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HomeMy WebLinkAboutAttach 9 Sec.11 Project RefrncThe Marketplace at Hacienda (Parcel APN: 986-0005-040) II. Project Reference 1. Site Settin~ The Market PLace at Hacienda project ("Project") is proposed on that currently vacant site of approximately 27.54 acres, in the City of Dublin, formerly known as the CommerceOne site (PA 00 015) ("Project Site"). The Project Site is bordered on the east by Hacienda Drive, on the north by the future roadway to be known as Martine[li Way, on the west by the future extension of ArnoLd Road, and on the south by Interstate 580. The site is across the street (Hacienda Drive) from the existing "Hacienda Crossings" retail development. 2. Property Ownership DUBLIN BLVD. Vicinity Map // The Project Site is currently owned by the Alameda County Surplus Property Authority ("County"). The County and IKEA are in contract to have IKEA purchase the entire 27.54-acre Project Site from the County. In turn, IKEA is in contract with Opus to have Opus purchase approximately half of the entire Project Site (the 13.20 eastern acres) for its retail development. In this regard, the "Project" is comprised of these two distinctive yet fully-integrated development components: (I) "Area A,' the 14.34-acre western half of the Project Site, will contain the approximately 317,000 square foot IKEA store; and (2) "Area B," the 13.20-acre eastern portion of the Site, will contain the "Lifestyle Center," a muLtiple-buiWing retail center with a mix of different upscale retailers, restaurants and related services totaling approximately 137,0OO square feet. 3. Site Characteristics In the mid to tate 1990's the County removed numerous buildings from this site. Today the site is generally fiat with localized high areas and stockpile areas resulting from the site-clearance and cLean-up activities. Photographs of the existing site are attached in Section VII, Site Photographs. There are only two structures on the property. There is a Zone 7 Water Agency "turnout" structure located at the southwest corner of the site. Zone 7 provides wholesale water service to DubLin San Ramon Services District (DSRSD) at this turnout. Immediately adjacent to the turnout structure is a DSRSD water fluoridization structure. The Marketplace at Hacienda Develop~nent Approvals Application - Project Reference January, 2004 Page I #. Environmental Considerations The following is provided in response to Items 8 and 9 of the Environmental Information application form. The Eastern Dub[in Specific Plan EIR (Figure 3.7-A) indicates that the Project area was historically dominated by dry-farming rotational cropland and non-native grass[ands. This EIR identified twelve special status plant species, seventeen special status amphibian, reptile, bird and mammal species, and ten special status invertebrate specfes which could potentially occur within the entire Eastern Dub[in planning area (Tables 3.7-1 and 3.7-2, pp. 3-7.19-21), based upon the U.S. Fish and Wildlife Service and the California Fish and Game Commission listings at that time. A cultural artifacts field inspection of the entire Eastern Dublin area was performed in 1988. Chapter 3.9 of the Eastern Dub[in Specific Plan EIR addressed the potential for impacts on cultural resources which may be located within the Project area. Three potential pre-historic sites (two of them isolated locales) and two historic sites were identified within the proposed Project area (see pp. 3.9-4 - 3.9-6 of the Eastern Dub[in EIR). Maps of these sites were not included in the EIR to protect them from possible vandalism. The Eastern Dublin EIR mandated additional project-level archeological surveys. However, the Project Site is vacant and contains no historic structures. A remote possibility exists that previously unidentified historic or pre-historic human resources could be uncovered on the site during construction activities. I. Development Proposal, General As set forth in greater detail below, the Project wilt be developed in two phases. Development of Area A (IKEA) will occur independent of development of Area B (Lifestyle Center). Because the IKEA store's distinctive design and use is well-established, the development of Area A can occur sooner rather than later. Area B, which will feature many different upscale retail and restaurant uses, will be developed and teased to various end users, thus resulting in a different development schedule and plan. By addressing both Area A and Area B in these application materials, IKEA and Opus are providing the City with a comprehensive understanding of the development of the Project. 