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Home My WebLink AboutAttmt 3 Writtn Applcatn Submtl EMERALD PLACE: SITE DEVELOPMENT REVIEW: Submiffal #1 August 3, 2005 EMERALD PLACE: Proiect Summary Emerald Place is a retail praiect on 13.2 acres of land, with appraximately 142,200 SF of gross building area to be built as 9 retail/restaurant buildings. The project is located at the intersection of Interstate 580 and Hacienda 80ulevard, Dublin, California on a plant free, generally flat site, with a significant sewer line easement running through the southeast corner of the property. There are no existing site improvements or struclures on the site. The project shall be developed in conjunction with site improvements such as grading, utilities, vehicular and pedestrian circulation and landscaping. lal What type of business, activity or use are you proposing? Emerald Place will be home to lifestyle Retail Tenants, along with restaurants and other food uses. (bl How many employees will you have or propose 10 have? The number of employees will be dependent on the specific tenants brought into the project, and their needs. A preliminary estimate of one employee per 2,000 s.f. of retail space yields a total of 71 employees. lei What are the proposed hours and days of operation? The retail center will be open for business between the hours of 10:00 A.M. and 12:00 A.M., Monday through Sunday (dl Are there any ways in which your business, activity or use have a negative eHect on the health or safety of persons residing or working in the vicinity, or be detrimental 10 the public health, safety or general welfare? No (e) Describe how the design of the project including site layout, structures, vehicular access, circulation and parking, etc. will provide a desirable environment for the future development. The project design specifically aims to create an attractive public pedestrian realm, a "Main Street." This goal is attained through the grouping of well-scaled buildings on site, creating two new IIstreets" on site, along with a number of smaller-scaled parking lots surrounding the buildings. Circulation and vehicular access are clear and efficient, providing both a clear central access point for first·time visitors, as well as a series of options for those that are familiar with the site. I~ Is the site physically suitable for the type and intensity of development proposed? Yes (gl Describe how the proposed development may impact views. The project, as proposed, will have minimal impact on views to the hills surrounding Dublin. The main impact of the development will be on views from the freeway to the north, across the currently barren site. Additionally, there will be an impact on views from the Hacienda Crossings center looking west. (hi Describe the physical characteristics of the site including existing slopes and Iopographic features. The site is currently flat, with a maximum variation in elevation of approximately four feet 1 RECEIVED AUG 0 9 2005 ~MENT 3 f1403 -CX-I3 EMERALD PLACE: SITE DEVELOPMENT REVIEW: Submiffol #1 August 3, 2005 III Describe the architectural design/theme of the development including character, scale, and quality of the design, and explain how the project will relate 10 and be compatible with the existing site and character of adjacent buildings, neighborhoods, and uses. The project design responds to the specific context of the site, taking into account the existing conditions along 1-580 and Hacienda Blvd. as well as the proposed adjacent IKEA development. Simultaneously, the project endeavors to create a viable pedestrian experience within this vehicle- oriented areo. These two competing requirements are balanced through a design which both creates a JlFour-sidedlf architecture on all of the buildings and develops a habitable exterior environment for pedestrians. This project is intended to serve as a new downtown node for the City of Dublin. The project architecture reinforces the urban scale of the project, through the scale of the street spaces, the signature roof forms¡ and the civic nature of the central plaza space. Ii! Describe how the landscape features have been designed so as 10 insure visual relief and an attractive environment for the public. Per Smith & Smith text (kl Is the proposed project located on a hazardous waste and substances site pursuant 10 Government Code Section 6S962.5? (A list of these sites is available in the Department of Community Development) No 2 ,.