall mounted utilities shall be located at interior corners of building walls or behind building elements that conceal the utilities from public view. H. Scuppers, downspouts, and drains shall be internalized or located at the inside edges of building walls, porches, or columns. External scuppers, downspouts, and drains are not permitted on prominent or highly visible portions of a wall surface. If they are provided, they shall be painted and/ or constructed of decorative materials that match other building accents. 3.8.G Surface ventilation features shall match the adjacent roof or wall material and/or color 3.8.H Downspouts shall not be prominently located and shall be placed at the inside edges of the building walls and designed to match the other building accents 113 APPENDIX A GLOSSARY OF TERMSAPPENDIX A GLOSSARY OF TERMS 114 OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY THIS PAGE LEFT INTENTIONALLY BLANK 115 PUBLIC REVIEW DRAFT CITY OF DUBLIN AGLOSSARY OF TERMS A-1 APPENDIX A - GLOSSARY OF TERMS The following Glossary of Terms provides definitions of terms and phrases used in the Objective Design Standards. For other definitions, please refer to Chapter 8.08 (Definitions) of the Dublin Municipal Code. Brackets. A projection from a vertical surface providing structural or visual support under cornices, balconies, windows, or any other overhanging member. Carport. A structure, or portion of a structure, accessible to vehicles, with a solid weatherproof roof that is permanently open on at least two sides, used as parking or storage of one or more motor vehicles. Common Usable Outdoor Space. Exterior space area that is readily accessible for use by the residents and users within the development. Designed and reserved for outdoor living and social gathering, active and passive recreation, and pedestrian access and amenities. Contemporary Architectural Style. A building designed utilizing modern and post-modern character and materials, such as minimal and non-traditional adornments, simple geometric massing, and flat roofs. Controlled Entrances. Vehicular access to a residential development or property that is obstructed by a gate which residents or visitors can open from their car or home. Cornice. The uppermost division of an entablature; a projecting shelf along the top of a wall supported by a series of brackets; the exterior trim at the meeting of a roof and wall, consisting of soffit, fascia, and crown molding. Façade. The exterior face or elevation of the building, extending from grade to the eaves or the top of the parapet wall and the entire width of the building elevation. Fenestration. The arrangement, proportioning, and design of windows, doors, and other exterior openings in a building. Frontage Court. An open courtyard area in front of a building’s entrance(s). Gable Roof. A roof having a gable at one or both ends; a roof sloping downward in two opposite directions from a central ridge, so as to form a gable at each end. Hipped Roof. A roof which slopes upward from all four sides of a building, requiring a hip rafter at each corner. Juliet Balcony. An ornamental railing applied at a full-length window, projecting slightly beyond the plane of the window, threshold or sill, having the appearance of a balcony. 116 GLOSSARY OF TERMS OBJECTIVE DESIGN STANDARDS CITYWIDE MULTI-FAMILY A A-2 Publicly Visible. Capable of being seen by a person of average height and visual acuity while walking or driving on a street. Shutter. Hinged panels, sometimes louvered, fixed on the outside a window that can be closed for security or privacy or to keep out light. Side Street. A minor or subsidiary street that may intersects with or adjoin a Primary Street. Traditional or Universally Recognized Architectural Style. There is no predominate residential architectural style in Dublin. Traditional or universally recognized residential architectural styles include, but are not limited to Contemporary, Craftsman, European Cottage, Mediterranean, Monterey, Spanish Eclectic, and Tuscan. Refer to the Dublin Crossing Specific Plan for additional information on details and styles. Lounging Furniture. A cohesive set of outdoor furnishings to comfortably accommodate at least four people, such as exterior couches and/or chairs. Luminaire. A complete lighting system, including a lamp or lamps and a fixture. Mansard Roof. A roof with a steep lower slope and a flatter upper slope on all sides, either of convex or concave shape. Net Site Area. Total area within the property lines of a project that is available for development, excluding all non-buildable areas such as the public right-of-way, creek setbacks, and easements which may be included within the parcel. Parapet. A low protective wall or railing along the edge of a roof, balcony, or similar structure; in an exterior wall, the part entirely above the roof. Pilaster. A partial pier or column, often with a base, shaft, and capital that is embedded in a flat wall and projects slightly; may be constructed as a projection of the wall itself. Primary Street. A public or private street that provides access to the major entry of a project or structure. Private Outdoor Space. Consist of balconies, decks, patios, fenced yards, and other similar areas located immediately adjacent to a residence and only available for use by the individuals residing in the residence. 117