HomeMy WebLinkAbout07-019 The Green on Park Place-Study Session
AGENDA STATEM:ENT
PLANNING COMMISSION STUDY SESSION DATE: June 24. 2008
SUBJECT:
STUDY SESSION: PA 07-019 The Green on Park Place - Site
Development Review and Stage 2 Planaed Development Rezone.
Report prepared by Kristi Bascom, Consulting Planner
ATTACHMENTS:
1) Site Development Review submittal dated 6/6/08
2) Full-sized Project Site Plan
RECOM~: Receive Staff and Applicant presentation and provide comments.
PROJECT DESCRIPTION:
The Green on Park Place is a 303,345 square foot retail shopping center on approximately 27.55 acres in
the Eastern Dublin Specific Plan area (formerly the site for the Emerald Place "Lifestyle Center" and
Ikea). The retail center is comprised of seven buildings oriented in an east-west fashion around a center
green space with five outlying pad buildings. The Stage 1 Development Plan (approved when the project
was still referred to as the Emerald Place Retail Center) approved by the City Council allows a
combination of general commercial uses on the property.
Background
In 2004, the City Council approved the development of a 317,00(1 square foot Ikea retail store and a
137,000 square foot "lifestyle center" on approximately 27.55 acres at the northwest comer of Interstate
580 and Hacienda Drive. Blake Hunt Ventures acquired the parcel of land where the lifestyle center was
to be built, and they received Site Development Review approval for the construction of the Emerald
Place Lifestyle Center on 13.0 acres of the 27.55 acres. In late 2006, Ikea withdrew their plans to build a
store in Dublin, and Blake Hunt Ventures moved to acquire the Ikel parcel and to enlarge and redesign
their commercial shopping center on the entire 27.55 acres.
In 2007, Blake Hunt Ventures submitted a Planned Development Rezone and Stage 1 Development Plan
application for the 305,000 square foot retail center. The Stage 1 Development Plan (with a conceptual
site plan) and the CEQA Addendum for the project was reviewed and recommended to the City Council
for approval by the Planning Commission on September 11, 2007. The City Council subsequently
approved the Stage 1 project entitlements on November 6,2007.
In March 2008, the Planning Commission and City Council held a joint study session to review the
proposed Stage 2 Development Plan and site layout. The Council ald Commission were presented with
an illustrative site and landscape plan, circulation plans for both pedestrians and vehicles (including
deliveries), and concept plans for the project's interior public space.
COPIES TO: Property Owner/Applicant
File
ITEM NO. 110
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Overall, the City Council and Plarming Commission were suppor:ive of the plans, and the Applicant
proceeded to refine the building architecture and further develop the concepts of the project's public
spaces. The Applicant's design and engineering team has met with and worked cooperatively with Staff
over the past several months to address design issues and bring forward a project that will be well-
received by the community. Their efforts are reflected in the plan set attached to this staff report
(Attachment 1).
ANALYSIS:
Stage 2 Planned Development Rezone
The Green on Park Place is an open-air lifestyle retail project on 27.45 acres of land, with approximately
303,500 square feet of gross building area to be built as twelve retai/restaurant/grocery buildings. Seven
buildings face an interior park-like space called "The Green", and five smaller pad buildings are at the
perimeter of the site. The buildings are primarily one story in height, with the exception of the two
buildings bounding the south side of The Green, which have two..story portions framing the southern
pedestrian entry to The Green. (Attachment 2)
The Green on Park Place is designed to provide an engaging experience for shoppers, diners and families
as a destination and gathering place that will provide a rewarding ;md refreshing retail experience. The
Green's centerpiece is a grand east-west pedestrian oriented street, Park Place, that will offer a 900 ft,
three-block-long public space, surrounded by retail, restaurant~: and meaningful gathering areas.
