HomeMy WebLinkAbout8.2 07-019 The Green on Park Place
AGENDA STATEMENT
PLANNING COMMISSION STUDY SESSION DATE: Julv 22. 2008
SUBJECT:
A TT ACHMENTS:
RECOMMENDATION:
STUDY SESSION: PA 07-019 The Green on Park Place - Site
Development Review, Stage 2 Planned Development Rezone, and Tentative
Parcel Map 9783 for a 303,345 square foot retail center on the southwest
comer of Martinelli Way and Hacienda Drive.
Report prepared by Kristi Bascom, Project Planner
1) Resolution recommending that the City Council adopt an ordinance
rezoning 27.45 acres on the southWi~st comer of Martinelli Way and
Hacienda Drive to a Planned Development Zoning District and approve
the related Stage 2 Development Plan for The Green on Park Place
Retail Center with the Draft Ordinalce included as Exhibit A.
2) Resolution recommending that the City Council approve the Site
Development Review for PA 07-01 ~ for The Green on Park Place retail
center with the Public Works Standard Conditions of Approval included
as Exhibit A.
3) Resolution approving Tentative Par~el Map 9783 for PA 07-019 The
Green on Park Place retail center.
4) Minutes from the June 24, 2008 Planning Commission Study Session.
5) Site Development Review/Stage 2 Planned Development Project Plan
Set dated received 7/8/08.
1) Open public hearing and receive Staff presentation;
2) Take testimony from the Applicant and the public;
3) Close the public hearing and deliberate;
4) Adopt Resolution (Attachment 1) recommending that the City Council
adopt an ordinance rezoning 27.45 acres on the southwest comer of
Martinelli Way and Hacienda Driv~ to a Planned Development Zoning
District and approve the related Stage 2 Development Plan for The
Green on Park Place Retail Center with the Draft Ordinance included as
Exhibit A;
5) Adopt Resolution (Attachment 2) recommending that the City Council
approve the Site Development Review for PA 07-019 for The Green on
Park Place retail center; and
6) Adopt Resolution (Attachment 3) approving Tentative Parcel Map 9783
for P A 07-019 The Green on Park Place retail center
COPIES TO: Property Owner/Appl.cant
File
ITEMNo.~. ~
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G..\PA#\2007\07.0/9 BHV LifeSIv/e CenlerlPC miff 722.08\PCSR.doc
PROJECT DESCRIPTION:
The Green on Park Place is a 303,345 square foot retail shopping center on approximately 27.45 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
common space ("The Green") 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 in
November 2007 allowed a combination of general commercial uses on the property.
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Background
In 2004, the City Council approved the development of a 317,00C square foot Ikea retail store and a
137,000 square foot "lifestyle center" on approximately 27.45 acres at the southwest comer of Hacienda
Drive and Martinelli Way. 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 Retail Center on 13.0 acres of the 27.45 acres. In late 2006, Ikea withdrew their plans to build a
store in Dublin, and Blake Hunt Ventures moved to acquire the Ike;i parcel and to enlarge and redesign
their commercial shopping center on the entire 27.45 acres.
In 2007, Blake Hunt Ventures submitted a Planned Development Rezone and Stage 1 Development Plan
application for a 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 for the project and site layout. The Council and 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, The Green.
On June 24, 2008, the Planning Commission held a study session on the project to review the Stage 2
Development Plan and Site Development Review submittal, which included building elevations as well as
a refined site plan. At the study session, Staff presented the project and the Commissioners asked
questions of both Staff and the Applicant. The Applicant also presmted a video montage which further
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described the project design theme and overall concept. The Planning Commissioners provided feedback
on various components of the project, as noted in the minutes (Attachment 4), but did not suggest any
changes to the project plans, which are included as Attachment 5 to this Staff Report.
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
303,345 square feet of gross building area to be built as twelve retail/restaurant/anchor 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 he:ght, with the exception of the two
buildings bounding the south side of The Green, which have two-stc'ry portions of the buildings framing
the southern pedestrian entry to The Green.
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 and 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, restaurants 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 in the Planned Development Zoning
District for the project site (Exhibit A to Attachment 1). 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
quality retail and restaurant uses.
The Stage 2 Development Plan includes a slight modification to the mixture of commercial uses approved
by the Stage 1 Development Plan, totaling 306,345 square feet (SF) instead of 305,000 square feet. The
change in square footage is due to anticipating the likelihood for ou:door dining areas at the project site.
The Stage 2 Development Plan includes 271,023 square feet of retail space, 32,322 square feet restaurant,
a maximum 500 square foot stand-alone outdoor drinking/dining area not associated with an indoor
restaurant (i.e. outdoor wine bar), and 2,500 square feet of outdoor dining area supplemental to indoor
restaurant( s ).
Outdoor seating and dining will be an integral feature of the center due to its pedestrian-focused nature,
and the Planned Development Zoning District permits the establishment 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 materials, 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, blade signs, light fixtures and landscaping all
contribute to the layers of detail at the pedestrian level.
