HomeMy WebLinkAboutAttach9 SecIV Stg1&2PlnDevZonThe Marketplace at Hacienda
(Parcel APN: 956-0005-040)
IV. 5taMe I and 2 Planned Development Zoning
The first step in the Planned Development process will be to rezone the property from a
"PD-Campus Office" designation to a "PD-Commercial" designation. The following paragraphs
describe the application within the PD-Commercial zoning.
1. Permitted, Conditionally Permitted and Accessory Uses
The Project will provide a variety of commercial land uses. Area A will contain the IKEA store and
Area B the Hacienda Lifestyle Center. Except as identified below, the permitted and conditionally
permitted uses for Areas A and B will be those commercial uses encompassed by the General
Commercial Zoning District (C-2) of Municipal Code sections 8.12.050 and 8.24.020. D. Accessory
uses for Areas A and B will be those identified in Municipal Code section 8.40.030.
b. Area A - Additional Permitted Use
(1) Secure children's play area (customer serving, limited duration)
Development Standards
Minimum Lot Size:
Maximum Site Coverage
Office:
Destination Retail (Area A, IKEA)
Lifestyle Retail (Area B, Opus)
"Blended" (averaging Area A and
Area B)
Maximum Building Heights
Roof
Typical parapet (above roof),
maximum
Parapet to screen rooftop
appurtenances and decorative
parapet at entry
Minimum Building- Property Line / Access
Easement Setback
5,000 sf
45%
55%
25%
40%
51'
4' parapet.
55' total height
As approved
20' at 1-580, Hacienda Drive and Arnold
Road.
0' on Martinelli Way.
10' at property line on main entry road
(Area A / B common property line).
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Development Standards (continued)
Minimum Parking- Property Line Setback
Parking Standards
Parking Standards, betow building
structure
3. Site Statistics
5' from property line at public streets and
10' at property line on main entry road
(Area A / B common property line.
5' at Cat Trans right of way
To be per Chapter 8.76 Off-Street Parking
And Loading Regulations of the Dublin
Municipal Code, unless otherwise noted
below.
10' x 18' spaces with 24' drive aisle
The following are the development statistics for the plans submitted with this application. This
data may change slightly prior to Site Design Review. Minimum and maximum development
standards shall be governed by the standards set forth in paragraph 2 above.
Lot size:
Building(s) square footage:
Floor Area Ratios:
Lot setbacks:
Building Heights:
Parking outside of building:
Parking under building:
Area A Area B
Gross Area:
15.99 acres (696,590 sf)
Net Area:
14.63 acres (637,239 sf)
317,000 sf
(including 211,000 of retail,
12,000 sf of restaurant,
77,000 sf of warehouse and
17,000 of office space.)
45.5%
(Blended FAR = 34.6%)
Greater than 20' on Arnold
and entry road (Area A / B
common property line).
Greater than 60' other sides.
50'-6" to top ofroofi
54'-0" to top of typical
parapet. 70'-0" to top of entry
parapet.
Per Parking Ordinance
Proposed 10'x 18' with 24'
wide drive aisles
Gross Area:
14.13 acres (615,600 sO
Net Area:
12.82 acres (558,526 sf)
137,000 sf
(including 117,000 of retail and
20,000 sf of restaurant)
· 22.3%
Buildings on Martinelli Drive at 0'
Greater than 15' on entry road
(Area A / B common property line.
Greater than 60' on other sides.
Two-story for retail uses - 50'. One-
story for restaurant uses - 35'.
Rooftop appurtenances may project
above roofline of building.
Per Parking Ordinance
N/A
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January2004 Page2
Site Statistics (continued)
Parking Spaces Required
Parking Spaces Provided
Signage:
Track Loading Areas:
Area A
787 spaces
1,126 spaces
Proposed 99' tall (maximum)
monument sign, jointly with
adjacent site. See separately
bound sign submittal.
Approx. 27,200 sfofelevated
loading dock area shielded
from Arnold by a 15' high
decorative concrete wall.
Area B
586 spaces
704 spaces
Proposed 99' tall (maximum)
monument sign, jointly with adjacent
site. See separately bound sign
submittal.
Service areas as required by tenants.
4. Area-wide and project-wide architectural standards, concepts and themes
a. Overall Project
The areas adjacent to the Project Site on the west and north are currently undeveloped. However,
future planned developments for the areas west and north of the site include mid to high rise office
buildings and associated parking structures, along with high density housing, and a transit center.
