HomeMy WebLinkAboutItem 7.1 Draft Site Development Review Guidelines R 1
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n. CITY OF DUBLIN
AGENDA STATEMENT,
CITY COUNCIL MEETING DATE: May 11, 1992
SUBJECT: Review of Draft Site Development Review
Guidelines
REPORT PREPARED BY: David Choy, Associate Planner
EXHIBITS ATTACHED: Exhibit A: Site Development Review
Guidelines Draft #5, dated
April 30, 1992
RECOMMENDATION: 4�_ 1) Receive Staff Report
2) Question Staff
3) Provide input regarding Site Development
Review Guidelines
4) Approve Draft Site Development Review
Guidelines or continue to future meeting _
DESCRIPTION:
At the City Council meeting of April 13, 1992, Staff presented the
Draft Site Development Review Guidelines for review and comment.
Council directed Staff to bring this item back at a future meeting for
adoption.
The purpose of the Site Development Review Guidelines is to assist
property owners, developers, architects, and Applicants in
understanding 1) the objectives of the City of Dublin Site Development
Review process and 2) the level of quality that the City is seeking.
The Site Development Review Guidelines provide Staff and Applicants
with general design direction for use in the review of development
proposals, including the expectations of the Planning Department.
In response to a comment regarding the representation of design
:concepts within the document (such as streetscapes, landscape
sections, street widths , medians, buffers, etc . ) , Staff will integrate
typical illustrations with the photos in the final document. Staff
has also added brief one line descriptions to explain each photo.
Staff has added page numbers to the matrix to simplify the location of
specific guidelines within the document. In addition, the list of the
Primary Topic Abbreviations utilized within the matrix were added at
the bottom of each page of text within the Site Development Review
Guidelines, in order to define the abbreviations which are used at the
end of each guideline.
Staff recommends that the City Council approve the Draft Site
Development Review Guidelines through minute action. `
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ITEM NO. COPIES TO: Senior Planner
/sdrgdecc Project Planner
Agenda File
Application File
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COPIES TO:
ITEM NO. ♦ CITY CLERK
FILE / D D
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SITE DEVELOPMENT REVIEW
GUIDELINES
DRAFT #5
APRIL 30, 1992
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TABLE OF CONTENTS
Introduction 1
I . Site Planning 2
II . Landscape Design 11
III . Architecture/Building Design 17
IV. Residential Design 22
V. Commercial Centers 28
VI . Industrial Design 31
VII . Signing 32
Appendix - SDR Guideline Matrix A - 1
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1
INTRODUCTION
Site Development Review is one of several procedures used by the
City of Dublin to protect the public welfare and environment.
The process is a comprehensive evaluation of those
characteristics of a development which have an impact on
neighboring properties and the community as a whole.
Site Development Review makes a careful examination of a
project's quality of site planning, architecture, landscape _
design and important details such as signage and lighting. The
purpose is to insure that all new and remodeled development will
carefully consider the community context in which it takes place
and make a conscientious effort to develop a compatible
relationship to the natural setting, neighboring properties and
community design goals.
The design policies contained in this booklet are intended to aid
the Planning Department in the review of development proposals.
Each of the separate sections within the Site Development Review
Guidelines are intended to compliment one other. General
policies stipulated within a specific section should be followed
whenever applicable.
The Site Development Review Guidelines have the specific purpose
of aiding the implementation of the goals and objectives of the
General Plan, together with the Zoning Ordinance, and other City
Ordinances and Policies. The Guidelines will generally indicate
the intent of overall design criteria, while the Zoning Ordinance
will provide specific information regarding minimum/maximum
sizes, dimensions and quantities. Development proposals should
demonstrate compliance with the Zoning Ordinance, the Site
Development Review Guidelines and other applicable codes.
A matrix is included as an Appendix to the Site Development
Review Guidelines to allow for quick reference throughout the
document. Each policy has been cross referenced with the
following primary topics: SF- Single Family, MF- Multiple-Family,
C- Commercial, I- Industrial , A- Architecture, P- Parking,
L- Landscaping, FS- Fencing and Screening, and S- Signs.
The Primary Topic Abbreviations are located at the end of each
guideline. Individuals interested in only one or two topics will
be able to use the matrix to locate the applicable guidelines.
The Planning Commission recommended adoption on January 6, 1992.
The City Council adopted these Guidelines on
2
I . SITE PLANNING
Site Design and planning is important because it combines the three
major elements of physical development: buildings, parking and
circulation, and landscape and amenities . The Planning Department
will review all applications to ensure that these three aspects are
compatible, and in proper balance, with the existing or proposed area
setting. The following policies have been established to meet this
intent.
