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HomeMy WebLinkAboutSDR Guidelines Draft #5 04-30-1992 SITE DEVELOPMENT REVIEW GUIDELINES DRAFT #5 APRIL 30, 1992 TABLE OF CONTENTS Introduction 1 I. Site Planning 2 II. Landscape Design 11 III. Architecture/Building Design 17 IV. Residential Design 22 V. Commercial Centers 28 VI. Industrial Design 31 VII. Signing 32 Appendix - SDR Guideline Matrix A - 1 1 INTRODUCTION site Development Review is one of several procedures used by the city of Dublin to protect the public welfare and environment. The process is a comprehensive evaluation of those characteristics of a development which have an impact on neighboring properties and the community as a whole. site Development Review makes a careful examination of a project's quality of site planning, architecture, landscape design and important details such as signage and lighting. The purpose is to insure that all new and remodeled development will carefully consider the community context in which it takes place and make a conscientious effort to develop a compatible relationship to the natural setting, neighboring properties and community design goals. The design policies contained in this booklet are intended to aid the Planning Department in the review of development proposals. Each of the separate sections within the site Development Review Guidelines are intended to compliment one other. General policies stipulated within a specific section should be followed whenever applicable. The site Development Review Guidelines have the specific purpose of aiding the implementation of the goals and Objectives of the General Plan, together with the zoning Ordinance, and other city Ordinances and policies. The Guidelines will generally indicate the intent of overall design criteria, while the zoning Ordinance will provide specific information regarding minimum/maximum sizes, dimensions and quantities. Development proposals should demonstrate compliance with the zoning Ordinance, the site Development Review Guidelines and other applicable codes. A matrix is included as an Appendix to the site Development Review Guidelines to allow for quick reference throughout the document. Each policy has been cross referenced with the following primary topics: SF- Single Family, MF- MUltiple-Family, c- Commercial, I- Industrial, A- Architecture, P- Parking, L- Landscaping, FS- Fencing and screening, and S- signs. The Primary Topic Abbreviations are located at the end of each guideline. Individuals interested in only one or two topics will be able to use the matrix to locate the applicable guidelines. The Planning Commission recommended adoption on January 6. 1992. The City Council adopted these Guidelines on MO:j \ \ I \ 0\ Cl'2. 2 I. SITE PLANNING Site Design and planning is important because it combines the three major elements of physical development: buildings, parking and circulation, and landscape and amenities. The Planning Department will review all applications to ensure that these three aspects are compatible, and in proper balance, with the existing or proposed area setting. The following policies have been established to meet this intent. 1. Buildings should be designed and sited so as to provide a strong functional relationship to the site. Required side and rear yards should be utilized and should be integrated into the overall purposeful arrangement. Inaccessible yards and similar outdoor spaces which tend to encourage gathering of trash, storage, and weeds should be avoided. (SF, MF, C, I, A) 2. Site designs should address compatibility with adjacent uses and environments. Plans should provide streetscape elevations from the public streets, especially where uses contrast with surrounding environments. (SF, MF, C, I, A) 3. Natural site amenities should be recognized and integrated into the site design. Views, trees, creeks and similar features unique to the site should be incorporated into developmental proposals. Such features should be considered as strong site design determinants. Disruption of existing natural features, particularly older trees, should be minimized, and offset by providing other natural amenities on-site. (See photos 1 & 2) (SF, MF, C, I, A, P, L) 4. Separate vehicular and pedestrian circulation systems should be provided for larger projects. Pedestrian linkages between uses in commercial developments should be emphasized, including distinct pedestrian access from parking areas in large commercial developments such as shopping centers. (SF, MF, C, P) 5. The siting and orientation of buildings should respond to both the pedestrian and vehicular nature of the street. Buildings on streets of high pedestrian use should face on and be directly accessible from the sidewalk, with no interruption by driveways or parki~g areas. Buildings on streets with heavy vehicular traffic, particularly those with no on-street parking should provide a major entry for the off-street parking area. On-street parking is not to be counted as required parking, but is recognized as providing important supplemental parking. (MF, C, I, A, P) 6. Driveways into or out of a shopping center should not be obstructed by parking spaces. Ingress and egress driveways should be separated from parking spaces by pedestrian walkways or landscaped areas, while maintaining visual surveillance of the site. (See photo 3) (C, P, L) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 3 PHOTO 1 - GUIDELINE # I.3 Natural site Amenities PHOTO 2 - GUIDELINE # I.3 Natural site Amenities PHOTO 3 - GUIDELINE # I.6 Ingress and Egress Driveway 4 7. Common driveway~ which provide vehicular ac~ess to more than one site are encouraged, if applicable. (C, I, P) 8. Public and private street design, including but not limited to: street width, sidewalk, curb and gutter, street lights, etc. should meet Public Works and other department requirements. (SF, MF, C, I, A) 9. Adequate provisions should be made for emergency vehicle and service vehicle access and turnin~_radii. (SF, MF, C, I, P) 10. Energy efficient designs are recognized as additional benefits to the project and the community. When possible, site orientation should give consideration to solar or energy efficiency. (SF, MF, C, I, A) 11. Provision should be made for bicycles. Bicycle parking in multi- family residential developments shall be on an all-weather surface and should be located close to dwelling unit or residential development entrances. Bicycle parking in commercial and employment areas should be in highly visible locations, be well lighted and lockable. (MF, C, P) 12. Early contact with the utility companies is encouraged so that pad-mounted transformers and air conditioning condensers can be integrated into the site plan and screened with landscaping