HomeMy WebLinkAbout11-12-1996 PC Agenda PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Tuesday - 7:30 p.m.
100 Civic Plaza, Council Chambers November 12, 1996
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS - September 24, 1996
6. ORAL COMMUNICATION -At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or DISCUSSION
shall take place on any item which is NOT on the Planning Commission Agenda. The Commission may
respond briefly to statements made or questions posed,or may request Staff to report back at a future
meeting concerning the matter. Furthermore,a member of the Planning Commission may direct Staff to
place a matter of business on a future agenda. Any person may arrange with the Community Development
Director(no later than 11:00 a.m.,on the Tuesday preceding a regular meeting)to have an item of concern
placed on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 96-020, Opus Planned Development - Request for a Planned Development
rezone for a Business Office/Industrial Development encompassing 25.0 acres
located at the southwest corner of Gleason Road and Hacienda Drive in the Eastern
Dublin Specific Planning Area.
9. NEW OR UNFINISHED BUSINESS
9.1 Update on the Zoning Ordinance Revision
10. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for November 12,1996
PROJECT: PA 96-020,Opus Planned Development
PREPARED BY: Michael A.Porto,Consulting Planner
and Jeri Ram,Associate Planner .
DESCRIPTION: Request fora Planned Development rezone for a Business
Office/Industrial Development encompassing 25.0 acres located at
the southwest corner of Gleason Road and Hacienda Drive in the
Eastern Dublin Specific Planning Area.
RECOMMENDATION: Recommend to City Council adoption of an Ordinance establishing
a Planned Development and a Resolution adopting specific
Development Standards for the 25 acre Opus Development.
BACKGROUND:
The Alameda County Surplus Property Authority,who owns the property in question,recently
processed a Specific Plan Amendment to the Eastern Dublin Specific Plan and a General Plan
Amendment. The Amendments change and revise the Land Use Designations and some
elements and language of the Circulation Element pertinent to the Eastern Dublin Specific Plan to
accommodate potential land uses which were not specifically addressed in the original planning
document. The Planning Commission recommended the requested changes in September with
the Council taking formal action on October 15, 1996. As a part of that action, the
Industrial/Campus Office (1/CO) Specific Plan designation was created on the property in
question. A prime focus for the Amendments in the Eastern Dublin Specific Plan was to
accommodate the proposed Opus Development which is the focus of this staff report and
associated zoning document.
ANALYSIS:
The applicant,Opus Southwest Corporation in conjunction with the land owner,Alameda County
Surplus Property Authority,followed proper process and prepared a site development plan for the
subject property. The original submittal was comprised of three varying alternative site studies
which they hoped would provide for several different development schemes. Initial review of their
plans by planning and public works staff,indicated several areas of concern which the site plans
could not address. Meeting with the applicant,it was clear that they were trying to comply with the
City of Dublin's standard application requirements for Site Development Review while leaving as
much flexibility in the plan to allow for a myriad of development alternatives. Unfortunately,the
requirements for Site Development Review are not adaptable enough to provide the applicant with
the flexibility that they hoped to achieve.The developer did not have a particular end user and
designing the site with conceptual buildings,landscaping and parking layouts at this time would
have surely meant changes in the future. Dublin has already experienced one project which
COPIES TO:Opus Southwest Corp.
ITEM NO.P.1 PA File
FACE.-L.OF_.1-7
changed several times after the initial approval(Homart)and it was thought that this scenario
should not be repeated or encouraged by reviewing and approving a conceptual site design which
had no basis in reality.
The owner of the property,Alameda County wants to direct the development of the site by limiting
and focusing the developer.It was the developer's desire to sufficiently constrain the site through
a series of development standards and design guidelines as to direct the actual development of
the property. The land owners desire coupled with the needs of the developer present a unique
opportunity for staff to approach the eventual development of the site from a new stand point not
generally familiar in Dublin.
Attached to this staff report is a Resolution(Exhibit A)with an Exhibit 1 presenting specific
development regulations and design guidelines for the development of the Santa Rita Business
Center Site(Opus Development).It is a culmination of the work of the land owner,the developer
and the City to guide and direct the eventual development of the 25.0 acre site.While an actual
building design is not evident and the definite layout of the site is not finalized,the document
recommended for Planning Commission review and approval will guide and direct staff through
Site Development Review(SDR)during the initial review of the project and will allow for the reuse
and transition of the site over time. As the actual document is attached,it would be redundant to
restate many of the items,however,as the document consist of several important elements,a
brief narrative of the components of each element is included below for Commission
consideration.
The entire document,upon Council approval,actually becomes the zoning district regulating all
aspects of the development and use of the property. The Development Regulations and the
Design Guidelines will create the fabric of the project both now and in the future. A series of
exterior amenities are included as a part of the Guidelines.
Permitted Uses:This section of the Development Regulations for Santa Rita Business Center
reflects the intent of the developer,Opus,to list a series of clean industrial users,service
businesses and office uses which would augment and support the primary"big box"user. The
land owner,Alameda County Surplus Property Authority took a very active roll in developing the
list of permitted uses within the attached document. It was their intent to assure that the eventual
users and tenants would be of a high quality nature creating an environment that fosters an
interplay of uses where the site inhabitants could work and transact daily business without leaving
the site.
The general listing of uses referenced in the City of Dublin Zoning Ordinance was considered too
broad and not restrictive enough to create the higher level of industrial/campusoffice environment
that the property owner and the developer wished to create. The listing of uses will assure that
initial development of the site and the eventual transitioning of uses over the ensuing years will be
adequately regulated. Provisions are included in the text for specific uses which are determined
to be more intensive or requiring additional review through the Conditional Use Permit process.
Development Regulations: The Development Regulations provide standards normally found in
the Zoning Ordinance.It is entirely possible that the 25.0 acre site could subdivide further to
smaller parcels. Standards have been applied to assure that adequate site sizes,setbacks,
building heights,floor area ratios,parking,etc.are in place to regulate development on lots no
matter the size.These regulations are specific to this property and are not subject to the standard
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City of Dublin Zoning Code except where noted. In many instances,the development regulations
included are more restrictive than the Dublin Zoning Ordinance.
Design Guidelines: This portion of the proposed document is what makes it unique and will
actually guide the design of the building, parking and site layout. Although items such as
setbacks,building heights and floor area ratios are critical,it is the design guidelines within this
portion of the document that will actually direct what the buildings and site layout will look like.One
of the most distinctive elements of this portion of the document is the inclusion of specific graphic
representations that direct how buildings should be sited, how landscaping is integrated into
parking areas and methods for encouraging pedestrian circulation and vehicular control.
Guidelines are provided for site design, open space, landscaping, circulation, architectural
features,exterior lighting,signage and utilities.
A 15 acre medium/high density residential site is located across Hacienda Drive from the subject
site. The Eastern Dublin Specific Plan will permit up to 20 units to the acre on this property for a
maximum number of approximately 300 units. The Design Guidelines make specific reference to
the interface of uses along this common frontage increasing the setback and directing that
industrial uses be located adjacent to Arnold Drive along the westerly edge of the site. Site
specific issues such as this,cannot generally be incorporated into a standard zoning text.
Access Exhibit: The last page of the Development Regulations and Design Guidelines is an
Access Exhibit. This graphic representation of the site documents for the future development of
the site,the various access points that will be considered and the acceptable turning movements
that would be considered at such time as a development proposal is submitted for Site
Development Review.Again,this is something that cannot be included in a standard zoning code.
This item will serve to further direct the site layout.
Conclusion:
Although the inclusion of specific Development Regulations and Design Guidelines as a zoning
document is not a process common to projects in Dublin, it is a mechanism which will give a
higher level of accountability and serve to constrain development of the property in a manner that
would be unobtainable through conventional zoning methods.This document,once approved,will
direct staff through the Site Development Review process to assure a higher quality and more
coordinated development.
3 .3 ,�
GENERAL INFORMATION:
APPLICANT: Opus Southwest Corporation
6130 Stoneridge Mall Road,#115
Pleasanton,California 94588
PROPERTY OWNER: Alameda County Surplus Property Authority
224 W.Winton Avenue,#151
Hayward,California 94544
LOCATION: Vacant 25.0 acre site bounded on the north by Gleason Road, on
the east by Hacienda Drive and the west by Arnold Drive within the
Eastern Dublin Specific Planning Area.
EXISTING ZONING: Specific Plan Designation;Planned Development(PD)
Industrial/CampusOffice.(Eastern Dublin)
GENERAL PLAN
DESIGNATION: Industrial/Campus Office
ENVIRONMENTAL REVIEW:
This project is within the scope of the Eastern Dublin Specific Plan
and General Plan Amendment, for which a Program EIR was
previously certified(SCH No.91103064).
A Mitigated Negative Declaration has been prepared for this
project, which together with the Program EIR, adequately
describes this project for the purposes of CEQA.
ATTACHMENTS:
Exhibit A: Planning Commission Resolution(Exhibit A) including Specific Development Regulation
and Design Guidelines(Exhibit 1).