Highway 580 borders the site to the south and the area to the east is a retail center known as
Hacienda Crossings. lhe Hacienda Crossings site features a mixed-use of retail, service, restaurant,
hotel, and entertainment establishments.
co[ors, simple forms, and art deco
highlights. Other buildings types within
Hacienda Crossings are gas, food and hotel
establishments that typically reflect the
corporate identity and standards of that
company.
The Project will be constructed in two
phases, lhe IKEA site wilt be developed
first and with development of the Opus site
following about a year later. See the
Phasing Plan.
The retail center's architecture is a mix of vivid playful
0rEA) (OPUS)
AREA A AREA B
PHASE I PHASE II
Phasing Plan
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b. Area A
Area A will have a modernist design with a European influence. IKEA's stores conform to a
standardized design concept with the exterior design of each IKEA store based upon simple
rectangular forms with a distinctive store entrance feature. The exterior colors are blue and yellow,
to match the colors of the flab of Sweden, the home of IKEA's founder and original store.
The simple form of the IKEA buildin~ is enhanced by the juxtaposition of protrudin~ planes, material
textures, and co[ors. The bui[din~'s entry is highlighted by square yellow metal panels formin~ a
70' high angled wall The main buildin~ penetrates through this entry feature and forms a Blass
wall. This entry is contrasted by the main bui[din!~ featurin~ vertically-oriented, blue, textured,
metal panels with ribbon windows. The ribbon windows are similar to windows found on office
buildin§s as well. The buildin~ is raised on columns and parkin§ is located on §rade level below the
buildin!] and therefore, no parkin~ ~ara~e is necessary. Additional parkin~ is located on the site
around the buildin~ as well. This design complements the adjacent center with its colors and
simple form, yet is unique to IKEA's corporate identity.
c. Area B
An overall architectural theme will be established for the entire Lifestyle Center. The site
development plan shall integrate the uses, structures, parkin~ and site circulation to create an
integrated retail experience, rather than a variety of independent buiJdin~s. The architecture for
all of the buildings in Area B will incorporate complementary design elements using similar building
materials, desiBn concepts, landscapin~ and site amenities, in order to provide harmonious buildings
which blend with each other and the surroundin~ uses, while offerin~ the opportunity for corporate
identity architecture. The overall effect intended for the Project is to provide an integrated
lifestyle shoppinB and dininB experience. Through architectural desiBn, a signature statement can
be created to define Area B and make it visuaJJy unique to other projects in the vicinity. The
architectural design elements will coordinate with vehicular and pedestrian signature elements, as
well as landscapin~ and open space signature features.
The front and side facades of buildinBs will be desiBned to provide visual interest to pedestrians and
motorists. Front and side buildin?, facades shall include sufficient articulation to prevent long,
horizontal elements and uninterrupted walls. Street facin~ facades which are the back of the
buildin~ will also have architectural interest to provide si~na~e and identification. The design of
windows, reveals, parapets and other architectural features should promote a visually stimulating
and coherent architectural theme. LonB stretches of windows shall be broken up by perpendicular
elements. Major tenants will have the option of providin~ individual storefront of different color
and style. Distinctive materials will be used in the design of entry areas to highlight the entry
experience.
Rooftop mechanical equipment will be screened from view. Truck dock areas will be designed as a
part of the overall architectural design for a principal building, such that the view of these areas
shall be screened to the maximum extent feasible from street views or otherwise architectura[[y
treated to resemble the side or front of the same building. Storage trash and service facilities will
be architecturally integrated with the main buitdin~ design.
In order to ensure uniformity throughout the desi!]n phase the followin~ specific design ~uidelines
are included in this application.
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Intent of Design Guidelines
The intent of the Design Guidelines is to regulate site development and to promote flexibility using
site planning criteria specifically for The Village at Hacienda, a "lifestyle" retail center. These
regulations are intended to encourage innovative site and design solutions that will accommodate a
mix of retail, restaurant and service uses. The site development plan shall inte§rate the uses,
structures, parking and site circulation to create an integrated retail experience, rather than a
variety of independent buildings. The architecture for all of the buildings on site shall incorporate
consistent, and recurring design elements using similar building materials, design concepts,
landscaping and site amenities, in order to provide harmonious and complementary buildings which
blend with each other and the surrounding uses, while offering the opportunity for corporate
identity architecture. The overall effect intended for the project is to provide an integrated
lifestyle shopping and dining experience.
