HomeMy WebLinkAbout01-06-1992 AgendaAGENDA
CITY OF DUBLIN
PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Monday-7:30 p.m.
100 Civic Plaza, Council Chambers January 6, 1992
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETING - December 2 and 16, 1991
6. ORAL COMMUNICATION - At this time, members of the audience are
permitted to address the Planning Commission on any item which is not
on the Planning Commission agenda. Comments should not exceed 5
minutes. If any person feels that this is insufficient time to
address his or her concern, that person should arrange with the
Planning Director to have his or her particular concern placed on the
agenda for a future meeting.
6.1 Election of Officers
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 91-099 Hansen Ranch/Bren Company Development Agreement (to be
continued to the January 21, 1992 Planning Commission meeting)
8.2 PA 91-067 Dublin Municipal Ordinance Amendment Management Audit
(to be continued to the January 21, 1992 Planning Commission
meeting)
8.3 PA 88-144 Western Dublin General Plan Amendment, Specific Plan,
Environmental Impact Report (EIR), Prezoninq, Amendment to the
Sphere of Influence, and Annexation to the City of Dublin and the
Dublin San Ramon Services District (for this public hearing,
discussion is limited to Chapters 4 through 7 of the Specific
Plan)
9. NEW OR UNFINISHED BUSINESS
9.1 Review of Draft Site Development Review Guidelines (continued
from the November 4, 1991 Planning Commission meeting)
10. OTHER BUSINESS
11. PLANNING COMMISSIONERS' CONCERNS
12. ADJOURNMENT
(Over for Procedures Summary)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 6, 1992
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Laurence L. Tong, Planning Director
SUBJECT: Election of Officers
RECOMMENDATIONS: 1) Elect Chairperson
2) Elect Vice -Chairperson
FINANCIAL STATEMENT: None
DESCRIPTION:
On December 2, 1991, the Planning Commission appointed the
Planning Director as Secretary, and continued the election of
Chairperson and Vice -Chairperson. The new terms of office
typically run until December 1992, unless a vacancy in an office
occurs before that time.
Staff recommends that the Planning Commission 1) elect a
Chairperson and 2) elect a Vice -Chairperson.
ITEM NO.
COPIES TO: Agenda File
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 6, 1992
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Maureen O'Halloran, Senior Planner
SUBJECT: PA 91-099 Hansen Ranch/Bren Company
Development Agreement
RECOMMENDATION:
DESCRIPTION:
Continue the public hearing to the January
21, 1992, Planning Commission meeting
This project is a Development Agreement between the City of
Dublin and The Bren Company to extend the approval time on the
previously approved single family residential project, and to
require the Developer to gravel a portion of the existing off -
site fire/jeep trail adjacent to the northern property line.
Staff is recommending continuance of this item to the
January 21, 1992, Planning Commission meeting to allow Staff to
complete the analysis for the Staff Report.
In anticipation of this item being scheduled for the January
6, 1992, Planning Commission meeting and in compliance with the
California Environmental Quality Act (CEQA), a Negative
Declaration has been prepared and noticed for this project a
minimum of 21 days prior to the January 6, 1992, meeting.
Because partial notice of this item has occurred, Staff
recommends the Planning Commission open the public hearing and
continue the item to January 21, 1992. In compliance with State
law, complete noticing of this item for the January 21, 1992,
public hearing will be prepared, published in the local
newspaper, and mailed to property owners within a 300 foot radius
of the property, ten days prior to the public hearing.
/91099SR
ITEM NO. ®. t
COPIES TO: Applicant
Owner
Address File
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 6, 1992
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Maureen O'Halloran, Senior Planner
SUBJECT: PA 91-067 Dublin Municipal Ordinance
Amendment Management Audit
RECOMMENDATION:
DESCRIPTION:
Continue the public hearing to the
January 21, 1992 Planning Commission meeting
At the December 16, 1991, Planning Commission meeting, the
Commission continued this item to the January 6, 1992, meeting in
order to receive the City Attorney's comments on the Draft
Ordinance. Staff is recommending continuance of this item to the
January 21, 1992, Planning Commission meeting in order to review
and incorporate the City Attorney's comments into the Draft
Ordinance Amendment.