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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 outdo(,r 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
the two buildings located at the south entrance to The Green, which serve 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 descriptive design narrative and design guidelines that are typically present in
a Stage 2 Development Plan is minimal. The design theme for the project is illustrated by the actual
building elevations that are being approved along with the project zoring district. (See Attachment 5)
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 (as shown below), not including utility
areas such as enclosed trash areas and electrical rooms.
The parking fields for the various buildings are spread throughout the site, and there are seven driveways
in which to enter and exit 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
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as well as four entry drives off Arnold Road on the west side of the project site. All site deliveries will be
from the driveway off Arnold Road that runs along the south side of Buildings 100, 200, 600, and 500
(Condition of Approval No. 21).
The disabled accessible parking for the project site is proposed to b~ located primarily at the eastern and
western ends of The Green, with additional disabled parking located in front of the major tenant spaces.
Through the building permitting process, as the buildings are divided into tenant spaces, the location of
these accessible stalls will be closely examined to ensure their proper placement. It is possible that their
location will shift slightly to best meet accessibility requirements (Condition of Approval 145).
Building Elevations
The primary building material to be used in the construction of the twelve buildings is concrete. However,
the diversity of colors and textures to be used in the concrete tilt panels should provide a varied and
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 textur~s, roof elements, storefront designs,
awning designs, and other architectural features, many of which He delineated by tenant space. The
buildings throughout the center also include a lot of glass storefronts, glass tower elements, and wood and
metal roof accents (See Sheets A3.4.1 and A3.6.1 of Attachment 5 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 and wood trellis accent and roof elements
(See Sheet A3.9.1 and Sheet A3.10.1 of Attachment 5 as examples).
The concrete tilt-up panels - the core building material - will be poured for each building using one of
thirteen textures for the wall. The textures are created by using "fomlliners" within the concrete mold that
imprints a design onto the face of the wall. The thirteen different d{:signs 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 masonry block, among others.
Using this variety of formliners, in combination with a palette of r.velve different concrete colors, both
metal and fabric awnings over windows, three different types of frames around the storefront doors and
windows, and six different cornice/roof treatments, allows for a lot c.f variation in and between buildings.
Other unique architectural features include the horizontal metal tre] lis 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 5 as examples)
The Applicant has taken care to minimize the appearance of delivery, loading, and trash facilities for the
project through careful design and screening. The trash areas are completely enclosed within the
buildings and are designed to be large enough to contain traditional garbage, recycleables, and food/green
waste products (Condition of Approval No. 34).
The project proponents are incorporating and promoting site and building features that are designed to
achieve Leadership in Energy and Environmental Design (LEED) certification for the retail center. Once
certified, The Green on Park Place will be the first retail center in the Tri-Valley area to achieve this
distinction.
Project Landscaping
Street & Project Perimeter Landscaping: The proposed street tree for the project's street frontages, along
Martinelli Way, Hacienda Drive and Arnold Road, will be the Lordon Plane tree, in keeping with the
City's Streetscape Master Plan. Along the project's south property line, a continuous row of Olive trees
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provides a consistent and understated landscape statement. In addition to the on-site landscaping as
shown on Sheet L-l of the Project Plan Set, the Applicant and the City will cooperatively work with the
State Department of Transportation (CalTrans) to achieve the adeqtate and attractive landscaping of the
CalTrans right of way adjacent to the project site (Condition of Approval No. 62).
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' -O"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. Condition of Approval No. 60 requires that the olive trees be
treated annually in order to minimize the fruit that is typically produced by these trees.
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 entries off Martinelli Way and interior
roadway intersections. The larger specimen Olive trees reinforce 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, l~alian 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.
The Green (central public space): At the core and heart of the proj{:ct is The Green, centrally located on
Park Place. The Green is a series of outdoor "rooms" that are delimated by built structures and arranged
landscaping along a curvilinear alignment. A choreographed four-season plant palette of deciduous and
evergreen trees, shrubs and ground covers featuring seasonal colors, 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 arrangements 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. (See Sheet L-2 of the Project PLm Set)
An additional feature of The Green is the movable retail kiosks that will be placed along the length of the
space. The kiosks intend to further activate the area by providing visual interest, but will be limited in
number so as not to overwhelm (Condition of Approval No. 20).
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 intenctive video-game activities can be
enjoyed. (See Sheet L-3 of the Project Plan Set)
Pedestrian Safety
The core of this project contains a large common space, The Green, which is proposed to be landscaped
and designed with hardscape features that will create a comfortable pedestrian environment. At a number
of places throughout The Green, pedestrian walkways have been de~igned to cross the street to allow the
flow of people from one side of the center to another. At each of these locations with a flush curb, raised
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dots (truncated domes) are installed to indicate that the pedestrian is : eaving the sidewalk and entering the
vehicular environment.