or fencing. All pad fixtures and meters should be shown on the site plan. (SF, MF, C, I, L, FS) 13. The design of water and sewer facilities should comply Dublin San Ramon Services District Design Guidelines. C, I, L, FS) with the (SF, MF, OFF STREET PARKING 14. Parking lots should be designed with a hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and then parking aisles for direct access to parking spaces. Small projects may need to combine components of the hierarchy. Parking lots should be clearly and easily understandable, especially to the first time visitor. An on-site Vehicular Signing Program, utilizing a combination of signs and pavement markings, should be developed for each site. (MF, C, I, P, S) 15. Parking areas should be easily accessed from the street by providing flat flares on all driveway entrances identified by the Public Works Department. In order to minimize conflicts created by vehicles entering the site and vehicles exiting parking spaces an adequate clear space behind the sidewalk, such as a setback or landscape strip, should be provided prior to starting the first parking space. (MF, C, I, P, L, FS) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - parking L - Landscaping FS - Fencing and screening S - Signs 5 16. Circulation witnin parking areas should not interfere with other site activities. Visitor parking should be located at the entrance of the building and clearly marked. Automobile parking shall be separated from loading areas and truck parking areas. (See photo 4) (MF, C, I, P, L) 17. Off-street parking facilities which are located in front of buildings should provide a balance of tenant visibility and convenient parking. In order to improve street frontages, parking should be developed in a clustered manner, to avoid long expanses of parking. (C1 P) 18. Landscaping should be integrated into the design of all parking areas. Trees should be utilized to provide a canopy of dense summertime shade over parked cars. The canopy should be pruned up high enough to avoid damage to both trees and vehicles. As a general rule trees should be installed every 30 feet so that a minimum ratio of 1 tree per 6 automobiles is achieved. In large parking areas, or where a special design objective is desired,. a lower ratio of trees to automobiles may be permitted by the Planning Director, if the intended canopy coverage is achieved. consideration should be given to selecting a tree which is well behaved and will preserve visibility of tenant signage. (See photos 5) (MF, C, I, P, L) 19. In order to enhance the streetscape, planting areas (3' wide minimum dimension interior,S' wide minimum dimension perimeter) should be utilized to break up large expanses of paving, visually separate masses of parked cars, and partially screen/buffer vehicles from the street. Screening/buffering should, however, allow visual surveillance of the site by the police Department. Low lying shrubs and plants (18 inch maximum height) should be utilized so that the upper one-half of the vehicle remains visible. (See photo 6) (MF, C, I, P, L) . 20. pedestrian access from the parking areas to structures should be integrated into the site design. (See photo 7) (MF, C, I, P) 21. Compact car spaces should be evenly distributed throughout the main parking lot. They should not be clustered adjacent to the building front or along the rear or sides of the site. (MF, C, I, P) 22. Handicap parking spaces should be located closest to the primary building entrance. Handicap parking spaces should be designated by appropriate signs and pavement markings. The Building Department should be consulted regarding the number and location of handicap parking spaces in multi-family residential and multi- tenant commercial and industrial centers. (MF, C, I, P, S) ---------------------------------------------------------------------- SF - single-Family Residential MF - Multi-Family Residential C - commercial primary Topic Abbreviations I - Industrial A - Architecture p - Parking L - Landscaping FS - Fencing and screening S - Signs 6 PHOTO 4 - GUIDELINE # I.16 separate Loading Facility PHOTO 5 GUIDELINE # I.18 Parking Lot Shade Trees 7 PHOTO 6 - GUIDELINE # I.19 Low Lying Perimeter Screening PHOTO 7 GUIDELINE # I.20 Integrated Pedestrian Walkway 8 FENCING AND SCREENING 23. The design of fencing, sound walls, carports, trash enclosures storage yards and similar accessory site elements should be compatible with the architecture of main buildings, and should use similar materials. (See photo 8) (SF, MF, C, I, A, FS) 24. All exterior trash and storage utility boxes, electric and gas meters, transformers, air conditioning equipment, satellite dishes, etc. should be screened f~9m view wherever possible. Generally, all such elements should be located at the rear of the site, and should not have direct access from the street. The applicant should coordinate the location of these elements with the appropriate utility company. (SF, MF, C, I, FS) 25. The Dougherty Regional Fire Authority and the Dublin San Ramon Services District should be consulted regarding the location and screening of fire sprinkler valves and backflow preventers. These items should be visibly and physically accessible in emergency situations. (MF, C, I, L, FS) 26. Adequate fencing and walls should be provided to preserve privacy and security of adjacent residential uses. (SF, MF, C, I, FS) 27. Security fences which restrict access (concrete block walls or heavy timber fences) or maintain surveillance visibility (chain link fences) should blend in with the site's architecture. (SF, MF, C, I, A, FS) 28. Uphill fencing in subdivisions that is irregular and visible from collector and arterial streets should receive architectural treatment in design or material selection to minimize its prominence. (SF, MF, A, L, FS) 29. Where fencing is used at property frontages, it should enhance the entrance to the property, complement the building's architecture and should not impair traffic safety by obscuring views. (SF, MF, C, I, A, L, FS) 30. Where conflicting activities between residential and non- residential sites are adjacent to each other, consideration should be given to utilizing landscaping and siting, in combination with fences and walls, as activity separators. (SF, MF, C, I, A, L, FS) 31. Fencing that encompasses considerable land in highly visible areas should be of a type that preserves security and views on- site, as well as views from off-site. Fencing viewed from off- site should not impact the community's scenic view potential. (SF, MF, C, I, FS) 32. Long expanses of fence or wall surfaces should be architecturally designed to prevent monotony through the use of pilasters, bollards, differing materials, etc. (See photo 9) (SF, MF, C, I, A, L, FS) ---------------------------------------------------------------------- SF - single-Family Residential MF - Multi-Family Residential C - commercial Primary Topic Abbreviations I - Industrial A - Architecture P - parking L - Landscaping FS - Fencing and Screening S - signs 9 I.... . .