The development is bordered on the south by Highway 580; on the west by the proposed IKEA
project; and on the north and east by Digital Drive and Hacienda Boulevard respectively. Site
access is via Martinelli Way and the common entry road, IKEA Way. Buildings will be sited to
function independently as needed, while still relating to the overall design concept, and will
provide access both physically and visually to pedestrians and drivers.
Area B Design Guidelines
A. Site Development Review: Site development for The Village at Hacienda shat[ be governed by
the following Design Guidelines and applicable sections of the Zoning Ordinance of the City of
Dublin. The Site Development Review Application for this site shall address the requirements
set forth in the City of Dublin Zoning Ordinance and shall provide additional explanatory text
and graphics addressing the following topics:
1. Statement of the site development concept which defines an attractive and harmonious
development theme for site planning, architecture and landscape architecture;
2. Site development plan, including calculations of percent coverage by type of use;
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall be prepared and
submitted at the time of Site Development Review. This plan will include pedestrian and
vehicular links to the IKEA project to the private walkways between and around buildings.
Connections between buildings and walkways encircling buildings which limit or eliminate
the need to cross any vehicular drive shall be emphasized. In instances where pedestrians
and motorized vehicles intersect, a change in pavement material or treatments shall be
utilized.
4. Architectural plans, sections and elevations;
5. Circulation Plan, for automobiles, parking, motorcycles, trucks, truck loading spaces,
pedestrians and bicycles, including curb radii and truck maneuvering templates;
6. Landscape Master Plan, including a description of all landscape materials, such as plants,
furniture and fencing; their arrangement and a maintenance program; and a calculation of
percent coverage by type of landscaped area;
7. Grading and Utility Plans;
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Development Approvals Application - PD Zoning
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9.
10.
Lighting Master Plan, including a description of the location and types of fixtures;
Master Sign Plan, including the specifications for each type of sign.
A Development Schedule showing date of commencement, annual accomplishments,
completion of construction and occupancy dates.
Site Design: Site design is to establish the character, form and aesthetic features that
contribute to the creation of a development that is in harmony internally and with its setting
and is in conformance with standard conditions of approval and policies of the City of Dublin
where applicable;
1. Front and side yard setbacks shall be fully landscaped.
2. Major access points shall be oriented to attractive features of buildings or open space.
3. Signature Statement: Each site individually, or the entire site if it is developed under a
comprehensive plan, shaft incorporate a signature statement which visually identifies this
property. (See "Open Space, Landscaping, Circulation and Architectural Design" below).
4. The site shall be designed to institute State Regional Water Quality Control Board Best
Management Practices for storm drainage. Att parts of the site, including building pads,
parking, loading, access driveways and maneuvering areas shall be graded and well-drained
and shall be maintained at att times. Drainage out[ets shall include a sign reading "No
Dumping/Flows into the Bay".
5. Trash/Recycling Enclosures: Each building shall provide adequate and accessible interior or
exterior enclosures for trash and recycling facilities. Exterior facilities shall be enclosed by
a solid fence or wall and opaque gate six feet in height and shall not be located near any
pedestrian access points or outdoor usable open space areas.
Open Space and Landscaping: Open space shall include landscaping in entries,
plazas/courtyards, parking areas, front and side yard setbacks and other similar uses. Up to
two (2) feet of boundary landscaping (front bumper overhang) may be counted as "parking area
landscaping".
1. A common landscape theme and common palette of landscape materials shall be used
throughout The Village at Hacienda.
2. All landscaped areas shall be continuously maintained.
3. Landscape design and maintenance should respond to prevailing water conservation policies
and be compatible with recycled water. The plant materia[s shall be we[[ suited to the
ct[mate of the region and shall require minimum water.
4. Plazas/Courtyard Areas: Landscaped areas shall be provided to create comfortable and
usable outdoor areas that integrate hardscape and softscape. Planting, special paving and
other landscaping materials should be selected to maximize enjoyment of the outdoor area,
given climatic considerations. These courtyard/plaza areas shall be oriented toward focal
points and shall allow for passive uses, such as eating areas. The scale of these areas shall
be pedestrian-friendly and attractive to encourage use.
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5. Pedestrian Walkways: Walkways internal to the site shall be distinguished with special
paving. All walkways shall be a minimum of five (5) feet in width. Adjacent to parkin~
areas, minimum of 4' clear distance shall be maintained for walkways between the car
overhang and the edge of the walkway. (See "Pedestrian Circulation" above).