/91067SR4 Copy to: Agenda/General File
ITEM NO. g.2. PA File
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE:
JANUARY 6, 1992
CONTINUED FROM DECEMBER 16, 1991
SUBJECT: Western Dublin Specific Plan
REPORT PREPARED BY:
ATTACHMENTS:
RECOMMENDATION:
Brenda A. Gillarde, Project Coordinator
Draft Western Dublin Specific Plan under
separate cover
1) Open public hearing
2) Discuss each chapter individually
using the following format:
a) Hear Staff/Consultant
presentation
b) Take testimony from the public
c) Question Staff/Consultants and
the public
3) Continue public hearing on the
Western Dublin Specific Plan
FINANCIAL STATEMENT: None
DESCRIPTION:
I. BACKGROUND
The Western Dublin Study began in 1989 with the application by
Eden Development Group and Schaefer Heights, Inc. for a proposed
residential community of about 4,300 units on 2,942 acres. (The
proposal has since been modified to 3,131 units.) Signature
features of the project would include an 18 hole championship
golf course, executive homes clustered around the golf course, a
variety of other housing products and a community/commercial
center that would serve the daily shopping needs of onsite and
nearby residents.
Shortly after submittal of the Eden Development application, an
adjacent property was added to the study at the request of the
then current owner. The Cronin Ranch, (now owned by Milestone
Land Development Corporation) was included in the Western Dublin
Study on July 26, 1989. At that time, 143 dwelling units were
proposed for the 175 acre site; the current proposal would
permit 125 units.
Because these proposals would require a general plan amendment,
the City undertook a multiphased planning approach to the
project. The City contracted with WPM Planning Team to prepare a
general plan amendment, specific plan and environmental impact
Page 1 of 7
ITEM NO. U,3
COPIES TO: Applicant
Owner
Address File
report. In addition, the City retained the services of a
planning and management consultant, Brenda Gillarde.to
coordinate the planning process for the City.
During the planning phase of this project, five reports will be
published. All will be available at the City of Dublin Planning
Department for review.
Study Report 1:
Study Report 2:
Study Report 3:
Study Report 4:
Existinv Conditions. Identified the
environmental, physical and planning
constraints and opportunities for
development in western Dublin.
(Available now)
Alternatives and Policy Considerations.
Discussed alternative land use
approaches for western Dublin and the
implications of existing General Plan
policies. (Available now)
Specific Plan. Establishes detailed
policies for development in western
Dublin, including land use layout,
infrastructure, financing and other
issues. (Available now)
General Plan Amendment. Identifies
necessary changes and additions to
current general plan policies and map in
order to accommodate the applicants'
development proposals for western
Dublin. (Will be available by December
13, 1991)
Study Report 5: Environmental Impact Report. Assesses
the impacts associated with the
applicants' development proposals and
recommends mitigations to reduce
impacts. Includes a mitigation
monitoring program. (Will be available
by December 31, 1991)
In addition, three public study sessions have been held on the
Western Dublin project. The content of those meetings is briefly
summarized below.
Study Session 1
Existing Conditions,
Opportunities and
Constraints
December 13, 1989
Presented information on environmental
conditions of the property, identified
site constraints and opportunities for
development.
Page 2 of 7
Study Session 2
Land Use and Policy
Considerations
February 28, 1991
Study Session 3
Visual and
Parkland Issues
September 11, 1991
II. DISCUSSION TOPICS
Presentation of different land use
options for western Dubl;,u. The
applicants' proposed projects were
selected for further study. The other
options will be included in the EIR
alternatives analysis.
Presented initial visual analysis of
development in selected areas of the
site. Discussed linear park concept
for Hollis Canyon. Consultants were
directed to prepare additional visual
analysis showing matured project
landscaping. Basic concept of linear
park for Hollis Canyon was supported and
proposed road over Skyline Ridge was
indicated for emergency vehicle access
only.
The purpose of the December 16 public hearing is to receive
comments on the Specific Plan. To assist in the discussion of
this somewhat voluminous document, the following section is
divided into the headings of those chapters in the specific plan
that contain policy statements and action programs. A brief
summary of each chapter is provided followed by a series of
discussion topics for the reader's consideration.
The discussion at the public hearing is by no means limited to
these topics and questions but participants are requested to
dwell only on specific plan issues. not environmental impact
questions. Environmental issues and the general plan amendment
will be addressed at subsequent public hearings.