G:\PA96020\PCSR2
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING
FINDINGS AND GENERAL PROVISIONS FOR A PD
PLANNED DEVELOPMENT REZONING CONCERNING
PA 96-020 OPUS PLANNED DEVELOPMENT
WHEREAS, Opus Southwest Corporation, (Applicant), is requesting a Planned
Development Rezoning to establish General Provisions and Development Regulations for a 25t
acre portion of APN-946-15-1-4(por);and
WHEREAS,Opus Southwest Corporation has submitted a Land Use and Development
Plan as required by Section 8.31-13 of the Zoning Ordinance which meets the requirements of
said section;and
WHEREAS,proper notice of said public hearing was given in all respects as required by
law;and
WHEREAS, the application has been reviewed in accordance with the California
Environmental Quality Act("CEQA")and a Mitigated Negative Declaration(SCH 96082092)has
been prepared;and
WHEREAS,through inclusion of the mitigation measures,it has been determined that the
project will not have a significant effect on the environment;and
WHEREAS,the Staff Report was submitted recommending that the Planning Commission
approve the application;and
WHEREAS,the Planning Commission did hear and use their independent judgment and
consider all said reports,recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
1. The Planned Development Rezone will be appropriate for the subject property in
terms of providing a range of permitted and conditionally permitted uses which will be compatible
with vacant and proposed commercial,office and residential uses in the immediate vicinity,and
which enhances development of the Specific Plan area;and
2. The Planned Development Rezoning will not have a substantial adverse affect on
health or safety or be detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be met;and
3. The Planned Development Rezoning will not overburden public services as the
Eastern Dublin Specific Plan Matrix requires provision of public services and the Matrix was
adopted as part of this project;and
5 Ii EXHIBIT A
4. As demonstrated in the Eastern Dublin Specific Plan matrix which was made a part
of the Mitigated Negative Declaration,the Planned Development Rezoning will be consistent with
the Dublin General Plan and the Eastern Dublin Specific Plan including all the policies therein;and
5. The Planned Development Rezoning as designed will provided efficient use of the
land with minimum alteration of natural land forms and will create an attractive,efficient and safe
environment;and
6. The Planned Development Rezoning will benefit the public necessity,convenience
and general welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning
Ordinance;and
7 The Planned Development Rezoning will be compatible with and enhance the
general development of the area because it will be developed pursuant to conditions of approval
and site development review;and
8. The Planned Development Rezoning will create attractive, efficient and safe
development because it will be developed pursuant to site development review.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit 1,attached
and made a part of this Resolution,development and operation of land use activities within this
planned development,shall be subject to the City of Dublin Zoning Code in effect at the time the
development and land use activities are considered. Changes or revisions to this document,
including Exhibit 1 shall be subject to those requirements contained within the most current Zoning
Code.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend approval of PA 96-020,Opus Planned Development,subject to the following General
Provisions and Development Standards which constitute regulations for the use,improvement and
maintenance of the 25±acre APN 946-15-1-4(por)and included as Exhibit 1 attached hereto.
PASSED,APPROVED AND ADOPTED this 12th day of November,1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
PA96-020\PCRES3
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EXHIBIT "1"
PLANNED DEVELOPMENT DISTRICT - SANTA RITA BUSINESS CENTER SITE
Development Regulations and Design Guidelines
Draft- October 15, 1996
Sections:
Intent
II. Permitted uses.
III. Conditional uses.
IV. Development regulations.
V. Design guidelines
INTENT: The intent of these Development Regulations and Design Guidelines is to regulate site
development and to promote flexibility using site planning criteria specifically for the "Santa Rita
Business Center" site. These regulations are intended to encourage innovative site and design
solutions that will accommodate a mix of industrial, service commercial, and office uses. The site
development plan shall integrate the uses, structures parking and site circulation to create the
appearance of a singular workplace, rather than a variety of independent developments. To achieve
that, fully integrated plans are to be provided for the site's landscaping, lighting and signage.
Similarly, the architecture for all of the structures on site shall be harmonious and complementary
to each other and surrounding uses.
II. PERMITTED USES: The following Principal Uses are permitted in this district:
A. Office and service establishments including, but not limited to:
1. Real estate/title offices
2. Travel agency
3. Legal
4. Accounting
5. Medical and Dental
6. Optometrist
7. Architect
8. Employment Agency
9. Hair/Beauty salon
10. Cleaner and dryer,not including on-site processing
11. Shoe repair
12. Key shop
13. Tailor
14. Athletic Club
15. Formal wear/rental
16. Other administrative and professional offices
17. Technology access center
18. Tele-commuting center
7 (7
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19. Tele-marketing center
B. Office,Warehouse and Light Manufacturing
1. Research and development laboratories and offices
2. Light manufacturing and processing that produce no noxious odors, hazardous
materials or excessive noise:
a. Blueprinting,printing,lithography
b. Cosmetics compounding
c. Electronic assembly
d. Electronic component manufacturing
e. Fabric assembly
f. Glass assembly
g. Garment manufacturing
h. Instrument manufacturing
i. Jewelry manufacturing
j. Machine shops
k. Motion picture production
1. Musical instruments,games or toy manufacturing
m. Omamental metal working
n. Pharmaceuticals compounding
o. Plastics assembly
p. Rubber assembling
q. Sheet metal assembly or fabrication
r. Sign manufacturing
s. Solar equipment assembly or manufacturing
t. Wood assembly(limited to finished products)
3. Broadcasting station or studio,excluding sending or receiving tower
4. Contractor,general or subcontractor
5. Wholesale or warehouse operations
6. Cellular communications facility;minor and major
7. Beverage bottling
8. Bulk cleaning and laundry,not including on-site processing
9 Ceramics manufacturing
10. Cosmetics manufacturing
2 11...
11. Equipment storage
12. Furniture manufacturing or refinishing
13. Ice plant
14. Pharmaceuticals manufacturing
15. Pottery manufacturing
C. Other similar and compatible office,light industrial,and service commercial uses.
III. CONDITIONAL USES: The following are Conditional Uses allowed in this district and shall be
permitted only if approved by the Planning Commission or the Zoning Administrator pursuant to the
City of Dublin Zoning Ordinance.
A. Community,religious and charitable institutional facilities
B. Eating and drinking establishments
C. In-patient and out-patient health facilities as licensed by the State Department of Health
Services.
D. Public facilities and uses
E. Retail commercial establishments to serve site users
F. Veterinary office
G. Other conditional permitted uses which meet the intent of the zone shall be considered by the
Planning Commission on a individual case basis
H. Drive-through establishments(also drive-in)
IV. DEVELOPMENT REGULATIONS: Development regulations for this district are intended to
accommodate the uses allowed in this district:
A. Minimum building site:ten thousand square feet.
B. Maximum site coverage:40 percent.
C. Minimum setbacks: The minimum setbacks from the property line for buildings, accessory
structures,parking areas,driveways,and loading areas shall be as follows:
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1. Along Gleason Drive: 20 feet
2. Along Arnold Road: 20 feet
3. Along Hacienda Drive: 35 feet
4. Along south property line: 10 feet
5. Between buildings: Per Site
Development Review
D. Height of Buildings:Fifty feet.
E. Floor Area Ratio:The FAR within this district shall not exceed.50.
F. Parking and Loading:Adequate parking and loading shall be provided for the uses proposed in
this district.The number,dimensions,configurations and other requirements for parking and
loading spaces and access driveways shall conform to the regulations set forth in the City of
Dublin Zoning Ordinance.Parking ratios(parking spaces per square feet of building floor area)
shall be generally as follows,unless otherwise specified in the Zoning Ordinance:
1.Office or Retail One space for each 250 square feet
2. Manufacturing, One space for each
Warehouse or 1000 square feet
Industrial
3. Restaurant One space for each 60 square feet
4. Reciprocal Parking:Individual sites within the Santa Rita Business Center shall be eligible
for shared parking as specified in the Zoning Ordinance.
G. Motorcycle and Bicycle Facilities: Adequate motorcycle and bicycle facilities shall be provided
for the uses proposed in this district. At a minimum, one bicycle space and one motorcycle
space shall be provided for every 150 automobile spaces.These facilities shall provide for the
convenient parking and locking of motorcycles and bicycles and shall be located near the front
building entry.
H. Business and Other Signs:Business and other signs are permitted subject to the City of Dublin
Sign Ordinance.A Signage Master Program shall be submitted for City review as part of the
Site Development Review process.
I. Environmental Effects:No use shall be permitted in this district which is characterized by noise,
vibrations or other environmental effects specified in the performance standards for M-P
Districts as set forth in the City of Dublin Zoning Ordinance.
J. Interior Uses:All Principal Uses in this District and all fabricating,processing or repair uses
accessory thereto shall be conducted within a building pursuant to the regulations specified in
the City of Dublin Zoning Ordinance.
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K. Maintenance: The maintenance of all parking, loading, landscaping and internal circulation
areas shall be a continuing obligation of the property owner,pursuant to Codes Covenants and
Restrictions(CC&R's)approved by the City.
L. Site Development Review:Any structure,parking area,landscaping,lighting and signage shall
be subject to Site Development Review and these guidelines unless zoning approval is granted
upon the determination that the construction constitutes a minor project and that the Building
Permit plans are in accordance with the intent and objectives of the Site Development Review
procedures.
V. DESIGN GUIDELINES
A. Site Development Review: Site development for the Santa Rita Business Center shall be
governed by the following Design Guidelines and the Zoning Ordinance of the City of Dublin.
The Site Development Review Application for this site shall address the requirements set forth
in the City of Dublin Zoning Ordinance and shall provide additional explanatory text and
graphics addressing the following topics:
1. Statement of the site development concept which defines an attractive and harmonious
development theme for site planning,architecture and landscape architecture;
2. Site development plan,including calculations of percent coverage by type of use;
3. Architectural plans,sections and elevations;
4. Circulation Plan, for automobiles, parking, trucks, truck loading spaces, pedestrians
and bicycles,including curb radii and truck maneuvering templates;
5. Landscape Master Plan, including a description of all landscape materials, such as
plants, furniture, and fencing;their arrangement and a maintenance program; and a
calculation of percent coverage by type of landscaped area;
6. Grading plan;
7. Lighting Master Plan,including a description of the location and types of fixtures;
8. Signage Master Plan,including the specifications for each type of sign.
9. A Development Schedule showing date of commencement, annual accomplishments,
completion of construction and occupancy dates.
B. Site Design:Site design is to establish the character,form and aesthetic features that contribute
to the creation of a development that is in harmony internally and with its setting.
1. Wherever possible,buildings should be sited in relation to each other to create a system
of semi-enclosed and usable outdoor areas.