~....-._1:'f'2': .L .... " -'--,,--,".._~~._~.'.~'-':".~~"'" PHOTO 8 - GUIDELINE # I.23 Trash Enclosure Design PHOTO 9 - GUIDELINE # I.32 Wall/Fence Design lU EXTERIOR LIGHTING 33. Exterior lighting should be an integral part of the architectural and landscape design of a project. Overall lighting levels should be compatible with the neighborhood ambient light level, and comply with current building and security code requirements. Area lighting should be predominantly down-directed, and should be designed so that light is not directed off the site. (SF, MF, C, I, A, L) 34. Area lighting for security and visibility should be provided by fixtures which are compatible and consistent with the building design. (MF, C, I, A) 35. Fixture mounting height should be appropriate to the project and the environment, while avoiding glare and minimizing light intrusion. (SF, MF, C, I, A) ---------------------------------------------------------------------- SF - Single-Family Residential ME - Multi-Family Residential C - commercial primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 11 II. LANDSCAPE DESIGN All landscape plans should exhibit a concept or theme. Landscaping is more than an arrangement of plant materials with irrigation. Landscaping plans should utilize plant materials in a logical, orderly manner, which would define spatial organization, relate to buildings and structures, and which would incorporate various site elements. Landscaping can define areas by helping to focus on entrances, exits, loading areas, parking lots, define the-edges of various land uses and provide transition between neighboring properties. The following policies have been established to meet this intent. 1. Water conservation measures need to be incorporated into landscape designs, in accordance with applicable City of Dublin and Dublin San Ramon Services District regulations. (SF, MF, C, I, L) 2. There should be a consistency of landscape design throughout a development. unrelated and/or random choice or placement of plant materials should be avoided. All areas within a development need not be identical. Different landscape themes may be utilized in larger developments; for example, to heighten the distinction between spaces, and to strengthen a sense of movement and place, but such themes should be internally consistent. (See photos 10) (SF, MF, C, I, L) 3. The scale and function of landscape materials should be appropriate to the site and/or structures. Large scale buildings generally should be complemented by large-scale landscaping. Where shade is desired, broad-spreading canopy type trees are appropriate. Landscaping of sites on major streets should include large-scale trees. (SF, MF, C, I, A, L) 4. Existing landscape elements should be incorporated into the landscape design. Mature existing trees and tree groupings as well as rock outcroppings should be considered as design determinants. Existing site conditions should be evaluated on an individual basis, as part of the environmental review process, to identify trees on site which are significant and would require protection. These trees should be listed on the site plan and landscape plans. Measures should be taken to protect the existing significant trees. If tree removal is unavoidable, substantial tree replacement or mitigation will be required. Buildings should be located outside of the dripline of major trees, and disturbance of roots and changes in ground elevation should be avoided. (See photo 11) (SF, MF, C, I, L) 5. Landscape plans should incorporate various site elements. outdoor lighting, signing, parking, trash receptacles, fencing, garden walls, planters, etc., should be carefully considered as integral elements of the landscape design and should be included in, and shown on, all landscape plans. (SF, MF, C, I, A, P, L, FS, S) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - Commercial primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 12 PHOTO 10 - GUIDELINE # II.2 Landscape Theme PHOTO 11 - GUIDELINE # II.4 Existing Site Amenity 13 6. Landscaping s~,_ ..lld not be utilized to scre~.l out an otherwise unacceptable building. Building architecture should stand on its own with landscaping incorporated as an integral and complimenting element of overall project design. (SF, MF, C, I, A, L, FS) 7. Landscaping incorporated into building design is encouraged. Trellises, arbors, and cascading type landscaping should be considered. (See photo 12) (MF, C, I, A, L) 8. Perimeter landscaping is encouragea. It should provide buffer, screening and appropriate transition to adjacent properties and should generally include trees, shrubs and groundcover. Consideration should be given to the growth pattern and maintenance requirements of landscaping planted adjacent to property lines. (MF, C, I, L, FS) 9. Where automobile bumpers overhang into perimeter landscaping there must be adequate growing area, typically five feet wide,. outside of the two foot bumper overhang. (See photo 13) (MF, C, I, P, L) 10. Where automobile bumpers overhang into landscape strips there must be adequate growing area, typically three feet wide, outside of the two foot bumper overhang. (MF, C, I, P, L) 11. A minimum one foot wide raised curb or equivalent should be provided on landscape fingers adjacent to parking stalls to allow for pedestrian access. There must be adequate growing area, typically three feet wide, within the landscape fingers. (MF, C, I, P, L) 12. Generally, a limited palette of landscape materials is suggested. The use of indigenous or native-type plant materials is encouraged. The use of exotic or "foreign" materials is generally discouraged. In high use areas, landscaping should be suitable for the anticipated activity levels. (SF, MF, C, I, L) 13. Ground cover should predominantly consist of live plant materials. Inert materials such as gravel, bark, colored rock may be used in conjunction with, but are not acceptable as a substitute for, vegetation. (SF, MF, C, I, P, L) - 14. Appropriate irrigation is required for all landscaped areas; generally, an automatic, underground system with separate irrigation meters is required. Said irrigation systems should be designed so as not to overs pray walks, buildings, fences, roadways, etc. (MF, C, I, P, L) 15. A buffer zone between open space areas and landscaped areas should be provided for fire protection purposes. (SF, MF, C, I, L) SF - single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 14 PHOTO 12 - GUIDELINE # II.7 Landscape/Building Design PHOTO 13 - GUIDELINE # II.9 Automobile Bumper Overhang l~ STREET TREES 16. Street trees are required for all developments, 15 gallon minimum size. Consideration may be given to utilizing one 24 inch box tree in place of two 15 gallon trees. (SF, MF, C, I, L) 17. Street trees should be pruned to develop high shade canopies, compliment the street frontage and maintain visibility of commercial tenant signage. (SF, ~~, C, I, L) 18. Arterial and major streets should use a tree that creates a bold and sustained effect. On collector and residential streets the street trees should provide summer shade, interesting structure - in the winter, and scale appropriate for the area. Adequate growing space must be provided to accommodate both the above and below grade characteristics of the specified tree. Where required, root barriers/collars should be installed to prevent root damage to sidewalks, streets, utilities, etc. (See photo. 