HomeMy WebLinkAboutItem 9.3 Review of Draft SDR Guidelines1
BLIN
PLANNING eOMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 4, 1991
TO: 'Planning Commission
FROM: Planning Staff
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 and
continue to future meeting
EXHIBITS:_ A. Site Development Review Guidelines
Draft #2, dated October 14, 1991
ATTACHMENTS: 1. Community Design Guidelines for
Metal Buildings, prepared by
California Building Systems
Institute, Inc.
2. Sample Illustrations
3. Planning Application Submittal
Steps
4. The Layperson's Guide to Applying
for a Site Development Review
5. Checklist of Submittal Requirements
for Site Development Review
DESCRIPTION:
At the Planning Commission meeting of September 16; 1991, Staff
presented Draft #1 of the Site Development Review Guidelines for
review and comment. The Guidelines have been revised to reflect
concerns expressed by both the Planning Commission and Staff.
Changes are reflected by bold text throughout the Guidelines.
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
ITEM NO. /• 3
COPIES TO:
Project File
Agenda File
PAGE / OF L.Q.
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.
On September 17, 1989, at a joint meeting of the Planning
Commission and City Council in which the Management Audit
prepared by Hughes, Heiss & Associates was reviewed, the City
Council expressed an interest in developing criteria to specify
when small additions or alterations subject to Site Development
Review would or would not be routed out to other agencies and
City Departments. Council directed Staff to include this
criteria within the Site Development Review Guidelines.
Site Development Review routing criteria should include the
establishment of a maximum size (200, 300, 400 square feet) for
new construction or additions which have minimal or no effect on
the operation of the existing site (i.e. on -site circulation,
drainage or landscaping). Projects conforming with this criteria
would not require routing for comments.
The Zoning Ordinance requires Site Development Review approval
for new structures totalling 1,000 square feet or more or any
construction aggregating 1,000 square feet or more, proposed
within the Commercial or Industrial Districts, unless zoning
approval is granted through a Site Development Review Waiver.
Staff currently processes Site Development Review Waiver requests
for minor physical modifications to existing or approved projects
(i.e. additions of windows or doors to existing buildings,
modifications to landscaping, installing satellite dishes, etc.)
which have little or no impact on the existing site. Waiver
requests are reviewed to ensure that the intent and objectives of
the Site Development Review procedure are met. Waiver requests
are handled administratively and are not routed for comments.
Staff questions whether the Site Development Review Guidelines
are the appropriate location for specific information regarding
routing criteria. Staff believes that routing criteria
information would be more appropriate if it were located in
either the Planning Department handout titled "Laypersons's Guide
to Applying for a Site Development Review" or within the Planning
Department procedures manual, since the Guidelines do not address
procedures for processing Site Development Review applications.
Staff is seeking input and direction from the Planning Commission
regarding the policies contained within Draft #2 of the Site
Development Review Guidelines. Staff would also like to discuss
the extent of using pictures exclusively, or in combination with
illustrations, to exemplify concepts throughout the Guidelines.
After receiving the Planning Commissioner's comments and making
any necessary revisions or clarifications, Staff will bring this
item back to the Planning Commission at a future date. 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.
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PAGE
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SITE DEVELOPMENT REVIEW
GUIDELINES
DRAFT #2
OCTOBER 14, 1991
RAFT
PAGE 3 OF
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 171 OF (a D
SITE PLANNING
Site Design and planning is important because it combines the three
major elements of physical development: buildings, parking and
circulation, and landscape and amenities. The Planning Department
will review all applications to ensure that these three aspects are
compatible, and in proper balance, with the existing or proposed area
setting. The following policies have been established to meet this
intent.
1. Buildings should be designed and sited so as to provide a strong
functional relationship to the site. Required side and rear
yards should be utilized and should be integrated into the
overall purposeful arrangement. Inaccessible yards and similar
outdoor spaces which tend to encourage gathering of trash,
storage, and weeds should be avoided.
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.
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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 should 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
easily 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 should 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)
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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 surveillance 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.
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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.
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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.
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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.
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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.
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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.
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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)
PHOTO ._6
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.
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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 exterior enclosed storage space (typically 120 cubic
feet), which is lockable and water -proofed.
