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Home My WebLink About8.2 Attmt 8 Applicant's Written Statement PLANNED DEVELOPMENT REZONE SITIE DEVELOPMENT REVIEW CITY SUBMITTAL APRIL 28, 2009 ATTACHMENT 8 TABLE OF CONTENTS OVER VIEW PROJECT TEAM VICINITY MAP AND AERIAL PHOTO SITE DEVELOPMENT REVIEW SITE DEVELOPMENT REVIEW WRITTEN STATEMENT & FINDIIJGS PLANNED DEVELOPMENT REZONE AMENDMENT PERMITTED & CONDITIONALLY PERMITTED LAND USES DEVELOPMENT STANDARDS- MATRIX OF CAMPUS OFFICE A14D COMMERICAL LAND USES FALLON GATEWAY SITE AND ARCHITECTURAL GUIDELINES FALLON GATEWAY MONUMENT FALLON GATEWAY ENTRANCE MONUMENT RETAIL SHOPS TYPICAL ELEVATIONS FOR RETAIL SHOPS RETAIL SHOPS TYPICAL ELEVATIONS FOR SMALL RETAIL SHOPS RETAIL SHOPS TYPICAL ELEVATIONS FOR MAJORS RETAIL SHOPS ARCHITECTURAL FEATURES I-580 o? 5T?'C C°?4 PCo AMA DUBLIN I . .,-j 4 ' DUBUN RANCA DUBLIN RANCH DRIVE 1 a O r? WAY a ?' ti LOCKNAA STREET . Q PLEASANTON VICINITY MAP AA''A R L LWt 1 L COMMUNITY PARK AREA F MEDIUM DENSITY CENTRAL YARt`wAY THE ; RTYARDS AREA B THE MEDIUM NP GROVES NS DENSITY ES Nv DUBLIN FUTURE KAISER PERMANENTE HOSPITAL AREA B IEDNM HIGH DENSITY AREA B OPEN SPACE AREA B \ I GC FALCON GATEWAY PROJECT SITE F 4ERIAL PHOTO i, mmm GIT f Dublin, California PLANNED DEVELOPMENT REZONE AMENDMENT AND SITE DEVELOPMENT REVIEW VICINITY MAP AND AERIAL PHOTO N.T.S &iIM JOB NO. 16034.14 SHEET DRAWN CHECK DATE 0428.2009 PROJECT TEAM OWNER/APPLICANT: STANFORTH HOLDING COMPANY, LLC. 4690 CHABOT DRIVE, SUITE 100 PLEASANTON, CA 94588 (925)463-1666 CONTACT: JIM TONG LANDSCAPE ARCHITECT: R3 STUDIOS 57 MERITAGE COMMONS, SUITE 201 LIVERMORE, CA 94551 (925)294-4190 CONTACT: ROMAN DESOTA PROJECT MANAGER: LAND PLAN ASSOCIATES 450 MAIN STREET SUITE 205 PLEASANTON, CA 94566 (925)846-0084 CONTACT: DAVE CHADBOURNE CIVIL ENGINEER/LAND PLANNER: MACKAY AND SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 (925)225-0690 CONTACT: CONNIE GOLDADE/JON FERREL ARCHITECT: CRAIG + GRANT ARCHITECTS 301 HARTZ AVE. STE. 213 DANVILLE, CA 94526 (925) 820-7585 CONTACT: GALEN GRANT/MICHAEL MARTIN TRAFFIC CONSULTANT: TJKM 3875 HOPYARD ROAD, STE. 200 PLEASANTON, CA 94588 (925)463-0611 CONTACT: RICH HAYGOOD SIGNAGE CONSULTANT: GNU GROUF 3445 MT. DIABLO BLVD. LAFAYETTE,kA 94549 (925)444-2020 CONTACT: VICTOR VITALE LIGHTING CONSULTANT: O'MAHONEY & MYER 4340 REDWOOD HWY. STE. 245 SAN RAFAEL, CA 94903 (415)492-0420 CONTACT: JAN MYER/ROBERT GARRETSON Written Statement For F L ALCON SITE DEVELOPMENT REVIEW Introduction The following findings relate directly to the specific c uestions listed under the Written Statement section of the City's application submittal requirements for Site Development Review (SDR). This SDR covers the architectural, streetscape, and landscape for those elements within Parcels 1 and 4 of the project, which includes Majors A-D and Shops 5-10. A PlannEd Development Rezone amendment and Development Agreement have been submitted concurrently with this application. For additional information on the Project Site described in the following narrative, refer to the SDR drawing red actions in this submittal package. Site Development Review Findings Statement A. What type of business, activity or use are you proposing? On November 18, 1997, the City of Dublin approved a Planned Development Rezone for the Dublin Ranch Areas B-E project, which included the General Commercial designation on the proposed Project Site. Fallon Gateway proposes approximately 379,055 total square feet of retail development on approximately 38.5 gross acres (33.9 net acres) for a FAR of approximately 0.26. The Project area covered under this SDR is approximately 311,555 square feet of retail development on approximately 28.7 gross acres (27 net acres). While the future users of the Project are unknown, the proposed project includes a mix of retail and restaurant uses with outdoor dining opportunities. Additional project details are addressed under Item E. SITE DEVELOPMENT REVIEW . PAGE 1 FALLON GATEWAY -APRIL 28, 2009 B. How many employees will you have or propose to have? Employee count will vary from store to store dEpending on sales volume and business type. A definitive number of employees for the retail and restaurant uses within the Project Site cannot be determined at this time. C. What are the proposed hours and days of operation? The hours and days of operation for retail usos within the Project Site cannot be determined at this time. It is anticipatEd that operations of these uses will be comparable to other retail uses in Dublin Ranch and within the City of Dublin, as well as similar types and uses. D. Will your business, activity or use target a specific segment of the community? Fallon Gateway has been designed to serve the varied needs of the entire Dublin community. Due to the location of the Project, some Tri-Valley area attraction is anticipated. The Project will have a balanced mix of use types to serve the population of Dublin and the Tri-Valley region. E. In what ways will your business, activity or use benefit the community? Fallon Gateway will benefit the community by providing increased retail and service opportunities within close proximity :)f residents. Additionally, the businesses with the Fallon Gateway project :site will generate sales tax revenue for the City of Dublin. The development of the Project will assist in completing major circulation routes in the vicinity of the Project site and link east Dublin to the Fallon Road/I 580 interchange which is currently under :.onstruction. All infrastructure required for this development and all capital facility costs will be paid for by the project proponents as development proceeds. As is typical of development requirements in Dublin, the applicant will dedicate land required and construct roads to serve thE! project. