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a2 PLANNING COMMISSION
DATE: October 30, 2012
TO: Planning Commission
SUBJECT: PLPA-2012-00061 Study Session to discuss the Draft Commercial
Corridor Design Guidelines
Report prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The purpose of this Study Session is to review the Draft Commercial Corridor Design
Guidelines.
RECOMMENDATION:
Staff recommends that the Planning Commission receive Staff's presentation and provide Staff
with direction on the Draft Commercial Corridor Design Guidelines.
Submitted By Reviewed By
Principal Planner Assistant Community Development Director
COPIES TO: File
ITEM NO.:
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GAPA#120121PLPA-2012-00061 Comm Corridor Design GUidelinesTIC SS 10.30.20121PC Study Session SR 10.30.2012.docx
DESCRIPTION:
Background
One of the key initiatives of the City Council for Fiscal Year 2012-2013 is to prepare design
guidelines for new development along the City's commercial corridor.
The Commercial Corridor Design Guidelines are intended to create a set of "rules" for new
development and revitalization projects in areas of the City that are not already covered by
another specific plan or design guidelines document. The goal is to ensure that development in
all of the City's commercial neighborhoods meets the community's high standards and
contributes to a positive image of the City of Dublin.
Dublin currently has three Specific Plans that contain land use regulations, development
standards, and design guidelines for development within each specific plan boundary, including
the Eastern Dublin Specific Plan (covers properties within the city limits east of Dougherty Road
and the Iron Horse Trail), the Downtown Dublin Specific Plan (covers 284 acres in Dublin's
commercial core), and the Historic Area Specific Plan (covers 38 acres adjacent to and around
the Heritage Park on Donlon Way). Lastly, the Scarlett Court Design Guidelines apply to 52
acres of land along Scarlett Drive and Scarlett Court between Dougherty Road and the Iron
Horse Trail.
There are approximately 187 acres of land in the Primary Planning Area (as identified in the
General Plan) to which the proposed Commercial Corridor Design Guidelines would apply (see
Figure 1 below). The properties are generally located on Dublin Boulevard, San Ramon Road,
Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place.
Figure 1: Proposed Project Area
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Figure 1: Areas subject to compliance with - Proposed Project Area Camp Parks RFTA
the Commerical Corridor Design Guidelines Parcels I City of Dublin
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The purpose of this Study Session is to provide the Planning Commission an opportunity to
review the Draft Commercial Corridor Design Guidelines and provide input before the draft
document is finalized and presented to the Planning Commission for a recommended action by
the City Council.
ANALYSIS:
The Draft Commercial Corridor Design Guidelines (Attachment 1) were developed to provide
guidance to applicants and consistency in design review. Attachment 1 is a black and white
version of the document, but a full-color version is available to view on the City's website at the
following link: http://www.dublin.ca.gov/index.aspx?nid=174
The guidelines apply basic design principles, which are general in nature and address
compatibility, site planning, and building design - including the relationship between structures
within an immediate area. Well-designed developments uphold their appearance, add to the
value of properties upon resale, and remain viable places over long periods of time. City
Council, Planning Commission, and City Staff will use these guidelines to judge the merits of all
future development proposals for commercially-designated properties.
Design Guidelines Overview
The document is divided into the following chapters:
Chapter 1: Introduction — includes background information, applicability of the design
guidelines, and a description of the design review process in Dublin;
Chapter 2: Existing Conditions — includes a description of the existing setting and a future
vision; and
Chapter 3: Design Guidelines — includes sections specific to site planning, architectural
guidelines, signage, lighting, landscaping, and guidelines for specific uses.
More specifically, Chapter 3 provides detailed direction on:
• General building design;
• Building articulation;
• Building materials and colors;
• Roof forms;
• Building frontage treatment including specific guidelines for anchor storefronts, typical
storefronts; residential fronts, office/lodging fronts, auto service fronts, and public fronts;
• Signage;
• Private outdoor spaces;
• Outdoor dining;
• Lighting;
• Fences, walls, hedges, gates;
• Landscaping and paving;
• Parking;
• Loading and refuse areas;
• Screening;
• On-site pedestrian circulation; and
• Street trees
Much of the design guidance contained in the Commercial Corridor Design Guidelines came
from the Downtown Dublin Specific Plan, which was prepared after many months of participation
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and discussion by members of the general public, stakeholders, and the Planning Commission.
The only section of the document that is entirely new is Section 3.6 Design Guidelines for
Specific Uses," which includes guidelines for unique and/or challenging use types such as drive-
through and drive-up uses, entertainment uses, and convenience stores and service stations.
Although the Draft Commercial Corridor Design Guidelines apply to those parcels that have
commercial or industrial land use designations, the Draft Commercial Corridor Design
Guidelines include guidelines for multi-family residential development should this use type be
considered on any parcels in the project area in the future. The implementing mechanism for
the Design Guidelines will be an overlay zoning district — the same tool that was used when the
Scarlett Court Design Guidelines were adopted in 2006.
NEXT STEPS:
The Draft Commercial Corridor Design Guidelines will be finalized based on input received at
the Planning Commission Study Session. The final draft will be presented to the Planning
Commission for a recommendation to the City Council at a public hearing in November.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
City Staff held a Community Meeting on Thursday, October 18, 2012 to solicit feedback from
property owners in the proposed project area. A public notice was sent to 105 property owners,
and four property owners/managers attended the meeting. A brief presentation of the Draft
Commercial Corridor Design Guidelines was provided by Staff and the meeting attendees
provided general comments and feedback. No changes to the document were suggested and
no written comments had been received from the public at the time of publishing this Staff
Report.
A Notice of this Study Session was published in the Valley Times, posted at several locations
throughout the City, and mailed to all property owners in the Proposed Project Area and all
persons who have expressed an interest in being notified of meetings. The Staff Report for
tonight's meeting was also available on the City's webpage.
ATTACHMENTS: 1. Draft Commercial Corridor Design Guidelines (dated October 30, 2012)
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GENERAL INFORMATION:
APPLICANT/: City of Dublin
PROPERTY OWNER: Various
LOCATION: Various parcels per Figure 1 in Staff Report
ASSESSORS PARCEL
NUMBER: Various
GENERAL PLAN
LAND USE DESIGNATION: Includes Retail/Office, Retail/Office and Automotive, Business
Park/Industrial, Business Park/Industrial and Outdoor Storage,
Mixed Use, and Medium-High Density Residential and
Retail/Office
SPECIFIC PLAN
LAND USE DESIGNATION: Not applicable
SURROUNDING USES: Various
RESOURCES:
General Plan
Zoning Ordinance
Downtown Dublin Specific Plan
Scarlett Court Design Guidelines
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