HomeMy WebLinkAboutReso 54-07 Scarlett Court Guidelines
RESOLUTION NO. 54 - 07
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ADOPTING THE SCARLETT COURT DESIGN GUIDELINES
P A 03-063
WHEREAS, the Scarlett Court area consists of approximately 52 acres of land and is bounded on
the west by Dougherty Road, the north by Dublin Boulevard, the south by 1-580 right-of-way, and the east
by the Iron Horse Trail right-of-way; and
WHEREAS, during the Goals and Objectives session for Fiscal Year 2002/2003, the City Council
requested Staff, as a high priority item, to initiate a Specific Plan for the Scarlett Court Area; and
WHEREAS, on June 20, 2006, the City Council directed Staff to divide the Specific Plan
preparation into two phases with the first phase of the Scarlett Court Specific Plan to include landscape,
signage and design guidelines; and
WHEREAS, the Scarlett Court Design Guidelines are proposed as set forth in Exhibit A, and no
land use changes are proposed at this time; and
WHEREAS, the City held one walking tour of the Scarlett Court area with the public on October
20,2006, and two community workshops on October 30, 2006, and February 22,2007, to gain feedback
from the public; and
WHEREAS, City Staff worked with RBF Consulting, property owners and tenants in the Scarlett
Court area, to develop design guidelines intended to ensure that future improvements in the Scarlett Court
area enhance the aesthetics of the area; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, the project has been found to be Exempt from CEQA, according to CEQA Guidelines
Section 15061 (b)(3) because it can be seen with certainty that there is no possibility that the proposed Scarlett
Court Design Guidelines may have a significant effect on the environment; and
WHEREAS, the Planning Commission held public hearings on said Scarlett Court Design
Guidelines on March 27,2007 and April 10, 2007 and adopted Resolution No. 07-18 recommending that
the City Council adopt this Resolution.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council hereby adopts the Scarlett Court Design
Guidelines as set forth in Exhibit A and incorporated herein by reference.
Reso No. 54-07, Adopted 5/1/07, Item 6.2
Page 1 of2
PASSED, APPROVED AND ADOPTED this 1st day of May, 2007, by the following vote:
AYES: Councilmembers Hildenbrand, Oravetz, Sbranti and Scholz, and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
Cuv{;c;i-
Oepv'~ City Clerk
Reso No. 54-07, Adopted 5/1/07, Item 6.2
Page 2 of2
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Scarlett Court'
Design Guidelines --
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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
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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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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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