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HomeMy WebLinkAbout8.1 PLPA 2010-00054 Regional Street Project SDR O~~~ OF Dp~l f~ STAFF REPORT 1 82 PLANNING COMMISSION IFOR DATE: January 4, 2011 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00054 Site Development Review for the Regional Street Retail project at 7117 Regional Street Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested Site Development Review approval to make exterior changes to an 85,280 square foot retail building at 7117 Regional Street and to make associated site improvements. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving Site Development Review for the Regional Street Retail project, which includes the remodel of an existing 85,280 square foot retail building and associated site improvements at 7117 Regional Street. V-V1 s)-; 6 Submitted By viewed By Principal Planner Planning Manager COPIES TO: Applicant File ITEM NO.: • Page 1 of 7 C:IUserslkristiBlAppDatalLocaAMicrosoftll4rindowslTemporaryIntemet Files10LK2F211PCSR 01 04 2011.doc DESCRIPTION: Figure 1: Project Site The project site is located at 7117 Regional Street near the intersection of Dublin Boulevard 4 x and Regional Street. The 9-acre ~-~a site contains an existing 85,280 , - square foot retail building that is Target currently vacant. It was previously home to Mervyn's s department store. Access to the site is provided from multiple driveways on both Dublin Boulevard and Regional Street. The parcel is part of a larger 4 s + ~t Toys-R-Us shopping center comprised of KMA multiple parcels and multiple owners. The project site is depicted in Figure 1. The project site has a General A` Project Site ; Plan Land Use Designation of Retail/Office and is located in the C-1 (Retail Commercial) Zoning District. The subject building was originally constructed in 1972, before Dublin was incorporated as a City. Alameda County approved the original development of the project site, which is in a shopping center comprised of other retail and service uses including a drug store/pharmacy, two banks, a grocery store, gas station, recycling center, and several smaller retail/service establishments. In order to permit exterior alterations to the building and the associated site improvements, Site Development Review approval is required. The proposed project includes exterior modifications to the 85,280 square foot building, improvements to the parking areas adjacent to the building, and the installation of new landscaping throughout the project site. The project also includes the installation of new landscaping on the adjacent property at 7151 Regional Street, which is a separate parcel that contains a 7,500 square foot retail building currently occupied by Aaron Brothers Art & Framing. No exterior modifications are proposed to the building at 7151 Regional Street. Both properties have the same ownership. Background This project was reviewed by the Planning Commission at a public hearing on December 14, 2010. At the meeting, the Planning Commission expressed concerns about the project's compatibility with the forthcoming Downtown Dublin Specific Plan and the project phasing that was described by the Applicant. The Planning Commission voted 2-1 (with 2 Commissioners absent) to continue the item and directed the Applicant to enhance the building architecture and add pedestrian amenities to the site such as more robust pedestrian connections. The Planning Commission continued the item to a date uncertain. Staff met with the property developer and architect after the Planning Commission meeting and discussed ideas to address the direction received. The Applicant submitted revised plans on December 22, 2010 that included a different type of tree species in the parking lot that would 2of7 provide more shade over time, an enhanced pedestrian pathway between the Dublin Boulevard building entry to the street, additional landscaping against the building, a new trellis element on the corner of the building, and new architectural metal screens with light sconces on both the Dublin Boulevard and Regional Street building elevations. The revised building elevations, site plan, and landscape plan are shown in the Project Plan set, included as Exhibit-A to Attachment 1 to this Staff Report. ANALYSIS: Building Design The building is currently designed for use by one single tenant, and it has building entries facing Dublin Boulevard, Regional Street, and one entry facing Aaron Brothers and CVS Pharmacy. The proposed project will divide the building into two tenant spaces. Tenant Space A (proposed to be occupied by Sports Authority) will be comprised of approximately 45,500 square feet and will have the main entry facing Dublin Boulevard. Tenant A will also have a faux (non- functioning) entry feature facing Regional Street that will have a fixed storefront with graphic display windows instead of functioning doors. The space for Tenant B will be approximately 39,780 square feet, and Tenant B will have two entry doors: one facing Regional Street and one facing Aaron Brothers. With the exception of the new entries and the interior demising wall to divide the space into two, the main building structure is not changing. On the exterior, of the building, the canopies that covered the three entries into the Mervyn's store are being removed, but the rock fagade is remaining on the building. New building entry elements have been designed to include materials that are