14) (SF, MF, C, I, L) 19. Ornamental or flowering trees can be used as accent trees or on certain streets where a particular dramatic effect may be appropriate. (SF, MF, C, I, L) 20. Street trees should represent a size relationship with the streetscape, i.e., the wider the street the bigger the trees. Design consideration should be focused on space requirements of the selected trees at all phases of their life cycle. Soils, underground obstruction, overhead constraints, mature tree size, and shadow patterns are examples of design consideration. (See photo 15) (SF, MF, C, I, L) 21. Street trees should be properly planted in terms of soil conditioning, and multiple staking should be maintained for an adequate period of time to assure the healthy establishment of the tree. (SF, MF, C, I, L) ---------------------------------------------------------------------- Primary Topic Abbreviations SF - Single-Family Residential I - Industrial L - Landscaping m- Multi-Family Residential A - Architecture FS - Fencing and Screening C - Commercial p - parking S - Signs 16 --- "'C-~:,,~:,:~.,-,; -. :;,.;~,'-~. PHOTO 14 - GUIDELINE # II.lS Residential street Trees PHOTO 15 - GUIDELINE # II.20 Arterial street Trees 17 III. ARCHITECTURE/BUILDING DESIGN No single architectural or building design theme is required in Dublin. Good architectural character is based upon the suitability of a building for its purpose, its environment and its relationship of materials and proportion. Good architectural character is not, in itself, more expensive than poor architectural character. Themes may be established for selected parts of t~~ community but they are directed more towards standards of quality and compatibility than achieving a uniform appearance. The following policies have been established to meet this intent. 1. Buildings should achieve a human scale and interest. Buildings should exemplify a sense of proportion to the physical site and surrounding properties. Wall insets, balconies and window projections, etc., are examples of building elements which may' help produce a proportionate building and reduce the scale of larger buildings. (See photo 16) (SF, MF, C, I, A) 2. Building entries should be protected from the elements and should create a "sense of entry" or focal point for the structure. (See photos 17) (SF, MF, C, I, A) 3. Multiple buildings on the same site should be designed to create a strong visual relationship between the buildings. When the first portion of a site is to be developed, a concept plan should be submitted for the entire site. (MF, C, I, A) 4. A transition from low building on the street frontages to larger and taller structures on the interior of the project is generally encouraged. Visual diversity can be important in design. (See photo 18) (MF, C, I, A) 5. Each phase of a phased development should attain a visual completeness. Temporary barriers/walls should be painted and trimmed to integrate with the permanent construction. (SF, MF, C, I, A, FS) 6. All building elevations should be considered for some architectural or sculptural treatment in order to avoid the blank wall effect. Where long buildings are utilized, visual relief should be provided by changes in the building height, wall plane, landscape integration, and spatial volumes and by varied use of window areas, arcades, materials and roof elements. (See photo 19) (SF, MF, C, I, A, L) 7. Parapet walls should be treated as an integral part of the building design. Such walls should not stick out as unrelated visual elements. (MF, C, I, A) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 18 PHOTO 16 - GUIDELINE # III.l Building Design PHOTO 17 - GUIDELINE # III.2 Building Entries 19 ,,/ ;y//' PHOTO 18 - GUIDELINE # III.4 Visual Diversity // ~ /' ~ -- ./ 1___, PHOTO 19 - GUIDELINE # III.6 Architectural Treatment 20 8. Exposed roofto~o should be treated as visuQ~ly sensitive areas. Rooftop mechanical equipment is not prohibited, but its design and screening should be incorporated into the building design and should not appear "cluttered". Location of such equipment within the building or at ground level is preferable to roof-mounting, unless so locating it would adversely affect the streetscape and/or pedestrian circulation or open space. (SF, MF, C, I, A, FS) 9. Building color should be compatible with the neighborhood and should reinforce the visual character of the environment of the proposed buildings. Integral coloring of concrete, stucco, and similar materials is encouraged. Bright colors may be used to provide an attractive and distinctive accent to the building. (SF, MF, C, I, A) 10. The choice of materials, colors, signs, and the level of detailing should be thoughtfully integrated into the design of all building elevations. Avoid "false" or "decorative" facade. treatments, where unrelated materials are placed on buildings. All elevations need not look alike; however, a sense of overall architectural continuity should be demonstrated. (SF, MF, C, I, A, S) 11. Building addresses which are clearly visible from the roadway should be integrated into the building design and/or sign program for the site. (SF, MF, C, I, A, S) 12. Highly reflective materials, such as mirrored glass, should be carefully integrated into the building design to minimize impacts resulting from glare. These materials may be considered as secondary or accent materials but are discouraged as the primary or base finish material of a building. (SF, MF, C, I, A) 13. Temporary buildings (portable offices and construction trailers) should have design features similar to 'permanent buildings. Landscaping is encouraged. (SF, MF, C, I, A, L) 14. Metal buildings should be architecturally designed and compatible with surrounding buildings. Avoid exposing