1 . Buildings should be designed and sited so as to provide a strong -
functional relationship to the site. Required side and rear
yards should be utilized and should be integrated into the
overall purposeful arrangement. Inaccessible yards and similar
outdoor spaces which tend to encourage gathering of trash,
storage, and weeds should be avoided. (SF, MF, C, I, A)
2 . Site designs should address compatibility with adjacent uses and
environments . Plans should provide streetscape elevations from
the public streets, especially where uses contrast with
surrounding environments . (SF, MF, C, I, A)
3 . Natural site amenities should be recognized and integrated into
the site design. Views, trees, creeks and similar features
unique to the site should be incorporated into developmental
proposals . Such features should be considered as strong site
design determinants . Disruption of existing natural features,
particularly older trees, should be minimized, and offset by
providing other natural amenities on-site. (See photos 1 & 2 )
(SF, MF, C, I , A, P, L)
4 . Separate vehicular and pedestrian circulation systems should be
provided for larger projects . Pedestrian linkages between uses
in commercial developments should be emphasized, including
distinct pedestrian access from parking areas in large commercial
developments such as shopping centers . (SF, MF, C, P)
5 . The siting and orientation of buildings should respond to both
the pedestrian and vehicular nature of the street. Buildings on
streets of high pedestrian use should face on and be directly
accessible from the sidewalk, with no interruption by driveways
or parking areas . Buildings on streets with heavy vehicular
traffic, particularly those with no on-street parking should
provide a major entry for the off-street parking area. On-street
parking is not to be counted as required parking, but is
recognized as providing important supplemental parking. (MF, C,
I,. A, P)
6 . Driveways into or out of a shopping center should not be
obstructed by parking spaces . Ingress and egress driveways
should be separated from parking spaces by pedestrian walkways or
landscaped areas, while maintaining visual surveillance of the
site. (See photo 3) (C, P, L)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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7 . Common driveway_ which provide vehicular a,.-ass to more than one
site are encouraged, if applicable. (C, I, P)
8 . Public and private street design, including but not limited to:
street width, sidewalk, curb and gutter, street lights, etc.
should meet Public Works and other department requirements . (SF,
MF, C, I, A)
9 . Adequate provisions should be made for emergency vehicle and
service vehicle access and turning radii . (SF, MF, C, I , P)
10 . Energy efficient designs are recognized as additional benefits to
the project and the community. When possible, site orientation
should give consideration to solar or energy efficiency. (SF, -
MF, C, I, A)
11 . Provision should be made for bicycles . Bicycle parking in multi-
family residential developments shall be on an all-weather
surface and should be located close to dwelling unit or
residential development entrances . Bicycle parking in commercial
and employment areas should be in highly visible locations, be
well lighted and lockable. (MF, C, P)
12 . Early contact with the utility companies is encouraged so that
pad-mounted transformers and air conditioning condensers can be
integrated into the site plan and screened with landscaping or
fencing. All pad fixtures and meters should be shown on the site
plan. (SF, MF, C, I , L, FS)
13 . The design of water and sewer facilities should comply with the
Dublin San Ramon Services District Design Guidelines . (SF, MF,
C, I , L, FS)
OFF STREET PARKING
14 . Parking lots should be designed with a hierarchy of circulation:
major access drives with no parking; major circulation drives
with little or no parking; and then parking aisles for direct
access to parking spaces . Small projects may need to combine
components of the hierarchy. Parking lots should be clearly and
easily understandable, especially to the first time visitor. An
on-site Vehicular Signing Program, utilizing a combination of
signs and pavement markings, should be developed for each site.
(MF, C, I, P, S)
15 . Parking areas should be easily accessed from the street by
providing flat flares on all driveway entrances identified by the
Public Works Department. In order to minimize conflicts created
by vehicles entering the site and vehicles exiting parking spaces
an adequate clear space behind the sidewalk, such as a setback or
landscape strip, should be provided prior to starting the first
parking space. (MF, C, I, P, L, FS)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
5
16 . Circulation wit,Lin parking areas should noL interfere with other
site activities . Visitor parking should be located at the
entrance of the building and clearly marked. Automobile parking
shall be separated from loading areas and truck parking areas .
(See photo 4 ) (MF, C, I , P, L)
17 . Off-street parking facilities which are located in front of
buildings should provide a balance of tenant visibility and
convenient parking. In order to improve street frontages,
parking should be developed in a clustered manner, to avoid long
expanses of parking. (C, P)
18 . Landscaping should be integrated into the design of all parking -
areas . Trees should be utilized to provide a canopy of dense
summertime shade over parked cars . The canopy should be pruned
up high enough to avoid damage to both trees and vehicles . As a
general rule trees should be installed every 30 feet so that a
minimum ratio of 1 tree per 6 automobiles is achieved. In large
parking areas, or where a special design objective is desired,• a
lower ratio of trees to automobiles may be permitted by the
Planning Director, if the intended canopy coverage is achieved.
Consideration should be given to selecting a tree which is well
behaved and will preserve visibility of tenant signage. (See
photos 5) (MF, C, I , P, L)
19 . In order to enhance the streetscape, planting areas ( 3 ' wide
minimum dimension interior, 5 ' wide minimum dimension perimeter)
should be utilized to break up large expanses of paving, visually
separate masses of parked cars, and partially screen/buffer
vehicles from the street. Screening/buffering should, however,
allow visual surveillance of the site by the Police Department.
Low lying shrubs and plants ( 18 inch maximum height) should be
utilized so that the upper one-half of the vehicle remains
visible. (See photo 6 ) (MF, C, I , P, L) .