compatible with the existing rock finish, but that also include more a modern, streamlined design. Since Tenant A has already been identified, the modifications to this portion of the building are highly tailored to Sports Authority. The building entry, windows graphics, and roof screens are intended to mimic the look of a sports stadium, and the materials and colors support that design. The building entry (facing Dublin Boulevard) and graphic window panels (facing Regional Street) are highlighted by simulated goal post trusses on brick bases, shoulder elements in brick and metal, and curved metal screens on the roof to conceal roof top equipment. Materials include CMU blocks in three brick-like colors, ribbed silver and red architectural metal panels, aluminum storefront windows with a clear anodized finish, and black decorative metal supports. Along both the Dublin- Boulevard and Regional Street elevations, light sconces and six foot square architectural perforated metal screens have been added to the building facades to break up the long building walls and add shade and shadow. The metal screens will be framed, painted black to match the decorative metal supports of the entry elements, and powder-coated for durability. The light sconces match the fixtures that are shown on either side of the building entries, and the spacing pattern of the fixtures will be the same along the length of the two elevations. Tenant B has not been identified, so no tenant-specific design elements are proposed, but the Applicant has presented a building entry design that is coordinated and compatible with Tenant A without being duplicative. The Tenant B entry features consist of a bold, up-sloping entry canopy with supporting trusses, flanking angled pylons, and brick shoulder elements. Painted metal grid panels are affixed to the building parapet to screen existing roof top equipment. The same three CMU block colors are repeated, the same ribbed silver architectural metal panel is used, and the two building entry elements include a silver metallic awning with painted supports. 3 of 7 Sheets A2, A3, M1, and M2 of the Project Plan Set (Exhibit A to Attachment 1) detail the building elevations, colors, and materials. The existing structure consists of tilt up concrete panels with exposed rock as a finished surface. This finish will remain except in areas where the existing entry canopies will be removed. The removal will reveal smooth concrete panels without the rock finish. The wall area between the two entry features facing Regional Street will be patched, treated with horizontal and vertical reveals, resurfaced with cement plaster, and painted to match with the rock finish on the rest of the building. Condition of Approval No. 11 in the attached Resolution (Attachment 1) states that the paint color of the new wall shall be field tested to ensure a good match between the new wall color and the rock finish on the remainder of the building. If a suitable color match is not found, the Applicant will need to work with Staff on a solution. Another design element that has been added to the project since the Planning Commission's review on December 14, 2010 is a new trellis element at the southwest corner of the building. The trellis columns are proposed to be constructed of the same CMU blocks in the same brick- like colors that are being used in the building entries with a metal overhead trellis. This feature will add depth and material variation to the corner element and help tie the two building facades together better. Project Phasing The project is proposed to be constructed in two phases. Phase 1 includes all of the site and landscaping improvements shown on Sheets Al and L-1 of the Project Plan Set (Exhibit A to Attachment 1) the exterior building modifications for Tenant A, Sports Authority, and the interim improvements for the rest of the building as shown on Sheet A2. Phase 2 includes the exterior building modifications for Tenant B, which are shown on Sheet A3. Phase 2 involves the removal of the interim improvements for this tenant space and the finishing of the building exterior. Condition of Approval No. 16 in the attached Resolution (Attachment 1) describes the phasing of the project and what improvements are required at certain times. Site Enhancements In addition to updating the building with new materials and entry elements, there are several modifications proposed for the site including new and rehabilitated landscaping and improved site circulation. At the entry to Sports Authority, the Applicant is proposing an enhanced pedestrian plaza with bollards, trash receptacles, a bench, bicycle rack, and decorative paving. An enhanced pedestrian pathway is being provided from Dublin Boulevard to the Sports Authority building entry. The pedestrian pathway will be 12 feet wide, have decorative paving, a -landscaped edge, and will run diagonally from the sidewalk at Dublin Boulevard through to the building entry plaza. This pedestrian walkway provides a strong connection between the building and the street. The parking field between Sports Authority and Dublin Boulevard is proposed to be reconfigured with new angled parking and the parking field also includes new landscape planters and decorative paving. Throughout the parking field on this 9-acre parcel, all of the landscape is proposed to be refreshed with additional plantings (if the existing trees are healthy) or replaced with new trees, shrubs, and groundcover. Chinese Pistache trees are proposed for the parking lot landscaping, a change from the Crape Myrtle trees originally proposed. Other landscaping changes include several new landscape planters at the base of the building along both the Regional Street and Dublin Boulevard frontages, which are proposed to contain English Oaks, shrubs, and groundcover. Sheet L-1 in the Project Plan Set (Exhibit A to Attachment 1) details the site planting plan and Sheet Al details the parking lot striping modifications and pedestrian amenities. 