the shallow pitch eave lines, the steel box look and openings punched into the building in a manner that does not contribute to a completed design. (C, I, A) 15. Attached structures such as solar heat collector panels, antennas, satellite dishes, etc. should be integrated into the project architecture. (SF, MF, C, I, A) 16. The necessity for utility connections, meter boxes, etc. should be recognized and integrated within the architectural design of the site and/or building. (SF, MF, C, I, A) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 21 17. Outside vending machines and fixtures (including automatic teller machines) and other assorted mechanical fixtures or devices should be incorporated into the architecture or design of the building or site. They should not look as though applied or adhered to the building, and should not unduly call attention to themselves. Instruction and identification boxes and other necessary items should be integrated into the design of the fixture. (C, I, A, FS) ---------------------------------------------------------------------~ SF - single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - signs 22 IV. RESIDENTIAL DESIGN Residential development should be designed in a manner which assures that neighborhoods are safe, pleasant and distinctive places to live. Residential development should also maintain and improve the overall appearance of Dublin. The following policies have been established to meet this intent. 1. Protect the core of residential neighborhoods from through traffic. (SF, MF, A, L) 2. An overall design theme should be provided to create visual continuity. (SF, MF) 3. Design should provide sufficient architectural diversity to avoid monotony and provide visual interest. Designs which result in- long lines of parked cars or blank garage doors are discouraged. Typical elements which can add architectural diversity are wing walls, roof design, trim, floor overhangs, building or unit offsets, window boxes, bays, balconies, porches, trellis, chimneys, or combinations of the above. These elements should be balanced with the need to allow visual surveillance on site. (See photo 20 & 21) (SF, MF, A, P, L, FS) 4. Building entries should be clearly identified and protected from the weather. (SF, MF, A) 5. Projects with multiple buildings should provide subtle variety in building size and massing, while maintaining a sense of overall architectural continuity. Buildings should relate to each other to create positive architectural and spatial relationships. (SF, MF, A) 6. Design elements used at entries should consolidate the theme of the development, and signage should be well thought-out in an effort to communicate the development's planned image. The main entries to a development are an important part of its definition, identity, and distinctiveness. They create the threshold for change from the public thoroughfares to the more private, quiet environment of the neighborhoods. They should be clearly understandable to the first time visitor. (See photo 22) (SF, MF, A, S) 7. Surrounding ridgelines should be preserved or enhanced. The tops of structures near major ridgelines should be below the perceived skyline as viewed from freeways and major arterial streets. (SF, MF, A) 8. Roof lines that pitch or step in opposite directions to the slope of the land are discouraged. (SF, MF, A) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 23 PHOTO 20 - GUIDELINE # IV.3 Architectural Diversity PHOTO 21 - GUIDELINE # IV.3 Architectural Diversity PHOTO 22 - GUIDELINE # IV.6 Project/Neighborhood Entries 24 9. Design should consider all possible areas of energy conservation. Available sunlight for each unit should be maximized. The layout of development, the siting of structures, and the materials selected can influence long-term energy requirements. (SF, MF, A) 10. Required noise attenuation measures, such as sound walls, should be architecturally compatible with the building design and landscaping. (SF, MF, A, L, FS) 11. Encourage pedestrian walkways/access from residential areas to adjacent commercial and service areas. (SF, MF, C) 12. Pedestrian access to residential developments should not depend solely on driveways and access roads. The pedestrian circulation system should be safely integrated with the vehicular circulation system or, if separated, must provide physical or visual access for Police Department surveillance. (SF, MF, P) 13. Satellite dishes, air conditioning equipment, trash enclosures and mechanical and utility structures should be enclosed by architecturally compatible elements or screened from views off- site. (SF, MF, A, FS) MULTIPLE-FAMILY 14. Careful consideration should be given to the design and layout of floor plans for adjacent units in order to minimize potential noise impacts resulting from incompatible uses (i.e. placing living rooms next to, or above, bedrooms). (MF, A) 15. Carports, light fixtures, fences, mailboxes and trash enclosures should be integrated into the overall project design. (See photo 23) (MF, A, FS) 16. Carports or open parking areas should be screened in a way that auto headlights do not shine into living areas. (MF, A, L, FS) 17. Garages with parking aprons less than the standard length of twenty feet should provide automatic garage door openers with sectional roll up doors. (MF, P) 18. If washing machines and dryers and not provided withrn the individual units, then common laundry facilities should be incorporated into the overall design of multiple-family projects. (MF, A) 19. In addition to required parking, all multiple family residential units should be provided with adequate (typically 120 cubic feet) exterior enclosed storage space easily accessible to each unit, which is lockable and water-proofed. (MF, A) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential Primary Topic Abbreviations I - Industrial A - Architecture L - Landscaping FS - Fencing and Screening 25 PHOTO 23 - GUIDELINE # IV.15 Architectural Integration 26 OPEN SPACE 20. Both "Private" and "Common" usable open space should be provided in multiple-family residential developments. (MF, L) 21. "Private" usable open space for each dwelling directly accessible from the unit, and should permit adequate outdoor living opportunities. unit should be be big enough to (MF, L) 22. "Common" open space areas should not consist solely of required setbacks, linear strips or incidental remote areas used for buffering, berming and screening. "Common" open space areas should be adequate in size and configuration to provide an environment which will encourage community activities and other amenities. (MF, L, FS) 23. The location of "Common" open space areas should take into account the prevailing winds and solar