PHOTO 31
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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 surveillance is practical and noise
impacts are minimized.
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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;
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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.
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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 photo 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.
FACE 3 55 OF 6 D
PHOTO 39
PHOTO 40
PoTo LL/
PAGE 3 OF
PHoro
pgo-ro 4/3
37
PAGE
017(2-Ca
RECEIV ED
UNI1
UIDELINL
ETAL BUIL I GS
•
f*-tt.o.t,W
hese guidelines are about architectural review
1 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
Jsr
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 minimise
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?
PAGE R(6., OF � o
3
It 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 landscaping, 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
Landscaping 14
Terms 14
12
PAGE 39 OF 0
4
1.MATERIALS AND FINISHES
A. New buildings with 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
A. Reduce negative visual effects of roofs with
regular maintenance. abuse. Use bollards, land-
B. High -visibility roofs F
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 wails.
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 chat are compatible with the
neighborhood.
E. Protect outside and inside metal walls from
aggressive manufacturing, vehicles, corrosion and
scaping, wainscoting.
can be a pleasing
Keep stored things
part
of building DESIGN G1....J IDELIl� ES f ionside and out.
UNDAMEYTAL
FOR METAL BUILDI\G
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
PAGEaLOF �0
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.
?.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 4b OF 60
6
11HIS,..
CAbl-:
3eyk
- :
•
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5,44,74t.!'illttto
2/Site and
Environment
- _
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•
:;•37 • .
•
. . -
°AGE OF 6°
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 distinguishin74 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?
...NOT THIS
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 'H O l�o
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 strateg', that also
nods character and dynamism.
Blend compatible colors in
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 c' for
in varying wall planes can al.io
add variety and interest to
large. dull structures.
r
1 r
Fsa �a
l77 FC rat
•
PAGE F O
9
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 corn-
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, shape and
materials that blend with the
main structure.
Leaning materials against
metal walls can be discouraged
by bollards, curbs, anal
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
...NOT THIS
1
.t4,-tw„rti.
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.
�Il��' '
'11;Ij:l i! ! I '+
SOLUTION:
AVOID STARK
11 AND MONTONOUS
:i
FORMS
' ._1
PAGE 2 OF 60
10
THIS ...
4/ Windows
& Doors
5/ Roofs
Variety, scale and rhythm
of window and door opening
establish character and interest
for large exterior walls.
Recessed openings in Fat
planes provide contrast by
varying patterns of shade.
sunlight and depth.
Roofs are important to a
building's appearance a: d
character.
The distinctive pattern of
ribs and points in stan.: e seam
and other metal roofin=
materials should coordinate
dimensionally with si...:',r
PAGEa-OF 6 0
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 arnd 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
...NOT THIS
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
emphasi:e main entry doors.
Clearly define paths to the
main entry• door.
SOLUTION:
TREAT
WINDOWS
AS PART OF
THE BUILDING'S
DESIGN
COMPOSITION
PAGE -'_ OF .�PL7
12
6/Utilities
THIS...
7/ Signs
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 Calves,
fire doors and loading docks.
Design them to blend trith
the building's design.
character to a buiidin_.
They should be compatible
in si:e and scale with the
architecture of the building and
surroundings —including those
set away from buildings.
Design, color, aa:erials
and placement are all important
in creating signs that a.-e
\\I-9 14\
PAGE - OF O
13
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
...NOT THIS
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
PAGE -Li 4 , Cr C�
14
8/ Landscaping
THIS...
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
polymeri:ing polyvinyl
fluoride, or plyvinyl tluo-
ride, or polyvinylidene
fluoride.
PAGE 14.110 OF 00
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-st..-indard
building design.
Landscaping hems buildings
blend with their surroundings.
Plants, shrubs and trees add
variety and reduce the appar-
ent scale of large, blank walls.
...NOT THIS
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 0.00I 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 -46/ OF
California Building Systems Institute, Inc.
1531 Argonne Drive, Stockton, California 95203
(209) 94S-9333
Copyright 1991. California Building Systems In:,titute.