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc ) would be compensated by the development through required fees and property tax revenues. F. Are there any ways in which your business, activity or use may disrupt the peace of surrounding residents or businesses? The businesses and activities of the Project wil not disrupt the peace of surrounding businE?sses or residents. No residential units will be located SITE DEVELOPMENT REVIEW . PAGE 2 FALLON GATEWAY . APRIL 28, 2009 immediately adjacent to the Project Site and, due to the proximity of the Project to the freeway interchange, no traffic will be channeled into any existing or proposed neighborhoods. Regardless, the business hours and activities will be conscientious of the surrounding neighborhoods. G. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the (Public health, safety or general welfare? There are no planned activities or uses that will have a negative effect on the health or safety of persons residing or working in the vicinity, or which are detrimental to the public health, safety or general welfare. The design of the project and its improvements will comply with all applicable City codes and ordinances pertaining to its design, construction and operation. It is not anticipated that the development will create public health problems, as no land uses or activities requiring the use or manufacturing of toxic materials are planned to occur on the site.. H. Will your business, activity or use create any negative impacts on property, transportation systems or existing improvements in the neighborhood? The proposed project will not create any negative impacts on property, transportation systems or existing improvements in the neighborhood. The proposed project will assist in the development of the remaining lands in Dublin Ranch which will increase the value of the surrounding neighborhoods. Transportation and utility systems will be improved by the completion of vehicular and pedestrian routes, as well as infrastructure facilities, in the vicinity of the Project site. L 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. Site Layout/Structures: The Project is designed to create a destination commercial experience, complete with a variety of small shops and larger retailers. The small shop buildings have been sited to create two separate, but related, retail villages to provide a pedestrian scaled environment and remove through traffic, while the larger retailers have been IocatEd for greater visibility and traffic access from both Fallon Road and Dubl n Blvd. Together, these retail components will create a unified, attractive, and high quality presence in the City. While the design of thE+ entire project has been SITE DEVELOPMENT REVIEW . PAGE 3 FALLON GATEWAY . APRIL 28, 2009 shown for reference, this SDR application applies only to the portions identified as Majors A (Target)-D and Shops 5-11). While a cohesive project theme is proposed, buildings and landscape have been designed to provide diversity in massing, colors, and materials. Multiple plazas and other gathering spots are incorporated to encourage lounging and outdoor dining. Pedestrian/Vehicular Circulation: The Project is designed to provide efficient and convenient vehicular access into and through the site, while also encouraging and protecting pedestrian routes. Sidewalks and multi-use paths for pedestrians and bicyclists are present on Dublin Blvd and Fallon Road. Bike and pedestrian routes connect from these streets into the Project, providing safe and convenient routes for those desiring to walk or ride to the Project from offsite. Within the project, sidewalks and pedestrian paseos within the parking lots link the numerous buildings and retail villages together for connectivity and safety. The pattern of traffic circulation achieves a hierarchy of functions. Two primary entries into the Project are provided from Fallon Road and Dublin Blvd, while a secondary entry is located on Dublin Blvd to primarily provide for truck traffic to access the larger retailers fo, loading. An interior loop provides the major circulation route through the Project, allowing drivers to conveniently access their destination from multiple points of access and allowing interior retail villages and parking lots to have lower volumes of internal traffic. Parking: Surface parking lots are provided for the convenience of the shoppers. Parking lots are broken into smaller components in size, in addition to being planted with trees to provide stalls within proximity of each element of the Project, thus reducing the perceived scale of the parking lots. Overall, 1,518 parking spaces are provided which is 227 greater than that required for the overall project at buildout as currently proposed in this application. These additional spaces as provided will allow for up to 41,200 square feet of future restaurant uses, plus meet minimum retail tenant stall requirements. Please refer to the following table depicting the required and provided spaces for the Project. SITE DEVELOPMENT REVIEW . PAGE 4 FALLON GATEWAY . APRIL 28, 2009 Proposed Building Parking Required Proposed Size per Zoning Parking Building (S.F.) Parking Standard Ordinance Provided Difference Target 139,153 1 space/300 sf 464 Sub-Total 139,153 464 519 55 Major B 45,000 1 space/300 sf 150 Major C 45,000 1 space/300 sf 150 Major D 36,000 1 space/300 sf 120 Sub-Total 126,000 420 427 7 Shops 5 9,600 1 space/300 sf 32 Shops 6 12,500 1 space/300 sf 42 Shops 7 6,400 1 space/300 sf 21 Shops 8 4,400 1 space/300 sf 15 Shops 9 4,400 1 space/300 sf 15 Shops 10 3,100 1 space/300 sf 10 Sub-Total 40,400 135 206 71 NOT PART OF THIS SUBMITTAL (REFERENCE ONLY): Major E 14,800 1 space/300 sf 49 Sub-Total 14,800 49 72 23 Shops l 6,900 1 space/300 sf 23 Shops lb 6,200 1 space/300 sf 21 Shops 2 9,400 1 space/300 sf 31 Shops 3 8,500 1 space/300 sf 