6. Parking Areas: These standards regulate the provision parking spaces for the automobiles of
tenants of the premises and for their clients, customers, employees and callers. They are
required to remain accessible for these purposes continuously. The minimum number and
dimension of parking stalls shall be governed by the City of Dublin Zoning Ordinance.
Parking on the utility easement area at the south property line will be required and shall
include landscape strips.
a. The landscaped strips shall be:
at least 5 feet wide between the parkin~ area and the north, west and south
property line.
2) at least 15 feet between the parkin~ area and other building walls except in areas
designated for truck docking, maneuvering and parking.
3) at least 10 feet between the parking area and other buildin~ walls except in areas
designated for truck docking, maneuvering and parking.
4) At entries, sidewalks shall be incorporated into the landscaped strip. A minimum of
4 feet clear width shall be maintained for any sidewalk.
b. A minimum of one (1) parking lot tree shall be planted for every twenty (20) parking
spaces. Trees shall be distributed throughout the parking areas, shall be of a variety
that offers a substantial shade canopy when mature and shall be a minimum 15-~allon
size when planted. Tree planters shall have standard six-inch curbs on all sides and
shall have good surface drainage. Trees shall be planted as part of the construction
process for the parkin~ area. Rectangular tree wells shall be used between the rows of
parking. The design standards established in the Dublin Zoning Ordinance shall be
utilized unless herein superseded.
c. The parkin~ area shall contain landscaped islands with a minimum dimension of five feet
by five feet, excluding curb. Landscaped islands or adjacent trees in planting strips
shall be located for every twenty (20) parking spaces in a single row.
d. Signature Statement: In conjunction with the site design and architectural design of the
project, a Landscape / Open Space Statement shall be incorporated. Visual identity for
The Villa§e at Hacienda as a unique property shall be created. Unique landscape
elements are to be incorporated with the site's overall signature element.
Circulation: Access and on-site circulation should allow the movement of vehicles, bicycles and
pedestrians in a safe, efficient and logical manner.
1. Entryways: Attractive entryways shall be provided to for vehicles and pedestrians.
a. Entries should be oriented toward internal or external open space, landscape or
architectural features.
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Development Approvals Application - PD Zoning
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b. Access drives shall be located to orient visitors to the building entries, wherever
feasible.
c. Access drives shall be designed with adjacent lots to provide sufficient automobile
stacking during peak periods of use.
d. Access drives shall have minimum curb of 20 feet.
e. Distinctive landscape materials and focal elements shall be used at each major entry.
f. A pedestrian walkway shall link the public sidewalk on each frontage with on-site
pedestrian circulation routes.
Driveways: Vehicular circulation routes within the site should provide efficient means of
moving goods or passengers while avoiding long, unbroken drives or aisles in parking areas
to discourage speeding and through-traffic.
Signature Statement: Vehicular circulation can encompass both landscape and paving
alternatives to create an identity unique to a particular site. Items such as embellished
pavement, roundabout, etc., which serve to channel and direct traffic, shall be utilized.
Architectural Design: An overall architectural theme is to be established for the entire site.
Through architectural design, a signature statement can be created to define The Village at
Hacienda and make it visually unique to other projects in the vicinity. Utilizing arch~tectural
building materials and architectural design techniques, The Village at Hacienda will project a
statement to define this site. The architectural design elements shall coordinate with vehicular
and pedestrian signature elements, as well as landscaping and open space signature features.
1. The front and side facades of buildings shall be designed to provide visual interest to
pedestrians and motorists. Front and side building facades shall include sufficient
articulation to prevent long, horizontal elements and uninterrupted walls. Street facing
facades which also incorporate service uses for the building will have architectural interest
and be of a size sufficient to provide space for signage and identification.
2. The design of windows, reveals, parapets and other architectural features should promote a
visually stimulating and coherent architectural theme. Long stretches of windows shall be
broken up by perpendicular elements. Tenants will be permitted to modify individual
storefronts pending review and approval by the landlord.
3. Entries: Distinctive materials shall be used in the desi§n of entry areas to highli§ht these
areas.
4. Rooftop mechanical equipment shall be screened from view.
5. Truck docking areas shall be designed as a part of the overall architectural design for a
principa[ building, such that the view of these areas shall be screened to the maximum
extent feasible from street views or otherwise architecturally treated to resemble the side
or front of the same building.
