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ATTACHMENT 3
DUBLIN PLANNING
1 I i II I TABLE OF CONTE
Public Review Draft
Scarlett Court Design Guidelines
April 2007
Prepared for:
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Prepared By:
RBF Consulting's Urban Design Studio
111 W. St John Street, Suite 850
San Jose, CA 95113
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Table of Contents
U ' G .d ...
ser s UI e................................................ III
Chapter 1. Introduction .............................. 1
1.1. Introduction ....................................................... 1
1.2. Understanding Design Guidelines................... 1
1.3. Purpose and Applicability................................ 1
1.4. Permit Review Process..................................... 2
Chapter 2. Existing Setting and Future
Vision ........................................ 5
2.1. Existing Setting ................................................. 5
2.2. Future Vision ..................................................... 8
Chapter 3. Design Guidelines .................. 13
3.1. Site Planning ................................................... 15
3.2. Architectural Guidelines................................. 21
3.3. Sign Guidelines ............................................... 29
3.4. Lighting Guidelines ......................................... 41
3.5. Landscape Guidelines .................................... 45
Chapter 4. References.............................. 59
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I; II I USER'S GUI
User's Guide
This section is intended to provide straightforward guidance for
optimizing the use of the Scarlett Court Design Guidelines (Design
Guidelines). The following steps are recommended:
Step 1: Review Chapter 1: Project appl icants should review Chapter
1 (introduction) to gain an understanding of the purpose and
applicability of design guidelines and to familiarize themselves with the
specific design review process for the City of Dublin.
Step 2: Gain {Ill Understanding of Scarlett Court: Project
applicants should read Chapter 2 (Existing Setting and Future Vision)
to gain an understanding of the area's existing conditions and to
understand the City's vision for its future.
Step 3: Review Applicable Guidelines: The Design Guidelines are
presented in Chapter 3 (Design Guidelines) in the following five
sections:
Section 3.1: Site Planning: presents guidelines for placement of
buildings, driveways, pedestrian circulation, and associated
elements.
Section 3.2: Architectural Guidelines: presents design
guidelines for buildings and their associated elements.
Section 3.3: Sign Guidelines: presents guidelines for style,
size, placement, lighting and landscaping of signs.
Section 3.4: Lighting Guidelines: presents guidelines for style,
size, and placement, and landscaping of lighting.
Section 3.5: Landscape Guidelines: presents guidelines for
type, size, and location of landscaping and associated elements.
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Based on the scope and nature of the project, certain sect ions of
Chapter 3 mayor may not apply to the proposed project. For new
construction and major development projects, all of the section~~ would
likely apply to the project. Smaller projects, such as a new sign or
fence, may only require compliance with one or two sections. Project
applicants should consult with the City of Dublin Planning :;taff to
determine which section(s) would apply to their project.
Step 4: Meet with City Staff: After completing steps I thru 3,
project applicants should schedule an appointment with the City of
Dublin Community Development Department to review their id ~as, ask
questions, and discuss potential issues, solutions, and approaches. The
City encourages project applicants to collaborate with City Sta ff early
on in the design process to foster shared understanding and positive
outcomes.
Step 5: Ask More Questions: If the project applicants have
additional questions or concerns, they should contact the City of Dublin
Community Development Department at (925) 833-6610.
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Scarlett Court Area
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I: II I CHAPTE
Chapter 1. Introduction
1.1. Introduction
The Scarlett Court area is an approximately 52-acre industrial district in
the City of Dublin. The area is located in the central portion of the City
and is bounded by Dougherty Road to the west, Dublin Boulevard to
the north, the lron Horse Trail to the east, and lnterstate 580 to the
south.
Over its history, the Scarlett Court area has developed into a light-
industrial district with a variety of auto-oriented and outdoor storage
uses. Previous subdivisions have created a series of long and narrow
lots, some of which do not have direct access to public streets. Over
time, the properties were developed with a variety of building styles,
landscaping treatments, and signs.
The City of Dublin has expressed a desire to create a set of guidelines
for new development and improvement projects in the Scarlett Court
area. The City wants to ensure that development in this highly visible
gateway to Dublin creates a positive image for the City.
1.2. Understanding Design Guidelines
Design guidelines are a set of recommendations that guide the
development of land to achieve a desired level of quality for the
physical environment. Design guidelines contain text, sketches,
diagrams, and photographs that establish desired outcomes for future
development projects. Items addressed in design guidelines typically
include:
· Site Design: placement of buildings, parking, service areas,
storage, driveways, pedestrian paths, etc.
· Architecturlll Design: form, mass, height, fa<;ade articulation,
materials, colors, mechanical equipment, etc.
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· Signllge: sign types, placement of signs, size of signs, ~ tc.
· Lllndscllping: landscaping requirements, plant and tre,: types,
fencing and screening, etc.
1.3. Purpose and Applicability
The way properties in Scarlett Court are developed will greatly
influence the overall character and image of the area. The purpose of
this document is to provide site and building design, signage, and
landscape guidelines to ensure that future development enhances the
desired character and image of the Scarlett Court area. F roperty
owners, architects, landscape architects, engineers, project p anners,
tenants, and designers should review the applicable design guid~ lines to
gain an understanding of the City's desired image and chara ;ter for
Scarlett Court. City Staff, the Planning Commission, and he City
Council will use these guidelines to judge the merits of al future
development proposals for the Scarlett Court area.
During the review process for future development projects, the
Community Development Director, City Staff, the Zoning
Administrator, the Planning Commission and the City Council 'viII use
discretion in applying various provisions of the design guide .ines to
specific projects. Each guideline may not apply equally to every
project. When implementing these design guidelines, the overall
objective is to ensure that the intent and spirit of the guidelines are
followed and that the project respects its surroundings and fosters the
desired character and image.
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1.4. Permit Review Process
would consider the project during a public hearing. This process IS
described on the following page.
Project applicants for the Scarlett Court area are strongly encouraged to
review these design guidelines and to meet with City Staff to discuss
their ideas and/or preliminary plans prior to submitting an application.
The purpose of this meeting is to discuss preliminary issues or
concerns, the submittal requirements for the project, and the application
review procedures. After this meeting, the project applicant will
complete and submit their plans and application to the City.
Process for Project that Requires Community Development Director or
Zoning Administrator Review
In general, there are two application review processes for projects in
the Scarlett Court area: (I) those that require a public hearing by the
Community Development Director or the Zoning Administrator; and
(2) those that require a public hearing by the Planning Commission.
Chapter 8.l32 of the City of Dublin Zoning Ordinance provides
detailed guidance for the noticing and hearings process.
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The Community Development Director or the Zoning Administrator
can approve some minor projects. Once the application materials are
submitted to the Community Development Department, City Staff will
review the materials to ensure all the items are properly completed and
to assess compliance with City regulations. Once the application is
deemed complete, City Staff will schedule and notice a public hearing
by either the Community Development Director or the Zoning
Administrator. At the public hearing, the project will be approved,
conditionally approved, or denied by either the Community
Development Director or the Zoning Administrator. A Notice of
Decision will be given, consistent with Chapter 8.132 of the City of
Dublin Zoning Ordinance. This decision may be appealed to the
Planning Commission.
Based on the complexity of the project or other potential issues of
controversy or concern, the Community Development Director or the
Zoning Administrator may defer their decision-making authority to the
Planning Commission. In these instances, the Planning Commission,
not the Community Development Director or the Zoning Administer,
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Applications for major projects, including facade improvements or
additions and those that require a Conditional Use Permit and/or
Variance, require a public hearing by the Planning Commission. Once
the application materials are submitted to the Community Development
Department, City Staff will review the materials to ensure all the items
are properly completed and to assess compliance with City regulations.