20 . Pedestrian access from the parking areas to structures should be
integrated into the site design. (See photo 7 ) (MF, C, I , P)
21 . Compact car spaces should be evenly distributed throughout the
main parking lot. They should not be clustered adjacent to the
building front or along the rear or sides of the site. (MF, C,
I, P)
22 . Handicap parking spaces should be located closest to the primary
building entrance. Handicap parking spaces should be designated
by appropriate signs and pavement markings . The Building
Department should be consulted regarding the number and location
of handicap parking spaces in multi-family residential and multi-
tenant commercial and industrial centers . (MF, C, I, P, S)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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FENCING AND SCREENING
23 . The design of fencing, sound walls, carports, trash enclosures
storage yards and similar accessory site elements should be
compatible with the architecture of main buildings, and should
use similar materials . (See photo 8) (SF, MF, C, I, A, FS)
24 . All exterior trash and storage utility boxes, electric and gas
meters, transformers, air conditioning equipment, satellite
dishes, etc. should be screened frgm view wherever possible.
Generally, all such elements should be located at the rear of the
site, and should not have direct access from the street. The
applicant should coordinate the location of these elements with
the appropriate utility company. (SF, MF, C, I , FS)
25 . The Dougherty Regional Fire Authority and the Dublin San Ramon
Services District should be consulted regarding the location and
screening of fire sprinkler valves and backflow preventers .
These items should be visibly and physically accessible in
emergency situations . (MF, C, I, L, FS)
26 . Adequate fencing and walls should be provided to preserve privacy
and security of adjacent residential uses . (SF, MF, C, I , FS)
27 . Security fences which restrict access (concrete block walls or
heavy timber fences) or maintain surveillance visibility (chain
link fences) should blend in with the site' s architecture. (SF,
MF, C, I , A, FS)
28 . Uphill fencing in subdivisions that is irregular and visible from
collector and arterial streets should receive architectural
treatment in design or material selection to minimize its
prominence. (SF, MF, A, L, FS)
29 . Where fencing is used at property frontages, it should enhance
the entrance to the property, complement the building' s
architecture and should not impair traffic safety by obscuring
views . (SF, MF, C, I , A, L, FS)
30 . Where conflicting activities between residential and non-
residential sites are adjacent to each other, consideration
should be given to utilizing landscaping and siting, in
combination with fences and walls, as activity separators . (SF,
MF, C, I , A, L, FS)
31 . Fencing that encompasses considerable land in highly visible
areas should be of a type that preserves security and views on-
site, as well as views from off-site. Fencing viewed from off-
site should not impact the community' s scenic view potential .
(SF, MF, C, I, FS)
32 . Long expanses of fence or wall surfaces should be architecturally
designed to prevent monotony through the use of pilasters,
bollards, differing materials, etc . (See photo 9 ) (SF, MF, C, I ,
A, L, FS)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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EXTERIOR LIGHTING
33 . Exterior lighting should be an integral part of the architectural
and landscape design of a project. Overall lighting levels
should be compatible with the neighborhood ambient light level,
and comply with current building and security code requirements .
Area lighting should be predominantly down-directed, and should
be designed so that light is not directed off the site. (SF, MF,
C, I, A, L)
34 . Area lighting for security and visibility should be provided by
fixtures which are compatible and consistent with the building -
design. (MF, C, I, A)
35 . Fixture mounting height should be appropriate to the project and
the environment, while avoiding glare and minimizing light
intrusion. (SF, MF, C, I, A)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
11
II . LANDSCAPE DESIGN
All landscape plans should exhibit a concept or theme. Landscaping is
more than an arrangement of plant materials with irrigation.
Landscaping plans should utilize plant materials in a logical, orderly
manner, which would define spatial organization, relate to buildings
and structures, and which would incorporate various site elements .
Landscaping can define areas by helping,to focus on entrances, exits,
loading areas, parking lots, define the edges of various land uses and
provide transition between neighboring properties . The following
policies have been established to meet this intent.
1 . Water conservation measures need to be incorporated into
landscape designs, in accordance with applicable City of Dublin
and Dublin San Ramon Services District regulations . (SF, MF, C,
I , L)
2 . There should be a consistency of landscape design throughout a
development. Unrelated and/or random choice or placement of
plant materials should be avoided. All areas within a
development need not be identical . Different landscape themes
may be utilized in larger developments; for example, to heighten
the distinction between spaces, and to strengthen a sense of
movement and place, but such themes should be internally
consistent. (See photos 10) (SF, MF, C, I , L)
3 . The scale and function of landscape materials should be
appropriate to the site and/or structures . Large scale buildings
generally should be complemented by large-scale landscaping.
Where shade is desired, broad-spreading canopy type trees are
appropriate. Landscaping of sites on major streets should
include large-scale trees . (SF, MF, C, I, A, L)
4 . Existing landscape elements should be incorporated into the
landscape design. Mature existing trees and tree groupings as
well as rock outcroppings should be considered as design
determinants . Existing site conditions should be evaluated on an
individual basis, as part of the environmental review process, to
identify trees on site which are significant and would require
protection. These trees should be listed on the site plan and
landscape plans . Measures should be taken to protect the
existing significant trees . If tree removal is unavoidable,
substantial tree replacement or mitigation will be required.