PAGE 45:9-OF
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A l . SITE DESIGN PROCESS
The quality of site design is the most important measure of a project's
impact on the community and will be given first priority in the review of
development proposals. Projects should demonstrate sensitivity to both the
natural setting and to the neighborhood context. A project should also
contribute to the community's design goals.
1. SITE ANALYSIS
• Each development proposal should include a thorough analysis of existing conditions on
and adjacent to the site. A proper analysis will include a careful examination of a site's
physical properties, its amenities, special problems, character and an examination of the
neighboring environment. The analysis will assist the Design Review Board in evaluating
the proposed development's relationship to existing conditions, neighboring properties and
the community at large.
(':\
to
Site /
SI I t ANALYSIS CONSIDERATIONS
• Although the steps in a thorough analysis will vary with the unique situation of each site
and project, the following information is normally needed (see Part 4 for specific Design
Review Application requirements):
- Basic Site Data: boundaries and,dimensions; location of adjacent roads,
sidewalks, and rights -of -way; location of setback lines and easements; existing
structures and other built improvements.
- Existing Natural Features: location, size and species of trees and other important
vegetation; topography, with areas of slope over 25% highlighted; patterns of
surface drainage; location of flood plain; significant rock outcroppings; soil
capability; ground water location; and other important features that are either
amenities or potential hazards in development.
1 1 PAGES 9 OF
i'
2. RECOMMENDED SIGN TYPES
The following types of signs are generally recommended by the Guidelines. Sections
following indicate further recommendations based on uses and districts.
• Awning Valance: A sign or graphic attached to or printed on an awning's valance.
• Monument : A sign supported by one or more uprights or braces on the ground, not
exceeding 4 feet in height.
• Hanging: A sign attached to and located below any eave, canopy or awning.
• Kiosk: A small freestanding structure which has one or more surfaces.
• Projecting: Any sign which projects from and is supported by a wall of a building
with the display surface of the sign perpendicular to the building wall.
• Wall: A sign affixed directly to an exterior wall or fence.
• Window: A sign affixed to or behind a window, no larger than 25% of the window
on or behind which it is displayed.
• Single Pole Hanging Sign: A sign which is suspended from a horizontal arm which
is attached to a pole no higher than 6 feet in height.
�- � �-b�� mil• s
io
PROJEUFING
MONUMENT
WALL
�•y a
,cl, —,i.-- — ;11 $ - . . ' " '''. itil . .; . .1.2 2 ...r.:4T1.,:. ....,.. . :::: , , , ..,. . . . _
II' !
HANGING
•
la 1
WINDOW SINGI F POLE HANGING
3. SIGN GUIDELINES BY USE
a. All Commercial And Industrial Development
• Letter and symbol height should be limited to a maximum of 8 inches.
• Where frontage is defined as the length of the building(s) facing the principal street of the
development (each project can only have one frontage):
1) For frontages up to 100 lineal feet, the total sign area should be limited to one
square foot of sign area per linear foot of building frontage, to a maximum of 65
square feet.
PAGE 5O ri �> D
PERIMETER WALLS AND FENCES
2
Fig. 2B-1. Combination 1: Change
in plane and open fence.
Fig. 2H 2. Wa'.l, with lesser
quality of finish and detail.
Fig. 26-2. Combination 2: Change
in plane and change in height.
%%
Fig. 2G, Permitted reduced set-
back.
SECTION 2
PERIMETER WALLS AND FENCES
DEFINITION
Walls are defined as solid stucco or masonry
barriers greater than 3 feet high. Fences are
defined as solid wood barriers greater than 3
feet high. Open fences are defined as wood and
metal fences greater than 3 feet high and more
than 50% open.
INTENT
Long walls and fences around new residential
projects, especially those along public streets,
tend to turn them into isolated enclaves within
the larger community [Figs. 4, 5, 6, page 2).
While walls and fences can be used to provide
security, privacy, sound attenuation, and
control of views, these same goals can usually
be achieved by other means. Wider setbacks and
open spaces, frontage roads [Fig. 7-2, page 23],
and landscaped drives or courts are desirable
and effective alternatives. Areas of landscaped
common open space within a project should,
whenever possible, be visible from the street.