2. Proposed Land Use Actions In order to proceed to development the Project will require the following land use approvals: a. General Plan Amendment (GPA), b. Specific Plan Amendment (SPA), c. Perfecting the Planned Development zoning of the site by obtaining Stage 1 and 2 Planned Development approvals, d. Development Agreement for the entire Project Site, e. Site Development Review, f. Vesting Tentative Map (and subsequent Final Maps for Area A) splitting the existing parcel into IKEA (Area A) and Opus (Area 13) parcels, creating a parcel for the private street access and creating/modifying an offsite parcel north of/~artinelli Way, Building Permits / Certificates of Occupancy. The Marketplace at Hacienda Development Approvals Application - Project Reference January, 2004 Page 2 Reciprocal access between The Villa~e at Hacienda and the IKEA project shall be accommodated. Codes, Covenants and Restrictions (CC ~ R's) shall be executed to permit cross access and parking to occur between sites and uses. 3. Combined and Separate Approvals Pursuant to the Permit Streamlinin~ Act, in particular Government Code section 65943(a), the cover letter, application forms and the attached materials constitute an application for a development permit. In order to efficiently define and address the details of approval for all of the Project Site this application includes materials supporting the approval of items 2a, 2b and 2c above for the entire site (Area A and Area B). In order that IKEA may develop prior to Opus this application also includes materials for the approval of Site Development Review (item 2e) for only Area A. Opus will later prepare and submit a separate site development review package for Area B. 1. Project Objectives The Projects' objectives reflect the unique nature of its retail users, market niche, and integrated development scheme. IKEA in Area A will provide the immediate interest and foot traffic that will in turn benefit the upper-scale lifestyle retailers in the pedestrian-linked Area B, the businesses in the adjacent Hacienda Crossings, and the businesses in the greater Dublin area. More particularly, the Projects' objectives are to: a. Develop a "destination retail" experience located on a visually prominent site adjacent to and accessible from the confluence of major regional traffic corridors that carry high volumes of daily commuter and non-commuter traffic. b. Develop a "flagship" IKEA store for the Tri-Valley Area on an immediately developable site of sufficient size within the Project Site. The store must incorporate IKEA's standardized corporate design concepts for function and appearance, and must be of a size to accommodate customers from the Tri-Valley Area, and will likely also draw customers from the Central Valley, San Jose, southern East Bay, and the upper and lower 1-680 corridor. c. Devetop the Site in a landscaped and "pedestrian-friendly" fashion - - with restaurants and related teisure services - - in order to heighten the shoppin~ experience and further enhance the concept of "spending the day out shopping." d. Offer a shoppin~ experience that complements the nearby Hacienda Crossings retail center and other retailers in the area by addin~ to the range of retail and restaurant opportunities available to the shopper in Dublin. e. Develop in an area of compatible and complimentary existing and planned land uses. 2. Proposed Development (Project Description) As stated above, the Market Place at Hacienda is comprised of two (2) distinctive yet fully- integrated development components: (1) Area A, the 14.34-acre western portion of the Project Site, which will contain the IKEA store; and (2) Area B, the 13.20-acre eastern portion of the Project Site, which will contain Opus' "The Village at Hacienda" Lifestyle Center. The Marketplace at Hacienda Development Approvals Application - Project Reference January, 2004 Page 3 a. Area A - The IKEA Store (1) Generally. Area A, the 14.3-acre western half of the Project Site, will contain a 317,000 square foot IKEA store, at-grade parking for approximately 1,126 vehicles (570 under the building and 556 outside), and associated landscaping, circulation, and infrastructure improvements and community amenities (see drawings A1.1, A1 .la, A1 .lb and A1.2). IKEA has more than 180 stores in 31 countries, including 15 stores in the United States and ten stores in Canada. Since its founding in 1943, IKEA has offered a wide range of home furnishings and accessories of good design and function, at Iow prices so that the majority of people can afford them. IKEA is recognized as a socially responsible company, and continuously supports initiatives that benefit causes such as children and the environment. IKEA stores conform to a standardized design