2. Buildings should be located so that the buildings and landscaped areas, not parking
areas,create the dominant positive impression of site character from the surrounding
streets.
3. Setback variations among buildings along a street are required.No two neighboring
buildings shall have the same
setback for more than
40%of their frontages. 1.1111.1■111Wi MOW
4. Exceptions to the stated I�IIV= .M)
setback requirements are: `
1.10
0-411111kin
a. Architectural • �
projections(such as w
eaves,columns orlo
arcades)may r 1
encroach not more FAN
than forty(40) j1I■1�- • EL.
percent into the I >- NNW/
setback.
b. Freestanding signage as defined in the Master Signage Program.
5. Front and side yard setbacks shall be fully landscaped.
6. Major access points shall be oriented to attractive features of buildings or open space.
7. The site shall be designed to institute Best Management Practices for storm drainage.
All parts of the site,including building pads, parking, loading, access driveways and
maneuvering areas shall be graded and well-drained and shall be maintained at all times.
Drainage outlets shall include a sign reading"No Dumping/Flows into the Bay".
8. Trash/Recycling Enclosures: Each building shall provide adequate and accessible
interior or exterior enclosures for trash and recycling facilities.Exterior facilities shall
be entirely enclosed by a solid fence or wall and opaque gate six feet in height and shall
not be located near any pedestrian access points or outdoor usable open space areas.
Locating enclosures adjacent to landscape area is encouraged to provide natural
screening of the solid enclosure and to soften the monumentality of the screening
material.
9. Roof Heights: Articulation of roof heights is encouraged. Long,continuous runs of a
single roof height should not be used. Single story roof elements should be used with
office uses wherever possible.
10. Location of Industrial Uses: The project site is across Hacienda Drive from an area
where the designated land use is medium high density residential. Therefore,
industrial uses are encouraged to locate as close as possible to Arnold Drive and to
take primary truck vehicular access from that thoroughfare.
C. Open Space and Landscaping:A minimum of fifteen percent(15%)of the gross site area shall
be provided in open space.Open space shall include landscaping in entries,plazas/courtyards,
parking areas,front and side yard setbacks and other similar uses,wherein a minimum of eight
percent(8%)shall be in the parking area.
1. A common landscape theme and common palette of landscape materials shall be used
throughout the site.
2. All landscaped areas shall be continuously maintained.
3. Landscape design and maintenance should respond to prevailing water conservation
policies. The majority of the plant materials shall be well suited to the climate of the
region and shall require minimum water.
4. Plazas/Courtyard Areas:Landscaped areas shall be provided in the interior of the site
to create comfortable and usable outdoor areas that integrate hardscape and softscape.
Planting,special paving and other landscaping materials should be selected to maximize
enjoyment of the outdoor area,given climatic considerations,and to create distinctive
outdoor places.The scale of these areas should be pedestrian-friendly and attractive to
encourage use.
5. Pedestrian Walkways:Walkways internal to the site shall be distinguished with special
paving, except in parking areas where walkways shall at
least be striped to create a safer pedestrian environment.
All walkways shall be a minimum of five(5)feet in width.
Adjacent to parking areas,a minimum of 4'clear distance
shall be maintained for walkways between the car
overhang and the edge of the walkway.
6. Parking Areas: These standards regulate the provision of
off-street parking spaces for the automobiles of tenants of the premises and for their
clients,customers,employees and callers. They are required to remain accessible for
these purposes continuously. The number and dimension of parking stalls shall be
governed by the City of Dublin Zoning Ordinance.Each unenclosed parking facility
shall include a perimeter landscaped strip,landscaped islands and tree planters.
a. The landscaped strips shall be:
(1) at least 20 feet wide between the parking area and the property line
along public right-of-way,except along Hacienda Drive where the
setback shall be 35 feet.
(2) at least 16 feet between the parking area and building window walls
(3) at least 10 feet between the parking area and other building walls
except in areas designated for truck docking,maneuvering and parking.
(4) The landscaped strip between the parking area and the property line
along a public right-of-way shall include a berm not less than three feet
in height to substantially screen the view of parked vehicles from the
street.The berm should be sized and located to allow visibility for the
safety of motorists exiting the site.Where residential uses abut,
landscape planting on the berm shall be designed to block views of
parked vehicles.
(5) At entries,sidewalks shall be incorporated into the landscaped strip. A
minimum of 4 feet clear width shall be maintained for any sidewalk.
(6) Where the landscaped strip is adjacent to building window walls or
pedestrian rights-of-way,landscaping shall be provided that screens
views of automobiles.In this location,the use of a berm is desirable.
b. A minimum of one(1)parking lot tree shall be planted for every six parking
spaces. Trees shall be distributed throughout the parking area, shall be of a
variety that offers a substantial
shade canopy when mature and I I I I I I I I I I I I 0 I I
shall be a minimum 15-gallon sizewhen planted. {
have standard six-inch cubs on I I L. I I I I ' I I I I 0 I I I I I
all sides and shall have good
surface drainage.Trees shall be planted as part of the construction process for
the parking area.
c. The parking area shall contain landscaped islands with a minimum dimension of
five feet by five feet,excluding curb.Landscaped islands or adjacent trees in
planting strips shall be located for every six parking spaces in a single row.
D. Circulation:Access and on-site circulation should allow the movement of vehicles,bicycles and
pedestrians in a safe,efficient and logical manner.
1(f.. r).
1. Entryways:Attractive entryways shall be provided to individual parcels for automobiles
and pedestrians.
a. Parcel entries should be oriented toward I
internal or external open space,landscape or ,
architectural features. " ,
I I 1 ,
b. Access drives shall be located to orient hop,
visitors to the building entries,wherever
feasible. 1II `
modem
c. Access drives shall be designed with CJ_LJ
adjacent lots to provide sufficient
automobile stacking during peak periods of -� •
use. IIIIIL in Itt-%AM
d. Access drives shall have minimum curb radii r 1 sod'
of 20 feet.
e. Distinctive landscape materials and focal elements shall be used at each major
entry.
f A pedestrian walkway shall link the public sidewalk on each frontage with on-
site pedestrian circulation routes. t
2. Driveways:Vehicular circulation routes I I I I I I I I I I I I I
within the site should provide efficient
means of moving goods or passengers .j —4'(
while avoiding long,unbroken drives or
aisles in parking areas to discourage • f O
speeding and through-traffic.
E. Architectural Design:An overall architectural theme is to be established for the entire site.The
predominant building material shall be concrete.
1. The front and side facades of buildings shall be designed to provide visual interest to
pedestrians and motorists. Front and side building facades shall include sufficient
articulation to prevent long,uninterrupted walls.Vertical elements shall be introduced
as necessary to break long building walls and introduce interruptions for shade and
shadow effect. Vertical elements shall be placed no less than 50'apart unless waived
during site development review.
2. The design of windows, reveals, parapets and other architectural features should
promote a visually stimulating and coherent architectural theme. Long stretches of
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windows shall be broken up by perpendicular elements,such as building wall,trellises
or latticework.
3. Entries:Distinctive materials shall be used in the design of entry areas to highlight these
areas.
4. Distinctive roof lines shall be introduced at building entries and at the building corners
at the Hacienda and Gleason intersection and the Gleason and Arnold intersection.
Rooftop mechanical equipment shall be screened from view.
5. Accessory structures are not encouraged. If proposed,individual cases will be subject
to SDR review for impacts to parking, landscaping and setbacks. Such Accessory
structures shall be constructed with the same materials and details as the primary
structures.
6. Truck docking areas shall be designed as a part of the overall architectural design for a
principal building,such that the view of these areas shall be screened to the maximum
extent feasible from street views or otherwise architecturally treated to resemble the
side or front of the same building.
7. Outdoor Storage: Outdoor storage of materials is specifically prohibited.
F. Lighting:Lighting shall conform with the City of Dublin standards and shall complement the
site architectural theme.
1. Pedestrian walkways,entry areas,courtyards and plazas should be lighted to provide a
sense of personal safety for pedestrians and to minimize shadows.
2. Interior private streets,driveways and parking areas shall be lighted with 20-30 foot
high fixtures of a consistent character and quality and shall meet at least the Citys
minimum footcandle lighting standards for public streets.
3. All lighting shall be shielded in a manner that prevents visibility of the light source and
that minimizes glare and light spillover beyond the perimeter of the development.
G. Signage:A clear,hierarchically organized system of signage shall be provided to orient users to
various destinations.All signs are to conform to the City of Dublin Sign Ordinance and are to
be of a uniform style throughout the site. The signage elements shall complement the site
architectural theme.
H. Utilities: Padmounted transformers, water mains and other utilities shall be located and
screened to minimize visibility. No structures other than fencing and landscaping shall be
located within any portion of the public utility easement unless authorized subject to an
encroachment permit.
10
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for November 12,1996
PROJECT: PA 95-027,Zoning Ordinance Revision
DESCRIPTION: Revision of Zoning Ordinance sections relating to general
development regulations and accessory structures and uses.
RECOMMENDATION: The Zoning Ordinance Steering Committee recommends
that the Planning Commission discuss the proposed
changes to the General Development Regulations and
Accessory Structures and Uses sections of the Zoning
Ordinance and give Staff direction on those sections.
Further,the Zoning Ordinance Steering Committee
recommends that the Planning Commission take a"Straw
Vote"giving the consensus of the Planning Commission on
these sections of the Ordinance.