Continuous perimeter walls should be avoided if
Fig. 2B-3. Combination 3: Change
in height and open fence.
Fig. 2H-2. Wall with high quality
of finish and detail.
other types of fencing, for example, individual
walls around private patios, can -be used
instead. Continuous perimeter walls should be
considered only in extreme circumstances when
there is no alternative means of creating an
acceptable living environment.
GUIDELINE 1F: FUNCTIONAL RELATIONSHIPS
New development should continue the functional,
on -site relationships of the surrounding
neighborhood. For example, in older
neighborhoods common patterns that should be
continued are entries facing the street, front
porches, and parking at the rear.
GUIDELINE 1G: ARCHITECTURAL CHARACTERISTICS
New development in existing neighborhoods should
incorporate distinctive architectural
characteristics of surrounding development, for
example: window and door detailing, decoration,
materials, roof style and pitch, finished -floor
height, porches, bay windows, and the like.
10
PAGES% c)
CiiT4'ii�'3I.'_t3T.t.7i.Ys
BUILDING ARTICULATION
IPIan
Fig. l3A-1. Architectural proj-
tions for one story.
•. •
jEti
Fig. 13A-4. Linked projections
permitted.
4-4
Ir;,,
Fig. 13A-2. Architectural
tions for two stories.
13
4'6" sir.
project- Fig. 13A-3. Architectural project-
tions for three stories.
SECTION 13
BUILDING ARTICULATION
INTENT
The articulation of building facades and the
massing of buildings give them richness and
scale. Separations, changes in plane and
height, and the inclusion of elements such as
bay windows, porches, arcades, dormers, and
cross gables mitigate the barracks -like quality
imparted by flat, planar walls and roofs of
excessive length. Secondary hipped or gabled
roofs covering the entire mass of a building
are preferable to mansard roofs or segments of
pitched roof applied at the building's edge.
Extremely long buildings, if they are richly
articulated, may be acceptable; however,
buildings (including garages and carports)
exceeding 150 feet in length are generally
discouraged. The intent of these guidelines is
to give individual architects both the freedom
and the obligation to make appropriate use of
these elements.
GUIDELINE 13A: FACADE ARTICULATION
All buildings containing 3 or more attached
dwellings in a row should incorporate at least
one of the following:
Fig. I3A-5. Staggered units per-
mitted.
1. At least one architectural projection per
unit. Such a projection must project no
less than 2 feet 6 inches from the major
wall plane, must be between 4 feet 6 inches
and 15 feet wide, and must extend the full
height of a one-story building, at least
one-half the height of a two-story
building, and two-thirds the height of a
three-story building [Figs. 13A-1, 13A-2,
and 13A-3]. On buildings three stories in
height, projecting elements may be linked
by one level of living space at the top or
bottom floor [Fig. 13A-4).
2. A change in wall plane of at least 3 feet fcr
at least 12 feet every 2 units [Fig. 13A-5).
GUIDELINE 136: ROOF ARTICULATION
For sloped roofs, both vertical and horizontal
articulation is encouraged. Roof lines should
be representative of the units under them and
no more than 2 units should be covered by a
single, unarticulated roof. Roof articulation
may be achieved by changes in plane of no less
than 2 feet 6 inches and/or the use of
traditional roof forms such as gables, hips,
and dormers.
37
SINGLE-FAMILY DETACHED HOUSES
17
r 1,.; ...,. -1ti, ,.. .•�f.v:.=s:s,..us.x wY,vs:�=di »r . ..
Fig. 176.1-1. Preferred.
Fig. 176.1-2.
Fig. 176.1-3.
Fig. 178.1-4.
Projecting living space
SIDE
Residential structures, attached garages or
carports from:
1. Minor Public Streets
(for entry side of garage
or carport)
2. Major Streets
(for 1 or 2-car garages)
3. Interior Side Property Line
(if side setback directly
opposite is at least 10 feet)
4. Freeways or Expressways
(for residential structures
10 feet
18 feet
20 feet
10 feet
5 feet
0 feet
35 feet
behind sound attenuation wall) 25 feet
(for attached carports and garages
behind sound attenuation wall) 5 feet
Detached garages or carports from:
1. Property line 0 feet
2. Corner lot street side property line..10 feet
1 jE>:
Preferred. Fig. 178.1-5 Limited use permitted.