The public hearing tonight (December 16) will be continued to
receive additional comments on the Specific Plan, if there are
any, or to begin discussion of the General Plan Amendment. The
Planning Commission will conduct public hearings on all three
documents (the Specific Plan, the General Plan Amendment and the
Environmental Impact Report) before determining its
recommendations to the City Council.
A. Land Use and Housinv (Chapter 3)
* Predominately a residential community with a maximum of
3,260 units and approximately 9,655 people; more than half
the units would be detached single family.
Page 3 of 7
• Development clustered into four distinct neighborhoods, each
with its own character and style.
• Signature feature of the project is an 18 hole championship
golf course surrounded by custom and semi -custom homes.
* Three commercial areas proposed: one neighborhood serving,
one community serving (the Village Center) and a freeway
commercial area near the proposed Schaefer Ranch
interchange.
* Clear provisions for affordable housing.
Discussion Topics
A-1 Appropriateness of the land use categories described on
pp. 3-1 to 3-3
A-2 Location, type and density of development as shown on
Figure 3-1
A-3 The mix of single and multifamily housing
A-4 Location and design of the project's retail/commercial
components
A-5 Proposed wording for the policies and action programs
B. Traffic and Circulation (Chapter 4)
• Street width and layout minimizes grading, enhances
community character while meeting all safety requirements.
• Connection to existing Dublin provided via extension of
Dublin Boulevard to Schaefer Ranch Road.
• Pedestrian linkages provided between neighborhoods, to the
school, parks, commercial area and other destinations as
well as frequent pedestrian crossings across major streets.
Discussion Topics
B-1 Layout and types of roads proposed (see Figures 4-2, 4-9,
and 4-10)
B-2 Road connections to existing neighborhoods
B-3 Bicycle and pedestrian pathways
B-4 Trail connections
Page 4 of 7
B-5 Proposed wording for the policies and action programs
C. Sewer. Water and Drainave (Chapter 5)
• Promotes unique system for use of tertiary treated
wastewater.
* Requires design and construction of all facility
improvements in accordance with applicable agency standards.
Discussion Topics
C-1 The tertiary treatment system
C-2 Stream alterations
C-3 Protection of water quality
C-4 Proposed wording for the policies and action programs
D. Community Services and Facilities (Chanter 6)
* Provides a site for one elementary school and a fire
station.
* Promotes recycling of organic and non -organic materials.
• Encourages provision of an onsite postal contract station.
• Recommends provision of library services and a site for
community facilities.
Discussion Topics
D-1 School district boundaries
D-2 Provision of additional community facilities and services,
including cable TV service through private franchise or
municipal ownership
D-3 Proposed wording for the policies and action programs
E. Recreation and Open Space (Chapter 7)
• Three neighborhood parks (some with competition sports
fields), a linear park along Hollis Canyon and several other
smaller private recreation facilities.
* Major ridgelines and adjacent open space preserved.
Page 5 of 7
* A regional trail corridor, accessible from the project.
* Maintains approximately 60% of the site in open space.
Discussion Topics
E-1 Adequacy of parks (number, size and location)
E-2 Public access to golf course
E-3 The proposed trail network
E-4 Open space management
E-5 Proposed wording for the policies and action programs
F. Environmental Management (Chapter 8)
* Requires an environmental management plan that includes:
- revegetation methods
- erosion control
- enhancement of wildlife habitats
- grading and filling guidelines
- tree protection
- cultural resource conservation
- noise buffers
- visual protection of ridgelands
- reduction of air pollution
- energy conservation techniques
Discussion Topics
F-1 Adequacy of requirements for grading, tree protection,
visual resource protection and other topics in the
environmental management plan
F-2 Proposed wording for the policies and action programs
G. Design (Chapter 9)
* Protects views for future residents.
* Promotes variety in building height, setback and style.
* Establishes the Village Center as a pedestrian -friendly,
mixed -use community focused on a traditional American city
form -- the "town square."
Page 6 of 7
* Stipulates landscape treatment for gateways, streets and
parking lots.
Discussion Topics
G-1 Lot orientation for energy conservation
G-2 Garage and driveway placement
G-3 Village Center layout
G-4 Proposed wording for policies and action programs
H. Financing
* Summarizes total costs for project infrastructure and fees,
prior to construction of homes ($200 million for
Eden/Schaefer Heights; $16.6 million for Cronin Ranch).
* Identifies financing options for infrastructure and fees.
* Project will have a relatively high ratio of assessments to
property values.