Once the application is deemed complete, City Staff will prepare a staff
report and will schedule and notice a public hearing by the Planning
Commission. At the public hearing, the project will be approved,
conditionally approved, or denied. An appeal period will follow the
decision of the Planning Commission. lf the decision of the Planning
Commission is not appealed, then the project is approved and the
applicant may apply for subsequent permits, such as demolition,
grading, and building permits. lf the decision of the Planning
Commission is appealed, the City Council will review the project
during a public hearing. The City Council's decision is final and
cannot be appealed.
Certain applications within the Scarlett Court area may require City
Council approval, such as applications for General Plan Amendments
and the rezoning of property. For applications that require City
Council approval, the Planning Commission becomes an advisory body
to the City Council, and would make a recommendation to the City
Council on whether or not the project should be approved, approved
with conditions, or denied.
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Process/or Project that Requires Planning Commission Review
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I I i II I CHAPTE
Chapter 2: Existing Setting and Future
Vision
2.1. Existing Setting
The Scarlett Court area is located between Dougherty Road to the west,
Dublin Boulevard to the north, the Iron Horse trail to the east, and 1-
580 to the south.
2.1.1. Surrounding Uses
A variety of commercial and residential uses are located near the
Scarlett Court area. A mix of restaurants, a hotel, auto-service/retail
businesses, dental offices, retail stores, and gas stations are located
north and west of the Scarlett Court area. These businesses are located
in a variety of different commercial buildings setback from Dublin
Boulevard. This area does not have a common or unifying architectural
theme or style. A large portion of land under the jurisdiction of the
U.S. Army, referred to as Parks Reserve Forces Training (Camp Parks),
is presently left as open space to the northeast of the area.
The Iron Horse Trail and the Dublin/Pleasanton Bay Area Rapid
Transit (BART) station and associated parking lot are sited
immediately to the east of the Scarlett Court area. Multi-family
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residential units are located just north of the BART parking lot: within
approximately 300 feet of the Scarlett Court area. An electric power
substation and City's corporation yard are also located east of the
Scarlett Court area.
Views of commercial uses to the north of the Scarlett Court a'-ea.
(photos areji-om outside of the plan area)
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Views of BART parking lot and multi-family residential units loca:ed to the
east of the Scarlett Court area. (photos are from outside of the pi m area)
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The Iron Horse trail, located just outside of the Scarlett Court area's
eastern boundary, is a 33-mile regional trail connecting several cities
throughout the Counties of Alameda and Contra Costa. This multi-
functional trail is used for a range of recreational activities, including
walking, biking, and horseback riding. The trail is elevated above the
grade of the adjacent properties within the Scarlett Court area. As a
result, trail users have clear views of the adjacent properties within the
Scarlett Court area.
mini-storage facilities. Exterior building materials include corrugated
metal, wood siding, stucco, and concrete. The buildings within the
Scarlett Court area do not have a common or unifying architectural
theme or style. Building setbacks and landscaping treatments vary
from parcel to parcel.
Buildings within the Scarlett Court area.
Views of the Iron Horse Trail. The Scarlett Court area is located on the
left side of the photos. (photos are from outside of the plan area)
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Office and commercial uses (within the City of Pleasanton) are located
to the south of the Scarlett Court area and Interstate 580.
2.1.2. Scarlett Court Area
In the 1960s, light-industrial businesses began locating within the
Scarlett Court area. Many of the properties were developed under
Alameda County regulations before the City of Dublin was
incorporated. Today, the area has been subdivided into approximately
22 properties that vary in size from less than a half acre to over five
acres.
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The properties have a variety of different types of buildings, including
warehouses, large service garages, auto dealership showrooms, and
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A variety of light industrial uses are located in the area. Most
businesses are automobile-related, including auto and motorcycle
dealerships, mechanics, and auto-body shops. The area also includes a
lumberyard, storage facilities, and vehicle and equipment rental
businesses.
The Scarlett Court area has two main streets. Scarlett Court extends
from Dublin Boulevard and runs parallel and adjacent to Dougherty
Road and l-580. Scarlett Cqurt terminates as a cul-de-sac near the
BART parking lot. The second street, Scarlett Drive, bisects the
project area and connects Scarlett Court and Dublin Boulevard. An
uncovered drainage channel runs down the middle of Scarlett Drive,
separating the northbound and southbound lanes. The edges of the
channel are lined with chain-link fencing. Some segments of Scarlett
Court and Scarlett Drive contain sidewalks, many of which are not
ADA accessible. Where sidewalks are provided, they primarily occur
on private property, outside of the public right-of-way.
Scarlett Court
Scarlett Drive
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Vehicle access to the properties within the Scarlett Court area IS
primarily provided from Scarlett Drive and Scarlett Court. Access
fi'om Dublin Boulevard is limited because of traffic safety and traffic
flow concerns. Access to properties from Dougherty Road is
prohibited. A few of the parcels within the area do not have direct
access from a public street. Driveways through an adjacent parcel
provide access to these parcels.
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The Scarlett Court area is situated at a major gateway to the City of
Dublin and is highly visible from 1-580 and the Dougherty Road/I-580
on- and off-ramps. This location provides excellent freeway visibility
to the properties, businesses, and signs within the Scarlett COl rt area.
Other attributes of the area, such as access to and from InterstHte 580,
proximity to BART, and the surrounding retail and commerci 11 uses,
help define the area as a viable light-industrial business park.
Views of the Scarlett Court area from 1-580.
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2.1.3. Applicable Regulations & Guidelines
The City of Dublin General Plan has designated most of the Scarlett
Court area as Business Park/Industrial and Outdoor Storage (one
property is designated as Retail/Office and Automotive). The
properties are zoned M-I (Light lndustrial) with the exception of one
property, which is zoned C-2 (General Commercial). This document
does not change the area's current land use or zoning designation.
Applicable sections from the City of Dublin Zoning Ordinance and
Municipal Code also apply to projects within the Scarlett Court area
where not changed by these design guidelines.
The graphics on the following pages show how the vision could be
implemented at several sites within the Scarlett Court area. These are
conceptual sketches for demonstration purposes only. They are not
intended to represent absolute solutions for properties in the area.
2.2. Future Vision
Prior to the preparation of this document, City staff and RBF
Consulting conducted walking tours and a public workshop to discuss
the design guidelines, various design issues and concerns related to the
Scarlett Court area, and potential ways to improve the physical design
of the area. Based on the input and feedback received, the following
vision statement for the Scarlett Court area was prepared:
The Scarlett Court area is an attractive and highly visible
light-industrial district that serves the City of Dublin and its
surrounding communities. The area contains a variety of
attractive buildings with unifying architectural design
treatments, enhanced landscaping, improved sidewalks and
pedestrian connections, and consistent signage, all of which
supports the economic health of the light industrial and auto-
oriented businesses within the district. As a highly visible
district from Interstate 580, Dougherty Road, and Dublin
Boulevard, the enhanced Scarlett Court area has greatly
improved the overall image of the City of Dublin.
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Existing view alo
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ookmg southeast
Potential Future View
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Existing viewfi
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I : I II I CHAPTE
Chapter 3. Design Guidelines
This chapter is divided into five sub-chapters. These sub-chapters are:
. Section 3.1: Site Planning: presents guidelines for site
planning and design. Topics addressed include building
placement, parking lot locations, storage areas, loading and
unloading facilities, trash disposal areas, driveway locations,
pedestrian circulation, bicycle circulation, electrical and
mechanical equipment, and land use buffers.
. Section 3.2: Architectural Guit/e/ines: presents design
guidelines for building design. Topics addressed include
architectural character, building mass and height, building
facades, window and door fenestration, building materials,
building colors, roofs, mechanical equipment, gutters and
downspouts, vents and flashing, and accessory structures.
. Section 3.3: Sign Guit/e/ines: presents guidelines for the
placements and design of signs. Topics addressed include
general considerations and guidelines, inappropriate signs,
appropriate signs (wall signs, monument signs, freeway
oriented signs, blade signs, directory signs, directional signs),
sign area, number of signs, materials, colors, symbols,
typology, lighting, banners and flags, and temporary signs.
