HomeMy WebLinkAboutOrd 01-22 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
Ord. No. 01-22, Item 4.5, Adopted 03/01/2022 Page 1 of 4
ORDINANCE NO. 01 - 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-Family
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. 22-01
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 February 15, 2022,
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.
Ord. No. 01-22, Item 4.5, Adopted 03/01/2022 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 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 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 8.36.020 (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 follows:
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 8.36.020(B); alternatively, if the
proposal deviates from one or more objective design standards, then the proposal is consistent
with the purpose and intent of the applicable standard.
Ord. No. 01-22, Item 4.5, Adopted 03/01/2022 Page 3 of 4
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 meet all
eligibility criteria as set 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 Government Code Section 65913.4 shall be reviewed
for consistency with the Citywide Multi-Family Objective Design Standards contained in Section
8.36.020(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 dat e 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(f).
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.
{Signatures to follow on next page}
Ord. No. 01-22, Item 4.5, Adopted 03/01/2022 Page 4 of 4
PASSED, APPROVED AND ADOPTED this 1st day of March 2022, by the following vote:
AYES: Councilmembers Hu, Josey, Kumagai and McCorriston
NOES:
ABSENT: Mayor Hernandez
ABSTAIN:
______________________________
Vice Mayor
ATTEST:
_________________________________
City Clerk
CITYWIDE MULTI-FAMILY
OBJECTIVE DESIGN STANDARDS
PUBLIC REVIEW
JANUARY 2022
OBJECTIVE DESIGN STANDARDS
CITYWIDE MULTI-FAMILY
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PUBLIC REVIEW
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
OBJECTIVE DESIGN STANDARDS
CITYWIDE MULTI-FAMILY
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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
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CHAPTER 1
INTRODUCTION
OBJECTIVE DESIGN STANDARDS
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INTRODUCTION
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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.
1 INTRODUCTION
OBJECTIVE DESIGN STANDARDS1-2 CITYWIDE MULTI-FAMILY
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.
CHAPTER 2
SITE PLANNING
OBJECTIVE STANDARDS
OBJECTIVE DESIGN STANDARDS
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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
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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
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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.
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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 and/or delivery location within 100 feet of an
entrance to the primary building.
i. Ride share pick-up and drop-off and/or delivery locations 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 and/or delivery locations 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
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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.
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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.
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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
per common usable outdoor space where pets congregate.
C.Common usable outdoor space shall be arranged to maximize visibility by
project residents. 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)
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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
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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
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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
CHAPTER 3
BUILDING DESIGN
OBJECTIVE STANDARDS
OBJECTIVE DESIGN STANDARDS
CITYWIDE MULTI-FAMILY
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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
BUILDING DESIGN OBJECTIVE STANDARDS
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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
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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
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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
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CITY OF DUBLIN
3BUILDING DESIGN OBJECTIVE STANDARDS
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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
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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
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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
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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.
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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
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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
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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 cubic 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.
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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
APPENDIX A
GLOSSARY OF TERMSAPPENDIX A
GLOSSARY OF TERMS
OBJECTIVE DESIGN STANDARDS
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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.
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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.
PUBLIC REVIEW
CITY OF DUBLIN
This project was funded by a HCD SB 2 Planning Grant
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