* Estimates project revenues may exceed costs for providing
ongoing urban services to the site, contingent on a number
of factors and assumptions (see Table III-9 in Appendix C).
Discussion Topics
G-1 Impact fee programs
G-2 Bond financing limits based on the industry criteria that
total assessments should not exceed 2% of property value
G-3 Proposed wording for policies and action programs
H. Implementation and Administration
* Outlines steps necessary to implement the Specific Plan.
Discussion Topics
H-1 Order of tasks and responsibilities for implementing
Specific Plan
sr/wdspphl
Page 7 of 7
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 6, 1992
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: David Choy, Associate Planner Z'
SUBJECT: Draft Site Development Review Guidelines
RECOMMENDATION: 1) Receive report
2) Question Staff
3) Provide input
4) Approve Draft Site Development
Review Guidelines or continue to
future meeting
EXHIBITS: A. Site Development Review Guidelines
Draft #3, dated December 26, 1991
ATTACHMENTS: 1. Sample Pictures
DESCRIPTION:
At the Planning Commission meeting of November 4, 1991, Staff
presented Draft #2 of the Site Development Review Guidelines for
review and comment. Draft #2 of the Site Development Review
Guidelines reflected changes expressed by both the Planning
Commission and Staff, during the initial review on September 16,
1991.
The purpose of the 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
Guidelines are intended to provide Staff and applicants with
general design direction for use in the review of development
proposals. The Guidelines should be used in conjunction with the
Zoning Ordinance, which will identify the more specific and
measurable quantities.
Included with the Draft Site Development Review Guidelines are
sample pictures (Attachment 1) demonstrating reproduction quality
attainable for the final document.
Staff recommends that the Planning Commission approve the Draft
Site Development Review Guidelines through minute action. The
Guidelines will subsequently be presented to the City Council for
review and approval.
ITEM NO. /. i
COPIES TO: Project File
PAGE OF3 Agenda File
SITE DEVELOPMENT REVIEW
GUIDELINES
DRAFT #3
DECEMBER 26, 1991
PAGE ; OF _.i
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. 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.
The Planning Commission recommended adoption on
The City Council adopted these Guidelines on
PAGE 3 OF 3 `i
SITE PLANNING
Site Design and planning is important because it c �� III
major elements of physical development: buildings LM►(Ut�fI"+ W
circulation, and landscape and amenities. The Pla
will review all applications to ensure that these
compatible, and in proper balance, with the existing or proposea 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.
2. Site designs should be compatible with the immediate environment
of the site. Plans should indicate the streetscape where the
uses contrast with surroundings.
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. (See photos 1 &
2)
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.
5. The siting and orientation of buildings should respond to the
pedestrian or 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.
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. (See photo 3)
7. Common driveways which provide vehicular access to more than one
site are encouraged.
PAGE 1 OF3�
F/10 TO _I_
PHOTO 3
FHoTo 2_
� 5 I\
PAGE OF
8: Adequate provisions should be made for emergency vehicle access.
9. Site orientation should give consideration to solar or energy
efficiency
10. Provision should be made for bicycles. Bicycle parking in
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 highly visible locations, and should
be lockable.
11. Early contact with the utility companies is encouraged so that
pad -mounted transformers can be integrated into the site plan.
All pad fixtures and meters should be shown on the site plan.
OFF STREET PARKING
1. 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. Parking lots should be clearly and
eaisily understandable, even to the first time visitor. Small
projects may need to combine components of the hierarchy.
2. Driveway entrances should provide an adequate clear space behind
the sidewalk, such as a setback or landscape strip, prior to
starting the first parking space. This will minimize conflicts
created by vehicles entering the site and vehicles exiting
parking spaces.
3. Parking areas should be easily accessed from the street so that
circulation to parking areas does not interfere with other site
activities. Visitor parking should be located at the entrance of
the building and clearly marked. Automobile parking shall be
separated from loading areas and truck parking areas. (See photo
4)
4. Generally, off-street parking facilities should be located to the
rear of sites. Street frontages should be devoted to building
architecture and landscaping.
5. All parking areas should be landscaped. Shade and shelter from
the wind and rain should be provided for parked cars. Deciduous
trees may be used and should provide a canopy over the parked
cars. The canopy should be pruned up high enough to avoid damage
to the 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. (See photos 5 & 6)
PAGE 6> OF3 �
PHOTO 4/
PHOTO 5-
PH0-ro
PAGE 7 oF 59\
6. Parking should be partially screened from the street with mounds,
vegetative screen, low wall, fence, or lowered parking grade.