. Section 3.4: Lighting Guit/e/ines: presents guidelines for
site lighting. Topics addressed include site lighting, light
design, and glare.
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. Section 3.5: Landscape Guit/e/ines: presents gu delines
for landscaping treatments. Topics addressed include fences,
walls, and screens; landscape compatibility, groundcover,
building landscaping, sidewalks and walkways, parkilg lots,
vehicle displays, landscaping scale, irrigation, maint ~nance,
storm water management, street trees, tree preservati, m, and
recommended plants.
As a general principle, the City should consider the context of the site
and its surroundings when applying the guidelines to projects.
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Chapter 3.1. Site Planning
The site planning guidelines are designed to create a positive visual
relationship between buildings, public streets, landscaped areas,
parking lots, storage and service areas, and uses on adjacent properties.
3.1.1. Building Placenrent
Buildings should have a strong relationship with the street and
sidewalk. To maximize this relationship, buildings should:
· Be sited within close proximity to the sidewalk and street wih
adequate landscaping where appropriate.
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Have main entrances on facades that face the street. Buildings
on corner lots are encouraged to have the main entrance at the
corner.
· Be oriented parallel to the street.
Multiple buildings on the same site should have a strong relationship
with each other. To maximize this relationship, buildings should:
.
Be connected with pedestrian walkways.
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Be sited to create or define a common courtyard or landscaped
space.
Buildings clustered to
create courtyards and
landscaped areas with
pedestrian walkways
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3.1.2. Parking Lot Locations
Parking lots should be located behind or to the side of b lildings
wherever possible. Buildings, landscaping treatments, and/or
fencing/walls should screen views of parking lots from strel~ts, and
sidewalks. Dead-end parking aisles should be minimized, where
possible.
Parking to rear ofbuilding
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Pedestrian walkway connecting buildings
Through Parking Lot
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Dead-End Parking Lot
(Discouraged).
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Parking to display automobiles that are for sale or rent may be located
in front of the building. These auto-display areas should have no more
than one to two rows of parked display vehicles. The remaining
vehicles displayed for sale or rent should be placed along the side or to
the rear of buildings.
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Vehicles for
sale or rent may
be parked in
front of the
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3.1.3. StorageAreas
Outdoor storage areas should be located behind or to the side of
buildings. Views of storage areas from local streets, Interstate 580, and
the Iron Horse Trail should be screened by a combination of
walls/fences and landscaping. Refer to Section 3.5. I for guidelines that
address the design and height of walls.
LOC3~ loading
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buildings and ~roon
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land~aping
Screen walls that block views of loading and
storage areas from the street (Encouraged).
3.1.4. Loading/Unloading Areas
Loading and unloading areas should be located behind buildings and
should generally be screened from views from local streets, Interstate
580, and the Iron Horse Trail. A combination of walls/fences and
landscaping, which is compatible with the building, should be used to
screen these areas. Refer to Section 3.5.l for additional guidelines that
address the design and height of walls.
Screen wall
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Loading and unloading areas should be located to minimize circulation
conflicts with employee and guest parking areas, and should be
designed with an adequate turning radius for large trucks.
Adequate provisions for emergency vehicles should be incorporated
into the design of parking lots and/or loading and unloading areas.
3.1.5. Trash Disposal Areas
Trash disposal areas shall be located behind buildings and shall be
screened from views from local streets, lnterstate 580 and the lron
Horse Trail. A combination of walls, enclosures, and landscaping
should be used to screen these areas. Height of walls shall be at least 6
feet and shall completely conceal the disposal areas. The trash
enclosure shall be designed with materials and colors that are
compatible with the main structures on the site. A solid roof is required
over trash disposal areas in order to comply with National Pollutant
Discharge Elimination System requirements.
Trash enclosures hide visibility a/receptacles.
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3.1.6. Driveway Locations
Driveways should be located as far away as possible from street
intersections to minimize congestion and potential interference vrith the
flow of street traffic.
The number of driveways should be minimized, especially along
Dublin Boulevard, to reduce the potential for conflicts b~tween
automobiles entering and exiting the properties and autor1obiles
traveling along the street.
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Adjacent property owners and businesses are strongly encouraged to
share driveway access to parking lots to minimize curb cuts and to
maximize connectivity and access points.
Pedestrian access should be provided between sidewalks, on-site
parking, and building entrances. Pedestrian access points should
include landscaping, walkways, and decorative pavement.
BUILDING
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Link parking areas to major building
entrances when possible using
textured paving
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Shared parking and access (Encouraged).
Parallel parking should be discouraged along driveways. Painting the
curb red and minimizing the driveway width are appropriate measures
to discourage parking along driveways.
As required by the Zoning Ordinance, landscaped spaces are encouraged
between sidewalks and buildings. (See Section 3.5 - Landscape Guidelines
for related guidelines).
3.1.7. Pedestrian Circulation
A continuous sidewalk shall be constructed along property lines that
are adjacent to streets. The sidewalk must be a minimum of five feet
wide and shall be designed in compliance with the Americans with
Disabilities Act (ADA). In locations with right-of-way limitations, the
sidewalk should be constructed on private property. Street trees are
required along the sidewalks (see Section 3.5.6 for additional
guidelines related to street trees).
(1.8\
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I :: II I CHAPTE
3.1.8. Bicycle Ci,'culation
Bicycle racks and storage lockers are encouraged on all properties. At
least one bicycle rack shall be required for properties with parking lots
with more than 40 parking stalls. Bicycle racks should be placed
between the sidewalk and building entrance (adjacent to a pedestrian
walkway) or within a designated area of a parking lot.
Bicycle racks should meet the following criteria:
· Support the bicycle upright by its frame in two places.
· Prevent the wheel of the bicycle from tipping over.
· A U-Iock should be able to lock the front wheel and the down
tube of an upright bicycle, or lock the rear wheel and seat tube
of the bicycle.
Bicycle rack
meeting the
appropriate
criteria.
Appropriate bicycle racks include:
· lnverted "u" frame bicycle rack.
· "A" frame bicycle rack.
· Post and loop bicycle rack.
· Other style that meets the above requirements.
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· Comb bicycle racks.
· Toast bicycle racks.
· Wave bicycle racks.
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Inapprop~iate.
Bicycle racks should be placed in visible locations to discoura!,e theft.
Landscaping should not block views of the bicycle rack and should
generally consist of low-lying shrubs.
Bicycle racks should be anchored so that they cannot be stolen 'vith the
bikes attached.
Adequate spacing should be provided between multiple bicycle 'acks to
ensure that bicycles can be easily placed and removed from the lacks.
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3.1.9. Electronic and Mechanical Equiptnent
The following shall not be located within sidewalks and shall be
screened from public views from streets and sidewalks:
All utility and communication lines serving the site must be placed
underground to improve the visual appearance of the site.
· Electric and water utility meters.
Cellular facilities shall be designed to blend in with the environment.
There design shall be visually compatible with the uses, buildings, and
facilities on the site.
· Heating/ventilation/cooling equipment.
3.1.10. Land Use Buffers
A combination of plant material, trees, and fencing screens may be
necessary to screen views of non-compatible uses on adjacent
properties.
· Satellite dishes greater than 18" in diameter.
· Antennas.
· Mechanical equipment.
· Generators.
· Fire sprinkler risers and detector check valves.
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Screening of
equipment
and utility
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(Required).
Appropriate methods of screening include fencing, landscaping, roof
parapets, and equipment enclosures. The design of screening devices
should be compatible with the main structures on the site and should
conform to other appropriate guidelines.
Noise levels of mechanical equipment shall be minimized by USing
appropriate noise-attenuating enclosures.
(201
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i II I CHAPTE
3.2. Architectural Guidelines
The architectural guidelines are intended to encourage creative and
high-quality design consistent with the overall vision for the Scarlett
Court area and the intended light-industrial uses of the buildings. This
section will establish the guiding principles for various architectural
elements governing the form and function of the buildings developed in
this area.