concept. The exterior design is based upon a simple rectilinear form with strong linear features, typically with a distinctive store entrance feature. The exterior colors are blue and yellow, to match the colors of the flag of Sweden, the home of IKEA's founder and original store. Inside the store, customers first visit a series of showrooms organized around an internal pathway that allows them to view assembled furniture products in settings that showcase the product's specific uses. The customers complete order forms as they circulate through the store, and then pick up the ordered merchandise when they have finished shopping. All furniture inventories are warehoused on site either in self-service warehouse areas, where customers can access goods directly, or in full-service warehouses, from which IKEA staff bring goods to the customers. The IKEA retail experience involves several concepts that distinguish it from other furniture and home furnishings retailers. Visiting IKEA can be a day out for the family. Accordingly, IKEA strives to accommodate such individuals and families by providing a restaurant and bistro, a supervised playroom where parents can leave their children while they shop, quiet areas where customers can relax, baby changing tables in the restrooms and lactation rooms for nursing mothers. In addition, the IKEA organization advocates a "Family" initiative that includes a family parking area intended for larger vehicles that is located away from the primary vehicle circulation aisle, children scale building elements such as a lower secondary set of handrails at stairs, and children-scale toilet and lavatory fixtures at select locations. IKEA's concept of offering a wide range of well-designed, functional home furnishing products, at prices so Iow that as many people as possible will be able to afford them, has brought about a unique approach to merchandising. Customers are ~uided through the store to view the entire offering, and can take their purchased products home with them. All products are stocked on premises, and furniture is flat-packed, so that it is easier (same day take home) and more efficient (cost savings to customers) to transport. Customers may also choose to have the furniture assembled and delivered to their home. In addition to furniture for the home or office, customers can purchase other home and office furnishings, housewares for the kitchen, dinnerware and home textiles in the store's "Markethall." All of the inventory in the Markethal[ is on display and is directly accessible to customers. Each store also includes a restaurant that serves Swedish and American food. This IKEA store will also include a cafe or bistro and Swedish specialty foods shop near the store's exit. The Marketplace at Hacienda Development Approvals Application - Project Reference January, 2004 Page 4 (2) Details of IKEA Building. The IKEA Store will contain retail, warehouse, restaurant and office uses, with an ancillary child care area for shoppers. The first store Level will contain an entrance and a full-height warehouse and the Markethall; the Showroom is located on a second level above the Markethall. The building envelope will include space for approximately 211,000 sq. ft. of retail area, 77,000 sq. ft. of warehousing area, 17,000 sq. ft. of administrative area, 12,000 sq. ft. of cafe and restaurant area, and 10,000 sq. ft. of lobby and vertical circulation area (see drawing A1.1 ). The rectilinear store buildin~ will be approximately 588 feet in length (i.e., in its north/south dimension), 415 feet in width (i.e., in its east/west dimension excludin~ the canopy and loading docks), with a roof height of 50 feet and a maximum height (at the highest parapet) of 70 feet. A loading dock on the west side of the building is approximately 460 feet in length and 69 feet in depth, and the exterior canopy along the east side of the building is approximately 424 feet in length and 37 feet in depth at its widest dimension. The first floor of the building will be elevated approximately 14 feet above exterior grade. This will allow the store to be developed without the need for an unsightly adjacent parking structure and will maximize the number of parking spaces near to the store entry. The exterior claddin~ will be insulated metal panels finished in blue, highlighted with yellow accent elements at the entry, with identifying signs at selected locations (see drawing A4.1). A 100-foot high free-standing sign identifyin~ the entire center (Lifestyle Center and IKEA) and its major tenants will be placed at the southern side of the site along the I- 580 frontage. A distinctive architectural portico will identify the pedestrian entrance to the