Fig. 178.1-6.
(Guideline 17B.1)
REAR
Residential structures, attached garages or
carports from:
1. Property line 20 feet
(for attached garages or
carports, if private open
space complies with Guideline
17D.1) 10 feet
Detached garages from:
1. Property Line 0 feet
Detached carports from:
1. Property Line 5 feet
Patio covers* from:
1. Property Line 10 feet
*Patio cover may cover up to 30% of the required
private open space.
GUIDELINE 17A.2: BUILDING SEPARATIONS
The side face of any residential structure,
attached garage or carport should be separated
46
CITY OF DUBLIN
,41
C O f.ces 100 �•vc F ;_
CITY OF DUBLIN
PLANNING APPLICATION SUBMITTAL STEPS
�il....n �._.
The following steps should be followed by persons submitting an
application to the Planning Department.
1. PRE -APPLICATION REVIEW:
Meet with Planning Department Staff to discuss your proposed
project and obtain application forms, including a "checklist" of
items you will need to submit.
2. APPLICATION SUBMITTAL AND QUICK CHECK:
Meet with Planning Department Staff to submit all required
information and fees and/or deposits. The Planning Department
Staff will do a "Quick Check" to determine if the application is
incomplete and cannot be accepted. The Planning Department will
not accept incomplete application submittals.
3. APPLICATION COMPLETENESS, ENVIRONMENTAL REVIEW AND SCHEDULING:
If the application submittal appears to be complete, the Planning
Department Staff will accept the application submittal, assign a
tentative action date, and will do a thorough review of the
submittal for completeness and environmental determination often
involving an on -site visit. If, after finishing the thorough
review of the application submittal, Staff finds the submittal is
incomplete, Staff will send a notice to you within thirty (30)
days listing the items needed to complete your submittal.
4. FORMAL ACCEPTANCE AND PROCESSING:
Staff will not begin processing your planning application until
your application submittal is complete and formally accepted.
Once Staff determines the application is complete, it is formally
accepted and processing begins.
For help in understanding this'information, please contact:
PLANNING DEPARTMENT STAFF
CITY OF DUBLIN
100 CIVIC PLAZA
DUBLIN, CA 94568
(510) 833-6610
/September 3, 1991
• =- -- 0 • :..
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CITY OF DUBLIN
CHECKLIST OF SUBMITTAL REQUIREMENTS FOR
SITE DEVELOPMENT REVIEW (SDR)
On a case by case basis, a City Planner will place a checkmark ( )
next to the information required to be submitted. The City Planner
may determine that specific information is not needed to process a
particular application. If the City Planner decides to waive certain
information, the City Planner will initial the waived information and
keep a copy of the form for City records. Incomplete application
submittals will not be accepted unless a Planner has signed a
submittal requirement waiver specifically identifying those items
waived. Incomplete or inaccurate information may result in processing
delays or denial of the project.
An example of a situation in which a Planner might waive certain
submittal requirements:
Site Development Review request for a site with an existing
building where no roof mounted mechanical equipment or
changes to the roof are proposed. In this situation, the
Planner may waive the requirement for a roof plan.
To comply with State law the following represents a comprehensive list
of information which must be submitted prior to acceptance of an
application for a Site Development Review:
GENERAL INFORMATION:
Project Street Address/Location:
Project Name:
Project Description:
Zoning District:
Applicant Name:
No. of Copies
1. Application Form including address and 1
signature of property owner(s) and applicant.
2. Completed Environmental Information Form including 1
signature of property owner(s) and applicant.
/submitls - 1 --
September 3, 1991
ACINE0
5
PAGE._.7 OF & °
3. Application Deposit (cash or check payable to City
of Dublin in the amount of $ _. ). Contact
Planner to determine amount to submit.
Fish and Game Environmental Filing Fee:
Environmental Impact Report ($850.00)
Negative Declaration ($1,250.00)
County Administrative Fee ($25.00)
Initial Study Fee ($25.00)
Environmental Impact Report
Special Studies (traffic, noise, etc.)