28 Shops 4 9,600 1 space/300 sf 32 Pad 1 3,500 1 space/100 sf 35 Pad 2 5,000 1 space/300 sf 17 Pad 3 3,600 1 space/100 sf 36 Sub-Total 52,700 223 294 71 TOTAL 373,053 1291 1518 227 Accessible parking spaces are provided in accordance with the current requirements of the California Building Code, which requires the minimum number of spaces to be 2% of the total required parking spaces. A total of 40 accessible parking spaces are currently provided throughout the project, exceeding the minimum number of spaces required by ii stalls. SITE DEVELOPMENT REVIEW . PAGE 5 FALLON GATEWAY . APRIL 28, 2009 J. Is the site physically suitable for the type and intensity of development proposed? The Project Site is physically suitable for the type of commercial development proposed. The site is generally level and has been filled to raise the site. No trees exist on the property and the ground cover consists of predominantly non-native grasses. This Project's proposed land use plan is consistent with the land use designation found in the Dublin General Plan and Eastern Dublin Specific Plan. No major faults are known to exist under the Project Site. Water, sewer, recycled water and joint trench infrastructure are either currently available from utilities constructed within Dublin Blvd or are able to be extended to the Project Site. Storm waiter runoff from roof and ground surface areas will be collected and piped to a lineal bioswale along the southern parking lot edge, which will provide water quality treatment. Drainage will then be piped into the G3 channel. Additional details regarding the proposed utility systems for this project are depicted on the preliminary utility plan included in this submittal package. K. Describe how the proposed development may impact views. The site will be visible from 1-580 and Fallon Road, both of which are designated scenic corridors. The Project is subject to the requirements of the Eastern Dublin Scenic Corridor Policies and Standards. It should be noted that the views of the site from the west: will be diminished upon development of the future Kaiser Permanente Hospital. Because a portion of the Project Site falls within Zone 1 as defined in the City's Scenic Corridor Policies and Standards document, approximately 50% of the Project frontage along 1-580 (extending up to 700' back from the 1-580 right-of-way) must be left unobstrucled to allow views of the scenic ridgelands to the north as designated in the Specific Plan. The proposed buildings falling within the 700' scenic corridor zone (Target and Shops 7-9) have been sited so that only app ?oximately of 42% of the applicable frontage is encumbered by a building. This does not mean that 42% of the views to the north are obstructed as viewed from 1-580, as the shop buildings are greatly set back from 1-58C and these buildings are quite low, ranging between 23 and 35 feet and a tower up to 36 feet. The remainder of the frontage viewshed contains parking lots, walkways, bioswales, and associated landscape areas whi--h will allow views across the site to the north. Other buildings within the Project Site are currently proposed to be located beyond the limits of ZonE, 1. SITE DEVELOPMENT REVIEW . PAGE 6 FALLON GATEWAY. APRIL 28, 2009 Additionally, the Project falls within the western portion of Viewpoint 3 as defined in the City's Scenic Corridor Policies and Standards document, which is located at the Fallon Road overpass. This standard requires that buildings may not project for more than 25% of the horizon line. Figure 8 of this document illustrates progressive building heights within the view cone at which time a building would start impinging upon the horizon. Within the Project site, this would range between 40 and 60 feet. Based on the proposed heights of 23-35 feet for buildings and 36 feet for a tower, proposed buildings heights within this view cone would not impact the protected horizon line. L. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Site is generally flat, has very little variation in topography, and gently slopes downward from the north to south. The lowest proposed elevation within the Project Site is eat approximately 349 feet above sea level, while the highest existing elevation is at approximately 363 feet. Drainage flows generally in a north to south direction. The site is without any existing tree cover and various non-native grasses cover the majority of the area. The property has been cleared and mass graded in anticipation of development. M. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. The desire to create an exciting and vital shopping, dining and personal services commercial development drove the design concept of the Project. Buildings are designed to activate the street with significant massing articulation, use of elements to create human scale, wide use of windows on the retail shops, and varied materials, colors, and patterns. The combination of traditional farming town materials of wood, stone and brick applied on simple shapes and forms gives the Project a modern yet lasting feel. The modern rural architecture is further enhanced by the creation of intimate outdoor relaxation spaces created by the simple and varied massing and fenestration of the buildings. These concepts shall be applied to the entire Fallon Gateway project and future phases shall complement and contextually relate to this initial phase. The Project is carefully designed to promote community interaction and is complemented with simple yet effective and attractive landscape and hardscape materials sensitive to the architecture, public safety, and the pedestrian spaces that are created. Architecture elements are further enhanced by the landscape features that help farther express the overall SITE DEVELOPMENT REVIEW . PAGE 7 FALLON GATEWAY . APRIL 28, 2009 site concept