HomeMy WebLinkAboutITem 9.1 Review of Draft SDR GuidelinesCITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: September 16, 1991
TO: Planning Commission
FROM: Planning Staff
igork
PREPARED BY: David Choy, Associate Planner
SUBJECT: Review of Draft Site Development Review
Guidelines
RECOMMENDATION:
1) Receive report
2) Question Staff
3) Provide input
4) Provide direction regarding Site
Development Review Guidelines
EXHIBITS: A. Site Development Review Guidelines
Draft #1, dated July 15, 1991
ATTACHMENTS: 1. Community Design Guidelines for
Metal Buildings, prepared by
California Building Systems
Institute, Inc.
DESCRIPTION:
In response to the Management Audit recommendation prepared by
Hughes, Heiss & Associates in 1989, the Planning Staff has
prepared Site Development Review Guidelines for review and
comment. 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 major components of design criteria were separated into
various categories. These categories attempt to define the basic
principles of Site Development Review. The categories consist of
the following:
Site Planning - including preservation and incorporation of
natural amenities, vehicular and pedestrian circulation, off
street parking, fencing and screening, and exterior lighting;
Landscape Desian - including the development of an overall
concept, scale and function, screening, visual separators,
irrigation, water conservation, and street trees;
Architecture/Buildina Desian - including the visual relationship
between buildings, creating a human scale environment, building
placement, materials and colors, and building entries;
Residential Desian - including maintaining and improving the
appearance and safety of neighborhoods, providing entries into
developments, ridge lines, energy conservation, architectural
diversity, private/common open spaces, pedestrian
circulation/interaction, spatial relationship, and privacy;
Commercial Centers - including a uniform theme, pedestrian
circulation, siting/streetscape, service area screening, noise
and light, and street furniture (i.e. benches, tables, light
standards, directories, etc.);
Industrial Desian - including a uniform theme, on -site
circulation, siting/streetscape, service area screening, and
noise and light;
Sianina - including the relationship to overall design, sign
programs, orientation, height, relationship to streetscape, and
lighting.
Staff is seeking input and direction from the Planning Commission
regarding the Site Development Review Guidelines. The Planning
Commission will ultimately provide a recommendation to the City
Council regarding appropriate action to be taken on the proposed
Site Development Review Guidelines. Staff will bring this item
back to the Planning Commission at a future date, depending upon
the extent of comments, for further review and discussion.
/sdragndl
PAGE a OF.53
SITE DEVELOPMENT REVIEW
GUIDELINES
DRAFT #1
JULY 15, 1991
EXHtBIT A
PAGE 3 OF 36
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.
They have the specific purpose of aiding the implementation of
the goals and objectives of the General Plan, together with the
Zoning Ordinance.
PAGE L OF 82
SITE PLANNING
Site Design and planning is important because it combines the 3
elements of 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.
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 shall be recognized and integrated
into the site design. Views, trees, creeks and similar
features unique to the site shall 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.
PAGE 5 OF de
PAGE OF 38
6. Driveways into or out of a shopping center shall not be
obstructed by parking spaces. Ingress and egress driveways
shall 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.
8. Adequate provisions shall be made for emergency vehicle
access.
9. Site orientation should give consideration to solar or
energy efficiency
10. Provision shall 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. Small
projects may need to combine components of the hierarchy.
2. 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)
3. Driveway entrances shall provide 15' clear behind the
sidewalk prior to starting the first parking space.
4. Generally, off-street parking facilities should be located
to the rear of sites. Street frontages should be devoted to
building architecture and landscaping.
PAGE OF 38
PoTr) 3
PAGE 8 OF 38
5. All parking areas shall be landscaped. Shade should be
provided for parked cars. Deciduous trees may be used and
shall provide a canopy over the parked cars. The canopy
shall be pruned up high enough to avoid damage to the
trees. 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)
6. Parking should be screened from the street with mounds,
vegetative screen, low wall, fence, or lowered parking
grade. Planting areas shall 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 shall
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
shall 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. shall 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 shall 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.
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5. Uphill fencing in subdivisions that is visible and irregular
should receive architectural treatment in design or material
selection to minimize its prominence and unsightliness.
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 can be used as activity separators.
8. Fencing that encompasses considerable land area shall not be
of a type that would obstruct the community's scenic view
potential.