Buildings should be located outside of the dripline of major
trees, and disturbance of roots and changes in ground elevation
should be avoided. (See photo 11) (SF, MF, C, I, L)
5 . Landscape plans should incorporate various site elements .
Outdoor lighting, signing, parking, trash receptacles, fencing,
garden walls, planters, etc. , should be carefully considered as
integral elements of the landscape design and should be included
in, and shown on, all landscape plans. (SF, MF, C, I , A, P, L,
FS, S)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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6 . Landscaping s. id not be utilized to scrt- out an otherwise
unacceptable building. Building architecture should stand on its
own with landscaping incorporated as an integral and
complimenting element of overall project design. (SF, MF, C, I,
A, L, FS)
7 . Landscaping incorporated into building design is encouraged.
Trellises, arbors, and cascading "type landscaping should be
considered. (See photo 12) (MF, C, I, A, L)
8 . Perimeter landscaping is encouraged. It should provide buffer,
screening and appropriate transition to adjacent properties and
should generally include trees, shrubs and groundcover.
Consideration should be given to the growth pattern and
maintenance requirements of landscaping planted adjacent to
property lines . (MF, C, I, L, FS)
9 . Where automobile bumpers overhang into perimeter landscaping
there must be adequate growing area, typically five feet wide,-
outside of the two foot bumper overhang. (See photo 13) (MF, C,
I , P, L)
10 . Where automobile bumpers overhang into landscape strips there
must be adequate growing area, typically three feet wide, outside
of the two foot bumper overhang. (MF, C, I, P, L)
11 . A minimum one foot wide raised curb or equivalent should be
provided on landscape fingers adjacent to parking stalls to allow
for pedestrian access . There must be adequate growing area,
typically three feet wide, within the landscape fingers . (MF, C,
I, P, L)
12 . Generally, a limited palette of landscape materials is suggested.
The use of indigenous or native-type plant materials is
encouraged. The use of exotic or "foreign" materials is
generally discouraged. In high use areas, landscaping should be
suitable for the anticipated activity levels . (SF, MF, C, I, L)
13 . Ground cover should predominantly consist of live plant
materials . Inert materials such as gravel, bark, colored rock
may be used in conjunction with, but are not acceptable as a
substitute for, vegetation. (SF, MF, C, I , P, L)
14 . Appropriate irrigation is required for all landscaped areas;
generally, an automatic, underground system with separate
irrigation meters is required. Said irrigation systems should be
designed so as not to overspray walks, buildings, fences,
roadways, etc. (MF, C, I, P, L)
15 . A buffer zone between open space areas and landscaped areas
should be provided for fire protection purposes . (SF, MF, C, I,
L)
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Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
14
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PHOTO 12 - GUIDELINE # II.7
Landscape/Building Design
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PHOTO 13 - GUIDELINE # II.9
Automobile Bumper Overhang
15
STREET TREES
16 . Street trees are required for all developments, 15 gallon minimum
size. Consideration may be given to utilizing one 24 inch box
tree in place of two 15 gallon trees . (SF, MF, C, I, L)
17 . Street trees should be pruned to develop high shade canopies,
compliment the street frontage and maintain visibility of
commercial tenant signage. (SF, MF, C, I , L)
18 . Arterial and major streets should use a tree that creates a bold
and sustained effect. On collector and residential streets the
street trees should provide summer shade, interesting structure -
in the winter, and scale appropriate for the area. Adequate
growing space must be provided to accommodate both the above and
below grade characteristics of the specified tree. Where
required, root barriers/collars should be installed to prevent
root damage to sidewalks, streets, utilities, etc . (See photo.
14 ) (SF, MF, C, I, L)
19 . Ornamental or flowering trees can be used as accent trees or on
certain streets where a particular dramatic effect may be
appropriate. (SF, MF, C, I, L)
20 . Street trees should represent a size relationship with the
streetscape, i .e. , the wider the street the bigger the trees .
Design consideration should be focused on space requirements of
the selected trees at all phases of their life cycle. Soils,
underground obstruction, overhead constraints, mature tree size,
and shadow patterns are examples of design consideration. (See
photo 15) (SF, MF, C, I, L)
21 . Street trees should be properly planted in terms of soil
conditioning, and multiple staking should be maintained for an
adequate period of time to assure the healthy establishment of
the tree. (SF, MF, C, I , L)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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III . ARCHITECTURE/BUILDING DESIGN
No single architectural or building design theme is required in
Dublin. Good architectural character is based upon the suitability of
a building for its purpose, its environment and its relationship of
materials and proportion. Good architectural character is not, in
itself, more expensive than poor architectural character. Themes may
be established for selected parts of the community but they are
directed more towards standards of quality and compatibility than
achieving a uniform appearance. The following policies. have been
established to meet this intent.