Screening should, however, allow for visual surveillence from the
street. Planting areas should be utilized to break up large
expanses of paving and to visually separate masses of parked cars
(5' minimum dimension). (See photo 7)
7. Pedestrian access from the parking areas to structures should be
integrated into the site design. (See photo 8)
8. 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.
FENCING AND SCREENING
1. 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 9)
2. All exterior trash and storage utility boxes, electric and gas
meters, fire sprinkler valves and backflow preventors,
transformers, etc. should be screened from 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.
3. Adequate fencing and walls should be provided to guarantee
preservation of privacy to adjacent residential uses. (See photo
10)
4. Security fences should blend in with the site's architecture,
such as dark vinyl clad chain link fences with redwood slats.
5. 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.
6. 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.
7. Where conflicting site activities are adjacent to each other,
fences and walls should be used as activity separators.
8. Fencing that encompasses considerable land in highly visible
areas should not be of a type that would impact the community's
scenic view potential.
PAGE ° _ 0f7.3
PHo To -7
PHOTO
PAGE 9 OF -31'
F/IQro 9
Pura 10
PAGE 1. �- OF .....1
9: Long expanses of fence or wall surfaces should be architecturally
designed to prevent monotony. (See photo 11)
EXTERIOR LIGHTING
1. 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.
Area lighting should be predominantly down -directed, and should
be designed so that light is not directed off the site. (See
photo 12)
2. Area lighting for security and visibility should be provided by
fixtures which are compatible and consistent with the building
design.
3. Fixture mounting height should be appropriate to the project and
the environment, while avoiding glare and minimizing light
intrusion.
PAGE L O; 3
PAGE .l2- .fd
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. 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 13 & 14)
2. 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. (See photo 15)
3. 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 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. 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 16)
4. Landscape plans should incorporate various site elements.
Outdoor lighting, signing, trash receptacles, fencing, etc.,
should be carefully considered as integral elements of the
landscape design and should be included in, and shown on, all
landscape plans.
5. Landscaping should not be utilized to screen out an otherwise
unacceptable building. Building architecture should stand on its
own with landscaping incorporated as an integral element of
overall project design.
PAGE) 3 OF 3�
PHOTO I 3
•
4o0.41 • . • • • • Vt.'i f
_ -
, 74,
PHoTC)
PAGE IL4 OF _3(1
Pf-+oTO 15
PI -to -To 16
PAGE 15 OF 39
6. Landscaping incorporated into building design is encouraged.
Trellises, arbors, and cascading type landscaping should be
considered. (See photo 17)
7. Perimeter landscaping is encouraged. It should provide buffer,
screening and appropriate transition to adjacent properties and
should generally include trees, shrubs and ground.
8. Where automobile bumpers overhang into perimeter landscaping or
landscape strips, there must be adequate growing area outside of
the bumper overhang, typically five feet. (See photo 18)
9. 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.
10. 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.
11. Appropriate irrigation is required for all landscaped areas;
generally, an automatic, underground system is required. Said
irrigation systems should be designed so as not to overspray
walks, buildings, fences, roadways, etc.
12. Water conservation measures should be incorporated in the
landscape design.
PAGE._ OF��
Pko-ro
PH.oT0 18
STREET TREES
1. Street trees are required for all developments, 15 gallon minimum
size. Street trees should be pruned to develop high shade
canopies.
2. 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. (See photo
19)
3. Ornamental or flowering trees can be used as accent trees or on
certain streets where a particular dramatic effect may be
appropriate.
4. 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 20)
5. 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.
PAGE. OF 3_
P//o To /9
PNoTo xo
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 21)
2. Building entries should be protected from the elements and should
create a "sense of entry" or focal point for the structure. (See
photos 22 & 23)
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.
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 is important in design. (See photo
24)
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.
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,
and spatial volumes and by varied use of window areas, arcades,
materials and roof elements. (See photo 25)
7. Parapet walls should be treated as an integral part of the
building design. Such walls should not stick out as unrelated
visual elements.
PAGE OF
•
PHoTo 2 I
PHOTO 2 2.
pH 0 TO 2:5
PAGE 0
2-1 -
1-
IR
1/
wkwiRatt-
HOME AU70 6i)1 ifli
PI-JO To 2q
PHOTO ZS
P•AGF a_ 3F .35
8. Exposed rooftops should be treated as visually 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.
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.