3.2.1. General Architectural Character
In general, buildings within the Scarlett Court area should be designed
with modern and postmodern architectural styles, materials, and design
details.
Buildings should foster a strong connection to the street by placing
internal uses that require window openings and pedestrian entrances
(such as offices) within the front of the building. Other internal uses
(such as warehousing and storage) should be placed within the back of
the building.
kiOl/ern architecture reflects a style that emphasizes the
{unction of the building, promotes the use of basic building
shapes (such as rectangles and square~), and generally rejects
the use of ornate details and traditional building forms (such
as Greek columns, the Roman arch, towers, domes, and sloped
rooj~). Although materials for modern buildings vary, new
materials (such as metal and concrete) are often used in place
of more traditional materials (such as wood, rock, or brick).
In modern architecture, the function of the building dictates
the form and design of the building. From a modern
architect's perspective, elaborate details and ornamentation
are generally viewed as excessive items that should be
eliminated from the building design, especially if they do not
contribute to the structural integrity or function of the
building.
Examples of modern architecture.
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3.2.2. Building Mass and Height
The mass and scale of large, box-like buildings should be reduced by
articulating the facades (especially those that face the street) with
vertical and horizontal wall projections. Articulating the building can
greatly reduce monotony and can create visual interest.
Postmodern architecture rejects the strict rules of modern
architecture and allows the use of more complex building
forms, elements, and details. Many post modern buildings are
designed with projecting, angled, or rounded walls or roofs
that create more complex building forms. In some cases,
postmodern architects will allemptto combine the best features
of modern building design with the best features of other
historical architectural styles. Postmodern buildings may
incorporate modern materials and building technologies, but
they also may include features that are inspired by historical
and traditional styles, such as porticos, towers, domes,
columns, sloped roofs, and ornamental details. These
historical and traditional elements or styles are usually not
replicated, but rather reinterpreted in a new, modern form.
Materials generally vary and may include stucco, rock, brick,
granite tile, and metal.
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Box-like building (Discouraged).
Undesirable.
Vertical articulation
(Desired).
Horizontal articulation
(Highly Desired).
Building height should be varied for aesthetic quality and to avoid
monotony. Varying rootlines and incorporating tower elements are
appropriate examples of varying building height.
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Examples of postmodern architecture.
Towers and varied building height minimize potential for monotony
and help to create visual interest.
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3.2.3. Building Facades
All building elevations facing streets, whether such elevations function
as the front, side, or rear of the building, should be designed to avoid
the appearance of the "back of the building". These facades should be
designed with materials, colors, details, and features that are similar to
the front facade. Blank walls are prohibited.
Facades that front a street should be articulated to improve the quality
of the building design. Appropriate methods of articulation include a
combination of the following:
. Changing the direction of the wall or facade.
· Stepping back an upper tloor.
. lncreasing the number and/or size of window openings.
. Altering the height of the building or rootline.
. Breaking up large smooth surfaces with expansion joints,
expression lines, reveals, recessed panels, molding, or changes in
texture and color.
. Dividing large window openings by using smaller windowpanes.
. Providing projecting trellises, canopies, or awnings over window
openmgs.
. Adding depth and detail to the cornice or roof parapet.
. Recessing entrances and windows into the facade to create depth
and cast shadow patterns.
. Providing towers, building projections, or unique design features at
building entrances and/or corners.
. Creating a defined building base and cap.
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Example of poorly articulatedfac;ade (Discouraged).
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Example of appropriately articulatedfac;ade (Encouragea).
Blank facades that do not have window or door openings should be avoided
wherever possible. When necessary, these facades should be articulated by
a combination of dividing the wall surface with expansion joints, expression
lines, trellises, recessed panels, faux windows, reveals, or changes in texture
and color.
The main entrance to the building should be attractively designed as a
prominent element of the facade.
· Providing a unique building element, such as a tower or change in
the rootline, above the primary building entrance.
· Recessing the facade at the primary entrance to create an attractive
forecourt.
· Accenting the entrance with unique architectural elements, such as
columns, a marquee, projecting trellises, or unique lighting
features.
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Example of a wall without windows and doors that
is appropriately articulated.
EntlJ'Way is designed to stand out.
3.2.4. Window/Door Fenestrations
Pre-fabricated metal buildings and concrete tilt-up buildings should be
designed to look like conventionally built structures.
A high window to wall ratio (at least 50%) is encouraged on the front
facade of the building.
Window and door types, materials, orientation, and shapes should
complement the overall architectural style of the building.
Large expanses of glass should be broken into sections by
windowpanes, and other elements.
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: : II I CHAPTE
3.2.5. Building Materials
Building materials should be durable and able to withstand long-term
exposure to sun and rain. Materials that require high maintenance are
discouraged.
The following building materials are encouraged:
· Brick (unpainted).
· Concrete (formed or textured, not flat).
· Glass.
· Masonry (painted or unpainted).
· Metal framing and structural beams.
· Stone.
· Wood accents.
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Buildings should use a variety of materials to provide visual intel est and
avoid monotony. Buildings should not just rely on different c(tlors of
paint to avoid monotony.
The following exterior building materials are discouraged:
. Vinyl.
. Plywood.
. Corrugated metal siding.
. Wood siding.
. Timber panels.
. Glossy and/or highly reflective surfaces.
. Mirror glass that cause glare.
. Cinder blocks.
3.2.6. Building Colors
Building colors should be complementary and compatible with other
buildings on the site.
3.2.7. Roofs
Simple roof forms that complement the architectural style of the
building are encouraged.
Light, neutral colors that reduce the perceived mass and bulk of
buildings are encouraged. Warmer earth tones are preferred over white
or other bright colors that produce glare. Bright and dark contrasting
colors should be used as accents only. Neon, pastel, or primary colors
should be avoided as primary building colors.
Where possible, limit flat roofs or use a combination of pitched and flat
roofs on the structure.
Flat roofs should be designed with a decorative parapet wall. Parapets
should be articulated by projecting attractive cornices, lentils, or caps.
Caps should be proportional with the building.
Bright colors (Discouraged).
Light. neutral colors (Encouraged).
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Contrasting trim and color bands and other applications should be
applied to enhance and create an appealing building facade.
Examples of a decorative roof parapet.
When a sloped roof is used, low-pitch roofs are preferred over steep-pitch
roofs. Where possible, limit flat roofs or use a combination of flat and
pitched roofs.
Use of color creates interest and minimizes
monotony.
Low-pitch (Encouraged).
Steep-pitch (Discouraged).
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If used, mansard roofs should wrap around the entire perimeter of the
structure. Piecemeal treatment of roof that breaks continuity of form IS
discouraged.
Sloping roofs should be designed with an overhang to prevent water from
dripping down the side of the building. Roof overhangs should be
appropriately proportioned with the overall frame of the building. A 12-
inch minimum overhang is recommended.
Roofs may be provided over outdoor vehicle drop-off and maintenance
areas. These roofs should be designed to reflect the architecture of the
building.
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Overhangs complement architecture.
Overhangs used to protect from weather.
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3.2.8. Mechanical Equipment
Any mechanical or electronic equipment, heating, venting or air-
conditioning units (HV AC) attached to the building or mounted on the
roof must be completely screened from public view.
Screening materials shall be similar to the materials used in the roof
and complement the composition of the roof and building design.
Rooftop equipment should be clustering when using equipment 'Nells.
Screening equipment to match the architecture (Encouraged).
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Equipment for solar lighting or heating may be visible from the public
right-of-way when incorporated into the architecture or as needed to
maximize solar exposure.
3.2.9. Gutters and Downspouts
All gutters and downspouts should be integrated and internalized into
the building form. This may be achieved by recessing the gutters into
the roofline and downspouts into the walls to avoid a projecting form.