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 shall be compatible with the neighborhood
ambient light level. Area lighting should be predominantly
down -directed, and should be designed so that there is no
light directed off the site. (See photo 12)
2. Area lighting for security, visibility, or architecture
enhancement of the building shall be provided by
architecturally designed fixtures. Fixture style and design
should be compatible and consistent with the building
design. In industrial developments where lighting for
security of loading areas in necessary, light fixtures
designed onto the elevation may be considered.
3. Fixture mounting height should be appropriate to the project
and the environment. Use of low, bollard -type fixtures, 3-4
feet in height are encouraged as pedestrian area lighting,
with approximately 8 feet as a maximum mounting height. The
mounting height of fixtures in vehicular and/or storage
areas should not exceed 16 feet, with lower mounting heights
encouraged.
PAG
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PAGE I OF 38
LANDSCAPE DESIGN
All landscape plans shall exhibit a concept. 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 shall 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
landscape design. Mature existing trees and tree groupings
as well as rock outcroppings should be considered as design
determinants. In sites with 50-year trees, the site plan,
elevations and landscape shall be required to protect the
existing 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 shall incorporate various site elements.
Outdoor lighting, signing, trash receptacles, fencing, etc.,
shall be carefully considered as integral elements of the
landscape design and should be included in, and shown on,
all landscape plans.
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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.
6. Landscaping incorporated into building design is
encouraged. Trellises, arbors, and cascading type
landscaping should be considered. (See photo 17)
7. Perimeter landscaping shall provide buffer, screening and
appropriate transition to adjacent properties and generally
includes trees, shrubs and ground cover (5' clear shall be a
minimum landscape dimension).
8. Where automobile bumpers overhang, into landscape strips,
there must be a minimum of three (3) feet of growing area
outside of the two (2) foot bumper overhang. (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 of "foreign"
materials is generally discouraged.
10. Ground cover shall 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. Maintenance plans and requirements shall be a condition of
all landscape plans.
12. Appropriate irrigation is required for all landscaped areas;
generally, an automatic, underground system is required.
Said irrigation systems shall be designed so as not to
overspray walks, buildings, fences, roadways, etc.
13. Water conservation measures shall be incorporated in the
landscape design.
PAGE OF 3
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STREET TREES
1. Street trees are required for all developments, 15 gallon
minimum size. Street trees shall be pruned to develop high
shade canopies.
2. Arterial and major streets shall 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 shall be properly planted in terms of soil
conditioning, and staking should be maintained for an
adequate period of time to assure the healthy establishment
of the plant.
PAGE 11 OF 38
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PAGE 23' OF .f_.?2.
ARCHITECTURE/BUILDING DESIGN.
No single 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 shall achieve a human scale and interest. Wall
insets, balconies and window projections, etc., are examples
of building elements which may help reduce the scale of
larger buildings. (See photo 21)
2. Building entries shall 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 shall 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 shall attain a visual
completeness. Temporary barriers/walls should be painted
and trimmed to integrate with the permanent construction.
6. All elevations shall be considered for some architectural
treatment in order to avoid the blank wall effect. Where
long buildings are utilized, visual relief shall 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)
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7. Parapet walls should be treated as an integral part of the
building design. Such walls should not stick out as
unrelated visual elements.
8. Exposed rooftops shall 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 shall 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. Rooftop screening and other
mechanical equipment screening shall be a minimum of 12
inches higher than the equipment itself.
9. Building color shall be compatible with the neighborhood and
should reinforce the visual character of the environment of
the proposed buildings. The color shall not be such that
the building is competing for attention. Generally,
building colors shall be subdued and not garish, and shall
not in any way become "signing" of the building or site.
Integral coloring of concrete, stucco, and similar materials
is encouraged. Low-key and earth tone colors work best with
natural or integral materials. Bright colors may be used to
provide an attractive and distinctive accent. The
employment of subdued color on sun -exposed surfaces, and the
use of intense colors in recessed places is encouraged.
10. The choice of materials, colors and the level of detailing
shall 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 shall 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. Standards for temporary buildings are the same as for
permanent buildings. Permanent landscaping is required.
38
PAGE OF
13. Metal buildings must be well 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. shall 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 shall be designed into the architecture. They shall
not look as though applied or adhered to the building, and
shall not unduly call attention to themselves. Colors shall
be coordinated with the adjacent wall material. Instruction
and identification boxes and other necessary items shall be
integrated into the design of the fixture. (See photo 26)
Prre,
PAGES OF 3?)