of pedestrian friendly buildings designed and sited to create and encourage user interaction. "Light tower" elements within buildings serve as landmark gateways and focal elements not just to the Project but also sewing as an icon for Dublin Ranch as it matures and transitions to other areas of eastern Dublin. Light towers are glass enclosed spaces located at certain corners and terminus points to highlight significant locations of the Project. Bold colors and materials with varied texture differences further enhance the undulating nature of the architecture and site design. Smart graphics are lit panels that change amongst seasonal images of goods and activities. LED lighting in the gateway towers projects muted lighting that changes color in a unique and subtle way. Together, these varied graphics and lighting techniques create unique environments, moods and building animation. N. Describe how the landscape features have been designed so as to ensure visual relief and an attractive environ?nent for the public. Fallon Gateway includes landscaping for public street parkways, bioswales, parking lots, public and private courtyards and outdoor facilities, walkways, project entries and open landscape areas. Dublin Boulevard shall be landscaped similar to the existing Dublin Boulevard to the west by the use of similar street trees in triangular spacing along with an understory of flowering drought tolerant groundcover and low growing grasses. Fallon Road shall continue the existing concept to the north by the use of flowering accent trees in a triangular pattern with an understory of flowering drought tolerant groundcover and low growing grasses. The bioswale to the south of the project, adjacent to the Caltrans right of way and Interstate 580, shall be planted using a unique mix of drought tolerant grasses which provide filtering qualities, while a combination of native California oaks, buckeye, and native shrubs shall be planted above the swale line. The oaks are intended to screen the parking lot and provide visual context to the surrounding rural environment. Native shrubs and bioswale grasses are located to screen the parking lot while providing a transition from the highway to the south to more formal plantings of the parking lot and outdoor public spaces to the north. The west side of the project is landscaped using a combination of upright evergreen screen trees and large canopy shade trees to screen the rear of Target and the other major commercial buildings Evergreen plant material shall be proposed to screen the northernmost truck delivery dock and parking lot as well as to soften the building edges from the public view on Dublin Blvd. The truck delivery dock to the sc uth of the project shall be SITE DEVELOPMENT REVIEW . PAGE 8 FALLON GATEWAY . APRIL 28, 2009 screened from the highway using a combination of native and non native upright evergreen screen trees and native California oaks. Several varieties of native and non native California shru os shall also be proposed in between trees and at the top of the earthen berm to provide additional screening and contrasting color. Parking lots, which comprise the majority of the :-,ite, are heavily landscaped with large canopy deciduous trees p ?oviding shade in the summer while allowing warm sunlight during the cold winter months. Planting areas at the end of the parking rows are proposed with tall upright flowering trees marking vehicular and pedestrian transition areas. The understory planting within the larger landscape areas shall be a combination of low growing easily maintained flowering groundcover and small upright shrubs while the smaller landscape diamond planters shall be proposed with decomposed granite requiring little to no maintenance and limited irrigation. The understory plant material for the parking lot landscape areas is intended to complement the architectural elements and colors of the building elevations. A unique combination of plant material shall be proposed for the planter areas adjacent to the front of the major commercial buildings. Plant material shall be mostly upright shrubs in masses with varied colors and textures to complement the long building planes of varied material. Narrow upright trees shall be proposed in planters and in tree grates to frame architectural details, building edges and frame storefronts and signage. Large plant containers located in conjunction with specific architectural details shall be located along the storefronts and contain trees which provide a unique contrast to the building fagade. Tall upright trees in grates shall be located where larger expanses of building allow and softening of the storefronts is needed. Colored concrete with varied scoring patterns provide unique designs that highlight various entries. Red concrete spheres are proposed in front of Target store entries, serving as bollards and branding while additional colored concrete spheres in various sizes shall be placed outside other stores to provide continuity and functionality. Primary pedestrian crossings are highlighted by the use of colored concrete unit pavers and concrete bands. Concrete unit pavers shall reflect colors of the architecture and are intended to guide the pedestrians safely across intersections and through the parking lot. Two distinct pedestrian corridors through the parking lot link tie consumer from the stores and shops to the east to the major commE.,rcial buildings to the west. Pedestrian corridors are highlighted by the use of varied paving surfaces and way-finding monuments. Rows of Trees are located on each SITE DEVELOPMENT REVIEW . PAGE 9 FALLON GATEWAY . APRIL 28, 2009 side of the corridor providing shade for the pedestrian and a vertical link to the major commercial buildings to the west. Plazas around the various shop buildings are