1 . Buildings should achieve a human scale and interest. Buildings
should exemplify a sense of proportion to the physical site and
surrounding properties . Wall insets, balconies and window
projections, etc. , are examples of building elements which may-
help produce a proportionate building and reduce the scale of
larger buildings . (See photo 16) (SF, MF, C, I , A)
2 . Building entries should be protected from the elements and should
create a "sense of entry" or focal point for the structure. (See
photos 17 ) (SF, MF, C, I, A)
3 . Multiple buildings on the same site should be designed to create
a strong visual relationship between the buildings . When the
first portion of a site is to be developed, a concept plan should
be submitted for the entire site. (MF, C, I , A)
4 . A transition from low building on the street frontages to larger
and taller structures on the interior of the project is generally
encouraged. Visual diversity can be important in design. (See
photo 18) (MF, C, I, A)
5 . Each phase of a phased development should attain a visual
completeness . Temporary barriers/walls should be painted and
trimmed to integrate with the permanent construction. (SF, MF,
C, I , A, FS)
6 . All building elevations should be considered for some
architectural or sculptural treatment in order to avoid the blank
wall effect. Where long buildings are utilized, visual relief
should be provided by changes in the building height, wall plane,
landscape integration, and spatial volumes and by varied use of
window areas, arcades, materials and roof elements . (See photo
19 ) (SF, MF, C, I , A, L)
7 . Parapet walls should be treated as an integral part of the
building design. Such walls should not stick out as unrelated
visual elements . (MF, C, I, A)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
f '
K'' t r � �v+i�• iie t + � �v r
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20
8 . Exposed rooftc,l , should be treated as visli___iy sensitive areas .
Rooftop mechanical equipment is not prohibited, but its design
and screening should be incorporated into the building design and
should not appear "cluttered" . Location of such equipment within
the building or at ground level is preferable to roof-mounting,
unless so locating it would adversely affect the streetscape
and/or pedestrian circulation or open space. (SF, MF, C, I, A,
FS)
9 . Building color should be compatible with the neighborhood and
should reinforce the visual character of the environment of the
proposed buildings . Integral coloring of concrete, stucco, and
similar materials is encouraged. Bright colors may be used to
provide an attractive and distinctive accent to the building.
(SF, MF, C, I, A)
10 . The choice of materials, colors, signs, and the level of
detailing should be thoughtfully integrated into the design of
all building elevations . Avoid "false" or "decorative" facade_
treatments, where unrelated materials are placed on buildings .
All elevations need not look alike; however, a sense of overall
architectural continuity should be demonstrated. (SF, MF, C, I ,
A, S)
11 . Building addresses which are clearly visible from the roadway
should be integrated into the building design and/or sign program
for the site. (SF, MF, C, I, A, S)
12 . Highly reflective materials, such as mirrored glass, should be
carefully integrated into the building design to minimize impacts
resulting from glare. These materials may be considered as
secondary or accent materials but are discouraged as the primary
or base finish material of a building. (SF, MF, C, I , A)
13 . Temporary buildings (portable offices and construction trailers)
should have design features similar to permanent buildings .
Landscaping is encouraged. (SF, MF, C, I, A, L)
14 . Metal buildings should be architecturally designed and compatible
with surrounding buildings . Avoid exposing the shallow pitch
eave lines, the steel box look and openings punched into the
building in a manner that does not contribute to a completed
design. (C, I , A)
15 . Attached structures such as solar heat collector panels,
antennas, satellite dishes, etc. should be integrated into the
project architecture. (SF, MF, C, I, A)
16 . The necessity for utility connections, meter boxes, etc . should
be recognized and integrated within the architectural design of
the site and/or building. (SF, MF, C, I, A)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
21
17 . Outside vending machines and fixtures ( including automatic teller
machines) and other assorted mechanical fixtures or devices
should be incorporated into the architecture or design of the
building or site. They should not look as though applied or
adhered to the building, and should not unduly call attention to
themselves . Instruction and identification boxes and other
necessary items should be integrated into the design of the
fixture. (C, I, A, FS)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
22
IV. RESIDENTIAL DESIGN
Residential development should be designed in a manner which assures
that neighborhoods are safe, pleasant and distinctive places to live.
Residential development should also maintain and improve the overall
appearance of Dublin. The following policies have been established to
meet this intent.
1 . Protect the core of residential neighborhoods from through
traffic. (SF, MF, A, L)
2 . An overall design theme should be provided to create visual
continuity. (SF, MF)
3 . Design should provide sufficient architectural diversity to avoid
monotony and provide visual interest. Designs which result in-
long lines of parked cars or blank garage doors are discouraged.
Typical elements which can add architectural diversity are wing
walls, roof design, trim, floor overhangs, building or unit
offsets, window boxes, bays, balconies, porches, trellis,
chimneys, or combinations of the above. These elements should be
balanced with the need to allow visual surveillance on site.