-- J ......... SMITH & SMITH Landscape Architects Environmental Planners, Inc. 1501 North Point San Francisco,CA, 94123 T;415 543 0332 . F;415 543 9740 contact@smith2.com . www.smi(h2.com Preliminary Landscape Architectural Design Concept Description Emerald Place, Dublin, CA July 29,2005 Vision: Create an activated urban shopping street environment and destination that is an attractive, aesthetically rich, pedestrian-oriented district. The district is focused on a central plaza landscape ("Emerald Place Plaza") that connects via storefront esplanades ("Main Streets") to surrounding vehicle corridors. Context and Vicinity: Wide vehicular traffic corridors surround this district: Highway 580 on-ramp, Hacienda Drive, Martinelli Way, and an Entry Drive shared with a future IKEA site. These vehicular traffic corridors also include sidewalks, pedestrian connections and street crossings, and transit facilities. City Open Space and Streetscape Desi2n Themes: Project Subareas "Emerald Place Plaza" is centrally located in Emerald Place and has community landmark focus. It is a pedestrian-oriented "downtown" multi-functional outdoor space with view corridors in and out that provides opportunities for socializing and shopping in a friendly lifestyle environment. "Main street" storefront retail-oriented esplanades extend from the Entry Drive and Martinelli Way towards the central plaza. The "Building Perimeters" landscape appearance integrates site and buildings exterior composition. Four peripheral "Parking Fields" service the Emerald Place shopping district. RECEIVED NJG 0 9 10(1 DUØI....~ X:\Projects\05jobs\0500LOO~Emerald Place Lifestyle Ctr\Project Descrip.doc Page 10f3 P¥i Q5-0L)3 The wide traffic corridors that surround this district have "Streetscapes" enhanced with street trees, lighting, sidewalks, and features and furnishings to help give scale and character. Emerald Place Plaza Emerald Place Plaza, retail and people-oriented, is the dominant outdoor pedestrian use area centrally located within the project. This plaza courtyard is significant as a destination both functional (for the services available there) and focus (for the character and street life there). It attracts both local residents and visitors to Dublin, It has great vitality and activity. It is a rich environment anchored with specimen trees, considerate of "good" solar orientation, and provided with enhanced pedestrian pavements, a playful water feature, and "street-friendly" aesthetic landscape elements. The Plaza is a space created by street bulb-outs and the buildings' masses and edges, specimen feature trees, raised planters, and seat walls. It is reinforced through perimeter pedestrian circulation sidewalks located around storefronts that edge the space. The Plaza includes multi-functional outdoor pedestrian activity spaces that accommodate range of uses or events. The "Vista Garden Walk" is an eastern extension of the plaza meandering toward Hacienda Drive through an oak grove. Its origin is a pedestrian-only activity area, with restaurants on either side. Main Street Storefronts and Esplanades Three Main Street shopping spines, pedestrian-oriented esplanades, extend from the central plaza toward the site perimeter. The North and West Main Streets end at Streetscape gateways at Martinelli Drive and the Entry Drive respectively. The gateways signal a major vehicular entrance to Emerald Place and announce the pedestrian sidewalk esplanades. The South Main Street ends at a major retail store. The Main Streets consist of fonnal sidewalk tree plantings in designed pedestrian pavements, streetlights, benches, bollards, raised planters, and decorative pots along a street with limited parallel parking. Building Perimeters The Building Perimeters facades that are not on the Main Streets are layered scales of plant material integrating site and buildings. Flowering trees provide seasonal color and shadow patterns, These side yard areas are planted with horticulturally interesting shrubs and ground covers. Architectural vertical vine supports and clinging vines create nature's decoration as living wall with green patterns, various textures, and seasonal color. X:\Projects\05jobs\05001.00-Emerald Place Lifestyle Ctr\Project Descrip.doc Page 2 of3 Parking Fields Surface Parking Fields are designed around what appear to be pre-existing deciduous and evergreen tree groves. There are four fields at the periphery of the Emerald Place shopping district. Each appears to have a different visual scale, with trees planted from fonnal to infonnal arrangements. Streetscapes The Emerald Place shopping district is accessed by very wide collector streets surrounding it. These adjacent wide vehicular traffic corridors are highly traveled Streetscapes with shared and integrated perimeter landscape setbacks. Martinelli Way is a fonnal streetscape. Hacienda Drive is a fonnal arrangement yielding to field infonnal perimeter tree grove plantings along Highway 580. The Entry Drive is a fonnal tree arrangement featuring the Pylon on axis. Landscape Architectural DesÌlm Approaches: Features of the retail areas landscape design include living green walls, planter pots, bollards, decorative pedestrian paving, sidewalk bulb-outs, cross walks, banners, outdoor seating, moveable furniture, trees, and other planting. Gateway and monument plantings include perennials, bulbs, and grasses, Streets enjoy pots planted with annuals, ground covers, small trees, and vines. Building and site structure is provided by varying tree and shrub placement with contrasting evergreen and decorative vertical vine materials. The irrigation system is automatic and designed to accumulate recycled water. Plant sizes include 15 gallon and 24" and 36" box trees, 1 and 5 gallon shrubs, 1,5, and 15 gallon vines, and 1 gallon ground covers. 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