store and a pedestrian connection will be clearly established between IKEA and the Lifestyle Center. Key landscaping, including flowering ~round cover, turf and accent trees will be provided along Martinelli Way and the main drive aisle frontage of the site. At the main drive aisle, trees are located in tree wells with grates along the pedestrian walk immediately adjacent to the drive aisle. Smaller trees and shrubs will be provided at the perimeter of the parkin~ areas and southern portion of the site (see drawing L1.1 ). Vehicular access in to the site wiLL be provided from Martinelli Drive and Arnold Road. (see drawing A1.1). At the main vehicle access, approximately the mid-point between Hacienda and Arno[d on Martinelli, visitors will enter the Project Site, continue along stacking lanes, then make a choice of turning left to the Lifestyle Center or continuing straiBht and be guided to parking for the IKEA store. Once parked, IKEA visitors wiLL walk to the main store entry lobby at ~rade toward the east side of the store then travel by stairs or elevator up to the main lobby store. Visitors who made purchases requiring convenience loadin~ would return to their vehicles and move them to customer loading spaces at grade on either side of the main entry. After loading3, the customers could leave the site at the two egress points along Arno[d Road or one egress point on Martinelli Way. Customers could also travel to Dublin via BART, shop at IKEA and have their purchased delivered. Truck loading and trash pickup will be segregated from customer traffic and will be located on the western side of the IKEA site, on the opposite side of the store from the main customer entry. (3) Operational Characteristics of IKEA Store The IKEA store will operate seven days per week except for approximate[y three holidays per year. Hours are expected to be 10 a.m. to 9 p.m. on Mondays through Saturdays and 10 a.m. to 8 p.m. on Sundays. Saturday will typically be the peak user day of the week. On Saturdays, peak visitor The Marketplace at Hacienda Development Approvals Application - Project Reference January, 2004 Page activity would typically occur during the hours of 1 p.m. to 4 p.m. On weekdays, peak visitor activity would typically occur during the hour of 1 p.m. to 2 p.m. and again in the early evening hours of 6 p.m. to 8 p.m. The Project will employ approximately 400 co-workers. Approximately 15% will be employed in management positions, with the balance being a mix of full and part-time co-workers. (4) Schedule IKEA project design, engineering and entitlement processes are currently in progress and are scheduled for completion in September 2003. Project construction for the IKEA Store will take approximately one year. b. Area B - The Lifestyle Center (1) Generally. Area B, the 13.20-acre eastern portion of the Project Site, will contain muttiple buildings totaling approximately 137,000 square feet and comprising a "lifestyle" retail center with a mix of up-scale retailers, restaurants and related services. Approximately 15% of the space is anticipated to be food-related use with two or three full-service restaurants. The six to ten separate but integrated buildings will be oriented in a "main street" fashion, encouraging a pedestrian friendly atmosphere. Landscaping and "people places" will be emphasized. Parking will be provided along the main streets with larger parking fields strategically located behind buildings but adjacent to restaurant uses. A total of approximately 704 parking spaces are provided for Area B. (2) Details of Buildings. The buildings are typically one-story although some two-story space (approximately 10% of the total) may be provided. In order to complement the massing of the IKEA building some accent features may extend higher than a typical one-story building. Buildings will generally be 100-150' deep and could be a combination of stucco, masonry, stone, metal and wood. Access wilt be via a main entry on Martinelli Way and a secondary entry on the internal street separating the IKEA development from the Lifestyle Center. Tenant spaces will range in size from 1,000 to 26,000 square feet with a majority in the 4,000 to 12,000 square feet range. (3) Operational Characteristics of Stores. Hours are anticipated to be 10am-gpm daily with restaurants closing later. (4) Schedule. Project construction for the Lifestyle Center will begin once the entitlement process and pre-leasing are complete and building permits are secured. Construction of the center will be completed in approximately one year. Opening is expected in the summer of 2005. The Marketplace at Hacienda Development Approvals Application - Project Reference January, 2004 Page