If this configuration is not feasible, gutters and downspouts should be
painted to match the color of the adjacent surface, unless being featured
as a unique architectural treatment, such as a copper downspout.
3.2.10. Vents and Flashing
All vents and flashing should be painted to match the color of the
adjacent surface.
3.2.11. Accessory Structures
The design of accessory buildings (e.g. security kiosks, maintenance
buildings, trash receptacles, and outdoor equipment enclosures) should
be compatible with the overall design of the main buildings on the site.
Trash and recycle enclosures should be consistent with the design of
the project and building architecture. Materials that are the same or
similar to the materials used on the building should be used on the
enclosure. Architecturally designed roof structures should be used to
create a finished looking structure.
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3.3. Sign Guidelines
This section contains recommendations for the design, construction and
placement of signs. The guidelines in this section supplement (but do
not replace) the sign regulations established by Chapter 8.84 (Sign
Regulations) of the City of Dublin Zoning Ordinance. All signs will be
required to conform with the Zoning Ordinance (except where modified
by these guidelines) and shall be approved by the City.
Existing signs that were previously permitted by the City of Dublin, but
that do not comply with the guidelines in this document, should be
treated as non-conforming signs. They should be permitted to remain
until any of the following events occur:
· The property is improved.
· The sign is relocated or replaced.
. The sign structure is damaged or destroyed by more than 50
percent of its value at the time of damage or destruction.
. Repair of a sign that costs more than 50 percent of its current
value.
3.3.1. Sign Considerations and General Guidelines
Sign clutter on buildings and sites should be avoided by considering the
placement, spacing, size, orientation, scale, and design of signs.
Signs should be compatible with the modern and postmodern
architectural style of the building (refer to page 21 and 22 for a
description of modern and postmodern architectural styles). Sign
elements should fit with the overarching theme or character of
buildings on the site.
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ln addition to the sign requirements in the Zoning Ordinance, a Master
Sign Program shall be required for buildings with more than three
tenants. This program should ensure that each tenant sign has an
appropriate and compatible size, location, shape, orientation, and scale.
The number of signs should be in proportion to the length of the
property as determined by the Community Development Directcr.
All signs on a property should share common design elements, SJch as:
. Materials.
. Size.
. Shape.
. Lighting technique.
. Placement.
. Alignment.
. Method of attachment.
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· Signboards mounted on or above the roof.
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3.3.2. Inappropriate Signage
The project applicant should review the Zoning Ordinance for a full list
of sign regulations. The following types of signs are prohibited:
· Signs painted directly on a building.
· Amateur or poorly crafted hand-painted signs.
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· Neon signs, billboards, permanent banners, or plywood signs.
· Window signs occupying more than 25% of an individual
window's area (including those directly painted on window).
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Permanent inflatable signs and moving/rotating signs
(electronic or windblown), including those that produce smoke
or sound.
.
Handheld signs, sidewalk signs, sandwich boards (A-frame),
and other portable freestanding signs.
.
Signs, flags, streamers or banners that are attached to or lean
on a fence, wall or pole, or that are not securely attached to the
building or a designed sign base, such as a monument sign.
.
Freestanding single-pole signs (Lollipop signs)
.
Signs on public right-of-way.
.
Signs attached to a fence
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Inappropriate signs (Discouraged).
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3.3.3. Appropriate Signage
The following types of signs are encouraged:
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. Wall signs.
. Monument signs.
. Freeway-oriented signs.
. Blade signs (shingle signs)
. Directory Signs.
. Directional Signage.
Blade Sign.
Guidelines for each of these signs are provided on the following pages.
The number of monument signs and freeway-oriented signs shall be
limited to one monument sign or one freeway sign (not both) per lot
frontage.
Monument Sign.
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3.3.4. Wall Signs
Wall signs are vehicle- and pedestrian-oriented signs that are mounted
flat on the facade of a building, usually above the business entrance and
below the roofline of the building. Wall signs include:
Wall signs should not be placed at random locations on the facade.
Building facades should be designed with specific areas dedicated for
wall signs. The location, placement, and size of walls signs should
create a consistent pattern of signs on the facade. In general, wall signs
should be placed above the building entrances and below the roofline.
· Raised or box/cabinet signs that are framed and mounted to the
wall.
Inconsistent sign patterns on
facades (Discouraged).
· Three dimensional letters, symbols, or icons that are individually
cut and mounted on the wall.
Consistent sign patterns on
facades (Encouraged).
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Wall signs should not be placed over building details, cornices,
molding, windows, or other prominent design features on the building.
Wall signs should not project more than 12 inches from the building
facade.
Mounting hardware should be an attractive and integral part of the sign
design, or should be hidden behind the sign.
Examples of wall signs.
32
I I II I CHAPTE
3.3.5. Monu1nent Signs
Monument signs are freestanding signs that are attached to a
freestanding monument structure. They are oriented toward pedestrians
and veh icles.
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Examples of monument signs.
Monument signs should be located within the landscaped area between
the sidewalk and building. These signs should be oriented
perpendicular to the street or intersection and should generally be
located near vehicle entrances.
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No more than one monument sign should be allowed per vehicle
entrance (unless the entrance is a shared driveway for nultiple
properties). When a vehicle entrance provides access to nultiple
buildings or businesses, signs for each business should be co-Io.;ated on
one monument sign.
The structure of monument signs should be rectilinear in f(,rm and
scaled for use by both pedestrians and vehicles. In general, m(Inument
signs with a horizontal orientation should not exceed a heighl of five
feet, as measured from the adjacent sidewalk grade. Monument signs
with a vertical orientation and narrow width may be taller (up to eight
feet). An appropriate example of a tall monument sign is the Arlen
Ness sign (see photo to the left with the "A" logo).
Landscaping or a raised planter should surround a monument sign.
Evergreen or flowering plants should surround the sign to help
highlight and define the base of the sign and screen the support
structures.
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High quality and durable materials, such as metal, brick, stone, :ile, cast
concrete, or similar masonry materials, are encouraged. l\I, aterials,
finishes, and colors should be carefully selected to be in harm(lny with
the on-site buildings.
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3.3.6. Blade Signs
A blade sign (or a shingle sign) is a double-sided sign that projects
perpendicular to the building facade and hangs from a mounted wall
brace. Blade signs are primarily oriented towards pedestrians.
The maximum area of a single blade sign shall not exceed 10 square
feet.
The lowest point of a projecting sign that hangs over a sidewalk, plaza,
or pedestrian walkway shall be at least eight feet above the grade of the
adjacent sidewalk or pedestrian walkway. Blade signs shall not extend
more than four feet from the facade.
Example of blade sign.
Blade signs should be mounted above the ground floor windows near
building entrances. No portion of a blade sign should extend above the
roofline of the structure.
Only one blade sign should be allowed per tenant.
Blade signs should be externally illuminated.
Design Standards for
Projecting Signs:
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3.3.7. Freeway-Oriented Signs
Freeway-oriented signs are tall freestanding signs that are oriented
towards vehicles traveling along Interstate 580.
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Freeway-oriented signs should only be permitted on properties along
Scarlett Court and Interstate 580. Freeway-oriented signs are
discouraged along Dublin Boulevard, Scarlett Drive, Dougherty Road,
and the Iron Horse Trail.
No more than one freeway-oriented sign is allowed per property. If a
property has more than one business, signs for each business should be
co-located on one freeway-oriented sign. Co-located signs are
encouraged and should be designed with specific spaces to hold the
individual signs for each business. The placement of multiple business
signs should not create clutter on the sign.
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Freeway-oriented signs that are mounted on a single pole (lollipop
signs) are discouraged. Freeway signs should be mounted on a solid
structure or a minimum of two structural columns. Sign panel~ should
be limited in width to fit between the structural columns.
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Encouraged.