Programmed as a series of outdoor "rooms" The Green is punctuated by built structures and arranged
landscaping along a curvilinear alignment. This area is intended to have a lively urban feel, programmed
with amenities that provide a rich pedestrian experience, such as walking paths, water features and sitting
areas.
Permitted, Conditional and Temporary Land Uses
The list of permitted and conditionally permitted uses are as provided under Commercial Use Types C-2
(General Commercial Zoning Disnict) in the Dublin Zoning Ordinance Land Use MatJix in Section
8.12.050, as defined in the Planned Development Zoning District for the project site. Drive-through
facilities are prohibited, but most other commercial land use types are allowed, and the focus of the center
is going to be on attracting retail and restaurant uses.
Outdoor seating and dining will be an integral feature of the center due to its pedestJian-focused nature,
and the Planned Development Zoning District will permit the development of outdoor dining areas
through the Site Development Review waiver process.
Design Theme
The architecture at The Green on Park Place combines a variety of rr: aterials, textures and colors intended
to provide visual interest in the project and to complement its surroundings. Building materials will
consist of tilt-up concrete panels with a variety of colors, textures and base/cornice treatments to add
richness to the wall planes. Awnings, canopies, trellises, base treatments, blade signs, light fixtures and
landscaping all contribute to the layers of detail at the pedestrian level.
The Green itself provides a multi-functional outdoor space where people will gather and socialize, with
specimen trees at each end, two permanent pavilions with outdoor seating, multiple moveable kiosk
structures, along with raised planters, seat walls, enhanced paving treatment, water features and a pop-jet
fountain at the center. Buildings throughout the project are predominantly one story in height, except for
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the two buildings located at the south entrance to The Green, which :,erve as a backdrop to the focal point
providing an appropriate urban scale for the center.
Because the Site Development Review permit is being sought concurrently with the Stage 2 Planned
Development Rezoning, the actual buildings are being approved along with the overall zoning design
guidelines.
Site Development Review (SDR)
Site Plan
The proposed retail center is comprised of seven buildings which face onto The Green, and five outlying
pad buildings, all which share a similar architectural design concept and coherent project landscaping.
The retail center has a total of 303,345 square feet of building area, not including utility areas such as
enclosed trash areas and electrical rooms.
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The parking fields for the various buildings are spread throughout the site, and there are seven driveways
in which to enter the site. The main driveway is off Martinelli Way at a signalized intersection with two
lanes entering and two lanes exiting the site. There are two additional entry points off Martinelli as well
as four entry drives off Arnold Road on the west side of the project site.
Building Elevations
The primary building material to be used in the construction of th;l twelve buildings is concrete. The
diversity of colors and textures to be used in the concrete tilt panels should provide a varied and
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interesting base form for the buildings. On any of the seven Green-oriented buildings, each building
incorporates a number of different wall planes, heights, wall textures, roof elements, storefront designs,
awning designs, and other architectural features, many of which Cere delineated by tenant space. The
buildings throughout the center also include a lot of glass store fro ats, glass tower elements, and metal
accents (See Sheets A3.4.1 and A3.6.l of Attachment 1 as examples)
The outlying pad buildings are more uniform in appearance, as they will typically be utilized by a single
tenant and have a clean, squared-off look with substantial metal Hccent and roof elements (See Sheet
A3.9.1 andSheetA3.l0.1 of Attachment 1 as examples).
The concrete tilt-up panels - the core building material - will be poured for each building using one of
thirteen textures for the walls. The textures are created by using "formliners" within the concrete mold
that imprints a design onto the face of the wall. The thirteen different designs that will appear throughout
the center will range from a design which mimics a slate rock look, to a design which imitates horizontal
wood siding, to a design which emulates block, among others.
Using this variety of formliners, in combination with a palette of t,velve different concrete colors, both
metal and fabric awnings over windows, three different types of frcmes around the storefront doors and
windows, and six different cornice/roof treatments, allow for a lot of variation in and between buildings.