RESIDENTIAL DESIGN.
Residentdial 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 shall be provided to create visual
continuity. (See photos 27 & 28)
3. Design shall 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, 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 many 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. Carports, light fixtures, fences, mailboxes and other
utility structures shall be integrated into the
architecture. They shall be enclosed by architecturally
compatible elements or screened from public view. (See
photo 30)
7. 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
PAGE °ID OF
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also create the threshold for change from the public
thoroughfares to the more private, quiet environment of the
neighborhoods. (See photo 31)
8. Surrounding ridge -tops shall be preserved. The tops of
structures in hillside development shall be below the
perceived skyline from the nearest arterial or collector
street.
9. Roof lines that pitch or step in opposite directions to the
slope of the land are discouraged.
10. Design shall 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.
11. Carports or open parking areas should be screened in a way
that auto headlights do not shine into living areas.
12. Garages with parking aprons less than 20 feet in length
shall provide automatic garage door openers and/or sectional
roll up doors.
13. "Private" and "Common" usable open space shall be provided
in multiple -family residential developments. "Private"
usable open space for each dwelling unit shall be directly
accessible from the unit, and shall be big enough to permit
outdoor living opportunities. The location of "Common" open
space areas should take into account the prevailing winds
and solar orientation. "Common" areas should be readily
accessible from all buildings, and should be integral to the
on -site pedestrian system.
14. Housing design should encourage the possibility of community
interaction while affording privacy. 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 natural public
space pathway for interaction. (See photo 32)
15. Units should orient towards the common areas whenever
possible. Units oriented to parking shall be setback and
landscaped to sufficiently screen parked vehicles. (See
photo 33)
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16. Open space should flow from the interior of the development,
connecting with each other and the streetscape whenever
possible. (See photo 34)
17. Pedestrian access to residential developments should not
utilize driveways. The pedestrian circulation system shall
be separated from the vehicular circulation system and shall
line the open spaces of the development.
18. Open space shall not include required setbacks or linear
strips less than ten feet in width or incidental remote
areas used for buffering, berming and screening.
19. Projects shall include noise attenuation measures for
internal noise. Necessary noise attenuation measures shall
be architecturally integrated in the building design.
20. Multiple family residential projects over 15 units shall
provide for on -site laundry facilities.
21. All multiple family residential units shall be provided with
a minimum exterior enclosed storage space of 120 cubic feet.
Piic
PAGE 31 OF 36
COMMERCIAL CENTERS
A unified 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 with heavy vehicular traffic,
particularly those without on -street parking, should provide
a major entry from the off-street parking area.
3. 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 shall include elements of pedestrian interest. Display
windows, retail shops and courtyard entrances are
encouraged. (See photo 36)
4. Textured or colored paving materials are encouraged to
identify pedestrian circulation. (See photo 37)
5. Service areas should be well screened from pedestrian,
customer and vehicular circulation areas. (See photo 38)
6. Commercial centers abutting residential areas shall mitigate
noise and light penetration impacts.
7. Street furniture and accessories should be consistent
throughout vehicular and pedestrian areas.
8. A unifying lighting concept shall be incorporated into the
center, including uniform fixtures and mounting locations
for pedestrian, vehicular and architectural elements.
PAGE 3 2- OF 38
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37
PAGE
INDUSTRIAL DESIGN
1. In areas where industrial uses are interspersed with
residential uses, height and setbacks shall 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 and shall be offset from driveway
openings
4. Adequate on -site staging areas shall be supplied for trucks
waiting to unload. The use of the public street for parking
and staging of trucks awaiting loading is unsightly and
unsafe.
PAGE F
SIGNING
All signing shall be designed and scaled to relate to the
building upon which it is attached and oriented to the entrance.
Sign concepts and location shall be architecturally incorporated
during the design of the building. The following policies have
been established to meet this intent.
1. Sign Programs shall be prepared for multiple occupancy
buildings. Overall design compatibility is ensured by such
programs. The program shall promote the identifying name or
address of the building and shall allow for accessible
directories to identify multiple tenants. (See photo 39)
2. Sign Programs for shopping centers shall be oriented "into"
the center rather than directed "outside" the center. A
free standing sign identifying the center may be directed to
major streets or entry area. (See photo 40)
3. The design of freestanding signs shall be sensitively tied
to the building design. Sign heights shall be comparable
with neighboring sign heights and above all shall enhance
the streetscape.