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Freeway-oriented signs should be limited to a height of 35 feet. A
taller sign that allows for co-location of signs from other tenants within
the Scarlet Court area may be considered for approval by the Planning
Commission.
3.3.8. Directory Signs
Directory signs are pedestrian-oriented signs that are usually placed at
eye level near building entrances. These signs may be placed on the
building facade or on a freestanding structure, similar to a small
monument sign.
Currently, the Scarlett Court area has one freeway-oriented sign with
video/digital elements. Due to the limited size of the area, the City
should discourage additional signs with digital/video elements.
Multiple signs with video and digital elements would be distracting to
drivers along lnterstate 580.
Buildings and properties with multiple tenants should have a directory
sign that is placed at a convenient location and that is accessible to
pedestrians.
The sign design should be compatible with the architecture style and
materials of the buildings on the property.
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3.3.9. Directional Signs
Directional signs are small freestanding signs that provide direction to
pedestrians and vehicles entering the property. Directional signs are
located along internal driveways and pedestrian walkways.
Directional signage is encouraged when the site has multiple businesses
or functions. For example, directional signs should be provided to
direct service trucks to loading/unloading areas and customers to
appropriate parking areas. Auto dealerships should have directional
signs to direct people to the appropriate department, such as the sales
office, service department, or parts department. Properties with
multiple businesses (especially business that are not visible from public
streets) should utilize directional signage to clearly direct people to the
appropriate business.
Directional signage should include the name of the area or the user to
be alerted, and a simple arrow.
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Simple directional signs.
Directional signs should have a similar design and theme as all of the
signs on the site. However, these signs should be smaller in terms of
scale and height related to other types of monument signs.
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3.3.10. Sign Area
The total area of each sign category is regulated by the City of [lublin's
zoning ordinance. This information is available in Chapter 8.8,~ of the
Zoning Ordinance.
3.3.11. Nutnber of Signs
The number of signs per business will be established by the criteria
established by Chapter 8.84 of the City of Dublin Zoning Ordim nce.
The number of monument signs and freeway oriented signs ~ hall be
limited to one monument sign or one freeway sign per lot fronta.~e.
3.3.12. Sign Material
Sign materials should complement the overall architectural character of
buildings on the property and be constructed out of high quality
materials, such as acrylic, aluminum, and weather resistant w(lod and
composite materials.
Sign materials should be durable, weatherproof, and treated or painted
so that they will not discolor, rust, fade, crack, or corrode.
Sign materials should make a positive contribution to the legihility of
the sign. G lossy finishes that cause glare and reflecti< Ins are
discouraged.
Plywood, unfinished lumber, and neon signs are prohibited.
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3.3.13. Sign Color
Sign colors should complement the colors of adjacent buildings on the
site.
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The color of the sign's frame and letters should generally contrast the
background of the sign or wall to maximize the sign's legibility. Light
letters on a dark background or dark letters on a I ight background are
most legible.
Letters which are hard to read
(Discouraged).
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The color scheme should be limited to five colors to maintain visual
balance. Colors or color combinations that interfere with legibility of
the sign copy or that interfere with viewer identification of other signs
should be avoided.
Simple serif or sans serif
lettering (Encouraged).
3.3.14. Sign Syntbol (Logos)
Symbols and corporate logos should be used for easy identification of
the tenant, especially along 1-580 and Dublin Boulevard. Pictographic
images will usually register more quickly in the viewer's mind than a
written message.
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Discouraged.
Encouraged.
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The text styles, font type, and size should be chosen for clear legibility
from a distance.
Sign letters should occupy no more than 75 percent of the designated
sign area to maximize readability.
- -
Logos are encouragedfor signs facing Dublin Boulevard and 1-580.
IDELICATESSENI
3.3.15. Sign Typology
The type of font used to display text should be simple and easily
readable. Bold font styles are encouraged. Lettering can be in upper
case or title case. Hard to read or intricate type faces should be avoided.
Letters take up too much of the
sign area (Discouraged).
DELICATESSEN
Letters occupy approx. 75% of the
sign area (max.) (Encouraged).
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3.3.16. Sign Lighting
Appropriate types of illumination include:
. External lighting that is directed on the sign face or provided from
an on- or off-site light pole.
. Backlighting of individually mounted letters and sign symbols.
. lnternal illumination of box signs that illuminate just the letters,
logos, or symbols of the sign, but not the sign background.
Internally illuminated box signs that illuminate the entire sign
(letters, symbols, logos, and background) are discouraged.
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External lighting of signs (Encouraged).
Backlighting of signs (Encouraged).
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Internal illumination of box sign letters, logos, or !>ymbol"
(Encouraged).
Internal illumination of entire box sign (letters, logos, symbol,:, and
sign background (Discouraged).
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3.3.17. Te"lnporary Signs
All temporary signs shall confirm with the size and display period
standards as required in the City of Dublin Zoning Ordinance and
Municipal Code.
Signs designed or intended for temporary use should not be displayed
on a permanent basis. Temporary signs should not interfere with
permanent signs and should retain similar color schemes and style as
existing signs whenever possible. Materials should be sturdy and able
to withstand rain, wind, and sun for the duration of use. Temporary
window signs should not take over more than 25% of the window
space.
Discouraged.
Encouraged.
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3.4. Lighting Guidelines
The lighting guidelines are recommendations for the design and
placement of lights within the Scarlett Court area. These guidelines are
meant to ensure adequate, safe, and appropriate lighting levels.
3.4.1. Site Lighting
Adequate lighting should be provided throughout the site to create a
safe and non-threatening environment. The following should be
illuminated at night:
· Intersection of streets.
· lntersection of driveways and streets.
· Surface parking lots.
· Pedestrian walkways and paths.
· Courtyards.
· Sidewalks.
. All entrances to buildings, including rear and service
entrances.
· Garbage disposal areas.
· Other areas routinely used by pedestrians.
Lighting should be provided at regular intervals to avoid light and dark
pockets. Dark pockets can create uncomfortable areas for pedestrians
and provide opportunities for criminals to hide in dark shadows. Light
pockets can create a "fish bowl" effect. Within the light pocket,
pedestrians may be observed, but their ability to see outside of the light
pocket is limited, which creates discomfort and insecurity.
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Light and dark pockets (Discouraged).
Over lighting the building and site should also be avoided. Over
lighting can create a "prison-yard" look and can degrade nighttime
views.
Sollards or pathway lights should be integrated into the pdestrian
circulation system when other lighting is not provided.
Pedestrian-scale
bollaI'd lighting
along pathway
(Encouraged).
Security lighting should be installed in areas not visible from th ~ public
right-of-ways and in areas that may be subject to vandalism,
entrapment, or other unsafe conditions.
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Lighting levels shall be maintained at all times by the property owner.
3.4.3. Glare
Motion-activated lighting is encouraged when feasible, to conserve
energy and to serve as a security measure.
All exterior lights should be designed and located so that only the
intended area is illuminated and off-site glare is prevented.
3.4.2. Light Design
The scale, materials, colors, and design detail of light posts and fixtures
should reflect the desired character of Scarlett Court and the
architectural style of the surrounding buildings. ln general, basic metal
light posts and fixtures should be used.
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Light posts should be appropriately scaled to pedestrians near
sidewalks and other areas of pedestrian circulation. Extremely tall light
posts and fixtures (over 15' in height) should be avoided.
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Examples of appropriate light post designs.
Light poles and fixtures should have a dark color application.
Example of an appropriate light.
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3.4.4. Auto Dealership Display Lighting
The guidelines below apply to light fixtures that are intended to
illuminate and highlight display areas that contain vehicles for sale.
They do not apply to guest or employee parking lots.
Areas of the auto dealership other than specified display areas should
be treated secondary to the display areas. Lighting in these other areas
should follow the guidelines outlined in Section 3.4.l-3.4.3.
Lighting fixtures, poles, and other associated elements should match or
complement the architecture of the building and the design of other
lighting fixtures on site.
