HomeMy WebLinkAboutAttach9 SecV Site DesignRevThe Marketplace at Hacienda
(Parcel APN: 986-0005-040)
V. Site Design Review
1. Overall Project
lhe 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, lhe retail center's architecture is a mix of vivid playful
colors, 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.
2. Area A
Area A will have a modernist design with a European influence. IKEA's stores conform to a
standardized design concept whereby the exterior design of each IKEA store is based upon simple
rectangular forms with a distinctive store entrance feature, lhe exterior design of each IKEA store
is based upon simple rectilinear lines, 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.
The simple form of the IKEA building is enhanced by the juxtaposition of protruding planes, material
textures, and colors. The buitding's entry is highlighted by square yellow metal panels forming a
70' high angled wall. The main building penetrates through this entry feature and forms a glass
wall. lhis entry is contrasted by the main building featuring vertically-oriented, blue, textured,
metal panels with ribbon windows. The ribbon windows are similar to windows found on office
buildings as well. The building is raised on columns and parking is located on grade level below the
building and therefore, no parking garage is necessary. Additional parking is located on the site
around the building as well. lhis 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 wilt be established for the entire Lifestyle Center. The site
development plan shall integrate 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 in Area B wilt incorporate complementary design elements using similar building
materials, design concepts, landscaping and site amenities, in order to provide harmonious 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. Through architectural design, a signature statement can
be created to define Area B and make it visually unique to other projects in the vicinity. The
The A4arketplace at Hacienda
Development Approvals Application - Site Design Review
January 2004 Page l
architectural design elements will coordinate with vehicular and pedestrian signature elements, as
well as landscaping and open space signature features.
The front and side facades of buildings will 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 are the back of the
building will also have architectural interest to provide signage and identification. 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. Major tenants will have the option of providing 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 architecturally
treated to resemble the side or front of the same building. Storage trash and service facilities will
be architecturally integrated with the main building design.
The following paragraphs address each of the requests in the Written Statement section of the City
of Dublin application requirements for Site Design Review. Most of the questions posed are
answered in the preceding Project Reference, General Plan Amendment / Specific Plan Amendment
or PD Zoning sections of this application. Wherever possible the answers are crossed referenced to
those sections.
What type of business, activity or use are you proposing?
IKEA offers 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 has more than 180 stores in 31
countries, including 15 stores in the United States and ten stores in Canada.
How many employees will you have or propose to have? and
What are the proposed hours and days of operation?
The IKEA store will operate seven days per week except for approximately 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 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 wilt employ approximately 400 co-workers. Approximately 15% wilt be employed in
mana§ement positions, with the balance being a mix of full and part-time co-workers.
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Development Approvals Application - Site Design Review
January2004 Page2
Will your business, activity or use target a specific segment of the community?
IKEA stores, and IKEA products, tarset value conscious individuals and family in the Dublin
community and beyond. The target of IKEA retailing are those individuals who seek to purchase
well designed and manufactured home furnishings in an environment where day care and food
services are conveniently available to the shopper.
In what ways will your business, activity or use benefit the community?
IKEA will bring a new range of goods and a new way of shopping to the community. Visiting IKEA
can be a day out for the family. Accordingly, IKEA strives to accommodate 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. In all these ways, and more, IKEA will benefit the community.
Are there any ways in which your business, activity or use may disrupt the peace
of the surroundin~ residents or businesses? and
Are there any ways in which your business, activity or use have a negative effect
on the health or safety of persons residin~ or workin~ in the vicinity, or be
detrimental to the public health, safety or ~eneral welfare? and
Will your business, activity or use create any negative impacts on property,
transportation systems or existin~ improvements in the nei~lhborhood?
The IKEA development is planned and designed to be a positive addition to the community. It
wilt fit in with the retail uses existing and planned to its east, west and northeast and will be
compatible with the high density housing area designated to its north. It is an ideal land use
adjacent to the freeway. The development will not disrupt the peace of surrounding businesses
or residents, will not have a negative impact on persons residing or working in the vicinity, will
not be detrimentat to public health safety or general welfare and will not create any negative
impacts on property, transportation systems or existin~ improvements in the neighborhood.
Describe how the design of the project includin$ site layout, structures, vehicular
access, circulation and parkin$ etc will provide a desirable environment for the
future development.
Please see the description of the Project, including site layout, the store, vehicular access,
circulation and parking contained in paragraph C2 of the Project Reference and paragraph C4 of
the Planned Development Zoning sections of this application.
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Development Approvals Application - Site Design Review
January 2004 Page 3
10. Is the site physically suitable for the type and intensity of development proposed?
The site is located near major traffic circulation routes, former warehousing uses have been
completely cleared from the site and there are no known environmental impediments to
development. The site is suitable for the type and intensity of development proposed.
1 1. Describe how the proposed development may impact views.
There are no scenic views from roadways or other public areas near the site that could be
impacted by this development. The view from Interstate 580 across the currently vacant
property will be changed to be a view of the IKEA building with its associated landscaping and
parking areas.
12. Describe the physical characteristics of the site including existing slopes and
topographic lea tures.
Please see paragraphs A2 and A3 and accompanying aerial photo found in the attached Project
Reference section of this application for information concerning the physical characteristics of
the site.
13. 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. and
14. Describe how the landscape features have been designed so as to insure visual
relief and an attractive environment for the public.
Please see the description of the design themes proposed for the building and site contained in
paragraph C2 of the Project Reference and paragraph A4 of the Planned Development Zoning
sections of this application.
15. Is the proposed project located on a hazardous waste and substances site
(pursuant to Government Code Section 65962.5)?
A Phase I 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.
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Development Approvals Application - Site Design Review
January 2004 Page 4
1. Legal Description
Legal description for the Area A, the IKEA 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, Project 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, lar~e-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 & 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 Materials
The required public notice materiats 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
Development Approvals Application - Site Design Review
January2004 Page5