6. Storage facilities: Storage facilities shall be architecturally integrated with the main
building design.
7. Outdoor Storage: Outdoor storage of materials is specifically prohibited.
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Development Approvals Application - PD Zoning
January2004 Page 8
Fo
Li~htin.~ and Street Furniture: Lighting shal[ conform to the City of Dublin standards. Both light
standards and street furniture shall establish an architectural style which mirrors and
complements the building architecture.
1. Pedestrian walkways, entry areas, courtyards and plazas should be lighted to provide a
sense of personal safety for pedestrians and to minimize shadows.
2. Interior private streets, driveways and parking areas shall be lighted with fixtures of a
consistent character and quality.
3. All lighting shall be shielded in a manner that prevents visibility of the light source and that
minimizes glare and light spil[over beyond the perimeter of the development.
Si.~na.~e: A clear, hierarchically organized system of signage shall be provided to orient users to
various destinations. All signs are to conform to the City of Dublin standards and are to be a
uniform style throughout the site while allowing specific tenant identity, although the
restaurants may use signs that promote its identity. The signage elements shall complement
the site architectural theme.
Utilities: Pad-mounted transformers, water mains and other utilities shall be located and
screened to minimize visibility. No structures other then fencing, asphalt paving for parking
and landscaping shall be located within any portion of the public utility easement unless
authorized subject to an encroachment permit.
I. Potential Materials:
1. Colored concrete walks; paver accents
2. Concrete seatwalls / Landscape planters
3. Glazed tile, stone, metal or wood accents
4. Plaster / CMU building enclosures
5. Canopies of canvas, steel space frames, or other structural elements.
6. Combination of flat and sloped roofs, mansards and raised parapets.
7. Ironwork accents and trellis.
8. Mixed colored storefronts of varying co[ors and heights.
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Development Approvals Application - PD Zoning
January 2004 Page 9
The following paragraphs address each of the requests in the Findings Statement and Written
Statement sections of the City of Dublin application requirements for Stage 1 Planned Development
zoning.
1. Describe how the proposal will be harmonious and compatible with existin~ and
future development in the surroundin~ area.
The proposed Project creates a visible and destination retail center at the entry point to the
City. It compliments the existing 450,000 square foot Hacienda Crossings retail and
entertainment development currently located on the other side of Hacienda Drive. In other
markets, the location of an IKEA store and adjacent retail stores nearby office uses, as is the
case in this instance, has proven successful and compatible with neighboring uses. The close
proximity of the Bart station provides an efficient transportation method for both customers
and employees. The site is sufficiently far away from residential (about 600 feet) so as to not
create any compatibility issues in that regard.
In addition please see the General Plan Amendment / Specific Plan Amendment section of this
application where this topic is discussed in further detail.
Is the site physically suitable for the type and intensity of the zonin~ district
being proposed?
The site, currently vacant, is a prime location for retail use given its proximity to the freeway
and Bart station and to the existing Hacienda Crossings retail and entertainment complex
adjacent to the site on the other side of Hacienda Drive. The location immediately adjacent to
the freeway provides good visibility which is important to retail use, and limits the use of
surface streets by the customers. The site is also separated from residential and will be
bordered by office and commercial future uses on two sides and retail and a freeway on the
others. The proposed density is similar to what is typical for retail use, and is also sufficiently
less than the density allowed by the current zone.
Will the proposal adversely affect the health or safety of persons residin~ or
workin~l in the vicinity, or be detrimental to the public health, safety and welfare?
The Project does not pose any health or safety risks. The Project wilt comply with att State and
City rules and regulations designed to protect the public's health and safety. IKEA also provides
its own in-house security.
o
Is the proposal consistent with all elements of the General Plan and any applicable
Specific Plans of the City of Dublin?
The Project proposes changes to the General Plan as discussed in the General Plan Amendment
/ Specific Plan Amendment section of this application. When the proposed changes are adopted
the Project wilt be fully compatible with att elements of the General Plan.