4. Attached signs shall not project over the eave or parapet
line.
5. The use of individual letters for signs is preferred over
"cabinet" signs or signs which have emphasized backgrounds.
(See photo 41)
6. The light source of externally illuminated signs
shielded or be out of the public's view.
7. Original signs or reproductions of such signs in
areas are encouraged. (See photo 42)
8. To eliminate harsh and unsafe glare created by illuminated
white backgrounds, sign "letters" should be illuminated
rather than the background area. (See photo 43)
shall be
historic
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RECEIVED
COMMUNITY MAY 3kAl:
DESIGN GU IDELINS "G
FOR METAL BUILDINGS
RECEIVED
COMMUNITY MAYS199I
DESIGN GU IDELINt PLANNING
FOR METAL BUILDINGS
These guidelines are about architectural review
and aesthetics —about buildings that are good
neighbors.
Although all buildings are evaluated under the
same criteria, metal buildings are given special
attention.
These guidelines examine building design, the
relationship of buildings to the neighborhood,
parking, landscaping, signs and other features that
make buildings good neighbors.
They are from recognized principals of design,
planning and aesthetics: harmony, continuity,
proportion, simplicity and balance.
We encourage creativity, new ideas in the use of
building materials and innovative construction
methods which add richness and harmony; we expect
creativity from metal's exceptional flexibility.
Design Guidelines For Metal Buildings is about
helping to assure projects that strike a balance
between the developer's preference and public
interests.
The following are some considerations that will
influence this city's architectural review of
individual projects:
1. Has the developer
used sensitivity and
common sense to design
a functional
and attractive
project?
METAL IN
ARCHITECTURE:
DESIGNING FOR PUBLIC
ACCEPTANCE
2. Is the building suitable for its use? Does it relate
to its surroundings? Are materials appropriate to the
building site?
3. Has the project met other city requirements?
4. Will it contribute to the quality of life in the
community?
5. If it is a stock building — even with colors
and design that have a national marketing theme —
does it fit the city's desire to enhance community
image?
6. Does it minimize interference with the
privacy, quiet and views of its neighbors?
Building and site design should also minimize
traffic problems and provide for the safety and
security of users and the public alike.
7. Is it interesting to look at? Monotony in form,
detail and siting should be avoided.
Buildings should avoid large expanses of blank
metal walls, for example.
9. If the project is large, complex and on a
sensitive site, does it use design teams that include
building and landscape architects and engineers?
10. Does the project recognize
the relationship of land
values to aesthetics
that will strengthen
the city's
economic
base?
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OF
7
I
t is the intention of these guidelines to provide a
clear idea of the city's design criteria without
dictating design.
Sometimes, however, the importance of the
city's standards has not always been understood
by builders and owners. This is particularly true of
metal building projects, which often present difficult
problems with appearance.
Some of these problems that occur frequently are
illustrated in the pages that follow.
Many of them can be elimi-
nated if the developer is sensitive to
the area surrounding the site.
Developers should recognize that
the city is not only concerned about
architecture and Iandscaping, but also
about the effect of the project on the
appearance and economic base of the
neighborhood.
Contents
Designing for Public Acceptance 2
Fundamental Design Guidelines 4
Site and Environment 6
The Building 8
Windows and Doors 10
This city is changing its ideas about the
architectural characteristics of its buildings.
Although other standards of design have been
permitted in the past, they may not be accepted today
or in the future.
A meeting with our planners before completing
project plans can help you understand these new
concerns and perceptions about our built
environment.
Roofs 10
Utilities 12
Signs 12
Landscaping 14
Terms 14
3
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4
1.MATERIALS AND FINISHES
A. New buildings cvith metal siding or metal
roofs should have factory -painted finishes.
B. Metal building components for renovations
or additions should be coated with materials that
conform to industry standards for such uses.
C. Untreated metal siding or roofing should not
be used.
D. Panels without color should not be used. An
exception is Galvalume/Zincalume roofs if these
light colored surfaces enhance the project and do not
have an unfavorable effect when viewed from public
streets or from other surrounding areas.
E. Material of less than 26-gauge should not be
used.
F. Architectural panels should be considered in
design -sensitive areas.