10. The choice of materials, colors 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.
11. Highly reflective materials are discouraged. These materials may
be considered as secondary or accent materials but are
discouraged as primary or base finish material of a building.
12. Temporary buildings should have design features similar to
permanent buildings. Landscaping is encouraged.
13. 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.
14. Attached structures such as solar heat collector panels,
antennas, satellite dishes, etc. should be integrated into the
project architecture.
15. The necessity for utility connections, meter boxes, etc. should
be recognized and integrated within the architectural design of
the site and/or building.
16. 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. (See photo 26)
PAGE23 0F3�_
PHOTO Z6
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.
2. An overall design theme should be provided to create visual
continuity. (See photos 27 & 28)
3. Design should provide sufficient architectural diversity to avoid
monotony and provide visual interest. There should not be long
lines of parked cars or blank garage doors. Typical elements
which accomplish this are wing walls, roof design, trim, floor
overhangs, building or unit offsets, window boxes, bays,
balconies, porches, trellis, chimneys, or combinations of the
above. (See photo 29)
4. Building entries should be clearly identified and protected from
the weather.
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.
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 30)
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.
8. Roof lines that pitch or step in opposite directions to the slope
of the land are discouraged.
9. Design should consider all possible areas of energy conservation.
Available sunlight for each unit should be maximized. The layout
of development, the setting of structures, and the materials
selected can influence long-term energy requirements.
PAGF Cis
c)
PH0T0 2_9
• • -
etc • .1
PHOTO 30
PAGE OF
10. Required noise attenuation measures, such as sound walls, should
be architecturally compatible with the building design.
11. Encourage pedestrian walkways/access from residential areas to
adjacent commercial and service areas.
MULTIPLE -FAMILY
1. 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).
2. Pedestrian access to residential developments should not depend
solely on driveways and access roads. The pedestrian circulation
system should be separated, or safely integrated with the
vehicular circulation system.
3. Carports, light fixtures, fences, mailboxes and trash enclosures
should be integrated into the overall project design.
4. Carports or open parking areas should be screened in a way that
auto headlights do not shine into living areas.
5. Garages with parking aprons less than the standard length should
provide automatic garage door openers with sectional roll up
doors.
6. 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. (See photo 31)
7. Laundry facilities should be incorporated into the overall design
of multiple -family projects.
8. All multiple family residential units should be provided with
adequate (typically 120 cubic feet) exterior enclosed storage
space, which is lockable and water -proofed.
7NoTo 31
PAGE! OE361-
OPEN SPACE
1. Both "Private" and "Common" usable open space should be provided
in multiple -family residential developments.
2. "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.
3. "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.
4. 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 useable open space areas provided
closest to the portions of the development with the highest
density/intensity.
5. 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 32)
6. Housing design should encourage the possibility of
interaction while affording privacy between living
Privacy within each unit and its immediate outdoor
be a major design consideration, however an effort
through the placement of units to allow a "Common"
pathway for public interaction. (See photo 33)
community
units.
space should
should be made
open space
7. 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 34)
8. 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 surveilance is practical and noise
impacts are minimized.
PAGE �� OF39,
PHOTO 31
PHOTO 33
PHOTO 34
PAGE 3 Or 39
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. On larger commercial sites, a portion of the total building area
should be located at the street perimeter. Such siting, together
with substantial landscape treatment reinforces and strengthens
the streetscape and helps to screen off-street parking areas.
However, such siting should not "enclose" the project. (See
photo 35)
2. 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. The ground floor level(s) of
buildings where pedestrian activity is high should include
elements of pedestrian interest. Display windows, retail shops
and courtyard entrances are encouraged. (See photo 36)
3. Textured or colored paving materials are encouraged to identify
pedestrian circulation. (See photo 37)
4. Service areas should be visually screened from pedestrian,
customer and vehicular circulation areas. (See photo 38)
5. Commercial centers abutting residential areas should be sensitive
to noise, visual, light penetration and operational impacts.
6. Adequate street furniture and accessories should be provided and
should be compatible with the architectural design of the
building.
7. A unifying lighting concept should be incorporated into the
center, including uniform fixtures and mounting locations for
pedestrian, vehicular and architectural elements.