(See photo 20 & 21) (SF, MF, A, P, L, FS)
4 . Building entries should be clearly identified and protected from
the weather. (SF, MF, A)
5 . Projects with multiple buildings should provide subtle variety in
building size and massing, while maintaining a sense of overall
architectural continuity. Buildings should relate to each other
to create positive architectural and spatial relationships . (SF,
MF, A)
6 . Design elements used at entries should consolidate the theme of
the development, and signage should be well thought-out in an
effort to communicate the development' s planned image. The main
entries to a development are an important part of its definition,
identity, and distinctiveness . They create the threshold for
change from the public thoroughfares to the more private, quiet
environment of the neighborhoods . They should be clearly
understandable to the first time visitor. (See photo 22 ) (SF,
MF, A, S)
7 . Surrounding ridgelines should be preserved or enhanced. The tops
of structures near major ridgelines should be below the perceived
skyline as viewed from freeways and major arterial streets . (SF,
• MF, A)
8 . Roof lines that pitch or step in opposite directions to the slope
of the land are discouraged. (SF, MF, A)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
• C - Commercial P - Parking S - Signs
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24
9 . Design should consider all possible areas of energy conservation.
Available sunlight for each unit should be maximized. The layout
of development, the siting of structures, and the materials
selected can influence long-term energy requirements . (SF, MF, A)
10 . Required noise attenuation measures, such as sound walls, should
be architecturally compatible with the building design and
landscaping. (SF, MF, A, L, FS)
11 . Encourage pedestrian walkways/access from residential areas to
adjacent commercial and service areas . (SF, MF, C)
12 . Pedestrian access to residential developments should not depend
solely on driveways and access roads . The pedestrian circulation
system should be safely integrated with the vehicular circulation
system or, if separated, must provide physical or visual access
for Police Department surveillance. (SF, MF, P)
13 . Satellite dishes, air conditioning equipment, trash enclosures
and mechanical and utility structures should be enclosed by
architecturally compatible elements or screened from views off-
site. (SF, MF, A, FS)
MULTIPLE-FAMILY
14 . Careful consideration should be given to the design and layout of
floor plans for adjacent units in order to minimize potential
noise impacts resulting from incompatible uses ( i .e. placing
living rooms next to, or above, bedrooms) . (MF, A)
15 . Carports, light fixtures, fences, mailboxes and trash enclosures
should be integrated into the overall project design. (See photo
23) (MF, A, FS)
16 . Carports or open parking areas should be screened in a way that
auto headlights do not shine into living areas . (MF, A, L, FS)
17 . Garages with parking aprons less than the standard length of
twenty feet should provide automatic garage door openers with
sectional roll up doors . (MF, P)
18 . If washing machines and dryers and not provided within the
individual units, then common laundry facilities should be
incorporated into the overall design of multiple-family projects .
(MF, A)
19 . In addition to required parking, all multiple family residential
units should be provided with adequate (typically 120 cubic feet)
exterior enclosed storage space easily accessible to each unit,
which is lockable and water-proofed. (MF, A)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
25
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PHOTO 23 - GUIDELINE # IV.15
Architectural Integration
26
OPEN SPACE
20 . Both "Private" and "Common" usable open space should be provided
in multiple-family residential developments . (MF, L)
21 . "Private" usable open space for each dwelling unit should be
directly accessible from the unit, and should be big enough to
permit adequate outdoor living opportunities . (MF, L)
22 . "Common" open space areas should not consist solely of required
setbacks, linear strips or incidental remote areas used for
buffering, berming and screening. "Common" open space areas
should be adequate in size and configuration to provide an
environment which will encourage community activities and other "
amenities . (MF, L, FS)
23 . The location of "Common" open space areas should take into
account the prevailing winds and solar orientation. "Common"
open space areas should be located for use by all the residents,
with the largest and most usable open space areas provided
closest to the portions of the development with the highest
density/intensity. (MF, L)
24 . Adequate pedestrian access to "Common" open space areas should be
provided which flows from the interior of the development and
connects with each other and the streetscape, wherever possible.
(See photo 24 ) (MF, L)
25 . Housing design should encourage the possibility of community
interaction while affording privacy between living units .
Privacy within each unit and its immediate outdoor space should
be a major design consideration, however an effort should be made
through the placement of units to allow a "Common" open space
pathway for public interaction. (See photo 25) (MF, A, L)
26 . Units should orient towards the "Common" open space areas
whenever possible. Units oriented to parking should be setback
and landscaped to sufficiently screen parked vehicles . (See
photo 26 ) (MF, A, P, L)
27 . Adequate play areas with safe and durable play equipment should
be provided in all projects likely to have children. These play
areas should be located where surveillance is practical and noise
impacts are minimized. (MF, L)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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28
V. COMMERCIAL CENTERS
A unified architectural or building design theme should be
incorporated into each commercial center. Building materials, colors,
textures, etc. , should be consistent. Individual storefronts may vary
to reflect the character of the store, ,but the overall theme of the
Center must be respected. Additions and alterations must be
consistent with and enhance the design theme. The following policies
have been established to meet this intent.
1 . In order to enhance the streetscape of large commercial sites,
off-street parking areas should be clustered and carefully
screened. Screening can be achieved by utilizing landscape
treatment, which allows visual surveillance, or by locating a
portion of the building area along the perimeter of the site.