PREPARED BY: Dennis Carrington,Senior Planner/Zoning Administrator
ANALYSIS:
On October 9,1996,The Zoning Ordinance Steering committee met and gave
Staff feedback on draft changes to the two sections relating to general development
regulations and accessory structures and uses. The two sections are presented for your
review and comment. Commissioner Johnson will make a brief presentation on proposed
changes followed by the Staff presentation. It is the Committee's recommendation that
the Planning Commission review the progress so far and offer comments. If the Planning
Commission is in general agreement,the Committee recommends that you identify by
consensus that the proposed changes are satisfactory and direct the Committee to move
on to the next subjects. The next sections of the Ordinance to be revised are Home
Occupations,Landscaping,and Fences,Walls and Hedges. These sections will be
presented to the Zoning Ordinance Steering Committee on November 13,1996,and to
the Planning Commission on November 26,1996.
GENERAL DEVELOPMENT REGULATIONS
The General Development Regulations section of the Zoning Ordinance
establishes standards for lot area,lot width,setbacks,distance between residences,
maximum lot coverage,common useable open space and height limits. Under the
existing Ordinance,these standards were often inconsistent. The proposed Ordinance
shows all of the standards for each zoning district in one document to assure consistency
COPIES TO: Maureen Nokes
//�� PA 95-027 File
ITEM NO.9.I
PAGE OF
and to provide one convenient look-up table for all the zoning districts. Changes that
could be of interest to the Planning Commission are:
1. Replacement of R-3 and R-4 zoning districts with the R-M zoning district.
The existing R-3(Four Family District)and R-4(Multiple Residence District)
have fixed"lot square footage per dwelling unit"requirements that do not allow
the flexibility required for Planned Developments typically proposed today. An
R-M(Multiple Residential District)is proposed which would allow a "lot square
footage per dwelling unit"of 750 square feet and larger as long as it is consistent
with the General Plan density in effect for its area. Similar flexibility is proposed
for the R-1 Zoning District.
2. 20 foot average front yard setback with 18 foot minimum to garage. The
standard will encourage staggered front yard setbacks,providing a more attractive
street scene,and avoiding garage doors that are all in the same plane.
4. Distance between residences of 10 feet between non-inhabitable spaces
and 15 feet between habitable spaces. This will provide for more separation
between homes allowing more light and air access to the units,increasing privacy,
and providing better fire protection. The current Ordinance allows five foot
setbacks which results in a 10 foot separation between dwelling units.
5. Maximum lot coverage requirements. This regulation establishes the
maximum lot area which may be covered with buildings and structures. This will
encourage the provision of useable open space on lots and avoid large houses on
small lots.
6. Height limits for residences are proposed to be 35 feet and 2 stories for
Agricultural,R-1,and R-2 zoning districts. The R-M zoning district would allow
a height limit of 35 feet and 2 stories for 4 or fewer dwelling units,45 feet if 5 or
more dwelling units,and 75 feet if 5 or more dwelling units and lot coverage does
not exceed 35%. The current Ordinance requires a maximum height of 25 feet
and two stories for the R-1,R-2,and R-3 Zoning Districts. That may have been
appropriate for the bungalows that were built in the 50's and 60's but is not
appropriate for the homes of today.
7. Provision for Common Wall and Zero Lot Line developments. This
provision will provide for flexibility in subdivision design that is not allowed
under the current Ordinance.
8. Exceptions to height limits are expanded. This change would allow public
and quasi-public buildings like a church,hospital or city hall to have a height of
up to 75 feet in districts typically not allowing buildings that high if the required
setbacks for the buildings are increased by one foot for each foot of height that the
building exceeds the normal height limit established by the zone. Another area of
flexibility is to allow taller structures on steeply sloping lots.
2
• r
ACCESSORY STRUCTURES AND USES
Accessory structures and uses include gazebos, detached garages, workshops,
studios, offices, guesthouses, sheds, swimming pools, spas, and hot tubs. These
regulations address setbacks, height, location of the structures and the uses that can occur
within them. The Accessory Structures and Uses section of the Zoning Ordinance has
been extensively revised. Changes that could be of interest to the Planning Commission
are:
1. Side Yards may not be obstructed to less than their required width. Side
Yards are required to provide for light and air access, to provide for privacy and to
ensure access, especially during emergencies. This provision requires that an
accessory structure, even if it is allowed to be in a side yard (such as a storage
shed), may not obstruct the side yard to less than its required width.
2. Timing of Construction of Accessory Structures, temporary structures, and
swimming pools. The revised Ordinance would require that these structures be
constructed or established at the same time as, or after, the principal structure or
use. This basic requirement will ensure that such structures are not built before
the principal structure.
3. Maximum square footage of 1,000 square feet for all detached accessory
structures on a lot. This encourages the retention of open areas on a residential lot
by limiting the amount of accessory structure square footage on a lot. A
Conditional Use Permit would allow this limit to be exceeded. This would allow
an area of greater than 1,000 square feet only if findings could be made and if
certain conditions were met. There may be occasions, such as a large and/or
unusually shaped lot where a larger amount of accessory square footage may be
appropriate.
4. Prohibition of structure adjacent to a fence or wall which appears above
that fence or wall. This will avoid unsightly projections above fences or walls
that are common under the existing Ordinance. Also, accessory structures will be
allowed to exceed the normal 15 foot height limit if fences are higher in certain
situations such as when lots which are stepping down a slope.
5. Repair and maintenance of automobiles. The repair and maintenance of
automobiles or other vehicles would be permitted as a residential accessory use if
work is being done on a vehicle registered to the occupant of the premises.
However, the painting of automobiles, or the repair and maintenance of any
tractor trucks or semi-trucks is not permitted in any residentially zoned district.
No sound associated with the repair or maintenance of automobiles could be
audible at the property line. This revision should address several common
problems associated with the repair and maintenance of automobiles at home.
6. Prohibition of the storage, repair, dismantling or painting of motor
vehicles or of electrical refrigerators, washers, dryers or other household
appliances within a Front Yard, area between a Front Yard and a residence, or )_
3 7' a
e �
Street Side Yard outside a wall or fence. This addresses where this type of use
may not occur.
7. Accessory storage of building materials and equipment. This provision
would allow building materials and equipment being used for construction to be
stored on the construction site as long as a valid building permit is in effect for the
construction.
8. Rooming and Boarding. This use would be a permitted single family
residential accessory use if there are no more than four boarders. This is a typical
provision of most zoning ordinances. It provides for a use which typically occurs
in most cities, and encourages the provision of affordable housing.
9 Permitted commercial and industrial accessory uses. The existing
Ordinance does not allow much flexibility in this area. It is proposed that the
Ordinance allow accessory uses typically found in these areas such a Automatic
Teller Machines; Cafeterias, delicatessens and food vending; plazas; recreational
facilities; recycling collection centers; and used goods collection centers.
ZONING ORDINANCE STEERING COMMITTEE
Staff wishes to thank the members of the Zoning Ordinance Steering Committee
for providing recommendations to Staff on draft revisions to sections of the Zoning
Ordinance. They have spent may hours reviewing draft revisions to the Ordinance and in
evening meetings providing valuable input on the drafts.
GENERAL INFORMATION:
APPLICANT(S): City of Dublin
LOCATION: Citywide
ENVIRONMENTAL REVIEW: This project is exempt from the California
Environmental Quality Act(CEQA) because there
is no possibility that revising the Zoning Ordinance
will have a significant impact on the environment
(Section 15061(a)(3)). All discretionary permits
which are based on the Zoning Ordinance will
receive environmental review pursuant to CEQA.
ATTACHMENTS:
Attachment 1: Draft General Development Regulations of the Zoning Ordinance.
Attachment 2: Draft Accessory Structures and Uses Section of the Zoning
Ordinance.
g:pa95027/gnacpcst
4 ��
General Development Regulations
CHAPTER 8.XX.XX GENERAL DEVELOPMENT REGULATIONS
8.xx.010 Purpose. The purpose of this Chapter is to set forth General Development
Regulations relating to lot area, lot square footage per residence, lot width, lot
depth, residential use, setbacks, distance between residences, lot coverage, lot
lines, yards and height limits as shown in the accompanying charts and text. The
intent of these provisions is to ensure that development within the City of Dublin
provides a high quality living and working environment consistent with the
policies of the City General Plan.
Intent. The intent of this Chapter is to secure the necessary provision for light,
air, privacy, and safety from fire hazards.
8.xx.020 Agricultural and Residential Development Regulations. It is required that
every building shall be built upon a site which conforms to the General Plan and
the following regulations:
A. Development Regulations are minimums unless stated as maximums.
STANDARD A R-1 R-2 R-M
LOT AREA
Interior lot 100 acres 4,000 8,000 5,000
sq. ft. sq. ft. sq. ft.
Corner lot 100 acres 5,000 9,000 6,000
sq. ft. sq. ft. sq.ft.
LOT SQUARE NA 4,000 sq. ft. and larger 4,000 750 sq.ft.and larger as
FOOTAGE PER as consistent with sq. ft. consistent with General
DU General Plan Plan
LOT WIDTH
Interior lot 300 feet 50 feet 80 feet 50 feet
Corner lot 300 feet 60 feet 90 feet 60 feet
LOT DEPTH NA 100 feet 100 feet 100 feet
RESIDENTIAL 1 du. 1 du 2 du's 1 du per full 750 sq. ft.
USE(maximum 1 Second Unit 1 Second Unit (and larger as consistent
per lot) with General Plan)
SETBACKS
Front 50 feet 20 ft. avg. 20 ft. avg. 18 ft. 20 ft.
18 ft minimum to minimum
garage
(1)
Interior Side 30 feet 7 feet 10 feet 10 feet
Street Side 50 feet 10 feet 10 feet 10 feet
Rear 50 feet 20 feet 20 feet 30 feet
City of Dublin Zoning Ordinance 1 November 6, 1996
ATTACHMENT I
•
General Development Regulations
STANDARD A R-1 R-2 R-M
LOT AREA
DISTANCE 100 feet 10 feet between non- 20 feet 20 feet
BETWEEN inhabitable spaces,
RESIDENCES 15 feet between
inhabitable spaces
MAXIMUM LOT NA 40% 1 story, 35%2 40% 1 story, 35%2 40% 1 story,35%2
COVERAGE stories stories stories
COMMON NA NA NA 30%of net site area
USEABLE
OUTDOOR
SPACE
HEIGHT LIMITS 35 feet 35 feet 35 feet (2)
2 stories 2 stories 2 stories
1. Living spaces may encroach to 15 ft. from Front Lot Line with Site Development
Review. A 20 foot setback is required for lots of 6,000 square feet or larger.