2.ROOFS
C. Improve appearance with steeper roof slopes
and integrated fascias, darker colors, concealed
fasteners, parapet walls and other treatments.
D. Screen unsightly mechanical equipment
with parapet walls, mechanical recesses, or other
means. Roof vent color should match that of the
roof.
3.WALLS
A. Use factory applied paint finishes on exterior
metal walls.
B. Reduce visual prominence of fasteners by
using architectural panels, wall systems with con-
cealed or color -coded fasteners or other types of
metal wall panels.
C. Note that exposed fasteners may actually add
to the attractiveness of structures.
D. Use wall colors that are compatible with the
neighborhood.
E. Protect outside and inside metal walls from
A. Reduce negative visual effects of roofs with aggressive manufacturing, vehicles, corrosion and
regular maintenance. abuse. Use bollards, land-
B. High -visibility roofs FUNDAMENTAL scaping, wainscoting.
can be a pleasing Keep stored things
part of building DESIGN GUIDELINES from
inside walls
nd out.
design.
FOR METAL BUILDING
1/ Key Steps
To Project
Approval
The quality of your
drawings can help your
project be understood.
1/ Submit professional
drawings that are clear and
atrtractive.
2/ Note all materials
and colors on the original
drawings.
3/ Make the presentation
attractive with photographs,
perspective drawings, color
renderings or color -keyed
blueprints.
4/ It is helpful to submit a
sample board of the materials
and colors that will be used
in the project
PAGE I/7 OF 5-5
E. Use architectural detailing to reduce the
massy appearance of long uninterrupted wall surfaces
and excessively high walls. Horizontal color bands,
varied wall planes, and landscaped areas with plant-
ings of correct scale are other ways to overcome
these problems.
F. Downspouts should complement or match
wall colors or be concealed within the walls, unless
they are used as a legitimate architectural detail.
4.ARCHITECTURAL PANELS
A. Site -sensitive metal building projects may
require metal walls with more attractive panel
profiles than are available
with standard
industrial metal panels.
B. Most have con-
cealed fasteners
and coatings with 20-year
warranties.
C. Other recommenda-
tions to ensure wall and
roof panel appearance and
longevity are available
through the planning staff.
Your own ideas about panel
options are also welcome.
5.ENTRYWAYS
A. Main entryways
should be clearly defined
and smoothly integrated
with building and land-
scape designs. They should
be designed to serve as
focal points and pleasant
invitations to visitors.
B. Pleasing effects can be achieved with
canopies, roof overhangs, recessed areas and frame -
line extensions.
6.WINDOWS
A. Windows should be considered as design and
as functional elements of the building.
B. The use of store front window systems is a
simple way to improve metal building appearance.
7.OTHER
IMPORTANT
CONSIDERATIONS
A. The use of architects is strongly urged. Their
contribution can make the difference between an
unacceptable project and one that adds to the
owner's investment and that of the community.
B. The use of professional landscape designers
is equally important to insure the selection and
placement of the right trees and shrubs, the use of
landscape materials that reduce the apparent size of
walls that are unusually high, or that provide relief
for long and uninteresting walls.
8.SPECIAL ASSISTANCE
Technical assistance in the use of metal in
architecture is available from the California
Building Systems Institute, Inc., 1531 Argonne
Drive, Stockton, CA 95203. (209) 948-9333.
Included are sources for coating specifications,
roof and wall panels, insulated wall panels, seismic
properties and architects with special expertise in the
design of metal buildings.
PAGE 1 OF S
THIS...
2/Site and
Environment
PAGE //5 OF
7
New buildings should be
compatible with those already
defined for the neighborhood:
building shapes, exterior
materials and details, site, size,
shape and location of windows,
doors and other features,
distance between buildings and
orientation to streets.
Trees, streams, open fields
and other distinguishing land-
scape features important to the
character and enjoyment of the
site by neighbors should be
protected during construction.
Does a certain family of
materials, colors or finishes
tend to predominate?
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Are there large areas of
greenery that would influence
the choice of panels or the
suitability of a given color?
SOLUTION:
BUILDINGS
SHOULD
BE COMPATIBLE
WITH THE
NEIGHBORHOOD
PAGE '7 OF
8
3/ Building
Form
THIS...
The building exterior
includes walls, roofs, windows,
doors, outdoor signs and graphics
and equipment placed on or near
the building.