Other unique architectural features include the horizontal metal treJis systems being used to shade and
screen areas including loading docks and plazas between buildings a:; well as the use of solar photovoltaic
panels as visible roof elements (See Sheets A3.1.1 and A3.3.1 of Attachment 1 as examples)
The project proponents are incorporating and promoting site and building features that they hope will
allow the project to achieve Leadership in Energy and Environmental Design (LEED) certification.
Landscaping
Street & Project Perimeter Landscaping: The proposed street tree fer the project's street frontages, along
Martinelli Way, Hacienda Drive and Arnold Road, will be the London Plane tree, in keeping with the
City's Streetscape Master Plan. Along the project's south property line, a continuous row of Olive trees
provides a consistent and understated landscape statement.
Parking Field Landscaping: Field grown mature Olive trees from California's Central Valley will be
transplanted and installed in the parking fields. Parking field Olive trees will be installed 16'-0"to 18'-0"
tall. The Olive tree groves surround the project's buildings and create a layered setting for the architecture
to rise out and above the Olive groves.
Vehicular Nodes At Entries & Intersections: Specimen field grown Olive trees 21'-0' to 25'-0" tall will
provide landscape punctuation and hierarchy at the project entri~s off Martinelli Way and interior
roadway intersections. The larger specimen Olive trees reinforces the parking field Olive grove landscape
concept.
Building Perimeter Landscaping: There are three-landscape design responses to three different building
perimeter landscape conditions. At building storefronts where tenant visibility is important, medium
stature Crape Myrtles and/or Flowering Pear trees are proposed (Lagerstroemia species and/or Pyrus
calleryana). At windowless building facades, Lombardy Poplars, Italian Cypress, Espaliered Fern Pine
(Podocarpus gracilior) and/or climbing vines are proposed to compliment and provide additional relief to
the textured and articulated architectural walls.
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The Green (central public space): At the core and heart of the project is The Green, centrally located on
Park Place. The Green is a series of outdoor "rooms" that are delineated by built structures and arranged
landscaping along a curvilinear alignment. A choreographed four-season plant palette of deciduous and
evergreen trees, shrubs and groIDldcovers featuring seasonal co1:>rs, varying textures and sheltering
overhead canopies, creates a verdant ambiance. The hardscape material palette will be a handsome and
texturally rich combination of materials such as stone pavers, wooden decking, fine cast copings, masonry
walls, decorative aggregate surfaces and rich integrally colored concrete pavements. Site amenities
include benches, seat walls, overhead arbors, protective wind screens, warming fire pits, tasteful litter
receptacles, planter pots, railings, cool aquatic water gardens and wooden lounging decks where shoppers
can linger and enjoy social gatherings and activities. Flexible arrargements of tables and chairs let the
shopper shape their gathering space. At The Green's central space, a basin-less pop jet water fountain
provides a fun family oriented interactive feature. When the fountain is turned off, an open flexible-use
space is available for special events.
Between Buildings 200 and 1200, at the western portion of the site, is a wind and sun sheltered outdoor
plaza where outdoor movies, telecasted sporting events or interactive video-game activities can be
enjoyed.
Parking
There are a total of 1,513 parking spaces currently shown on the site plan. Based on the mixture of retail
and restaurant uses in the center, the maximum number of spaces required per the Dublin Zoning
Ordinance is 1,250. Therefore, the project has more than ad~quate parking to meet the City's
requirements.
Public Art
A public art piece is proposed to be located near the northeast comer of Building 600. The public art will
be subject to the Public Art Ordinance regulations, and the specific design of the public art piece will be
determined at a later date and approved by the City Council.
Proiect Signage
The project includes concepts for free-standing project signage and major wall project signage, but not
individual tenant signage at this point.
There is one wall sign on the East Elevation of Building 500, which is anticipated to be the Whole Foods
building. This sign is proposed to be non-illuminated, with a corrbination of pin-mounted letters and
graphics wrapping around three sides of the building (See Sheet AJ.5.l of Attachment 1). The sign is
intended to serve as signage for the whole project, not a particular tenant, but is quite substantial in size,
with individual letter heights up to 13' tall.