designed using a wide variety of patterns that shall match the unique architecture detailing. Colored concrete paving and colored concrete unit pavers are juxtaposed to the building layout to provide contrast and create interesting spaces. Varied concrete colors and textures further define outdoor dining and shopping spaces. Trees are located in grates arid planting areas to provide shade and softening of building edges and planes while framing signage or architectural detailing. Street furniture is proposed to complement the architecture and be located in areas where people congregate, rest and relax. Waste receptacles, benches, ash urns and decorative pottery are intended to highlight outdoor spaces and serve as the connection throughout the Project. A potential public art opportunity is identified norih of Shops 7 and will serve as one of the Project's focal points. The use of varied concrete scoring shall be proposed to highlight the plaza while large specimen trees provide shade and contrast. Uniquely designed concrete seatwalls help define the space and provide an opportunity for (lathering and socializing. Seatwalls have been designed to incorporate architectural materials such as lumasite that illuminates at night similar to the architecture treatment for the tower elements. Seatwalls shall be vandal resistant and accessible to all. A second public art opportunity has been identified at the southern corner of the Project entry from Fallon Road. A fountain has been proposed at the plaza between the two towers using complimentary materials found on the architecture. Street furniture including benches, waste receptacles and pottery shall highlight the plaza and be located around the fountain creating an outdoor gathering and socializing environment. Primary entry monument walls are proposed on the north and south entries to the project from Fallon Road and secondary entry monument walls are proposed on the east and west side of to north entry to the project at Dublin Boulevard. Primary and secondary entry walls are comprised of material found on the adjacent architecture. Lumasite shall be illuminated at night consistent with the lumasite on the adjacent architecture tower elements. The metal panel shall be of the same color found in the architecture and will be the location,-or the project signage. Entry pedestals shall be located in the median at the entry from Fallon Road and shall have similar materials found on the architecture. Entry pedestals shall be constructed using lumasite material at the base and shall be illuminated at night while a vertical metal panel provides opportunities for way-finding or specific retail signage. Large round SITE DEVELOPMENT REVIEW . PAGE 10 FALLON GATEWAY -APRIL 28, 2009 concrete flower bowls shall be located above the lumasite material and shall contain appropriate accent plant material. The planting concept for the entries is similar to much of the rest of the project utilizing varying masses of one type of plant material complementing the varied architectural material. Flowering trees line the entries of the site providing varied color and texture during the seasons. Understory plant material shall be drought tolerant using a variety of low growing flowering groundcover and shrubs and colorful grasses. Vehicles in the parking lot shall be screened using hedges in planter areas with low growing flowering groundcover in the foreground. Fallon Gateway monuments are proposed for thE' north and south side corners of Dublin Boulevard at Fallon Road. ThE! Fallon Gateway monuments shall utilize materials found within the project as well as Dublin Ranch. Three walls of varying heights are proposed along with a large specimen oak in a terraced planter area to the north with similar shorter walls and specimen tree to the south. Lumasite shall be proposed for one of the walls and be illuminated at night similar to the adjacent architectural tower elements while stone veneer ;and stucco are proposed for the others. The Fallon Gateway monuments shall announce the arrival to the City from the east. 0. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). A Phase 1 Environmental Assessment (ESA) and Phase II Herbicide/Pesticide Environmental Assessment of the Project Area and surrounding Dublin Ranch lands has been conducted by Berlogar Geotechnical Consultants (dated May 1988 and July 1996 respectively) to determine the presence of any hazardous waste and substance sites. An environmental records search was conducted by Berlogar Geotechnical Consultants for Dublin Ranch-Phase I to determine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that no properties within a two-mile radius of the Dublin Ranch-Phase I (which includes lands within the Project Site) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks, in addition to these studies revealing no evidence of recognized environmental conditions, including contamination of soils at the site, in connection with the property. Additionally, Berlogar Geotechnical Consultants prepared a Phase 1 Environmental Site Assessment Final Draft report for the Fallon Gateway Target property dated October 8, 2008. The report was prepared for the 11 acre Target portion of the larger Fallon Gateway parcel. Environmental Data SITE DEVELOPMENT REVIEW . PAGE I I FALLON GATEWAY . APRIL 28, 2009 Resources databases were obtained for the entire parcel as part of the ESA documentation; however the site walk concentrated on the 11 acre parcel. According to Berlogar's research and findings, there is no evidence of recognized environmental hazard conditions in connection with the property. Furthermore, Berlogar did not find evidence that,--urrent use of the property or activity at neighboring properties would indicate the likelihood of environmental impairment to the property, nor did Berlogar