However, consideration should be given to ensure that such siting
does not "enclose" the project. (See photo 27) (C, P, A, L, FS)
2 . Encourage larger commercial developments to provide outdoor
activity plazas or courtyards to enhance public and civic
interaction and events . (See photo 28 & 29 ) (C, A)
3 . In commercial projects which emphasize a pedestrian environment,
the ground floor level of buildings should include display
windows, courtyard entrances and other elements of pedestrian
interest. (C, A)
4 . Commercial centers should be designed to provide visibility for
all tenant spaces, especially interior corner units . All tenant
spaces should be oriented toward the interior of the center or
toward the adjacent street. (C, A)
5 . Textured or colored paving materials should be utilized to
identify safe and separate on-site pedestrian walkways . (See
photo 30) (C, P)
6 . Service areas should be visually screened from pedestrian,
customer and vehicular circulation areas . (C, I, FS)
7 . Commercial centers abutting residential areas should -be sensitive
to noise, visual, light penetration, operational impacts and
potential pedestrian connections . (SF, MF, C, A, FS)
8 . Adequate street furniture and accessories should be provided and
should be compatible with the architectural design of the
building. (C, A)
9 . A unifying lighting concept should be incorporated into the
center, including uniform fixtures and mounting locations for
pedestrian, vehicular and architectural elements . (C, I , A, P)
y
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
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PHOTO 29 - GUIDELINE # V. 2
Public/Civic Interaction
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PHOTO 30 - GUIDELINE # V.5
On-Site Pedestrian Walkways
31
VI . INDUSTRIAL DESIGN
A unified architectural or building design theme should be
incorporated into each industrial center. Building materials, colors,
textures, etc. , should be consistent. Additions and alterations must
be consistent with and enhance the design theme. The following
policies have been established to meet this intent.
1 . In areas where industrial uses are near residential uses, height
and setbacks should be compatible. (SF, MF, I) _
2 . To alleviate the unsightly appearance of loading facilities for
industrial uses, these facilities should not be located at the
front of structures . Backing from the street onto the site for
loading into front end docks causes traffic congestion and leads
to unsafe truck maneuvering. ( I, P, FS)
3 . When it is not possible to locate loading facilities at the rear
of the building, loading docks and loading doors should not
dominate the frontage and should be screened from the street by
landscaping or architecturally treated and should be offset from
driveway openings . ( I, A, P, L, FS)
4 . Adequate on-site staging areas should be supplied for trucks
waiting to load and unload in order to maintain safe and
efficient on-site circulation. The use of the public street for
parking and staging of trucks awaiting loading is unsightly and
unsafe. ( I , P)
,3N
----------------------------------------------------------------------
Primary Topic Abbreviations
SF -_ Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
32
VII . SIGNING
All signing should be designed and scaled to be compatible with the
building upon which it is attached. Sign concepts and location should
be architecturally incorporated during the design of the building, in
order to provide attractive and effective business identification.
The following policies have been established to meet this intent.
1 . Sign Programs should be prepared for multiple occupancy
buildings . Overall design compatibility is ensured by such -
programs . The program should promote the identifying name or
address of the building and should allow for conveniently located
directories to identify multiple tenants . (See photos 31 & 32 )
(C, I, A, S)
2 . The design of freestanding signs should be sensitively tied to-
the building design. Sign heights should be comparable with
neighboring sign heights and above all should enhance the
streetscape. (MF, C, I, A, S)
3 . Attached signs should not project over the eave, ridge or parapet
line. (C, I , A, S)
4 . The use of individual letters for signs is preferred over
"cabinet" signs . Individual letters typically provide more
effective and attractive identification. (See photo 33) (C, I,
A, S)
5 . The light source of externally illuminated signs should be