2. 35 feet if 4 or fewer du.; 45 feet if 5 or more du.; 75 feet if 5 or more du. and lot coverage
does not exceed 35%.
8.xx.030 Commercial and Industrial Development Regulations. It is required that every
building shall be built upon a site which conforms to the General Plan and the
following regulations:
A. Development Regulations are minimums unless stated as maximums.
STANDARD C-O C-N C-1 C-2 M-P M-1 M-2
LOT AREA
Interior lot 10,000 5,000 5,000 6,000 40,000 20,000 40,000
sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft.
Corner lot 11,000 6,000 6,000 7,000 40,000 20,000 40,000
sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft.
LOT WIDTH
Interior lot 70 feet 50 feet 50 feet 50 feet 150 feet 100 feet 150 feet
Corner lot 80 feet 60 feet 60 feet 60 feet 150 feet 100 feet 150 feet
LOT DEPTH 100 feet 100 feet 100 feet 100 feet 100 feet 100 feet 100 feet
SETBACKS
Front 20 feet 20 feet 0 feet(3) 0 feet(3) 50 feet 10 feet 10 feet
Interior Side 10 feet 0 feet(4) 0 feet(4) 0 feet(4) 20 feet 10 feet 10 feet
Street Side 10 feet 10 feet 0 feet(5) 0 feet(5) 20 feet 10 feet 10 feet
Rear 10 feet 0 feet(6) 0 feet(6) 0 feet(6) 40 feet 20 feet 10 feet
MAXIMUM SITE 40% 40% 100% 75% 50% 75% 75%
COVERAGE
HEIGHT LIMITS 35 feet 35 feet 45 feet(7) 45 feet(7) 35 feet 45 feet 45 feet
Ciry of Dublin Zoning Ordinance 2 November 6, 1996
General Development Regulations
(3) 0 feet except,if abutting an R zoning district or C zoning district other than C-2 in the
same block,the same as the Front Yard Setbacks of that zoning district.
(4) 0 feet except,if abutting an R zoning district in the same block,same as the Side Yard
Setbacks of that district.
(5) 0 feet except,if the Street Side Yard of a corner lot in a C-1 zoning district abuts a Key
Lot in any R zoning district or any C zoning district,except a C-2 zoning district,not less
than 1/2 of the Front Yard required for the Key Lot.
(6) 0 feet except,15 feet if abutting an R zoning district.
(7) 45 feet except,35 feet if principal structure is within 50 feet of an R zoning district.
8.xx.040 Setbacks. Required setbacks describe areas on lots where no buildings,
structures,or additions to them may be located,and which thereby become yard
areas. Setbacks may be required between buildings,structures and property lines;
between structures and road easements;between buildings and structures
themselves;between buildings,structures and natural features such as
watercourses;or between other features of site development. These regulations
are not intended to allow the placement of any structure within a road or utility
easement without explicit permission from the easement holder.
A. Setbacks established. Required setbacks are established by:
1. Sections 8.xx.xx et.seq.of this Chapter(Zone District Regulations)for
development within each zone district;
2. Subchapter (Specific Use Requirements)for certain specific land uses;
3. Sections 8.xx.xx et.seq.,for special circumstances,including exceptions;
4. The Uniform Building Code as adopted in Chapter 7.32 of the Dublin Municipal
Code;
5. Future Right-Of-Way Lines established by the City;
B. Resolution of conflicts. In the event of any conflicts between the setback requirements
of this Zoning Ordinance,the order of priority for applying the setback requirements shall
be as follows:
1. Applicable laws of the State of California;
2. Development agreements;
3. Setbacks from property lines shown on recorded subdivision maps;
4. Future Right-Of-Way Lines;
(iry fDoSlin Zoning ordinance 3 November 6,1996
General Development Regulations
5. Conditions of land use permit approval;
6. The setbacks required in Sections 8.xx.xx et.seq.,are overridden by the setback
requirements of Subchapter (Specific Use Requirements);
7. The setback exceptions in Section 8.xx.xx(Exceptions to Front,Side and Rear
Setbacks)override all other setback requirements of this Chapter except those
noted above;
8. The setbacks established for each zone by Sections 8.xx.xx et seq.are overridden
by setbacks required by the Building Site(B)Combining District(Section ).
C. Location and measurement of setbacks. The setbacks required by this Chapter shall be
located on lots as shown in Figure and as follows:
1. Setback: The required distance that a building,structure or other designated item
must be located from a lot line. The classifications of setbacks are:
a. Front: The Front Setback is an area encompassing the Front Yard as
defined in this Chapter. The Front Setback is measured at right angles to
the Front Lot Line.
b. Rear: The Rear Setback is an area encompassing the Rear Yard as
defined in this Chapter. The Rear Setback is measured at right angles to
the Rear Lot Line.
c. Side: The Side Setback is an area encompassing the Side Yard as defined
in this Chapter. The Side Setback is measured at right angles to the Side
Lot Line.
d. Street Side: The Street Side Setback is an area encompassing the Street
Side Yard as defined in this Chapter. The Street Side Setback is measured
at right angles to the Street Side Lot Line.
City of Dublin Zoning Ordinance 4 November 6,1996 7
4
General Development Regulations
8.xx.050 Exceptions to Setbacks The following setback exceptions shall apply instead of
those required by Sections 8.xx.xx et seq.(Zoning District Regulations)and any
setback requirements in Subchapter 8.xx.xx(Specific Use Requirements):
A. Front Setback exceptions:
1. Future right-of-way lines. Future right-of-way lines may hereby be established
by the City of Dublin to determine special building setbacks from certain street or
highway rights-of-way,including future road rights-of-way. In any case where a
Future Right-Of-Way Line is established,the Front Setback shall be as required
by the Future Right-Of-Way Line instead of the other Front Setbacks required by
this Chapter,provided that the exceptions for sloping lots in subsection(A)2 shall
also apply.
2. Sloping lots of 40,000 square feet or less. Where an existing sloping lot
contains 40,000 square feet or less in net area and setback requirements are not
specified on the recorded subdivision map,the required Front Setback may be
determined as set forth in this subsection instead of as otherwise required by
Section et.seq. (Zoning District regulations). This section is not intended
to allow the placement of any structure within any easement without explicit
permission from all parties to the easement. This section is not intended to allow
the creation of new lots that do not satisfy all applicable standards of this Zoning
Ordinance.
a. Reduced setback for buildings. Where the average difference in
elevation in the first 60 feet of the lot measured perpendicularly between
the edge of the pavement or traveled way and the building is one vertical
foot for every four horizontal feet(1:4)or more,the Front Setback may be
reduced by no more than 50 percent of that required for other lots in the
same zone. Any structure placed at the reduced setback shall satisfy the
requirements of subsection(A)2.c.below.
b. Reduced setback for parking. Where the average slope of the front 30
feet of the lot is more than 20 percent(measured between the edge of
pavement and the proposed building),a private garage,carport,uncovered
paved parking pad or deck with at least 2 parking spaces may be built to
the property line at the street right-of-way,provided that it is located at
least 8 feet from the nearest Side Lot Line of the front half of an adjacent
lot,and also satisfies the requirements of subsection(A)2.c.below.
c. Restrictions on structures at reduced setbacks. Any building or
structure approved for construction at the reduced Front Setbacks provided
by this section shall satisfy the following:
1. Any proposed construction requiring a building permit shall first
have been approved by the Public Works Department.
City of Dublin Zoning Ordinance 5 November 6,1996
General Development Regulations
2. No structure or improvement shall be allowed within any City road
right-of-way without first obtaining an encroachment permit from
the Public Works Department. No structure shall encroach into an
established easement unless the easement has first been abandoned.
3. No living area shall be permitted above any garage or other
structure located within the Front Setback area,except as provided
in this section,unless specifically approved by the Zoning
Administrator or the Planning Commission in response to a
Conditional Use Permit application and at a legally noticed public
hearing.
B. Side and Rear Setback exceptions:
1. Common wall development. Any two dwelling units and/or their accessory
garages,may be constructed on adjoining lots without setbacks between them(see
Figure provided that:
a. Waiver of the Side Setback requirement has been authorized through
subdivision map,planned development,conditional use permit,or
variance approval;and
b. A common wall or party wall agreement,deed restriction or other
enforceable restriction has been recorded;and
c. The Side Setbacks opposite the common wall property line are not less
than two times the minimum width required by this Chapter,and
d. Common wall construction is in compliance with the Uniform Building
Code.
2. Dwellings in commercial or industrial zoning districts. A dwelling proposed
in any commercial or industrial district shall provide Side and Rear Setbacks as
required in the R-4 Multiple Residence district(or as shown on a Conditional Use
Permit or Planned Development),except when the dwelling is located within a
commercial or industrial building.
3. Multi-family projects. Where a Side Yard provides access to individual
dwellings arranged in a row parallel to the Side Lot Line,the required Side
Setback shall be 12 feet. (See Figure ).
4. Zero lot line development. A group of dwellings on adjoining lots may be
designed and constructed so that they all abut one Side Lot Line(see Figure
),provided that:
City of-Dublin Zaninq Ordinance 6 November 6,1996
General Development Regulations
a. The Side Setback requirement has been modified for the entire block
through subdivision map, planned development or conditional use permit
approval; and,
b. The modified setback requirements for the block are recorded as part of a
subdivision map, deed restriction, or other enforceable restriction, and
c. The required Front Setback and Street Side Yard Setbacks are not
eliminated or reduced on a corner lot, and
d. Side Setbacks opposite the zero setback property line are not less than
twice the minimum otherwise required by this chapter.