observe visual evidence of hazardous-material contamination, indications of improper hazardous material storage or disposal, or identify significant concerns relating to Asbestos, Lead Paint, ASTs, PCBs, USTs, or Radon at the subject property. Berlogar also determined that there is no possible occurrence of methane or other vapors that may migrate or intrude into the site. Berlogar Geotechnical Consultants states that no further environmental investigation work is warranted. SITE DEVELOPMENT REVIEW . PAGE 12 Fallon Gateway • Apri128, 2009 Permitted & Conditionally Permitted Land Uses PD - General Commercial Permitted Uses: a. Community and local serving retail uses including, but not limited to: 1. General Merchandise Store 2. Discount Warehouse Retail Store 3. Clothing/ Fashion Store 4. Shoe Store 5. Home Furnishing Store 6. Office Supply Store 7. Home Appliance/ Electronics Store 8. Home Improvement/ Hardware Store 9. Music Store 10. Hobby/Special Interest Store 11. Gift Shop 12. Jewelry 13. Drug Store 14. Toy Store 15. Pet Supplies Store 16. Book Store 17. Sporting Goods Store 18. Grocery/ Food Store, including Specialty Foods such as meat, candy, health, etc 19. Video Rental 20. Home Furnishings 21. Art Gallery/Supply Store 22. Florist 23. Liquor/ Wine Store 24. Party Supplies 25. Picture Framing 26. Specialty Goods such as cooking supplies, housewares, linen, window coverings, etc 27. Cosmetic Store 28. Drive-through Facilities Page 1 of 3 • Permitted and Conditionally Permitted Land Uses Fallon Gateway e April 28, 2009 29. Permanent Kiosks, Newspaper/ Magazine `stands and other similar outdoor retail sales associated or not associated with an existing business b. Regionally-oriented, high volume, retail uses including, but not limited to: 1. Discount Centers 2. Promotional Centers 3. Home Improvement Centers 4. Factory Stores 5. Furniture Outlets c. Services establishments including, but not limited to: 1. Bank/ Savings and Loan/ Financial Services 2. Travel Agent 3. Hair/ Beauty Salon/ Spa 4. Cleaner and Dryer/Dry Cleaning, no dry cleaning plant on premises 5. Athletic Club 6. Formal Wear/ Rental 7. Copying and Printing 8. Indoor Recreational Facility such as yoga, aerobics, martial arts, dance, etc 9. Drive-through Facilities d. Hotels and Motels; e. Eating and Drinking Establishments, including, but not limited to: 1. Restaurant, full-service/sit down 2. Restaurant, quick-service/ high turnover 3. Micro-Brewery 4. Bar/Cocktail Lounge/Wine Bar 5. Specialty Eating; and Drinking Establishments - sit down or take away, with no table:' service, including such L.ses as a coffee house, delicatessen, bakery, ice cream shop, smoothie shop, sandwich shop, or other uses determined as to be similar. These uses typically have a retail component to the business and are permitted throughout the project in any location. 6. Outdoor Dining Areas. This use is defined as a controlled outdoor dining space, which is supplemental to an indoor restaurant and dedicated to the use of a single tenant or tenants. Page 2 of 3 • Permitted and Conditionally Permitted Land Uses P:A 16034-14\ office\Su bm ittals\ PDA\ PDA Land L ses-6.doc Fallon Gateway • April 28, 2009 7. Undesignated Outdoor Seating (located in co:nmon public areas usable for both informal seating and dining and n A dedicated to a specific tenant). Conditional Uses, including, but not limited to: a. Animal Hospital, Veterinarian b. Public and semi-public facilities; c. Community Facility; d. Service Station, No Repair Facilities Allowed) e. Out-patient health facilities as licensed by the State Department of Health Services; f. Nightclub/ Dance floor g. Indoor movie theater h. Video Arcade i. Daycare Center j. Temporary Kiosks, Newspaper/ Magazine Stands and other outdoor retail sales associated or not associated with an existing business k. Other uses that could possibly meet the intent of the General Commercial land use designation 1. Stand-alone Outdoor Drinking/Dining Area (not associated with a restaurant). Stand-alone Outdoor Drinking/-Dining Area is defined as a tenant and/or use that is stand-alone (not supplemental to an indoor restaurant) and where all or a majority of the seating space is outside. Examples include a wine or liquor bar. m. Massage Establishments n. Drive-through Facilities, including restaurant; Temporary Uses, including, but not limited to: a. Arts and Crafts Fair b. Christmas Tree and other seasonal Sales c. Farmer's Market d. Festival/Street Fair e. Sidewalk Sales f. Parking Lot Sales g. Construction Trailer Page 3 of 3 • Permitted and Conditionally Permitted Land Uses P:A 1603+-I4\office\SubmittaIs\PDA\PDA Land L ses-6.doc Dublin Ranch Areas B-E • Design Guidelines • April 28, 2009 DEVELOPMENT STANDARDS MATRIX OF CAMPUS OFFICE AND COMMERCIAL LAND USES CO GC Minimum Parcel Size 10,000 SF 1 N/A Parcel Depth 100,1 N/A Parcel Width 100,1 N/A Setback - front 10,2 o,4 - rear 10, 0' - side 10' 0' Building Setback from Arterial Streets 10,1 10,2 Building Height 75' 3 55' 3 F.A.R. .45 with open parking (net) .35 (net) .65 with covered parking (net habitable) 'No minimum for a parcel within a large parcel of the same land use designation. 2 Per Eastern Dublin Specific Plan. 3 Height doesn't include equipment/penthouse. Appurtenance may be approved by staff review. 4 Setbacks for visibility and landscape must be addressed as appropriate. 