Stark and monotonous
rectangular forms are seldom
appropriate for any but the most
utilitarian buildings and sites,
and those without high public
visibility.
Break up the monotony of
single, uninterrupted wall
planes by staggering vertical
walls and using roof overhangs.
Staggering planes along an
exterior wall creates attractive
pockets of light and shadow.
Surface variety for exterior
walls can be achieved with
pilasters and deep reveals at
construction joints
Large rectangular forms
can be softened with curved
corners; a strategy that also
adds character and dynamism.
Blend compatible colors in a
single facade to add character
and variety and to reduce
building scale.
The direction and interval
of joints and ribs and
roughened exterior finishes of
architectural metal wall panels
are ways to establish rhythm
and produce character and
relief.
When a large building is
introduced into a setting of
smaller buildings, smaller forms
and elements can be arranged
harmoniously to reduce its scale.
The use of contrasting colors
in varying wall planes can also
add variety and interest to
large, dull structures.
PAGE ys OF 5-5
Exterior wall and roof
surfaces should harmonize with
one another and with their
surroundings. Choose colors,
patterns, textures and finishes
that enhance the design.
Ribbed metal panels can
create distinctive patterns that
emphasize and counterpoise to
create variety and define scale
without a change of materials.
The use of residential
details and materials on com-
mercial or industrial buildings is
usually not appropriate, as is the
mixing of unrelated styles and
features —a colonial front on a
large industrial building, for
example.
Curved corners can soften
and add dynamism. Varying
colors and wall surface textures
can produce diversity.
In design -sensitive hands,
other materials —masonry, brick,
concrete,wood, etc. —can be
combined attractively with metal
walls to add variety and define
scale.
Free-standing outbuildings
should use forms, shapes and
materials that blend with the
main structure.
Leaning materials against
metal walls can be discouraged
by bollards, curbs, and
landscaping. Paved surfaces
and lawns running right up to
metal walls are not aesthetically
pleasing.
While contrast between
materials can create visual
interest and define scale, avoid
material changes simply for their
own sake. Some materials do not
combine well, either because
they differ too much in color,
pattern or texture, or because the
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trl+i
combination is not appropriate
to the building.
Bollards, traffic barriers,
landscaping, coatings and other
protection are also available for
exterior metal walls.
Interior walls should also be
protected from stacked
merchandise, forklifts and other
abusive operations.
SOLUTION:
AVOID STARK
,._ AND MONTONOUS
FORMS
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10
THIS...
4/ Windows
& Doors
5/ Roofs
Variety, scale and rhythm
of window and door openings
establish character and interest
for large exterior walls.
Recessed openings in flat
planes provide contrast by
varying patterns of shade,
sunlight and depth.
Roofs are important to a
building's appearance and
character.
The distinctive pattern of
ribs and points in standing seam
and other metal roofing
materials should coordinate
dimensionally with similar
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11
Avoid long walls
monotonously punctuated with
windows and doors, or
openings dwarfed by walls.
Glazed areas should be pro-
portioned to the scale of the
wall or elevation. To add
interest in large walls, group
small windows into horizontal
bands. For contrast and shade,
create recessed window open-
ings under overhangs.
Windows and doors should
not be located for interior
requirements only, but treated
as part of the architectural
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elements in exterior walls.
Roof colors should also be
coordinated with other colors
on surrounding facades.
Variety in roof shapes and
forms can add character and
diversity —and still be
compatible with the neighbors.
The shape and slope of roof
forms can enhance character
and scale. And they can be
used to blend with the appear-
ance of surrounding buildings.
composition —exterior appear-
ance, proportion, harmony and
scale.
Give entrys a sense of
shelter by using overhangs and
simple recesses. Protected
doorways also create a sense of
entry. Use a wall or eave to
emphasize main entry doors.
Clearly define paths to the
main entry door.
SOLUTION:
TREAT
WINDOWS
AS PART OF
THE BUILDING'S
DESIGN
COMPOSITION
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12
6/Utilitie s
THIS...
7/ Signs
rrfli
Conceal mechanical
equipment —vents, stacks,
outlets and other through -roof
projections —with parapet walls,
architectural screens and other
treatments that complement
building designs.
Equipment may also be
The City's goal is to promote a
quality visual environment by
allowing only signs which are
compatible with their sur-
roundings and which effectively
communicate.