PAGE 31 0r 39_
PHOTO
37
PHOTO
3S
. 7, ,T717,77,77i7irTn7,17,-STMT71-Z
144.— s
s;s4t4,
,
-sCook gicsss
PHoPro
35-
ICA .- s • -
‘s;
T;r1t,
.114
•
37
444P.T71.ri.Thrlinin
- 11'
- -
D A nr 32" nc 3-
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.
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.
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.
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.
PAGE 33 OF 35._
SIGNING
All signing should be designed and scaled to relate to the building
upon which it is attached and oriented to the entrance. Signage is
intended to provide attractive and effective business identification.
Sign concepts and location should be architecturally incorporated
during the design of the building. 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 39 & 40)
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.
3. Attached signs should not project over the eave or parapet line.
4. The use of individual letters for signs is preferred over
"cabinet" signs. Individual letters typically provide more
effective and attractive identification. (See photo 41)
5. The light source of externally illuminated signs should be
shielded or be out of the public's view.
6. Original signs or reproductions of such signs in historic areas
are encouraged. (See photo 42)
7. Sign "letters" should be illuminated rather than the background
area, to eliminate harsh and unsafe glare created by illuminated
white backgrounds. (See photo 43)
8. Building design should provide areas for attractive and effective
signage.
PAGE 3`L p 3�1
,._
CROwNik,Books
LUGGAGE CalnIR JENNY Cli4a li 0 lax
' =7 '''' -----72-- .._:.:____...•
-4 79°4 -P:a.gp•,!-,., 1,4.,t ,,,..,,ii,,...____‘,•I',-,.,, .,.4.,1,, 11,;..
1 tt. ts„ot il
- .... .:41U' I it •• ..
_ • "1'''''• , t . , - -- .:.',A• ' ' . , \.......0
PHOTO 39
PHoTO 40
•
, • - : •••,"1/2-
; • -
• ;;•, ' • .
;.•-•,•; • , • , • ._
•
- ' , •
•
•
•
. 2
pyoro 1/1
AE—
\.
,
PHO TO 2/2-
PIO TO 4713
OF..
>a
rLro G tn
G -C•p—C
N r r, •-G 'O •SG Oir4 r
f
G J n
0,0
)3
q•
r
--se G 7 G 1, r-,.. n 6 )•i
Vi
, 0 G r,. �- r' G 'fir . G • O O (' G 7
trl
�/' ° %. ? �' 0 0 0 0 4 r. can - -
0 ~. ' N 0 (moo VI 0 O � rt• C, 4 G V% •- r"
st'
t o G" C7 c' c = <. G
O
▪ •
r _ y' rj
G 0 0 ° is r
c: • -7.--2,::
.•, °• • r+1 "�,•,' J < l ter„ 1
,- G i C i C% '�".'i `�
n
., J C: r, f r' " f• J G .,
O G r
i m r f ,
a. ° 4.i..• :-„7.-...F.1..-.,.,.• ;'6, c ,''..c.•••.:...-
1 1 o f 1= r O • ;;
r.. 6
O v' f f: 1 J •- ;-� f �' r .`••- et...!„
^ C C' f '.▪ • C r C+
▪ u n, C4 C r. ; n • r o c r^ J r
.,-. '' .�• .,,. "°� - J• C . L .G �` 1 �' � r "-
r 6 n f
O
^ter•, i G -
▪ 6 i n, (7 C
1
r f
0 `
V
•
�' ZLA
G
G 5: Ci r.
r G
•
L
r,+.
J-
r�
J."i
r ' r'. r
r
r. c
• t r G
..G °n•_
.-, .- 0 J '.. o "7
..+
c c 0 < f = r `- -
i J J • r r f
c' 6 0 ✓ c. N
•r
-' C C 0` f.
l r, i . i �' '-'
J
J J i ^,
0n J ^ .P.'.' i ".,
c r
r
'' r '" 1. .,. f• (:' C f: —.''.. i•
• f rr C f G r. G
• G'° r J n n
Y- n
(........., ,- - :::, 9., . r. - - ....,. . . : . " ": . ,, . f- 13 ,. • , -__ , ,`:: 3:: .,-. - •
-
• r �kr
• f =:Ir'‘. r G1�
f
c r '- r
-•
r• Y
pitoTc3,
gro 1
ATTACH HT
31, jve.. leyt Z
PAGE
el() 3Z
POW 37
Phtio To 3 6
pp:GE 39' or, 7