orientation. "Common" open space areas should be located for use by all the residents, with the largest and most usable open space areas provided closest to the portions of the development with the highest density/intensity. (MF, L) 24. Adequate pedestrian access to "Common" open space areas should be provided which flows from the interior of the development and connects with each other and the streetscape, wherever possible. (See photo 24) (MF, L) 25. Housing design should encourage the possibility of community interaction while affording privacy between living units. privacy within each unit and its immediate outdoor space should be a major design consideration, however an effort should be made through the placement of units to allow a "Common" open space pathway for public interaction. (See photo 25) (MF, A, L) 26. Units should orient towards the "Common" open space areas whenever possible. Units oriented to parking should be setback and landscaped to sufficiently screen parked vehicles. (See photo 26) (MF, A, P, L) 27. Adequate play areas with safe and durable play equipment should be provided in all projects likely to have children. These play areas should be located where surveillance is practical and noise impacts are minimized. (MF, L) ---------------------------------------------------------------------- SF - single-Family Residential MF - Multi-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and screening S - Signs 27 .~. ... " __ 'H " , , PHOTO 24 - GUIDELINE # IV.24 Pedestrian Access to Open Space I ._.J.,.._,",-_M___ ------ PHOTO 25 - GUIDELINE # IV.25 Pedestrian/Public Pathways PHOTO 26 - GUIDELINE # IV.26 unit Orientation to Open Space 28 v. COMMERCIAL CENTERS A unified architectural or building design theme should be incorporated into each commercial center. Building materials, colors, textures, etc., should be consistent. Individual storefronts may vary to reflect the character of the store, but the overall theme of the Center must be respected. Additions and alterations must be consistent with and enhance the design ~heme. The following policies have been established to meet this intent. 1. In order to enhance the streetscape of large commercial sites, off-street parking areas should be clustered and carefully screened. Screening can be achieved by utilizing landscape treatment, which allows visual surveillance, or by locating a portion of the building area along the perimeter of the site. However, consideration should be given to ensure that such siting does not "enclose" the project. (See photo 27) (C, P, A, L, FS) 2. Encourage larger commercial developments to provide outdoor activity plazas or courtyards to enhance public and civic interaction and events. (See photo 28 & 29) (C, A) 3. In commercial projects which emphasize a pedestrian environment, the ground floor level of buildings should include display windows, courtyard entrances and other elements of pedestrian interest. (C, A) 4. Commercial centers should be designed to provide visibility for all tenant spaces, especially interior corner units. All tenant spaces should be oriented toward the interior of the center or toward the adjacent street. (C, A) 5. Textured or colored paving materials should be utilized to identify safe and separate on-site pedestrian walkways. (See photo 30) (C, P) 6. Service areas should be visually screened from pedestrian, customer and vehicular circulation areas. (C, I, FS) 7. Commercial centers abutting residential areas should ~e sensitive to noise, visual, light penetration, operational impacts and potential pedestrian connections. (SF, MF, C, A, FS) 8. Adequate street furniture and accessories should be provided and should be compatible with the architectural design of the building. (C, A) 9. A unifying lighting concept should be incorporated into the center, including uniform fixtures and mounting locations for pedestrian, vehicular and architectural elements. (C, I, A, P) ---------------------------------------------------------------------- SF - Single-Family Residential MF - MUlti-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 29 PHOTO 27 - GUIDELINE # V.1 streets cape Enhancement PHOTO 28 GUIDELINE # V.2 Outdoor Activity Plazas 30 ~"~~ ,.~):~ ,"'-.1 :'! PHOTO 29 - GUIDELINE # V.2 PUblic/civic Interaction --4 PHOTO 30 - GUIDELINE # V.5 On-Site Pedestrian Walkways 31 VI. INDUSTRIAL DESIGN A unified architectural or building design theme should be incorporated into each industrial center. Building materials, colors, textures, etc., should be consistent. Additions and alterations must be consistent with and enhance the design theme. The following policies have been established to meet this intent. 1. In areas where industrial uses are near residential uses, height and setbacks should be compatible. (SF, MF, I) 2. To alleviate the unsightly appearance of loading facilities for industrial uses, these facilities should not be located at the front of structures. Backing from the street onto the site for loading into front end docks causes traffic congestion and leads to unsafe truck maneuvering. (I, P, FS) 3. When it is not possible to locate loading facilities at the rear of the building, loading docks and loading doors should not dominate the frontage and should be screened from the street by landscaping or architecturally treated and should be offset from driveway openings. (I, A, P, L, FS) 4. Adequate on-site staging areas should be supplied for trucks waiting to load and unload in order to maintain safe and efficient on-site circulation. The use of the public street for parking and staging of trucks awaiting loading is unsightly and unsafe. (I, P) ---------------------------------------------------------------------- SF - Single-Family Residential MF - Multi-Family Residential C - commercial primary Topic Abbreviations I - Industrial P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - Architecture 32 VII. SIGNING All signing should be designed and scaled to be compatible with the building upon which it is attached. Sign concepts and location should be architecturally incorporated during the design of the building, in order to provide attractive and effective business identification. The following policies have been established to meet this intent. 