There are four types of free-standing signs proposed for the overall site (See Sheet AR2.1 of Attachment
1):
1. Two 85' tall pylon signs adjacent to 1-580;
2. Two 312' tall primary entry signs at the comer of Hacienca and Martinelli and the comer of
Martinelli and Arnold Road;
3. Two 3Y:z' tall secondary entry signs at the main project entry drive off Martinelli; and
4. One 8' tall monument sign at the eastern-most driveway at Martinelli Way.
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The two pylon signs are proposed to be 85 feet in height and include the name of the shopping center and
major tenant names. The sign design is complimentary to the project's overall architectural concept, being
constructed of metal and the actual tenant signs attached to a perforated metal panel. The signs will be
illuminated with exterior light fixtures, not internally illuminated. The base of the sign will be aluminum
with halo-illuminated letters and painted detail. (See Sheet AR2.2 of Attachment 1)
The height of the proposed pylon signs are significant; however, the height of the sign is compatible with
other freeway-oriented signs approved by the City; including Haci'~nda Crossings, Shamrock Ford, and
Grafton Station sites, which have 75 foot tall freeway signs (either built or approved).
The other entry and monument signs are architecturally compatible with the proposed project and are
reasonably-sized given the size and scope of the shopping center. (See Sheet AR2.3 of Attachment 1)
The Applicant will prepare a full Master Sign Program to request approval for these concept designs as
well as provide sign guidelines for individual tenant wall, blade, and awning signs. Staff is seeking the
Planning Commission's feedback on the signage concepts presented, as these concepts will be part of the
final Master Sign Program, which typically receives staff-level review and approval.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act, an Addendum to the Ikea Project Supplemental EIR
and the Environmental Impact Report for the Eastern Dublin Specific Plan and General Plan Amendment
was prepared for The Green on Park Place project (at that time still rderred to as the Emerald Place Retail
Center project). The Addendum concluded that no new significant environmental impacts were identified
and no substantial increase in the severity of previously identified impacts had been discovered. The
Addendum includes the Initial Study, and along with the Supplemertary Traffic Analysis conducted, was
adopted by the City Council on October 2, 2007 when the first reading of the Stage 1 Planned
Development rezoning was approved.
CONCLUSION:
The Applicant is proposing a unique development for The Green on Park Place that combines refined
architecture and extensive landscaping to provide for an attractive retail center for the community. Staff
recommends that the Planning Commission provide Staff with direction/comments on the proposed
development as a whole, and on the following design items in particular:
1. Are the unique roof elements (photovoltaic panels, decorati'{e metal frames) appropriate for the
overall project design?
2. Is the concept pylon, monument, and wall signage suitable for the project?
3. Are the project's public spaces and landscaping functional and appropriate for the project?
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GENERAL INFORMATION
APPLICANT:
Jim Wright
BHV Dublin LLC
411 Hartz Avenue, Suitt: 200
Danville, CA 94526
PROPERTY OWNER:
Same
LOCATION:
Approximately 27 acres on the northwest comer of Interstate
580 and Hacienda Drive (APNs 986-0033-002 and 986-
0033-003)
GENERAL PLAN DESIGNATION:
General Commercial
SPECIFIC PLAN AREA:
Eastern Dublin Specific Plan
EXISTING LAND USE:
Vacant
SURROUNDING USES:
Location Zoning General Plan :Land Use Current Use of
Prooertv
Project Site PD- Planned General Comrr: ercial Vacant
Development
North PD- Planned Campus Office Vacant
Development
South N/A N/A 1-580 Freeway and City
of Pleasanton
East PD- Planned General Comrr: ercial Hacienda Crossings
Development Shopping Center
West PD- Planned Campus Office Vacant
Development
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