HomeMy WebLinkAbout8.1 - Informational Report on the City’s Draft Multi-Family Residential ObjectiveSTAFF REPORT
PLANNING COMMISSION
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Agenda Item 8.1
DATE:June 8, 2021
TO:Planning Commission
SUBJECT:Informational Report on the City’s Draft Multi-Family Residential Objective
Design Standards
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
Senate Bill (SB) 35 requires local jurisdictions to provide a streamlined ministerial approval
process for eligible multi-family residential developments, subject to objective zoning and design
review standards. In response to the legislation, the City is preparing Multi-Family Residential
Objective Design Standards and companion amendments to the Dublin Municipal Code. The
Planning Commission will receive a presentation on the City’s draft Objective Design Standards in
preparation for Staff bringing them forward for consideration by the Planning Commission and
City Council.
STAFF RECOMMENDATION:
Receive the presentation on the City’s draft Multi-Family Residential Objective Design Standards
and provide feedback.
DESCRIPTION:
Background
Senate Bill 35 (SB 35) provides a streamlined ministerial approval process for multi-family
residential developments in cities and counties that have made insufficient progress toward
meeting their assigned Regional Housing Needs Allocation (RHNA). Under SB 35, eligible
developments are subject to meeting objective zoning and design review standards. Eligible
developments must include a specified level of affordability, be on an infill site, comply with
existing residential and mixed-use general plan or zoning provisions, and comply with other
requirements such as locational and demolition restrictions.
The legislation defines “objective standards” as standards that involve no personal or subjective
judgement by a public official and are uniformly verifiable by reference to an external and uniform
benchmark or criterion. For example, an objective standard for a building setback would provide a
specific measurable distance that is required, whereas a subjective or discretionary guideline
might use a term such as a “generous” setback is required.
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The State Department of Housing and Community Development (HCD) is responsible for annually
determining which cities and counties are subject to SB 35 and for publishing Streamlined
Ministerial Approval Process Guidelines. The SB 35 streamlined ministerial process is in effect
until January 1, 2026. It is unknown if the State legislature will extend or replace SB 35.
In accordance with HCD’s most recent SB 35 determination (last updated July 2020), the City has
made insufficient progress toward meeting our lower-income RHNA (very-low and low-income)
and is, therefore, subject to the streamlined ministerial approval process for proposed
developments with at least 50% affordability. To date, no applicants have requested the SB 35
streamlined ministerial approval process in Dublin.
In response to the legislation, the City retained RRM Design Group to assist Staff with preparing
objective design standards for multi-family residential developments and companion
amendments to the Dublin Municipal Code.
The City’s proposed Multi-Family Residential (MFR) Objective Design Standards (ODS) would
apply to all new multi-family developments within Dublin. Projects that seek the SB 35
streamlined ministerial approval process would be required to comply with all the ODS. All other
projects would be subject to the MFR ODS through the City’s discretionary Site Development
Review (SDR) Permit process but could be allowed to deviate from the MFR ODS through the
design review process.
Proposed Project
To prepare the City’s draft MFR ODS, Staff and the consultant completed the following steps:
Review Existing Policy Documents. Staff and the consultant reviewed the City’s existing
policy documents, including the Bicycle and Pedestrian Master Plan, Downtown Dublin
Specific Plan, Dublin Crossing Specific Plan, Dublin Village Historic Area Specific Plan,
Eastern Dublin Specific Plan, Scarlett Court Design Guidelines, Site Development Review
Guidelines, Streetscape Master Plan, Western Dublin BART Specific Plan, and the Zoning
Ordinance.
Driving Tour. Staff and the consultant conducted a driving tour of multi-family residential
developments in Dublin to identify successful and unsuccessful elements of projects.
Other Jurisdiction Analysis.Staff and the consultant reviewed example MFR ODS for other
jurisdictions and identified topics and sample standards to be covered in the City’s MFR
ODS.
Identify Subjective Language in Existing Policy Documents.Subjective design guidelines in
existing policy documents were identified and where appropriate, these subjective
standards were converted to objective standards that can be incorporated into the ODS.
The draft MFR ODS are proposed to address site planning and building design. The design
standards for site planning will cover site layout and building placement; vehicular parking and
access; bicycle parking; pedestrian circulation and access; private outdoor space; common usable
outdoor space; site lighting; landscaping; and fences and walls. The design standards for building
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design will cover building form and massing; roof forms; façade articulation; building and unit
entries; fenestration; parking structure design; building lighting; building materials and colors;
and accessory structures, equipment, and utilities. The document will also include a glossary of
terms.
Staff and the consultant will provide a presentation to introduce the proposed project with
examples of the ODS that have been prepared with sample images. Based on feedback from the
Planning Commission, the consultant will complete the draft MFR ODS. Once the draft document is
complete, the MFR ODS will formally be considered for adoption by the Planning Commission and
the City Council.
ENVIRONMENTAL DETERMINATION:
This informational report on the MFR ODSs is not subject to the requirements of the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378 as the report does
not meet the definition of a project.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The Planning Commission Agenda was posted.
ATTACHMENTS:
None.
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