5 Total F.A.R. cannot exceed sq. ft. limit established by the Specific Plan. Page I-1 Dublin Ranch Areas B-E • Desijn Guidelines • April 28, 2009 DEVELOPMENTSTANDARDS Parkin Standards CO GC < 7500 SF - 1 s ace / 250 SF of - Use Type: Parkin Spaces Required: p usable space Retail: 7500-40,000 SF =1 space / 300 ' General Retail 1 space per 300 SF SF of usable space 0 Furniture/Large Appliances/Flooring/Home Furnishings 1 space per 400 SF 40,000 + SF =1 space 1350 SF Eating & Drinking Establishments: of usable space ¦ Full Service/Sit Down Restaurant 1 space per 100 SF of floor area that is accessible to customers plus 1 space per 200 SF of floor area not accessible to customers (i.e., kitchen, storage areas, coolers, etc.) ¦ Quick Service/High Turnover Restaurant 1 space per 100 SF ¦ Specialty Eating & Drinking Establishments (includes such foods uses as sit down or 1 space per 300 SF take away, with no table service, including a coffee house, delicatessen, bakery, ice cream shop, smoothie shop, sandwich shop, or others determined to be similar) ¦ Outdoor Dining Area (controlled space; supplemental and dedicated to an indoor 1 space per 200 SF restaurant) ¦ Stand-Alone Outdoor Drinking/Dining Area (not supplemental to an indoor 1 space per 100 SF restaurant) ¦ Restaurant with Drive-Thru Facilities 1 space per 100 SF Office 1 space per 300 SF Bank or Financial Services 1 space per 250 SF Notes: ¦ If an office use (not incidental to a retail or restaurant use) or a financial service use is established in the Project, additional parking shall be provided at the rates noted above. ¦ Any undesignated outdoor seating located in common public areas usable for informal seating or dining and not dedicated to any specific tenant is not required to provide additional parking. ¦ Small retail kiosks, newspaper/magazine stands and outdoor vendor sales (involving products associated or not associated with an existing business) located in the project's common areas are not required to provide additional parking. ¦ Any outdoor seating/dining area associated with a single grocery tenant in the project is not required to provide additional parking. ¦ ff any other permitted rises are established that have different parking requirements per Chapter 8.76 of the Dublin Zoning Ordinance, parking shall he provided accordingly. Page I-] A Fallon Gateway • April 28, 2009 Fallon Gateway Site and Architectural Guidelines 1. The Project shall provide a gateway statement at each corner at the intersection of Dublin Blvd and Fallon Road which incorporates both architectural and landscape elements. 2. The architectural design of the Project shall be iconic and present an identifiable and visually significant entry to the City and Dublin Ranch. 3. The architectural design character of Fallon Gateway presented with the first phase shall be carried into subsequent phases of the project to maintain consistency by utilizing a variety of materials, colors, and texture to provide visual interest without creating a chaotic appearance. 4. Smaller retail buildings shall have a similar level of material and design quality on all four sides of the structures. Large plate retail b aildings shall carry over varied material and color patterns where visible to major thoroughfares. 5. Integrate multi-functional outdoor spaces for customers to gather and socialize. Such spaces shall have landscaping, seating, and othe- features to provide amenities. 6. Design concepts shall reflect the general overall char cter and design themes of Dublin Ranch such as warm colors, natural and rustic materials, and design elements. 7. Include pedestrian routes linking the different retail clusters together. 8. Provide varied build:.ng and roofline massing and articulation to create human scale and interest. 9. Building bases shall be of durable materials or protect ed by furniture, planters, raised curbs and so forth to prevent damage by shopp: ng carts. 10. Loading docks facin;- I-580 and public thoroughfares shall have screening to limit the impacts of negative views. 11. Parking lots shall provide a sufficient number of tree planting wells to provide shade uniformly and reduce heat island effects. Page I A 1 • Site and Design Guidelines 0 C r z ca r d Orchard tree Pyrus Calleryana sp. in tree grates or planters T-0' high stone veneer wall with stucco veneer panel wall 2'-4" high stone veneer wall with Lumasite to match architecture Future Plaza V-6' high stone veneer seatwall with precast concrete cap F A L L O N ROAD Large Specimen Oak J,J, Large Specimen Oak Orchard tree Pyrus Calleryana sp @ 16'-0" O.C. t.?a? so?ma? Oak Cascad ng groundcover - 7-6" high stone veneer retaining wall Grass - Pennisetum "Little Bunny" or similar 4'-6' high stone veneer retaining wall with lumas to panels to match architecture 6-6" high stone veneer wall with stucco veneer panel wall PLAN VIEW L Irk r r +r r w Orchard tree: Pyrus Calleryana sp. 6'-6" high stone veneer wall with stucco veneer panel wall 2'-6" high stone veneer wall with precast @16'-0" o.c. for potential signage. Color of stucco to be earth-tone. concrete cap • stone to be ledgeslone and Stone to be Ledgestone and consitent with colors found in consistent with colors found within Dublin Ranch. 18" max high grass - I.E. PenniseWm "Little Dublin Ranch. Bunny" Specimen Quercus Agrifolia (Coast Live Oak) in 4'-6" high stone veneer wall with Lumasile panels to raised planter. Oak to be selected by Landscape match architecture on project to the south. Lumasile Architect shall be illuminated at night consistent with architecture Smooth stucco veneer Stone to be Ledgestone and cnnseent with colors round ' ra • y , Cascading groundcover or low-growng shrubs i e wall panel in Dubin Ranch Rosmarinus Prostralus r} .r NT5 IIA`?