4 of 7 Overall, the changes made to the Project Plans based on the direction provided by the Planning Commission have resulted in more articulated building facades and an enhanced site plan that includes stronger pedestrian elements and amenities. A Resolution recommending Site Development Review approval is included as Attachment 1 to this Staff Report. Conditions of Approval have been placed on the project to ensure that all new. construction complies with applicable Building and Fire codes as well as local ordinances. Consistency with the Downtown Dublin Specific Plan Although the Downtown Dublin Specific Plan (DDSP) has not yet been approved by the City Council, the revised project is in conformance with many of the design guidelines of the DDSP, including, but not limited to, the following: Section 4.4.1 General Building Design Buildings located near major street intersections should be treated as "signature" buildings and should include unique design features (e.g. towers) and prominent corner entrances, plazas and enhanced design which is oriented towards the street. Section 4.4.2 Building Articulation Providing prominent entrances that are recessed/protruding or include towers or other distinct architectural features • Breaking up large smooth surfaces with expression lines, reveals, or changes in texture and color. Section 4.4.3 Building Materials and Colors A variety of high-quality, durable building materials and colors should be provided to create interesting and attractive building designs and avoid monotony. Section 4.4.5 Anchor Frontages Primary building entrances should be highlighted and serve as the prominent building feature with elements such as (but not limited to) recessed or protruding entries, tower elements, different materials/colors, decorative or display windows, shade structures or galleries, and special paving and landscaping. The project has an entry plaza facing Dublin Boulevard with landscaped planter areas and a wide, landscaped pedestrian pathway that connects the building to the street. The project includes unique design features while still retaining elements of the building that make it consistent with other buildings in the shopping center. The building provides prominent entries with distinctive architectural features, contains multiple materials, textures, and colors to break up the building mass, and the building includes bold colors as accents to the base building materials and colors, which are more muted and natural. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. For this project, Staff recommends that the project be found exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion). The project involves no expansion of the existing commercial building, but includes only architectural modifications and minor site enhancements. 5of7 CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated Retail/Office in the General Plan. The project has been reviewed for compliance with policies contained in the Community Design and Sustainability Element of the General Plan, including those related to building and site design, gathering and open spaces areas, and parking and circulation. The project site is located in C-1 (Retail Commercial) Zoning District. The project is consistent with Development Regulations for this zoning district as described in Chapter 8.36 of the Zoning Ordinance, including maximum building height and required setbacks. The project is also consistent with the development standards and design guidelines of the proposed Downtown Dublin Specific Plan, as noted above. The Specific Plan is scheduled to be reviewed and adopted by the City Council in early 2011. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services, and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed project. The Public. Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no comments from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Resolution approving Site Development Review for the Regional Street Retail project, which includes the remodel of an existing 85,280 square foot retail building and associated site improvements at 7117 Regional Street, with the Project Plans attached as Exhibit A. 6 of 7 GENERAL INFORMATION: APPLICANT/: Galen Grant, Flynn, Craig & Grant Architects, 301 Hartz Avenue, Suite 213, Danville, CA 94526 PROPERTY OWNER: David Wollenberg, Regional Street LLC, c/o The Cortona Corporation, 800 El Camino Real, Suite 175, Menlo Park, CA 94025 LOCATION: 7117 Regional Street ASSESSORS PARCEL NUMBER: 941-0305-017-02 and 941-0305-017-01 GENERAL PLAN LAND USE DESIGNATION: Retail/Office SPECIFIC PLAN LAND USE DESIGNATION: N/A SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North C-1 Retail/Office Commercial/Shopping Center South PD Retail/Office Commercial/Shopping Center East PD Retail/Office Commercial/Shopping Center West C-1 Retail/Office Commercial/Shopping Center 7of7