shielded or be out of the public ' s view. (MF, C, I, A, S)
6 . Original signs or reproductions of such signs in historic areas
are encouraged. (See photo 34 ) (C, I , A, S)
7 . Sign "letters" should be illuminated rather than the background
area, to eliminate harsh and unsafe glare created by illuminated
white backgrounds . (See photo 35) (C, I, A, S)
8 . Building design should provide areas for attractive and effective
signage. (C, I, A, S)
----------------------------------------------------------------------
Primary Topic Abbreviations
SF - Single-Family Residential I - Industrial L - Landscaping
MF - Multi-Family Residential A - Architecture FS - Fencing and Screening
C - Commercial P - Parking S - Signs
33
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50
PHOTO 31 - GUIDELINE # VII.1
Sign Programs
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PHOTO 32 - GUIDELINE # VII.1
Sign Programs
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PHOTO 33 - GUIDELINE # VII.4
Individual Lettered Sign
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• • •
APPENDIX
o.LTE DEVELOPMENT REVIEW GUID,.�,INES MATRIX
(Primary Topics)
Guideline SF MF C I A P L FS S
SITE PLANNING
I . 1 . 2 X X X X X
I .2 . 2 X X X .,X X
I . 3 . 2 X X X X X X X
I .4 . 2 X X X X
I . 5 . 2 X X X X X
1 . 6 . 2 X X X
I . 7 . 4 X X X
I . 8 . 4 X X X X X
I . 9 . 4 X X X X X
I . 10 . 4 X X X X X
I . 11 . 4 X X X
1 . 12 . 4 X X X X X X
1 . 13 . 4 X X X X X X
I . 14 . 4 X X X X X
1 . 15 . 4 X X X X X X
I . 16 . 5 X X X X X
I . 17 . 5 X X
I . 18 . 5 X X X X X
I . 19 . 5 X X X X X
I . 20 . 5 X X X X
I . 21 . 5 X X X X
I .22 . 5 X X X X X
I . 23 . 8 X X X X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 1
(Primary Topics
Guideline SF MF C I A P L FS S
I . 24 . 8 X X X X X
I . 25 . 8 X X X X X
1 . 26 . 8 X X X X X
1 .27 . 8 X X X .X X X
1 . 28 8 X X X X X _
1 . 29 . 8 X X X X X X X
1 . 30 . 8 X X X X X X X
1 . 31 . 8 X X X X X
I . 32 . 8 X X X X X X X
I . 33 . 10 X X X X X X
I . 34 . 10 X X X X
I . 35 . 10 X X X X X
LANDSCAPING
II . 1 . 11 X X X X X
11 . 2 . 11 X X X X X
11 . 3 . 11 X X X X X X
II . 4 . 11 X X X X X
I1 . 5 . 11 X X X X X X X X X
II . 6 . 13 X X X X X X X
11 . 7 . 13 X X X X X
II . 8 . 13 X X X X X
I1 . 9 . 13 X X X X X
II . 10 . 13 X X X X X
II . 11 . 13 X X X X X
1I . 12 13 X X X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 2
(Primary Topic:
Guideline SF MF C I A P L FS S
II . 13 . 13 X X X X X X
II . 14 . 13 X X X X X
II . 15 . 13 X X X X X
II . 16 . 15 X X X ..X X
11 . 17 . 15 X X X X X
11 . 18 . 15 X X X X X
II . 19 . 15 X X X X X
II . 20 . 15 X X X X X
II . 21 . 15 X X X X X
ARCHITECTURE/
BUILDING DESIGN
III . 1 . 17)__ X X X X X
III .2 . 17 X X X X X
III . 3 . 17 X X X X
III .4 . 17 X X X X
III . 5 . 17 X X X X X X
111 . 6 . 17 X X X X X X
III . 7 . 17 X X X X
III . 8 ., 20 X X X X X X
III . 9 . 20 X X X X X
III . 10 . 20 X X X X X X
III . 11 . 20 X X X X X X
III . 12 . 20 X X X X X
III . 13 . 20 X X X X X X
III . 14 . 20 X X X
III . 15 . 20 X X X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 3
(Primary Topics
Guideline SF MF C I A P L FS S
III . 16 . 20 X X X X X
III . 17 . 21 X X X X
RESIDENTIAL
DESIGN
IV. 1 . 22 X X
IV. 2 . 22 X X X X
IV. 3 . 22 X X X X X X
IV. 4 . 22 X X X
IV. 5 . 22 X X X
IV. 6 . 22 X X X X
IV. 7 . 22 X X X
IV. 8 . 22 X X X
IV. 9 . 24 X X X
IV. 10 . 24 X X X X X
IV. 11 . 24 X X X
IV. 12 . 24 X X X
IV. 13 . 24 X X X X
IV. 14 . 24 X X
IV. 15 . 24 X X X
IV. 16 . 24 X X X X
IV. 17 . 24 X X
IV. 18 . 24 X X
IV. 19 . 24 X X
IV. 20 . 26 X X
IV.21 . 26 X X
IV. 22 . 26 X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 4
' (Primary Topics
Guideline SF MF C I A P L FS S
IV. 23 . 26 X X
IV. 24 . 26 X X
IV. 25 . 26 X X X
IV.26 . 26 X X X X
IV. 27 . 26 X X
COMMERCIAL
DESIGN
V. 1 . 28 X X X X X
V. 2 . 28 X X
V. 3 . 28 X X
V. 4 . 28 X X
V. 5 . 28 X X
V. 6 . 28 X X X
V. 7 . 28 X X X X X
V. 8 . 28 X X
V. 9 . 28 X X X X
INDUSTRIAL
DESIGN
VI . 1 . 31 X X X
VI . 2 . 31 X X X
VI . 3 . 31 X X X X X
VI . 4 . 31 X X
SIGNAGE
VII . 1 . 32 X X X X
VII . 2 . 32 X X X X X
VII . 3 . 32 X X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 5
,•�r
(Primary Topics
Guideline SF MF C I A P L FS S
VII . 4 . 32 X X X X
VII . 5 . 32 X X X X X
VII . 6 . 32 X X X X
VII . 7 . 32 X .X X X
VII . 8 . 32 X X X X
Primary Topic Abbreviations
SF - Single-Family Residential P - Parking
MF - Multi-Family Residential L - Landscaping
C - Commercial FS - Fencing and Screening
I - Industrial S - Signs
A - Architecture
A - 6