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1 C H A P T E R 1 I N T R O D U C T I O N Chapter 1. Introduction 1.1. Introduction The Scarlett Court area is an approximately 52-acre industrial district in the City of Dublin. The area is located in the central portion of the City and is bounded by Dougherty Road to the west, Dublin Boulevard to the north, the Iron Horse Trail to the east, and Interstate 580 to the south. Over its history, the Scarlett Court area has developed into a light- industrial district with a variety of auto-oriented and outdoor storage uses. Previous subdivisions have created a series of long and narrow lots, some of which do not have direct access to public streets. Over time, the properties were developed with a variety of building styles, landscaping treatments, and signs. The City of Dublin has expressed a desire to create a set of guidelines for new development and improvement projects in the Scarlett Court area. The City wants to ensure that development in this highly visible gateway to Dublin creates a positive image for the City. 1.2. Understanding Design Guidelines Design guidelines are a set of recommendations that guide the development of land to achieve a desired level of quality for the physical environment. Design guidelines contain text, sketches, diagrams, and photographs that establish desired outcomes for future development projects. Items addressed in design guidelines typically include: Site Design: placement of buildings, parking, service areas, storage, driveways, pedestrian paths, etc. Architectural Design: form, mass, height, façade articulation, materials, colors, mechanical equipment, etc. Signage: sign types, placement of signs, size of signs, etc. Landscaping: landscaping requirements, plant and tree types, fencing and screening, etc. 1.3. Purpose and Applicability The way properties in Scarlett Court are developed will greatly influence the overall character and image of the area. The purpose of this document is to provide site and building design, signage, and landscape guidelines to ensure that future development enhances the desired character and image of the Scarlett Court area. Property owners, architects, landscape architects, engineers, project planners, tenants, and designers should review the applicable design guidelines to gain an understanding of the City’s desired image and character for Scarlett Court. City Staff, the Planning Commission, and the City Council will use these guidelines to judge the merits of all future development proposals for the Scarlett Court area. During the review process for future development projects, the Community Development Director, City Staff, the Zoning Administrator, the Planning Commission and the City Council will use discretion in applying various provisions of the design guidelines to specific projects. Each guideline may not apply equally to every project. When implementing these design guidelines, the overall objective is to ensure that the intent and spirit of the guidelines are followed and that the project respects its surroundings and fosters the desired character and image. ---PAGE BREAK--- 2 1.4. Permit Review Process Project applicants for the Scarlett Court area are strongly encouraged to review these design guidelines and to meet with City Staff to discuss their ideas and/or preliminary plans prior to submitting an application. The purpose of this meeting is to discuss preliminary issues or concerns, the submittal requirements for the project, and the application review procedures. After this meeting, the project applicant will complete and submit their plans and application to the City. In general, there are two application review processes for projects in the Scarlett Court area: those that require a public hearing by the Community Development Director or the Zoning Administrator; and those that require a public hearing by the Planning Commission. Chapter 8.132 of the City of Dublin Zoning Ordinance provides detailed guidance for the noticing and hearings process. The Community Development Director or the Zoning Administrator can approve some minor projects. Once the application materials are submitted to the Community Development Department, City Staff will review the materials to ensure all the items are properly completed and to assess compliance with City regulations. Once the application is deemed complete, City Staff will schedule and notice a public hearing by either the Community Development Director or the Zoning Administrator. At the public hearing, the project will be approved, conditionally approved, or denied by either the Community Development Director or the Zoning Administrator. A Notice of Decision will be given, consistent with Chapter 8.132 of the City of Dublin Zoning Ordinance. This decision may be appealed to the Planning Commission. Based on the complexity of the project or other potential issues of controversy or concern, the Community Development Director or the Zoning Administrator may defer their decision-making authority to the Planning Commission. In these instances, the Planning Commission, not the Community Development Director or the Zoning Administer, would consider the project during a public hearing. This process is described on the following page. Process for Project that Requires Community Development Director or Zoning Administrator Review ---PAGE BREAK--- 3 C H A P T E R 1 I N T R O D U C T I O N Applications for major projects, including facade improvements or additions and those that require a Conditional Use Permit and/or Variance, require a public hearing by the Planning Commission. Once the application materials are submitted to the Community Development Department, City Staff will review the materials to ensure all the items are properly completed and to assess compliance with City regulations. Once the application is deemed complete, City Staff will prepare a staff report and will schedule and notice a public hearing by the Planning Commission. At the public hearing, the project will be approved, conditionally approved, or denied. An appeal period will follow the decision of the Planning Commission. If the decision of the Planning Commission is not appealed, then the project is approved and the applicant may apply for subsequent permits, such as demolition, grading, and building permits. If the decision of the Planning Commission is appealed, the City Council will review the project during a public hearing. The City Council’s decision is final and cannot be appealed. Certain applications within the Scarlett Court area may require City Council approval, such as applications for General Plan Amendments and the rezoning of property. For applications that require City Council approval, the Planning Commission becomes an advisory body to the City Council, and would make a recommendation to the City Council on whether or not the project should be approved, approved with conditions, or denied. Process for Project that Requires Planning Commission Review ---PAGE BREAK--- 4 This page intentionally left blank.