Light poles should not exceed 30 feet in height. Light fixtures should
be full cutoff fixtures to minimize glare. Light fixtures should be
organized and designed to avoid over lighting an area or creating
light/dark pockets.
Lighting should be metal halide or high pressure sodium.
Vehicles in display areas should have appropriate display lighting to
showcase the featured vehicles. A lighting pattern that emphasizes
elements other than the intended vehicles is considered inconsistent
with the purpose of vehicle display lighting, and should be avoided.
Vehicles in outdoor display lots should have appropriate display
lighting to highlight the featured vehicles. The lighting pattern should
emphasize the intended display areas over other exterior areas.
Perimeter lighting should utilize shields to block light from spilling
onto other properties or the public right-of-way.
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Consistent lighting that llses shields to prevent off-site light. ng
spillover.
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3.5. Landscape Guidelines
The guidelines in this section apply to the landscaping of private
property.
3.5.1. Fence~ Walls~ and Screens
Fencing and walls should be used for sound attenuation, to maintain
privacy retaining, and to screen views of the following:
· Parking lots.
· Trash disposal areas.
.
Service and loading/unloading areas.
.
Equipment on the roof, side of building, or ground.
Fences and walls should be between four and six feet in height. Taller
walls shall be required for screening purposes. (See Chapter 8.72 of
the City of Dublin Zoning Code for more information).
Exterior walls that are visible from a public right of way should have an
attractive cap and base.
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Attractive caps and bases on(ences and walls.
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The materials selected for fences and walls should be compatit Ie with
the architecture of associated buildings. Walls should be painted to
match or complement the surrounding architecture. Brick and natural
stone should not be painted.
Fence and wall surfaces should be articulated to prevent mo 10tony.
Appropriate methods of articulations include a combinat ion of
regularly spaced columns, a defined base and cap, providing me re than
one color or material, and/or altering the height of the wall.
Flat wall s trface
(Discoura ged).
Articulated .vall surface
(Encou '"aged).
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Low landscaping, such as vines and shrubs, should be planted between
walls/fences and public streets to soften their appearance and to deter
graffiti. The landscaping should be placed close to the wall/fence so
that individuals are not able to hide between the wall/fence and the
landscaping (i.e. there should not be a space between the wall/fence and
the landscaping that would allow a criminal to hide).
Landscaping planted in front of wall.
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Appropriate walls or solid fencing should be placed along property
lines that are adjacent to the Iron Horse Trail to screen views of the
industrial properties and outdoor storage uses. Full canopy trees are
encouraged to screen views into these properties from the Iron Horse
Trail.
The following types of fences are encouraged along portions of the site
that are visible from streets, Interstate 580, and the Iron Horse Trail:
Examples of appropriate types offences.
.
Decorative wrought iron fences
.
Solid walls made of cast concrete, natural stone, brick, and or
concrete block
.
A combination of a solid wall with decorative wrought iron.
(146 -,
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Chain-link fences, plywood, barbed wire, and cosentino wire fences
should be avoided along portions of the property that are visible from
public streets, the lron Horse Trail, and lnterstate 580. These fences
may be appropriate for areas of the site that are behind buildings and
that are not visible from public right-of-ways. However, they shall be
adequately maintained.
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3.5.2. General Landscaping
Native and/or drought-tolerant plants and trees are strongly encl)uraged
to minimize the amount of water for irrigation. Landscaping tre ltments
should include a variety of trees, grasses, shrubs, and wildflowers as
well as a diversity of species.
All areas not used by buildings, walkways, driveways, parking, ;torage,
or loading/unloading should be landscaped. Landscaping inclu 1es live
material, which may be accented with non-living material such ,LS rock.
Soil type, sun and wind exposure, and other such factors sh )uld be
considered when choosing landscaping species and locations.
All trees should have a planting area adequately sized for the antou-nt of
room needed for tree roots.
Plants lhat
complement tree.
Appropriate space should be provided
for trees roots.
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Providing a mix of complementary trees, shrubs, grasses, and other
landscaping materials is encouraged to minimize monotony.
3.5.3. Compatibility
Landscaping should be planted in a manner that at maturity it will not
damage neighboring properties, block sunlight from surrounding
buildings, or otherwise degrade the integrity of adjacent uses.
3.5.4. Groundcover
Groundcover should be planted so that 100 percent coverage will be
achieved within three years.
Wherever possible, trees and shrubs should be planted in groups to
create unity and present a more natural feel.
Turf or lawn landscaping should be minimized to reduce water use for
irrigation, and should not exceed 25 percent of the landscaped area
within a project. In place of turf, a combination of native
groundcovers, perennial grasses, shrubs, and trees should be used (see
Section 3.5.l5-Plant Matrix-for a list of recommended species).
3.5.5. Building Landscaping
The base of the buildings should be landscaped to soften the edges.
Accent landscaping should be provided at major focal points, such as
near entries and pedestrian gathering areas.
~:48
I I II CHAPTE
Large deciduous trees are encouraged on the west and south sides of
buildings to block wind and summer heat and to utilize winter solar
heat. Evergreen trees are encouraged for areas needing windbreaks.
Trees and other landscaping should be planted at an appropriate
distance from the foundation to avoid conflicts with roots. Generally,
smaller trees should be planted at least 10 from the foundation. Larger
trees should generally be planted at least 20 feet from the foundation.
Distances may vary by species.
Landscaping should not block solar panels or other facilities requiring
solar access. Landscaping should be used to shade air conditioners and
other similar equipment to minimize the temperature.
3.5.6. Sidewalk and Walkway Landscaping
The public right-of-way, sidewalks, and on-site pedestrian walkways
should be lined with a landscaped strip that is at least five feet deep,
where possible. A mix of trees, shrubs, and groundcover should occur
in this area. Shade trees are encouraged along sidewalks to minimize
the impacts of the sun on pedestrians.
Low lying shrubs along sidewalks and pedestrian walkways should
generally be less than 3 feet tall. Trees should be pruned so that at least
seven feet of clearance is provided between the bottom of the sidewalk
and the lowest branches of the tree.
Pedestrian walkways should be designed with a solid paving material,
such as concrete, brick, or concrete unit pavers. Turf block or
decomposed granite may also be appropriate for certain walkways.
Root barriers should be used when trees are planted near pedestrian
walkways and sidewalks.
Landscaped hedges that are 36 inches in height should be provided
between sidewalks and parking lots to screen views of vehicles
adjacent to the sidewalk and public streets.
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Sidewalks and walkways should be landscaped with a
variety of trees, shrubs, and groundcover.
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3.5.7. Parking Lot Landscaping
The perimeter and aisles of parking lots should be landscaped with a
variety of trees and low-lying shrubs and plant materials. The
landscaping edge should be at least five feet wide. Trees should be
regularly spaced to provide a canopy of shade for the parking lot.
Planters, including diamond shaped planter boxes, with trees should be
used within center parking aisles and between public sidewalks or
street and parking lots. Planters should be five feet in width and should
be planted with a combination of trees, shrubs, and flowering plants.
Planter walls should not exceed 24 inches in height.
ln general, large evergreen shade trees should be planted along the edge
of the parking lot at a ratio of one tree for every three to four parking
spaces and within the interior of the site at a ratio of one tree for every
four parking spaces.
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type of parking
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\ Accent trees
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Canopy shade trees
located throughout
parking lot
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Landscape
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ample room for tree
roots. Five feet is
generally acceptable.
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and enhanced
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Appropriate parking lot landscaping.
Biofilters, or vegetated/grass swales are encouraged at the edges of
parking lots to collect, filter, and distribute stormwater runoff from
parking lots. Biofilters should either be designed to accommodate large
storms, or have overflow storm drains where runoff from large storms
may bypass the biofilter and enter the underground drainage system.
Catch-basins can be used to direct runoff to the vegetated swales.
ShallolVturj-
lined slI'ale
Biofilter.