1. Sign Programs should be prepared for multiple occupancy buildings. Overall design compatibility is ensured by such programs. The program should promote the identifying name or address of the building and should allow for conveniently located directories to identify multiple tenants. (See photos 31 & 32) (C, I, A, S) 2. The design of freestanding signs should be sensitively tied to. the building design. Sign heights should be comparable with neighboring sign heights and above all should enhance the streetscape. (MF, C, I, A, S) 3. Attached signs should not project over the eave, ridge or parapet line. (C, I, A, S) 4. The use of individual letters for signs is preferred over "cabinet" signs. Individual letters typically provide more effective and attractive identification. (See photo 33) (C, I, A, S) 5. The light source of externally illuminated signs should be shielded or be out of the public's view. (MF, C, I, A, S) 6. original signs or reproductions of such signs in historic areas are encouraged. (See photo 34) (C, I, A, S) 7. Sign "letters" should be illuminated rather than the background area, to eliminate harsh and unsafe glare created by illuminated white backgrounds. (See photo 35) (C, I, A, S) 8. Building design should provide areas for attractive and effective signage. (C, I, A, S) ---------------------------------------------------------------------- SF - Single-Family Residential MF - MUlti-Family Residential C - Commercial Primary Topic Abbreviations I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs 33 PHOTO 31 GUIDELINE # VII.1 sign Programs PHOTO 32 GUIDELINE # VII.1 Sign Programs <~~~"""'_"l'::,,",":-;.:.~':::t ~""",,~"';;"~~ol.~~:II:-'~1;,~'''~--';:_''::'~''':'''=\'K,.~';'~-:'>"':l:- ...:-..~ ", -~~-'.r~'~{:"':; ~;:~ _ '--.:~ ;~.- :':. ~~~~~:.;. ~ ~~~~=:~;-::;-;_.~~ :~, ~':j.~ '':,~~~~ ~:<~ ;'.. ;ft' ~~~ ::; -l"'_~';A~~~"""""';'~""'- "~<:' .,~~...~~~;;..~\.~~~...~~~. ...,.~". 1,;,::" '~x-~"~~~~:-~ S'''''''::<~'':';;;:l;1';;;;-?'''''' ':;;,;.q-"'"'""i-'" .~'" :'.,,;,!,.,:;;:.,- "~,,,;~~;:, ";", '.,. '~., -."...",.... ~-. :-::..~._. '. ..:,;.-i"/ ..-~,,.' 1 ,~.,...,; . l '~-~ >.;:...~~ < I '-..:-':' <l _",__'.: , .>. . ~ ~ ' ",' :..~, ,~ ..,.,c.. ~ ~"':: _~~,__.::o..~,..:J....;.::_ .. j T j ....~ j ... '"-::- ~ilt e~;~'ft4~'C" ~1~~i~1!4f~~ "~"'-""""'":tk~.~-,,:::,:~~~\,::,~j~~~ '...~..:~,.~ ,,:.c'"""~~A,~~.\;> ~~\ S::~:.~'~~_..f;~'~~:~~~~~(~~'~~f~~,,-~~~~i!i.~i~1~.{:~~~~; .~S~~:~~~~f~;;~i~\~~~~ PHOTO 33 Individual GUIDELINE # VII.4 Lettered sign 34 -- . . " \' ~, -\\ ;) / I ~~ c. ,~ L... '4 ~ : ~-:>-' tu""'i ....:..,:;.4"t:.:;:-.....; ;;..- .,,,-.. .~ \.- " ,;;.....:... PHOTO 34 - GUIDELINE # VII.6 Original Sign Reproduction .,.~~ '"'to;... .' . .... .- -~ ....< "'f!"'~. '. " r-. '~.. . .... I ( PHOTO 35 - GUIDELINE # VII.7 Sign Illumination/Design APPENDIX SITE DEVELOPMENT REVIEW GUID~LINES MATRIX (Primary Topics) Guideline SF MF C I A P L FS S SITE PLANNING 1.1 (oo. 2) X X X X X 1.2 (oo. 2) X X X .J{ X 1.3 (oo. 2) X X X X X X X 1.4 (po. 2) X X X X 1.5 (po. 2) X X X X X 1.6 (oo. 2 ) X X X . 1.7 (oo. 4) X X X 1.8 (00. 4) X X X X X 1.9 (00. 4) X X X X X 1.10 (00. 4) X X X X X 1.11 (po. 4) X X X 1.12 (00. 4) X X X X X X 1.13 (00. 4) X X X X X X 1.14 (po. 4) X X X X X 1.15 (po. 4) X X X X X X 1.16 (po. 5) X X X X X 1.17 (po. 5) X X 1.18 (po. 5) X X X X X - 1.19 (00. 5) X X X X X 1. 20 (00. 5) X X X X 1. 21 (00. 5) X X X X 1. 22 (00. 5) X X X X X 1. 23 (po. 8) X X X X X X Primary Topic Abbreviations SF - Single-Family Residential MF - Multi-Family Residential C - Commercial I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A-I (Primary Topics Guideline SF MF C I A P L FS S 1. 24 (po. 8) X X X X X 1. 25 (po. 8) X X X X X 1. 26 (po. 8) X X X X X 1. 27 (Po. 8) X X X ..x X X 1. 28 (no. 8) X X X X X 1. 29 (no. 8 ) X X X X X X X 1. 30 (no. 8) X X X X X X X 1. 31 (no. 8) X X X X X . 1. 32 (po. 8) X X X X X X X 1. 33 (po. 10) X X X X X X 1. 34 (no. 10) X X X X 1. 35 (no. 10) X X X X X LANDSCAPING 11.1 (no. 11) X X X X X 11.2 (po. 11) X X X X X I1.3 (no. 11) X X X X X' X 11.4 (po. 11) X X X X X II .5 (po. 11) X X X X X X X X X 11.6 (po. 13) X X X X X X X 11.7 (po. 13) X X X X X - II .8 (na. 13) X X X X X 11.9 (no. 13) X X X X X II .10 (po. 13) X X X X X II.ll (po. 13) X X X X X II .12 (po. 13) X X X X X Primary Topic Abbreviations SF - Single-Family Residential MF Multi-Family Residential C Commercial I Industrial A Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - 2 (Primary Topics Guideline SF MF C I A P L FS S II .13 loa. 13) X X X X X X II .14 loa. 13) X X X X X 11.15 I DO. 13) X X X X X II .16 loa. 15) X X X ...x X II .17 (DO. 15) X X X X X II .18 loa. 15) X X X X X II .19 (DO. 15) X X X X X II.20 (DO. 15) X X X X X . II . 2 1 ( DO . 15) X X X X X ARCHITECTURE/ BUILDING DESIGN I II . 1 ( DO . 17) X X X X X I I I . 2 ( no . 17) X X X X X I I I . 3 I DO . 17) X X X X III.4 (DO. 17) X X X X III.5 (DO. 17) X X X X X X III.6 (DO. 17) X X X X X X III.7 loa. 17) X X X X III.8 loa. 20) X X X X X X III.9 loa. 20) X X X X X I II . 10 (DO. 20) X X X X X - X III.11 loa. 20) X X X X X X III.12 (DO. 20) X X X X X III.13 loa. 20) X X X X X X I II. 14 loa. 20) X X X III .15 (DO. 20) X X X X X Primary Topic Abbreviations SF - Single-Family Residential MF - Multi-Family Residential C - Commercial I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - 3 (Primary Topics Guideline SF MF C I A P L FS S III.16 (pq. 20) X X X X X III. 17 (pq. 21\ X X X X RESIDENTIAL DESIGN 22) .- IV.1 (pq. X X IV.2 (pq. 22) X X X X IV.3 (pq. 22) X X X X X X IV.4 (pq. 22) X X X IV.5 (pq. 22) X X X . IV.6 (pq. 22) X X X X IV.7 (pq. 22) X X X IV.8 (pq. 22) X X X IV.9 (pq. 24) X X X IV.I0 (pq. 24) X X X X X IV.11 (pq. 24) X X X IV.12 (pq. 24) X X X IV.13 (pq. 24) X X X X IV.14 (pq. 24) X X IV.15 (pq. 24) X X X IV.16 (pq. 24) X X X X IV.17 (pq. 24) X X - IV.18 (pq. 24) X X IV.19 (pq. 24) X X IV.20 (pq. 26) X X IV.21 (pq. 26) X X IV.22 (pq. 26) X X X Primary Topic Abbreviations SF - Single-Family Residential MF - Multi-Family Residential C - Commercial I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - 4 (Primary Topics Guideline SF MF C I A P L FS S IV. 23 (PG. 26) X X IV.24 (PG. 26) X X IV.25 (pq. 26) X X X IV. 26 (pq. 26) X .- X X X IV.27 (oa. 26) X X COMMERCIAL DESIGN V.1 (pq. 28) X X X X X V.2 (pq. 28) X X . V.3 (pq. 28) X X V.4 (PG. 28) X X V.5 (PG. 28) X X V.6 (pq. 28) X X X V.7 (oa. 28) X X X X X V.8 (OG. 28) X X V.9 (pq. 28) X X X X INDUSTRIAL DESIGN VI. 1 (pq. 31\ X X X VI. 2 (PG. 31\ X X X VI. 3 (00. 31) X X X X X - VI. 4 (PG. 31) X X SIGNAGE VII.1 (pq. 32) X X X X VII.2 (pq. 32) X X X X X VII . 3 ( pq . 