4. Written Statement/Brief description of proposal
indicating whether the project is located on a
hazardous waste and substances site (pursuant to
Government Code Section 2.65962.5). If the site
is included on a list of hazardous waste and
substance sites, the list shall be specified on
the statement.
5. Preliminary Title Report/Property Profile to document
ownership
prepared within three months of application
submittal.
6. Public Notice Materials:
N/A
N/A
N/A
N/A
N/A
N/A
N/A
1
1
a. reproduced copy of Alameda County Assessor's 1
parcel map showing project parcel(s) outlined
in red and a 300 foot radius drawn from the
perimeter of the site drawn in blue;
b. list of names and addresses of current property 1
owners within 300 feet of site typed on labels;
and
c. one set of self-addressed envelopes with postage 1
for all property owners within 300 feet of site.
7. Vicinity
Map showing site in relation to nearest 1
cross streets.
8. Site Plan drawn to 1" = 20''scale and fully
dimensioned (folded, 9" x 11" maximum). The plans
must be prepared and signed by licensed civil
engineer, surveyor, architect, or designer.• The
plans must graphically and understandably describe
the proposal. The plan must show the following:
a.
b.
c.
d.
north arrow
dimensioned
streets;
location
proposed
location
proposed
areas;
and scale;
property lines and adjacent
and setbacks of all existing and
structures on the site;
and dimensions of existing and
parking, driveways and loading
10
/submitls
September 3, 1991
- 2 -
'AGE C
e. location of all easements;
f. landscape areas, walkways, fences, retaining
walls;
g. location and dimensions of proposed paving,
freestanding light standards, fences, walls,
trash enclosures, mechanical equipment and
utility meter screens;
h. proposed pedestrian, vehicular, and service
points of ingress and egress, paths and
walkways, loading docks, and maneuvering
areas;
i. location, species, size and proposed
disposition of all existing trees; and
j. summary of development calculations including
site area, gross and net floor area of all
buildings, number of parking stalls required
and proposed, lot coverage allowed and
proposed, and when appropriate, number of
beds, students or dining seats.
9. Grading Plan showing existing (dashed line) and
proposed or finish grade (solid line) contours at
two foot intervals, boundaries of all cut and fill
areas, cross -sections of site where topographic
changes exceed 5%, and direction and path of
drainage on, through and off the site (indicate
any proposed and existing drainage channels or
facilities)(folded, 9" x 11" maximum).
10. Preliminary Landscape Plan showing locations of
proposed plant materials(folded, 9" x 11"
maximum), including the following:
a. plant palette with the name of the proposed
plants (both common and botanical),
quantities, spacing and container sizes; and
growth rate.
b. locations of proposed plants, berms, concrete
curbs, paths, fencing, and miscellaneous
structures (including above grade utility
structures such as PG&E transformers).
10
10
11. Buildinq Elevations, fully dimensioned and drawn to 10
a 1/8" = 1' scale of all sides of all proposed
structures. Elevations must include building
materials, colors, trash enclosures, fencing and
roof screening details.
12. Colored Buildinq Elevations. 1
13. Color and Material Palette indicating the proposed 1
finishes of all exterior materials (including roof
and walls) and color samples of paint or
manufactured products to be applied on the
building exterior (including fascia and trim).
/submitls - 3
September 3, 1991
PAGE -559 O
14. Floor Plans, fully dimensioned, drawn to scale, 10
showing exterior doors and windows, stairways,
mechanical rooms and hallways (folded, 9" x 11"
maximum).
15. Roof Plan drawn to scale showing the direction 10
of slope of roof elements and location of
mechanical equipment, ducts and vents (folded,
9" x 11" maximum).
16. Reduced copies (8 1/2" x 11") of each plan 2
17. Traffic data specific to the site or proposed project:
traffic generation rates, peak hour counts, trip
distribution and similar information.
18. Special information or information in such a form
and number as may be required by the Planning
Department.
For help in understanding this information, please contact:
PLANNING DEPARTMENT STAFF
CITY OF DUBLIN
100 CIVIC PLAZA
DUBLIN, CA 94568
(510) 833-6610
N/A
/submitls - 4 -
September 3, 1991
PAGE OF a