Throughout the City in the public rights of way, the raised domes are yellow in color, and the City
adopted yellow as the standard color to be used city-wide. If a project Applicant proposes to use a
different color of raised dome on their project site, it requires the ::.pproval of the City Council to vary
from this City standard. Because of the intricate concrete patterns, colors, and hardscape materials
proposed to be used in The Green, the Applicant for this project is proposing to use a raised dome color
that is more compatible (yet still contrasting to provide the intended :;afety value) in color to the proposed
concrete design. Condition of Approval No. 61 permits the Applicant to use a non-yellow dome with the
review and approval ofthe City Engineer and the Community Develcpment Director.
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 minimum number of spaces required per the Dublin Zoning
Ordinance is 1,246. Therefore, the project has more than adequate amounts of parking to meet the City's
requirements.
Additional Notes to the Project Plan Set (Sheets SDR-J and SDR-2 of Attachment 5)
As development projects move from the planning/entitlement stage rhrough to the design of construction
drawings, minor modifications to the original site and building de~igns are apt to take place. For this
project, Staff and the Project Architect, Landscape Architect, and Engineer, have attempted to make note
of those items which are likely to change a component of the project - however small- and to make note
of those so the Planning Commission can be made aware at this stage of the design.
These notes have been added to the Project Plan Set (Attachment 5) as Sheets SDR-l and SDR-2. The
notes relate to several small items which are still being resolved from a design perspective, such as the
final location of disabled accessible parking stalls, final location of fi:e hydrants, the potential requirement
for additional access doors into tenant spaces based on the eventual division of the buildings for individual
tenants, the potential for small changes to parking field circulation, and the like. The notes were made
part of the Project Plan Set so it would be known that minor plan mcdifications may result as these issues
are resolved through the permitting and construction process.
Tentative Parcel Map 9783
The approvals for the previous projects located on this site (Ikea ald the Emerald Place Retail Center)
included a Tentative Parcel Map which divided the property into two parcels - one for the Ikea building
and one for the Emerald Place Retail Center, with an easement for the private drive that was to separate
the two projects.
At this time, the Applicant has filed Tentative Parcel Map 9783 whi~h will serve to merge the entire site
from two parcels into one single, contiguous parcel for the entire project area. (Sheets TM-l through TM-
4 of Attachment 5). A resolution approving the Map, along with the appropriate Conditions of Approval,
has been prepared for the Planning Commission's review and consideration (Attachment 3).
Public Art
A public art piece is proposed to be located on the project site, near:he 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. (Conditions of Approval No
31 and 32)
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Project 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 combination of pin-mounted letters and
graphics wrapping around three sides of the building (See Sheet A3.5.1 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 individualletter heights between 8' and 13' tall.
There are four types of free-standing signs proposed for the overall ~:ite (See Sheet AR2.1 of Attachment
5):
1. Two 85' tall pylon signs adjacent to 1-580;
2. Two 3Yz' tall primary entry signs at the comer of Hacienca and Martinelli and the comer of
Martinelli and Arnold Road;
3. Two 3Y2' 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.
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 Hacknda 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 ofthe 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. Based on the positive
feedback received on the concept signage at the June 24, 2008 Plannng Commission Study Session, Staff
will be reviewing and approving the Master Sign Program at the Stafflevel (Condition of ApprovaI26).
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 referred 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 as a result
of the project. The Addendum includes the Initial Study, and along with the Supplementary 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.
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Also pursuant to the California Environmental Quality Act pursuant (CEQA), Staff is recommending that
the Tentative Parcel Map portion of the project be found Categorically Exempt from CEQA pursuant to
CEQA Section 15315, Class 15 Minor Land Divisions.
CONCLUSION and RECOMMENDATION:
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 n:tail center for the community. Staff
recommends that the Planning Commission take the following action:;:
1) Open public hearing and receive Staff presentation;
2) Take testimony from the Applicant and the public;
3) Close the public hearing and deliberate;
4) Adopt Resolution (Attachment 1) recommending that the City Council adopt an ordinance
rezoning 27.45 acres on the southwest comer of Martinelli Way and Hacienda Drive to a Planned
Development Zoning District and approve the related Stage 2 Development Plan for The Green on
Park Place Retail Center with the Draft Ordinance included as Exhibit A;
5) Adopt Resolution (Attachnlent 2) recommending that tte City Council approve the Site
Development Review for P A 07-019 for The Green on Park Place retail center; and
6) Adopt Resolution (Attachment 3) approving Tentative Parcel Map 9783 for PA 07-019 The Green
on Park Place retail center.
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GENERAL INFORMATION
APPLICANT:
Jim Wright
BHV Dublin LLC
390 Railroad Avenue, Suite 200
Danville, CA 94526
PROPERTY OWNER:
Same
LOCATION:
Approximately 27.45 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
Property
Project Site PD- Planned General Commercial Vacant
Development
North PD- Plamled Campus Office Vacant
Development
South N/A N/A 1-580 Freeway and City
of Pleasant on
East PD- Planned General Commercial Hacienda Crossings
Development Shopping Center
West PD- Plamled Campus Office Vacant
Development
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