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Driveway entrances to parking lots should have an attracti Ie and
defined design. Landscape treatments and decorative paving m lterials
are encouraged at driveway entrances.
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3.5.8. Vehicle displays
Automobile dealerships may have designated areas to display vehicles
that are for sale. These areas may be specifically designed with
permanent ramps and flat elevated display areas. Elevated display
areas shall be no more than 16 inches above grade. The base of the
display area shall be landscaped with evergreen plants. Moveable
metal ramps/display structures and rotating vehichle displays are
prohibitted.
3.5.9. Landscaping Scale
Landscaping should not interfere with the visibility of signage or
entry/exit areas.
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Example of appropriately designed display
area (Encouraged).
Landscaping should complement and highlight (not block
or interfere) with signs or driveways.
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Landscaping should be in scale with adjacent structures, streets, and
public spaces, and be sized appropriately at maturity.
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Gut of scale (Discouraged).
Moveable metal ramp and display (Prohibited).
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1 I: II I CHAPTE
needed. Hydrozoning groups together plants by their water needs, and
provides appropriate irrigation for each zone.
High-efficiency automatic drip irrigation systems with up-to-date
equipment and technology is encouraged for landscaping that requires
more water than would naturally be provided. Systems that apply water
slowly are encouraged to minimize runoff and erosion.
lrrigation systems should not overwater the landscaping and should not
produce over-spray on surfaces outside the planting area. Water meters
and adjusting watering cycles with the weather minimize overwatering.
Designing on-site rainwater collection system and recycled water or
graywater systems are encouraged. Water from these systems are
suitable for watering landscaping, but not for drinking.
3.5.10. Maintenance
A II landscaping should be maintained in a healthy and attractive state
and should be watered, weeded, generally maintained, and replaced (if
necessary) by the property owner/property manager.
The property owner/property manager should monitor the irrigation
system and replace or repair broken parts as soon as possible to ensure
the proper functioning of the system.
Landscaping should be trimmed regularly to maintain health, vigor and
natural shape and to avoid conflicting with pedestrian walkways,
driveways, lighting, and signage.
3.5.11. Stonnwater
Run-off retention, first-flush storm-water facilities, and storm water
treatment methods should be an integral part of parking lot design and
landscape areas. Treatment products such as bioswales and oil/grit or
oil/water separators are encouraged. lnlets with sumps in
loading/unloading and storage areas are encouraged to collect
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accidental spills. The above methods can reduce the amount of
pollutants leaving the site and can improve overall water quality
3.5.12. Tree Preservation
Existing, mature, and healthy trees should be preserved to thl: extent
feasible (See Chapter 8.72 of the City of Dublin Zoning Code hr more
information).
Trees shall not be removed from a site without prior permission from
the City. Property owners and tenants should contact the City to
determine if the tree to be removed is a heritage tree and to dete "mine if
a tree removal permit is required from the City. When a tree is
removed from a site, it should be replaced with a new tlee that
conforms to these guidelines.
3.5.13.
Street Trees
Street trees shall be required on the edges of all property lines that are
adjacent to a local streets. For Scarlett Court and Scarlett 01 ive, the
primary street tree shall be the Pyrus Calleryana "Bradford" (E:radford
Pear) and the accent street tree shall be the Prunus Yedoensis ('(oshino
Flowering Cherry). For Dublin Boulevard, the street tree shall be the
Platanus x hispanica (London plane tree).
The spacing of primary street trees should be approximately 3(1 feet as
measured from the trunk of the tree. Deviations from this spacing
pattern should only occur when necessary to accommodate driveway
entrances. The spacing of accent trees should vary.
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3.5.14.
Tree and Plant Sizes
When planting new shrubs and trees on a site, the following sizes are
required:
· Trees: At least 30 percent of all new trees shall have a box size of
at least 36 inches. The remaining trees shall have a box size of at
least 24 inches.
· Shrubs/flowering plants: Minimum size of five gallons.
3.5.15. Plant Matrix
The trees, shrubs, and groundcovers on the table on the following pages
are recommended:
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Recommended for: ..---
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Landscaped Landscaped Highlighting Screening of
Species Name Common Name areas between storage/ ser,lice
Parking Lots strips along walkways and entrances areas andl
sidewalks buildini!s and/or signs EouiDment
-
Trees
-
Pyrus kawakamii Evergreen Pear X X X
.-
Brachychiton populneus Bottle Tree X X
.-
Saucer Magnolias Magnolia X X
Ilex aquifolium .-
English Holly X
-
Umbellularia californica California Laurel X X
-
Sequoia sempervirens Redwood X X
Pinus nigra -
Australian Black Pine X X
.-
Betula nigra River Birch (use as X X
accent tree) .-
Betula pendula European White Birch X X
(use as accent tree) -
Lagerstroemia indica Crape Myrtle (use as X X X
accent tree) .-
Liquidambar styraciflua American Sweet Gum X X
(use as accent tree) .-
Malus species Flowering Crabapple (use X X X X
as accent tree) -
Pinus canariensis Canary Island Pine X X X X
-
Pistachia chinensis Chinese Pistache (use as X X X X
accent tree) .-
Platanus acerifolia London Plane Tree X X X
.-
Podocarpus macrophyllus Yew Pine X X
-
Prunus blireiana Flowering Plum (use as X X X
accent tree)
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Recommended for:
Landscaped Landscaped Highlighting Screening of
Species Name Common Name areas between storage/ service
Parking Lots strips along entrances
sidewalks walkways and and/or signs areas and
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Prunus caroliniana Carolina Laurel Cherry X X X
(use as accent tree)
Prunus Yedoensis Yoshino Flowering X X X
Cherry (use as accent
tree)
Pyrus Call eryana Bradford Pear X X X X
"Bradford"
Quercus palustris Pin Oak X X X
Quercus virginiana Southern Live Oak X X X
Tristania laurina Water Gum X X X X
Sh ru bs
Agapanthus orientalis Lily-of-the-Nile X X X X
Buxus japonica Japanese Boxwood X X X X X
Dietes species Fortnight Lily X X X X
Escallonia 'Fradesii' No Common Name X X X
Hebe species No Common Name X X X X
HemerocaIIis hybridus Daylily X X X X
Lantana species Lantana X X X X
Lavandula species Lavender X X X X
Leptospermum New Zealand Tea Tree X X X
scopanum
Ligustrum species Privet X X X X X
Loropetalum chinense Loropetalum X X X X
Nandina domestica Heavenly Bamboo X X
Photinia fraseri Photinia X X X
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I I. II CHAPTE
Recommended for:
Landscaped Landscaped Highlighting Screening
Species Name Common Name areas between storagel ser'
Parking Lots strips along entrances
sidewalks walkways and and/or signs areas anc
buildin!!s Eouiomel
Pittosporum species Tobira X X X X X
Rhaphiolepis indica Indian Hawthorn X X X X
Rosmarinus officinalis Rosemary X X X X X
Tulbaghia violacea Society garlic X X X X
Groundcovers
Festuca ovina glauca Dwarf Blue Fescue X X X
Gazania species Gazania X X X
Hedera helix English Ivy X X X
Rosmarinus officinalis Dwarf Rosemary X X X
"Huntington Carpet'
Trachelospermum Star Jasmine X X X
jasminoides
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: II I CHAPTE
Chapter 4. References
The following is a list of references used to create these design
guidelines:
. Alameda County Waste Management Authority & Alameda
County Source Reduction and Recycling Board. Bay-friendly
landscaping guidelines: Sustainable practices for the
landscape professional.
. American Planning Association (2006). Planning and urban
design standards. Hoboken, NJ: John Wiley & Sons, Inc.
. Bay Area Stormwater Management Agencies (1999). Start at
the source: Design guidance manual for slormwater quality
protection.
. Dublin, City of (2002). City of Dublin General Plan.
. Dublin, City of (2006). City of Dublin Zoning Ordinance.
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