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Development Approvals Application - PD Zoning
January2004 Page 10
The proposed Project, however, will retain the intended commercial designation at the site as
anticipated by the General and Specific Plans. The amendments only modify the type of
commercial designation to allow retail uses at the site. The proposed retail development is
consistent with market demand for stylish furniture and home goods sold at moderate prices. It
also fills a community need by providing an easily accessible retail shopping venue. Moreover,
this project furthers the General Plan objective for the Eastern Extended Planning Are of
providing a broad range of non-residential uses, including retail commercial. The General Plan's
Guiding Policy for the Eastern Extended Planning Area to encourage "...the development of a full
range of commercial and employment generating uses...that will meet the needs of the City and
surrounding Tri-Valley areas." The Project will meet this goal while remaining within the
amount and distribution of commercial and employment-generating land uses as set forth in the
General Plan. This Project serves the shopping needs of these residents and provides a much
needed retail center for residents within the approved distribution of commercial land. In
addition, the proximity of the site to the Highway 580 and Hacienda Drive interchange is
consistent with the General Plan's goal of locating commercial and employment-generating uses
near the freeway and transit lines to facilitate efficient transportation.
The primary Land Use Goal of the Specific Plan is to "establish an attractive and vital
community that provides a balanced and fully integrated range of residential, commercial,
employment, recreational, and social opportunities." The Project helps the City achieve this
balance by providing a large variety of commercial, employment, and social opportunities.
Another Land Use Goal is to serve "the shopping, entertainment and service needs of Dublin and
the surrounding area." A Policy supporting this Goal is to "concentrate regionally oriented
commercial uses south of Dublin Boulevard and near freeway interchanges where convenient
vehicular access will limit traffic impacts on the rest of eastern Dublin." The Project is the
perfect fit for these Goals and Policies.
Finally, because this is a vacant site immediately adjacent to the freeway, there are no
concerns regarding preservation of open space or other valuable natural resources on the site.
There is also adequate sewer and water capacity currently available to serve the site.
How does this project satisfy the purpose and intent of Chapter 8.32 "Planned
Development" of the Municipal Code?
The proposed planned development prezone and Sta~e 1 and 2 Development Plan meets the
intent and purpose of Chapter 8.32 because it provides a comprehensive Development Plan
which will create a desirable use of [and and an environment that will be sensitive to
surroundin§ uses by virtue of the layout and desi§n of the site plan. The Project includes the
provision of public facilities and services for the site and incorporates design features to ensure
that the development is compatible with the surrounding area.
Compliance with the Inclusionary Zonin~ Regulations for the provision of
affordable housin~ (Chapter 8.68 of DMC).
The Project is commercial and therefore these regulations are not applicable.
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Development Approvals Application - PD Zoning
January 2004 Page 1!
Phasing, timing and sequencing [or the development
A phasing plan is being requested to allow the development of the site in two phases - Area A
(the IKEA store) as one phase, which is being developed by Applicant and Area B (the Lifestyle
Center), which is being sold by Applicant and will be developed by Opus. IKEA is therefore an
owner, developer and end user. The other site will be developed and then leased by the
developer to various end users, thus resulting in a different development schedule and plan. As
a result, the phased plan is necessary to allow the IKEA store to proceed on a different schedule
than the retaiUEfestyle center. The IKEA store is planned to open in 2004 and the Opus
Lifestyle Center in 2005.
Is the site where the project is proposed located on a hazardous waste and
substances site (pursuant to Government Code Section 65962.5)?
A Phase 1 environmental site assessment report is attached. This report indicates that there is
nothing present on the site which would indicate the need to do Phase 2 studies. The authors of
the Phase 1 environmental site assessment do however note that the site should be monitored
during construction to verify these findings.
1. Legal Description
A legal description for the un-subdivided Area A and Area B parcel is attached in Section IX,
Vesting Tentative Maps, which is also a part of this application.
2. Vicinity Map
A vicinity map is provided on the first page of the Section I, Proiect Reference, and on the cover
sheet of the drawing set, which are also parts of this application.
3. Site Photographs
An aerial view of the site and keyed site color photographs are provided in Section VI, Site
Photographs, of this submittal. One, large-scale, overhead aerial photograph is attached to this
application package. Further a reduce copy of this aerial photograph is included following the
final page of this section.
4. Traffic Data
The Project traffic report has been prepared by Fehr F, Peers Associates, Inc and is submitted
under a separate cover.
5. Title Report
A current title report covering the existing parcel is provided in Appendix A to this submittal.
6. Public Notice Ataterials
The required public notice materials are provided in Appendix B to this submittal.
7. Phase I environmental site assessment
A Phase 1 environmental site assessment report is provided in Appendix D to this submittal
The Marketplace at Hacienda
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January2004 Page l2