I I
COMMON WALL DEVELOPMENT
k
12„ 20„
�—Minimum ---I L— Minimum
I i
MULTI-FAMILY DWELLING SETBACKS
8.XX.060 Projections Into Required Setbacks - Building Features And
Equipment. Three classes of projections into required setback are
permitted:
City of Dublin Zoning Ordinance 7 November 6, 1996
i ��I
General Development Regulations
A. A landing place,or uncovered porch,and stairway leading thereto which serves a
dwelling unit entrance not greater than six(6)feet,above the ground level,may project
into a required yard a distance not greater than three(3)feet.
B. A building wall encroaching two feet or less into a required yard may be extended so as
to continue the same building wall line but may not reduce said required yard to a
dimension less than that previously provided.
C. Certain building roof and wall features and building equipment,including but not limited
to chimneys,bay windows with a maximum width of 8 feet,cornices,eaves,canopies,
landings,stairways,and similar architectural features(not including decks more than 30
inches above natural grade,porches,or other indoor or outdoor living areas),and
equipment such as solar collectors,air conditioning equipment and swimming pool
equipment. These classes of projections may extend into required setbacks as follows:
where consistent with the requirements of Section 504 and Section 1710 of the Uniform
Building Code.
1. Front and Rear Setbacks. Such features and equipment may extend into any
required Front or Rear Setback a maximum of 5 feet,provided that any equipment
other than window-mounted air conditioners shall be screened from the view of
the public road.
2. Side Setbacks.
a. 5 feet or less. Where Side Setbacks are 5 feet or less,cornices,eaves,and
canopies may extend into any required Side Setback a maximum of 2 1/2
feet,provided that no such feature shall be permitted within 3 feet of any
Side Lot Line.
b. More than 5 feet. Where Side Setbacks are more than 5 feet,such features
and equipment listed above in Section 8.xx.xx.0 may extend into any
required Side Setback a maximum of 2 1/2 feet,provided that no such
feature shall be permitted within 3 feet of any Side Lot Line.
3. Enclosure of equipment required. When located within a required setback as
allowed by this subsection,and within 10 feet of indoor/outdoor living areas on
adjoining property,mechanical equipment that generates noise(such as
swimming pool and air conditioning equipment)shall be enclosed as necessary to
reduce noise at the property line to a maximum of 50 dBA at any time.
8.xx.070 Interior Setbacks Setbacks between structures on the same site shall be as
provided by this section.
A. Residential projects:
Ciry of Dublin Zoning Ordinance 8 November 6,1996
r- .
General Development Regulations
1. Separation between buildings. The minimum separation between detached
dwellings or buildings containing multiple dwellings on the same site shall be as
required by the Uniform Building Code or the conditions of approval of a
discretionary permit (Planned Development or Conditional Use Permit) approved
for the project.
2. Interior courtyards. Two rows or groups of dwellings on the same site that are
separated by an inner court that provides access to the dwellings shall be
separated by a minimum of 20 feet. (See Figure )
B. Agricultural, commercial or industrial projects. As required by the Uniform Building
Code.
8.xx.080 Use of setbacks. No structure (including principal or accessory buildings,
building projections, enclosed or unenclosed decks, or any other structure) shall
be permitted within any required setback area, except for:
1. Underground utilities and septic tanks;
2. Fences pursuant to Section 8.xx.xx (Fencing and Landscaping);
3. Signs pursuant to Chapter 8.08 of the Dublin Municipal Code; and
8.xx.90 Lot lines. Lot lines required by this Chapter shall be located as shown in Figure
, and as follows:
A. Lot Line. Any boundary of a lot. Where adjacent to a public right-of-way a lot line shall
be the Street right-of-way line shown on a recorded subdivision map or, when
established, a Public Works Future Right-Of-Way Line. Where adjacent to a private
right-of-way a lot line shall be the easement line. The classifications of lot lines are:
B. Front. The line separating the parcel from the Street right-of-way line, Public Works
future right-of-way line, or easement line. On corner lots, the Front Lot Line shall be the
shortest lot line abutting a street in residential zoning districts and the longest lot line
abutting a street in commercial/industrial zoning districts. If the lot lines on a corner lot
are equal in length, the Front Lot Line shall be determined by the Director of Community
Development. On a through lot, the Front Lot Line shall be the lot line abutting the street
providing the primary access to the lot.
C. Interior. Any lot line not abutting a street.
D. Rear. A lot line, not intersecting a Front Lot Line, which is most distant from the most
closely parallel to the Front Lot Line. In the case of an irregularly shaped lot or a lot
bounded by only three lot lines, a line within the lot having a length of 10 feet, parallel to
and most distant from the Front Lot Line shall be interpreted as the Rear Lot Line for the
purpose of determining required yards, setbacks, and other provisions of this Chapter.
City of Dublin Zoning Ordinance 9 November 6, 1996
(✓ 7
General Development Regulations
E. Side. A lot line intersecting a Front Lot Line and a Rear Lot Line which is parallel and
adjacent to another lot.
F. Street Side. A lot line intersecting a Front Lot Line,Rear Lot Line,or Side Lot Line,
which is also either the Street right-of-way line,Public Works future right-of-way line,or
easement line.
8.xx.100 Yards. Yards required by this Chapter shall be located on lots as shown in Figure
,and as follows:
A. Yard. An open space on a lot,other than a court,unobstructed and unoccupied from the
ground upward,except for projections permitted by Section 8.xx.xx.
B. Front. An area extending across the full width of the lot between the Front Lot Line and
a structural setback line parallel thereto. The determination of Front Yards for corner lots
shall be as described for Front Lot Line above. On Flag Lots,the Front Yard location
shall be determined through project review.
C. Side. An area extending from the required Front Yard to the required Rear Yard and
from the Side Lot Line to a structural setback line parallel thereto.
D. Rear. An area extending across the full width of the lot between the Rear Lot Line and a
structural setback line parallel thereto. On Flag Lots,the Rear Yard location shall be
determined through project review.
E. Street Side. An area extending from the required Front Yard to the required Rear Yard
and from the Street Side Lot Line to a structural setback line parallel thereto.
City of Dublin Zoning Ordinance 10 November 6,1996
I
1 1
General Development Regulations
8.xx.110 Coverage
A. Applicability of coverage regulations. Coverage regulations are intended to establish
the maximum lot area which may be covered with buildings and structures. Buildings
and structures include all land covered by principal buildings, garages and carports,
accessory structures, covered decks and gazebos, and other enclosed and covered areas;
but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools,
paved areas such as walkways, driveways, patios, uncovered parking areas or roads.
B. Computation of coverage. All areas of coverage are computed in terms of gross lot area
and at ground level.
8.xx.120 Height Limits and Exceptions
A. Applicability of height limits. Height limits for buildings and structures are established
by Subchapters (Zone Districts and Allowable Land Uses), (Specific Use
Requirements) and this subchapter(see Section for fence height limits, and Chapter
8.08 of the Dublin Municipal Code for sign height limits). No building or structure shall
be constructed or altered to exceed the height limit established by this Chapter, except as
otherwise provided by this section.
B. Measurement of height. The height limits for buildings and structures established by
Section or other provisions of this code shall be measured as the vertical distance
from the highest point of the structure to the average of the highest and lowest points
where the exterior walls touch the natural grade, as shown in Figure
Highest point where
exterior walls touch
the natural grade
]00"
Height
Limit
AVERAGE 85"
Lowest point where 70"
Natural
exterior walls touch Grade
the natural grade
FIGURE 8-xx
MEASUREMENT OF HEIGHT
City of Dublin Zoning Ordinance 11 November 6, 1996
General Development Regulations
C. Exceptions to height limits. The height limits for buildings and structures established
by this Chapter are subject to the following exceptions:
1. Public and quasi-public buildings and structures. In a zoning district with a
height limit of less than 75 feet,public and quasi-public buildings,
communications equipment buildings,schools,churches,hospitals,and other
institutions permitted in the zone,may be erected to a maximum height of 75 feet,
provided that all required setbacks shall be increased by one foot for each foot of
height that the building exceeds the normal height limit established by the zone.
2. Residential exception-Sloping lots. The maximum height allowed for a
dwelling may be increased when the average natural slope of a proposed building
envelope is 15 percent or more,as follows:
Building Site Slope Max.Allowed Height Increase
15 percent 5 feet
22.5 percent 10 feet
30 percent or more 15 feet
The maximum allowed height for a dwelling on a site with slope between 15 and
22.5 percent may be increased over the five feet specified above by the same
proportion that the actual site slope exceeds 15 percent. The maximum allowed
height for a dwelling on a site with slope between 22.5 and 30 percent may be
increased over the 10 feet specified above by the same proportion that the actual
site slope exceeds 22.5 percent.
3. Exceptions for specific types of structures:
a. Architectural features,mechanical equipment. Chimneys,vents,and
other architectural or mechanical appurtenances on buildings may be a
maximum of 15 percent higher than the height limit of the applicable zone.
b. Freestanding structures. Towers,poles,water tanks,and similar
structures may be constructed higher than the height limit of the applicable
zone if the additional height is authorized through conditional use permit
approval by the Zoning Administrator.
c. Utility and communications facilities. Individual radio and television
receiving antennas,transmission and distribution poles and towers for
public utilities are not subject to the height limits of this Chapter. See
Section 8.xx.xx(Antennas,Communication Facilities)regarding land use
approvals for those facilities.
Cif}of Dublin ZoningOrdinance 12 November 6,1996
General Development Regulations
8.xx.130 Lot widths and Exceptions
A. Applicability of lot widths. Lot widths are established by Subchapters (Zone
Districts and Allowable Land Uses), and this subchapter. No lot shall have a width less
than that established by this Chapter, except as otherwise provided by this section.