Signs and graphic devices
can be used to define architec-
tural scale, add color, variety and
hidden by placing it at the rear
of the roof where it is not
visible to public view.
Conceal utility doors, fire
system standpipes and valves,
fire doors and loading docks.
Design them to blend with
the building's design.
character to a building.
They should be compatible
in size and scale with the
architecture of the building and
surroundings —including those
set away from buildings.
Design, color, materials
and placement are all important
in creating signs that are
PAGE *1 OF
Conceal outdoor utility
connections and equipment —
heat pumps, air conditioning
compressors, humidifiers etc. —
with architecturally compatible
screens and enclosures.
Connect above -ground
electrical telephone wires to the
building in an unobtrusive
location. Reduce visual exterior
runs of piping, ducting and
wiring.
Outdoor utility hookups and
equipment should be out of
general view. Screening
structures that blend with
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architecturally attractive.
Sign colors should be
compatible with building colors.
Light background with dark
lettering is best visually. Use no
more than two primary colors,
with a secondary third color as
accent or shadow detail.
Fewer words make a more
effective message. Use symbols
that are easily recognizable.
Keep overall shape simple to
avoid detracting from message.
Letters should not occupy more
than 75% of the sign area
Use easy -to -read styles that fit
the business and the building.
building materials and colors
can provide security and
concealment.
Include trash enclosures in
site designs, open to trash
trucks, but not prominently
open to view.
SOLUTION:
CONCEAL
UTILITIES,
OR BLEND
THEM IN
WHOLkESALE.RBtiAli
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PAGE 54 OF 513
14
8/ Landscaping
THIS...
7
Use a balanced mix of trees,
shrubs and ground cover
(with reasonable maintenance
requirements) to provide comfort
and shade for parking and open
spaces.
Earth-berming (mounding
earth upward toward the build -
Chalking - A process by
which finishes develop a
Glossary of Terms loose powdery surface from
decomposition of the paint
binder, principally from
ultraviolet rays.
Concealed Fastener -
Screws or other metal wall
fasteners that are not
visible.
ing) can reduce the apparent
building mass and height and
conserve energy.
Distribute landscaping
throughout the project: in
parking areas, at the base of
building walls to break up hard
edges between paving and walls.
Facade - An accessory to
enhance the appearance of
a wall, or to cover eaves or
gables.
Fluorocarbon Coatings -
Thermoplastic coatings
based on resins made by
polymerizing polyvinyl
fluoride, or plyvinyl fluo-
ride, or polyvinylidene
fluoride.
PAGE 5/
5-3
Lanndscape at trash
enclosures and property line
walls. Landscape around the site
(10 to 15 feet wide along public
streets) to allow for mounding
shrubbery and trees that soften
and enhance the public's view
of the site.
Landscaping should not be
used to mask a sub -standard
building design.
Landscaping helps buildings
blend with their surroundings.
Plants, shrubs and trees add
variety and reduce the appar-
ent scale of large, blank walls.
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Galvalume - Aluminum -
zinc alloy coated steel. Ap-
proximately 55% alumi-
num and 45% zinc, applied
by continuous hot dip.
Mil - Unit of measure
equal to 0.001 inch. Used
to describe paint film
thickness.
Parapet Wall —that part of
a vertical wall extending
above the roof line.
Pilaster - A projection
from a masonry wall
intended to support mem-
bers or reinforce the wall,
architecturally.
Plastisol Coatings -
Thermoplastic coatings
consisting of finely divided
polyvinyl chloride resins
in suitable plasticizers.
During the baking process
the resin particles are
solvated by the plasticizer
Conserve water. Use native,
low -maintenance and drought -
tolerant plants and minimum
turf areas.
SOLUTION:
CREATE A
NATURAL
PRESENCE
and fuse to a continuous
film.
Roll Forming - Used in
forming metal strip. The
metal is run progressively
through rolls of definite
settings that bend the strip
to a final contour.
Soffit - Underside
covering, usually at a roof
overhang.
Standing Seam Roof -
Metal roof system with
panel sidelaps interlocked
to form a watertight joint,
without through -fasteners.
Step In Eave Height -
The condition where a
lower building is attached
to a higher building at the
end walls.
PAGE ✓I I OF - 3
California Building Systems Institute, Inc.
1531 Argonne Drive, Stockton, California 95203
(209) 948-9333
Copyright 1991 California Building Systems Institute, Inc.
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