32) X X X X Primary Topic Abbreviations SF - Single-Family Residential MF - Multi-Family Residential C - Commercial I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - 5 (Primary Topics Guideline SF MF C I A P L FS S , VII.4 (na. 32) X X X X VII.5 (na. 32) X X X X X VII .6 (po. 32) X X X X VII.7 (po. 32) X .j{ X X VII .8 (po. 32) , X X X X Primary Topic Abbreviations SF - Single-Family Residential MF - Multi-Family Residential C - Commercial I - Industrial A - Architecture P - Parking L - Landscaping FS - Fencing and Screening S - Signs A - 6 ~ '- Mayor Snyder closed the public hearing. The Council agreed that Condition #2 should be changed to read: The Applicant shall file a letter annually with the Building Official indicating compliance. The Council agreed that the word "quarterly" should be changed to "annual" in Condition #3. The Council agreed that Condition #6 should be changed to read: That when Titan Beta moves from the premises, the opening between the engineering office and drafting room shall be replaced with a wall and the Variance becomes null and void. On motion of Cm. Burton, seconded by Cm. Jeffery, and by unanimous vote, with the changes discussed, the Council adopted RESOLU'l'ION NO. 55 - 92 GRANTING A VARIANCE TO SECTION 3305 OF THE UNIFORM BUILDING CODE (UBC) TO TITAN BETA 6780-R SIERRA COURT (450-40) * * * * DRAFT SITE DEVELOPMENT REVIEW GUIDELINES (410-20) Associate Planner Choy advised that the purpose of the site Development Review Guidelines is to assist property owners, developers, architects, and applicants in understanding the objectives of the City'S SDR process and the level of quality that the City is seeking. The Guidelines provide general design direction for use in the review of development proposals, including the expectations of the Planning Department. Cm. Moffatt stated he had questions regarding the general descriptions, site plan and concepts. He asked if these were policy guidelines or are they to do this. Mr. Choy stated they are designed to work in conjunction with the Zoning Ordinance and General Plan. They are to provide an Applicant with direction. Cm. Moffatt stated he could see where they could be beneficial. He asked if there is any incentive being offered for following these guidelines. Mr. Choy stated the guidelines are not actually specific. Before, the City never had anything to fall back on when disputes arose. This is clear and shows the direction the City wishes to move in. These guidelines could be used very early in the process. Cm. Burton stated he was very concerned about this. They show what the Planning Department wants to have a developer do. Developers will . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CM - VOL 11 - 181 Regular Meetinq May 11, 1992 "--- --.-/ say they don't need this. All the nitty gritty details are very specific and this gives Planning some very heavy leverage. Mr. Ambrose advised that this has gone through considerable discussion from the Planning commission and copies have been sent to the development community. What he hears from the developers that bothers them most is when they cannot get a finite response. These guidelines eliminate a lot of the uncertainty. em. Jeffery pointed out that the Council is here to represent the people of Dublin, not the developers. This is to benefit property values and so that we don't end up with more of the garbage standards that were allowed in the past. She did not feel they are unduly hurting anyone in the community. em. Burton felt that there were a lot of good ideas put down, but there is a lot of conflicting stuff. There should be a summary of the city's objectives. We should put "suggests" instead of "should". He sees this as a potential problem. It doesn't appear to be user friendly. em. Moffatt suggested saying goals instead of policies. Mayor Snyder pointed out that it doesn't say policies, it says guidelines. em. Jeffery made a motion, which was seconded by Mayor Snyder to approve the site Development Review Guidelines. em. Burton stated he wanted to make a substitute motion to continue this to a future meeting to get a brief outline of what we are trying to say. There was no second to em. Burton's substitute motion. Mr. Choy explained the process that Staff had used. They originally took out all the 'shalls'. You cannot identify or anticipate how you are going to treat every site. What Staff is trying to do is layout as much as possible. These are general guidelines without being too specific. On motion of em. Jeffery, seconded by Mayor Snyder, and by majority vote, the Council approved the Site Development Review Guidelines. em. Burton voted against this motion. * * * * ANHUAL TRAFFIC SAFETY REPORT , DOWNTOWN INTERSECTION MONITORING (590-90) A Staff Report prepared by Public Works Director Thompson indicated that a Traffic Safety Report is prepared annually and is combined with a downtown intersection monitoring report. There were a total of 223 reported accidents in 1991, 16 of which were injury accidents. This is significantly lower than the average of the 4 previous years, which was 263 accidents, 66 with injuries. Traffic Volume has increased during this time and it is hoped that a downward trend in the number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . eM - VOL 11 - 182 Regular Meeting May 11, 1992 CITY OF DUBLIN AGENDA STATEMENT. CITY COUNCIL MEETING DATE: May II, 1992 SUBJECT: Review of Draft Site Development Review Guidelines David Choy, Associate Planner ~ REPORT PREP.\RED BY: EXHIBITS AT'rACHED: Exhibit A: Site Development Review Guidelines Draft #5, dated April 30, 1992 I~# Jf' 1) 2 ) tJ'il'lA 3) 4 ) Receive Staff Report Question Staff Provide input regarding Site Development Review Gu~delines Approve Draft Site Development Review Guidelines or continue to future meeting RECOMMENDAT[ON: DESCRIPTION: At the City Council meeting of April 13, 1992, Staff presented the Draft Site Development Review Guidelines for review and comment. Council din:!cted Staff to bring this item back at a future meeting for adoption. The purpose of the Site Development Review Guidelines is to assist property owners, developers, architects, and Applicants in understanding 1) the objectives of the City of Dublin Site Development Review proc!:!ss and 2) the level of quality that the City is seeking. The Site De'/elopment Review Guidelines provide Staff and Applicants with generaL design direction for use in the review of development proposals, lncluding the expectations of the Planning Department. In response to a comment regarding the representation of design concepts wi':hin the document (such as streetscapes, landscape sections, s-:reet wl.dths, medians, buffers, etc.), Staff will integrate typical illl1strations with the photos in the final document. Staff has also added brief one line descriptions to explain each photo. Staff has added page numbers to the matrix to simplify the location of specific guidelines within the document. In addition, the list of the Primary Toplc Abbreviations utilized within the matrix were added at the bottom of each page of text within the Site Development Review Guidelines, in order to define the abbreviations which are used at the end of each guideline. Staff reco~nends that the City Council approve the Draft Site Development Review Guidelines through minute action. ITEM NO. Isdrgdecc COPIES TO: Senior Planner Project Planner Agenda File Application File