B. Measurement of lot width. The lot widths established by Section or other
provisions of this code shall be the horizontal distance between Side Lot Lines, measured
at right angles to the line along which lot depth is measured, at a point midway between
the Front and Rear Lot Lines, as shown in Figure
C. Irregular, Cul-de-sac, and Flag Lot widths.
1. Irregular Lots. The Community Development Director shall determine the
width of irregular lots.
2. Cul-de-sac lots. Cul-de-sac lot shall have a minimum width at the Front Lot
Line of 30 feet.
3. Flag lots. Flag lots are discouraged except under unusual design constraints. The
driveway portion of an individual flag lot shall not be less than 30 feet wide, and
the driveway portions of adjacent flag lots shall not be less than 20 feet wide,
unless determined otherwise by a discretionary permit(Conditional Use Permit,
Planned Development, or Variance).
8.xx.140 Lot depth and Exceptions
A. Applicability of lot depth. Lot depth is established by Subchapters (Zone Districts
and Allowable Land Uses), and this subchapter. No lot shall have a depth less than that
established by this Chapter, except as otherwise provided by this section.
B. Measurement of lot depth. The lot depth established by Section or other
provisions of this code shall be the horizontal distance measured along a line generally
parallel to the Side Lot Lines between the Front Lot Line and the Rear Lot Line or where
Side Lot Lines intersect.
C. Irregular lots.
1. Irregular Lots. The Community Development Director shall determine the depth
of irregular lots.
g:ord/zoningldevreg 1
City of Dublin Zoning Ordinance 13 November 6, 1996
IZ ):1
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ACCESSORY STRUCTURES&USES REGULATIONS
CHAPTER 8.xx.xx ACCESSORY STRUCTURES AND USES
REGULATIONS
8.xx.010 Purpose. The purpose of these provisions is to establish the regulations
that apply to accessory structures,and to specify the uses that are
permitted as accessory to the principal uses in the zoning districts.
Intent. The intent of these provisions is to ensure the compatibility of
accessory structures and uses with permitted structures and uses.
8.xx.020 Accessory Structures
A. Accessory Structures Included With Permitted Uses. In addition to the
principal structures associated with permitted use types,each use type shall be
deemed to include such accessory structures which are specifically identified by
these Accessory Structures and Uses Regulations,and to include such other
accessory structures which are necessarily and customarily associated with,and
are appropriate,incidental,and subordinate to,such principal structures. It shall
be the responsibility of the Director of Community Development to determine if a
proposed accessory structure is necessarily and customarily associated with,and
is appropriate,incidental,and subordinate to the principal structure,based on the
Director of Community Development's evaluation of whether the proposed
accessory structure is necessarily or customarily associated with the use type for
which the development was constructed. Determinations by the Director of
Community Development shall be subject to appeal pursuant to Section 8.xx.xx,
and a record of all such determinations shall be maintained by the Director of
Community Development.
B. Accessory Structures Subject to Regulations. Accessory structures shall be
regulated in the same manner as the principal structures within each zoning
district,except as otherwise expressly provided in these regulations.
C. General Requirements
1. Attached Structures. If an accessory structure is attached to a principal
structure,it shall be made structurally a part of the principal structure and
shall comply with all the requirements of this Chapter to the principal
structure.
2. Breezeways. A breezeway or other extension of the principal structure or
accessory structure roof may connect the accessory structure to the
principal structure,but it shall not be considered part of the principal
structure. The breezeway and accessory building must maintain required
setbacks.
City of Dublin Zoning Ordinance t November 5,1996
ATTACHMENT
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ACCESSORY STRUCTURES&USES REGULATIONS
3. Front Yard Setback. No accessory structure shall be located in a front
Yard Setback.
4. Habitable space. Accessory structures shall not be constructed so as to
provide year-round habitable space.
5. Height. Detached accessory structures,unless specified otherwise in this
Section,shall have a maximum height of 15 feet. Detached accessory
structures in agriculture districts shall have a maximum height of 15 feet
except for barns which may be 2 stories high if the upper story is
designated only for storage of hay and agricultural supplies.
6. Location of Accessory Structure. On the same site as principal use.
7. Maximum enclosure of gazebo or patio cover. A gazebo,patio cover,
or other similar enclosure shall have 80%of each side not attached to a
principal structure constructed of lattice,or equivalent material through
which air and light can pass,so that the structure is open and not habitable
on a year-round basis.
8. Public Works Setbacks. No accessory structure shall be located between
the Street right-of-way line and a Public Works Future Right-of-Way Line.
9. Separation of detached accessory structure from other structures on
the same lot. The setback shall be as required by the Uniform Building
Code.
10. Side Yards shall not be obstructed to less than their required width.
Notwithstanding that certain accessory structures may be located in a Side
Yard,no Side Yard shall be obstructed to less than its required width by
any accessory structure. Furthermore,no Side Yard shall be blocked to
less than its required width by vehicles,obstacles,furniture,appliances,
debris,or other items which would impair access. The intent of this
regulation is to ensure that accessory structures and other items are not
placed in a Side Yard adjacent to the principal structure resulting in the
impairment of access to less than that required for a Side Yard.
11. Timing of Construction. Accessory structures,temporary structures,and
swimming pools shall be constructed or otherwise established at the same
time as,or after,the principal structure or use.
City of Dub/in Zoning Ordinance 2 November 5, 1996
(C -.27
ACCESSORY STRUCTURES & USES REGULATIONS
D. Requirements for Specific Accessory Structures that Apply City-wide.
1. Antennae. Antennae are subject to the provisions of Section 8.xx.xx,
Antennae, Communications Facilities.
2. Flag poles. Maximum height of 35 feet with a minimum 5 foot setback
from any property line. Additional height may be authorized through
Conditional Use Permit approval by the Zoning Administrator.
E. Permitted Agricultural Accessory Structures.
1. Farm buildings. Including stable, barn, pen, corral, greenhouse, or coop
if in association with Agriculture use types.
F. Permitted Residential Accessory Structures.
1. General requirements:
a. Adjacent a fence or wall. No accessory structure shall be located
against any wall or fence if any portion of the accessory structure
would appear above the plane of the fence or wall, except as
follows:
1. Setback. Any accessory structure adjacent to a fence or
wall may be taller than that fence or wall if it is set back a
distance from the fence or wall equal to the height of the
accessory structure.
b. Enclosed Accessory Structures in Multi-Family districts. No
enclosed accessory structure shall be erected in a Multi-Family
zoning district unless pursuant to a Site Development Review.
c. Key lots. On a corner lot in an R-1 or R-2 zoning district adjacent
to a Key Lot no accessory structure shall be closer to the right-of-
way than 10 feet.
d. Maximum square footage of detached accessory structures on
a lot. The maximum square footage of all detached accessory
structures on a lot shall not exceed 1,000 square feet.
e. On front half of lot. No accessory structure shall be located on
the front half of a residential lot if it is over 6 feet in height to the
peak.
City of Dublin Zoning Ordinance 3 November 5, 1996
1
ACCESSORY STRUCTURES&USES REGULATIONS
f. Rear Yard Coverage. The total coverage of the required Rear
Yard by all accessory structures(with the exception of swimming
pools)is 30%.
g. On the street side of a fence,hedge or wall. No accessory
structure in an R-1 or R-2 zoning district may be located on the
street side of a fence,hedge or wall.
2. Structures:
a. Decks. Uncovered decks under 30 inches in height are permitted
anywhere on a parcel,without respect to required setbacks. Any
deck which is 30 inches and taller in height,as measured from the
pad grade of the parcel at the foundation of the house and
maintaining a level plane to the highest point of the deck
sheathing,shall maintain a minimum 5 foot Side Yard and Rear
Yard Setback and a 10 foot front Yard Setback.
b. Entry arbors. Entry arbors may be located within the required
front Yard Setback provided they do not cover more than 25 square
feet in area,do not have a height more than 10 feet and do not
encroach closer than 15 feet to the front property line.
c. Exceptions to Accessory Structure Requirements. Unless
otherwise noted that a Conditional Use Permit is required,an
exception to the requirements of this section may be approved
subject to the approval of an Administrative Conditional Use
Permit.
d. Guesthouses. A Guesthouse accessory structure may be
established on the site of a single-family residence,as follows:
1. Location. A guesthouse shall not be located within any
required setback area.
2. Floor area limitation. The maximum floor area allowed
for a guesthouse is 50%of the habitable floor area of the
main residence,up to a maximum of 840 square feet.
e. Recreation facilities. Including recreation activity courts and
facilities,swimming pools,spas and hot tubs.
f. Security gates. Security gates and gate houses at project entrances
are permitted as part of Site Development Review.
City of Dub/in Zoning Ordinance 4 November 5,1996
a-( �
•
ACCESSORY STRUCTURES&USES REGULATIONS
g. Setbacks. Setbacks for detached shade structures,gazebos,
covered patios and enclosed structures are as follows:
Shade Enclosed Enclosed
Structures Structure Structure
Gazebos and greater than less than or
Covered fence height equal to
Patios fence height
Height(max) 15 feet 15 feet Fence height
Front Yard 15 feet 15 feet 15 feet
Setback
Side Yard 5 feet Distance 0 feet
Setback(1) equal to
height of
accessory
structure
from fence
Street Side Yard 5 feet 5 feet 5 feet
Setback
Key Street Side 10 feet 10 feet 10 feet
Yard Setback
Rear Yard 5 feet Distance 0 feet
Setback equal to
height of
accessory
structure
from fence
(1) Provided the requirements of Section 8.xx.030F1a are met.
h. Signs. Signs are regulated by Chapter 8.08 of the Municipal Code.
i. Swimming pools/spas/hot tubs. Private swimming pools,spas
and hot tubs are permitted as accessory structures to approved residential
structures on the same site,subject to the following provisions:
1. Setbacks. Swimming pools,spas,hot tubs,and their
associated equipment shall be located at least 25 feet from
the front property line,and 5 feet from a side property line
or rear property line.