` lilt KEY MAP FALLON GATEWAY MONUMENT DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDUSE AND DEVELOPMENT PLAN/ DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California April IA09 MacKay and Somps. Engineering and Planning Craig + Brant Architects a R3 Studios Landscape Architects L Upright shrubs to screen above-grounc utilities - See proposec plant palette she Colored concrete with scoring p See site materials sheet L21.1 A'aste receptacles - - 9ee site furniture shea-t L18.1 Dottery and plant mat 3rial (Typi See image sheet L19 1122.1 Concrete unit pavers to match architecture - See site materials sh set 1-211 Round Luminaire - -- See image sheet 1-19-1 Narrow upright tree - See proposed plant Falette sheet L1.2 Trees to be located it 5'x5' tree See site 'umilure sheet L18.1 Plaza Fountain (Publ c Art Opp See detail sheet L14 1 Plaza potter} - -- - - See site `urniture sheet L19.1 Primary Entr, Monur lent Wall See detail sleet L12 1 Is Jilll NTS• KCYWF FALLON GATEWAY ENTRANCE MONUMENT DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDUSE AND DEVELOPMENT PLAN/ DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California April 2009 MacKay and Somps, Engineering and Planning Craig +Grant Architects, R3 Studios Landscape Architects WTALAWMM MHTTGYIER ACRYLIC PANELS TYPICAL ELEVATION FACING STREET - ZG.cn RETAIL SHOPS TYPICAL ELEVATIONS FOR RETAIL SHOPS DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDUSE AND DEVELOPMENT PLAN? DISTRICT PLANNED DEVELOPMENT PLAN Min. California April 2009 0'1'71' g 16 24' Kn. MacKay and Somps Emp* ring and Planning ?(ni? + VT'6nt AfC?iiiziG R? Shxli!? I ?nrlTtppr ATrhirrctc CONCEPTUAL RETAIL BLDGS. -SHOPS TYPICAL ELEVATION FACING PARKING t32'-o• 3A 23.6 ,P%M.DIWrt,NWI -, tom, F rR%IUNEO /NM FINW, ?9M(%,1n vuN, ,WI9n ±31'-0? RETAIL SHOPS TYPICAL ELEVATIONS FOR RETAIL SHOPS DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDGSE AND DEVELOPMENT PLAN? DISTRICT PLANNED DEVELOPMENT PLAN Du61in, California April 2009 , ? Nn• CLOSE-UP TRELLIS CONNECTION CONCEPTUAL DETAIL SLUGS. -SMALL 5HUY5 Mw)Uy end SoW Enanng and PMmq Craig ; Grant Arc4ilas R? ShOm I. wY4w + Arrhit" TYPICAL ELEVATION FACING STREET TYPICAL ELEVATION FACING PARKING BIRDS EYE VIEW FACING STREET ALUM. METAL FASCIA TRIM METAL PANEL SMOOTH PAINT FINISH METAL HARD CANOPY DEVELOPMENT BANNER ON FLAG POLE SMOOTH PAINT FINISH WI HORIZONTAL REVEALS TEXTURED PAINT FINISH W! NORRONTAL REVEALS GRAPHIC PANEL TEXTURED PAINT FINISH SMOOTH SMOOTH PAINT FINISH PAINT FINISH LAMINATE COMPOSITE WALL PANELS BRICK LIGHT TOWER - ACRYLIC PANELS WITH METAL FRAME STONE-VFNFFR METAL PANEL TEXTURED PAINT d j • FINISH WITH HORIZONTAL REVEALS I ENTRY MAJOR FACADE A METAL PANEL LANDSCAPE ELEMENT (SEE LANDSCAPE DRAWINGS) SMOOTH PAINT FINISH I REVEALS STOW VENEER BRICK TEXTURED WONT FINISH W! HORIZONTAL REVEALS TEXTURED PAINT FINISH WI REVEALS RETAIL SHOPS TYPICAL ELEVATIONS FOR MAJORS DUBLIN RANCH ENTRY MAJOR FACADE B N TS ENTRY MAJOR FACADE C N.s ENTRY MAJOR FACADE D CONCEPTUAL RETAIL BLDGS. -MAJORS AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDGSE AND DEVELOPMENT PLAN/ DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California April 2009 me,Rral ?? Rev. 0'2'0'2% B 16 16 32 32 M 61 a! MacKay and Somps Enginwing and Planning Craig + Gram Architects R? Subts '.s -.pc !.rcht=s J 1 METAL PANEL STONE VENEER TEXTURED PAINT FIN. WI REVEALS ?' - BRICK METALAWNING LIGHT TOWER -ACRYLIC PANELS WITH METAL FRAME OWN, 01, ENTRY PLAZA FEATURE METAL PANEL WIRE MESH W/ METAL FRAME DECORATIVE METAL WORK ARCHITECTURAL WALL FEATURE LAMINATE COMPOSITE WALLPANELS TEXTURED PAINT W REVEALS TEXTURED PAINT FINISH W/REVEALS LIGHT TOWER- ACRYLIC; PANELS WITH METAL FRAME ---6 GRAPHIC PANEL - `I ° M A T(1R C PFR CDF('TI V F CONCEPTUAL RETAIL BLDGS. -ARCHITECTURAL FEATURES RETAIL SHOPS ARCHITECTURAL FEATURES DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDUSE AND DEVELOPMENT PLAN/ DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California Apd12009 Rev: Rev: MacKay and Swops Enpnming and Phoning Craig + Gram Archiwm R13 Sb d m Lai=c ArcLt-dc LAMINATE COMPOSITE WALL HLL.S STONE VENEER DECORATIVE ME' ARCHITECTURAL FEATURE BRICK SMOOTH PAINT VI REVEALS , LAMINATE COMPOSITE i WALL PANELS - STONE VENEER ¦ METAL PANEL STONE VENEER BRICK Q TTnD M T71 F A 9rTV*V LIGHT TOWER- ACRYLIC PANELS WITH METAL FRAME SMOOTH PAINT FINISH W/ ' REVEALS METAL PANEL SMOOTH PAINT FINISH W/ REVEALS METAL PANEL I BRICK LAMINATE COMPOSITE WALL PANELS MrQQL STONE VENEER TEXTURED PAJNTW( SMOOTH PAINT W/ e REVEALS m WIRE MESH Wl METAL FRAME LIGHT TOWER - ACRYLIC PANELS WITH METAL FRAME STONE VENEER METAL PANEL GRAPHIC PANEL DECORATIVE METALWORK ARCHITECTURAL WALL CONCEPTUAL RETAIL BLDGS. -ARCHITECTURAL FEATURES RETAIL SHOPS ARCHITECTURAL FEATURES DUBLIN RANCH AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDCSE AND DEVELOPMENT PLAN/ DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California April 2009 Rev: Rev: MacKay W Sw os Engimrieg and P6nning Craig + Grant Archit m R3 Shcdios Iandscapc Architccts RETAIL SHOPS ARCHITECTURAL FEATURES METAL PANEL IETAL PANEL LUSH METAL SERVICE DOOR T MOOTH PAINT FINISH W! EVEALS IETAL PANEL E' a , i TONE VENEER X 46 DUBLIN RANCH PAINTED METAL TRELLIS AREAS B-E PLANNED DEVELOPMENT DISTRICT LANDUSE AND DEVELOPMENT PLAN! DISTRICT PLANNED DEVELOPMENT PLAN Wlin, California April 20D9 Rev: Rea: CONCEPTUAL RETAIL BLDGS. -ARCHITECTURAL FEATURES MacKay and Sumps Engmmg and Plaoeing Craig + Grant Archie m R3 Smdios L Wscgx Archimm LIGHT TOWER -ACRYLIC PANELS WITH METAL FRAME - 4'x2' LAMINATE COMPOSITE WALL PANELS METAL PANEL STONE VENEER ILLUMINATED BUILDING GRAPHICS ?- annrynu i r?%Vm wmwI rcm Muiw?-IT LIGHT TO PANELS'v TEXTURED PAINT FINISH WI REVEALS 4'x2' LAMINATE COM- POSITE WALL PANELS BRICK LIGHT TOWER-ACRYLIC PANELS WITH METAL FRAME TOWER 5 LIGHT TOWER 1 LIGHT TOWER 2 LIGHT TOWER 3 LIGHT TOWER 4 LIGHT TOWER 5 CIYPICALATSHOPS)- - - - RETAIL SHOPS ARCHITECTURAL FEATURES DUBLIN RANCH NIGHT TIME AT ENTRY PLAZA AREAS -E c CONCEPTUAL RETAIL BLDGS. -ARCHITECTURAL FEATURES PLANNED DEVELOPMENT DISTRICT LANDGSE AND DEVELOPMENT PLANT DISTRICT PLANNED DEVELOPMENT PLAN Dublin, California April 2009 Rev Rev: MacKay and Swm Engineering and Planning Craig + Grant Architects R3 SbAos Lm&cape Architccts TOWER 3 TOWER 1 TOWER 2 DAY TIME AT ENTRY PLAZA FREE STANDING SIGN