2. Fencing. The swimming pool,spa,hot tub,or the entire
site shall be enclosed by a fence at least 48 inches high and
shall be as otherwise regulated by Chapter 7.56"Swimming
Pool Enclosures"of the Municipal Code.
City of Dub/in Zoning Ordinance 5 November 5, 1996
•
ACCESSORY STRUCTURES&USES REGULATIONS
j. Tennis and sport courts. Non-commercial outdoor tennis courts
and courts for other sorts(e.g.,racquetball,etc.)accessory to a
residence are accessory structures subject to the following
requirements:
1. Fencing. Shall be subject to the height limits of Section
8.xx.xx et.seq.and Section 8.xx.xx,Landscaping and
Fencing.
2. Lighting. Court lighting shall not exceed a maximum
height of 20 feet. Such lighting shall be directed
downward,shall only illuminate the court,and shall not
illuminate adjacent property.
G. Commercial and Industrial Accessory Structures permitted pursuant to Site
Development Review and as required in Section 8.xx.xx.(Permitted and
Conditional uses)
1. Carports,garages,bicycle lockers,and off street parking areas and
structures.
2. Shade structures.
3. Detached unenclosed storage buildings and pole buildings. Typically
associated with the outdoor display of building materials,nursery stock,or
other materials which are typically displayed outdoors or under a canopy.
4. Security gates. Including security gates and gate houses at project
entrances.
5. Recreation facilities.
6. Transit facilities.
7. Trash enclosures and recycling facilities.
H. Prohibited accessory structures within all use types.
1. Restrooms with bathing facilities. Restrooms with bathing facilities in a
detached garage,office,studio or workshop.
2. Detached accessory structure used for Human occupancy.
City of Dublin Zoning Ordinance 6 November 5, 1996
•
ACCESSORY STRUCTURES&USES REGULATIONS
8.xx.030 Accessory Uses
A. Accessory Uses Encompassed by Primary Use. In addition to the principal use
types expressly included in a use type,each use type shall be deemed to include
such accessory uses which are specifically identified by these Accessory
Structures and Uses Regulations;and to include such other accessory uses which
are necessarily and customarily associated with,and are appropriate,incidental,
and subordinate to,such principal use types. It shall be the responsibility of the
Director of Community Development to determine if a proposed accessory use is
necessarily and customarily associated with,and is appropriate,incidental,and
subordinate to,the principal use type,based on the Director of Community
Development's evaluation of the resemblance of the proposed accessory use to
those uses specifically identified as accessory to the principal use types and the
relationship between the proposed accessory use and the principal use type.
Determinations by the Director of Community Development shall be subject to
appeal pursuant to Section 8.xx.xx,and a record of all such determinations shall
be maintained by the Director of Community Development.
B. Accessory Uses Subject to Regulations. Accessory uses shall be regulated in the
same manner as the principal uses within each use type,except as otherwise
expressly provided by these regulations.
C. Requirements for Specific Accessory Uses that Apply City-wide. The
following accessory uses are subject to the requirements shown:
1. Accessory storage of building materials and equipment. Building
materials and equipment being used for construction may be stored on the
construction site as long as a valid building permit is in effect for the
construction. Building materials and equipment include stockpiles of
construction materials,tools,equipment,and building component
assembly operations.
2. Antennae and communications facilities. Antennae are subject to the
provisions of Section 8.xx.xx,Antennae,Communications Facilities.
3. Vehicle storage. The storage of vehicles is regulated by Section 8.x.xx,
Parking,and Section 8.xx.xx below relating to garages as a residential
accessory use. The storage of numbers of vehicles in excess of those
allowed by Sections 8.xx.xx and 8.xx.xx in residential areas is prohibited.
4. Flag poles. Flag poles are permitted uses in any zoning district.
D. Permitted Agricultural Accessory Uses.
1. Office. Office for the administration of an Agriculture use type.
City of Dublin Zoning Ordinance 7 November 5,1996
?q 2
•
ACCESSORY STRUCTURES&USES REGULATIONS
E. Permitted Residential Accessory Uses.
1. Garages. A Garage accessory use consists of an attached or detached
accessory structure used for the storage of vehicles,a workshop,or storage
space. A detached accessory garage shall not occupy more than 1,000
square feet per residence(including any workshop or storage space within
the garage)unless a larger area is authorized by the Zoning Administrator
by means of a Conditional Use Permit. The floor area of an accessory
garage that is attached to a dwelling unit is not limited,except as may be
required by the Uniform Building Code or any other applicable
construction or fire code. The combined total square footage of a detached
accessory garage,workshop,studio,or office shall not exceed 1,000
square feet unless a larger size is authorized by the Zoning Administrator
by means of a Conditional Use Permit.
2. Garage/Yard sales. The temporary sale of used household or personal
articles held on the seller's own residential premises,also referred to as a
yard sale or rummage sale,so long as such sales are limited to two days
per event and are not conducted on the same lot more than four times
within a calendar year.
3. Greenhouses. A Greenhouse accessory use consists of an accessory
structure with transparent or translucent roof and/or wall panels intended
for the non-commercial raising of plants.
4. Guesthouses. A Guesthouse accessory use is an accessory structure with
a sleeping space;detached from;and clearly subordinate,incidental,and
accessory to;a principal residence on the same site,which may include a
bathroom and other living space,but not kitchen facilities,and shall not be
rented or otherwise used for residential occupancy independent from the
principal residence. A guesthouse may be established as an accessory use
on the site of a single-family residence,as follows:
a. Limitation on use. A guesthouse shall comply with the following
provisions:
1. For the purposes of this Chapter,prohibited kitchen
facilities include kitchen-type counters and/or cabinets,
kitchen sinks,or any appliances for the preparation or
preservation of food,including but not limited to,gas or
electric ranges,ovens or stovetops,microwave ovens,
refrigerators with more than 5 cubic feet of capacity,or
freezers.
City of Dublin Zoning Ordinance 8 November 5,1996
ACCESSORY STRUCTURES&USES REGULATIONS
2. A guesthouse shall not be allowed on any site containing a
secondary dwelling established pursuant to Section 8.xx.xx,
Secondary Dwellings.
3. No more than one guesthouse shall be established on any
site.
5. Home Occupations. Home occupations may not be conducted within an
accessory structure or temporary structure. Home Occupations are subject
to the provisions of Section 8.xx.xx.
6. Offices,studios,or workshops. Detached offices,studios,or workshops
within an enclosed building and used by an occupant of a residence
located on the same lot as such building to carry on administrative or
artistic activities of a commercial nature,so long as such activities do not
fall within the definition of a home occupation. The combined total square
footage of a detached accessory garage,workshop,studio,or office shall
not exceed 1,000 square feet unless a larger size is authorized by the
Zoning Administrator by means of a Conditional Use Permit.
7. Rental and sales office. A rental and sales office for the leasing and sales
of units located in the same apartment or condominium complex.
8. Repair and maintenance of automobiles. The repair and maintenance of
automobiles or other vehicles is permitted if work is being done on a
vehicle registered to the occupant of the premises. Notwithstanding the
above,painting of automobiles,or the repair and maintenance of any
tractor trucks or semi-trucks is not permitted in any residentially zoned
district. No sound associated with the repair or maintenance of
automobiles shall be audible at the property line.
9. Rooming and boarding. The rental of bedrooms within a single-family
dwelling to no more than four borders is a permitted accessory use. Rental
of rooms to more than four borders constitutes a Boarding House,which is
included within the definition of Multi-Family Dwelling and is allowed in
the R-1,R-2,R-3 and R-4 zoning districts by the Zoning Administrator
pursuant to a Conditional Use Permit.
10. Swimming pools/spas/hot tubs. Private swimming pools,spas and hot
tubs for approved residential uses on the same site,provided the
swimming pool,spa,or hot tub is to be used solely by occupants of the
dwelling(s)on the same site and their guests;
City of Dublin Zoning Ordinance 9 November 5, 1996
ACCESSORY STRUCTURES&USES REGULATIONS
11. Tennis and sport courts. Non-commercial outdoor tennis courts and
courts for other sorts(e.g.,racquetball,etc.)accessory to a residential use
type are permitted as accessory uses.
F. Accessory Uses prohibited in Residential and Agricultural Districts. No
accessory use involving any of the following shall be conducted within a Front
Yard,the area between the Front Yard and the residence,or a Street Side Yard on
a corner lot(outside a fence or wall)in any agricultural or residential district:
1. Storage,repair,dismantling,or painting. The storage,repair,
dismantling,or painting of motor vehicles,electrical refrigerators,
washers,dryers or other household appliances,or other items determined
to be in substantial conformity with the above by the Director of
Community Development.
2. Storage or display. The storage or display of equipment,appliances,
tools,materials or supplies unless as part of a Garage/Yard Sale.
G. Permitted Commercial and Industrial Accessory Uses.
1. Automatic Teller Machine.
2. Cafeteria,delicatessen and food vending. Permitted if less than 1,000
square feet in area.
3. Plazas.
4. Recreational facilities. Recreational facilities,whether indoors or
outdoors,for the use of employees. Such facilities include,but are not
limited to:basketball courts,ballfields,putting greens and volleyball
courts.
5. Recycling collection center. As permitted by Section 8.xx.xx.
Retail sale of products produced by a permitted use type on the premises.
6. Retail sales. Retail sales incidental to wholesale sales in Industrial zoning
districts where the retail sales space is 10%or less of the entire sales
space.
7. Retail sale of products produced by a permitted Industrial use type on
the premises.
8. Used goods collection center. As permitted by Section 8.xx.xx.
City of Dub/in Zoning Ordinance 10 November 5, 1996