HomeMy WebLinkAboutAttach 3 Applicant'sWrittnStatmWe are proposing to develop the for~y four thousand three hundred and
thirty eight (.~4,,338) square foot corner of Village Parkway and Amador
Vol(ay Bird which was previously occupied by a BP gas station, but has
since been abandoned and fenced up for the last six years. Our proposal
is to build two free standing buildings on the site. The retail building will
consist of approximately eight thousand five hundred and thiri~/nine
(8,539) square feet and will be located on the northwestern corner of
the property. The office portion of the project will consist of o five
thousand five hundred and eJghi7 two {5,582) square foot two story
free standing office building. We are also planning to subdivide the
existing propert7 into two separate legal parcels allowing us the
flexibility to sell the office building to on owner/user.
Given the extensive retail development that has occurred in East Dublin
our market research indicated that this site cannot absorb more than
nine thousand (9,000) square feet of retail space at rental rates
necessary to make this project economically viabie.
Prior to making our formal submittal, we hove met with ¢it7 staff over
six times and hove attempted to sincerely address all issues and
concerns that have been raised from various ¢(t7 agencies. Tn addition
we hove been in contact with the owner's of the two residences that
bock up to this project on the eastern border.
i~n conclusion, we feel that our project will be a fine addition to the
downtown oreo and will help facilitate the movement of businesses bock
into the downtown oreo os opposed to eastern Dublin.
ATTACHMENT
,~AN 2 8 2004~
OUGLIN PLANNIN(~
WILLIAM WOOD ARCHITECTS
301 Hartz Avenue · Suite 203 · Danville, CA 94526 · (925) 820-8233 · FAX (925) 820-8793
January 27, 2004
March 15, 2004 - revised
7197 VILLAGE PARKWAY
SITE DEVELOPMENT
WRITTEN STATEMENT
ARCHITECT'S SUPPLEMENTAL STATEMENT
PROPOSED PROIECT'S RELATIONSHIP TO THE DEVELOPMENT PLAN FOR 98-049
PROPOSED USES:
The proposed structures - a one-story retail shell building and a two-story shell office
building - have no specific tenants at this time. All tenants for this project shall comply
with the Permitted, Conditional and Prohibited Uses as defined in the Development Plan
for PA 98-049 or apply for a variance. The numbers of employees cannot realistically be
determined at this time nor can the hours and days of operation given the wide range of
Permitted and Conditional Uses.
Tenant uses complying with the Development Plan Permitted and Conditional Uses shall
not 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.
The placement of the structures, parking lot, vehicular access, landscaping and
circulation are generally consistent with the Village Parkway Specific Plan and provide a
desirable environment for the future tenants. Pedestrian access points from the public
sidewalks are emphasized by the use of mzhanced pavement and landscaping
The site is suitable for the type and intensity of development proposed.
The proposed Floor Area Ratio for the entire site is .32 - this is within the prescribed
range of .25 to .50
The location of the proposed structures will not hamper any views, due to the distances
to any existing structures.
The existing site sheds surface drainage away from the service station building, the site
has no topographic features, except for a concrete drainage swale at the east end of the
site.
DEVELOPMENT STANDARDS:
Setbacks:
The front and side yard setbacks (street side) comply with the prescribed 10 feet
minimums.
The side yard (southern property line) complies with the prescribed 5 feet minimum.
The "rear" (easterly property line) does not comply with the minimum 15 feet (for first
story) and 25 feet (for second story). The location of the proposed two-story office
building is 10 feet for both the first and second floors.
For most of the Permitted and Conditional uses defined in the Development Plan, the
required rear setback would be appropriate, due to possible activity, noise, odors or
hours of operation. An office use however, does not generate the types of nuisances the
required rear setback might help mitigate.
The two-story office building has been designed to minimally impact the adjacent
residential properties. On the first floor, 38 lineal feet of building faces the east property
line. Although the entire length is set back 10 feet, 17.5 lineal feet enclose a primarily
unoccupied exit stairway. The portion of the first floor that will be occupied has been
located to be furthest from the existing residence - the northwest corner of the building.
This occupied space - 20' wide - has one set of windows to allow natural light into the
space. There is no line of sight from these windows into the adjacent property due to the
existing block wall.
Of the 38 lineal feet on the second floor, approximately 21 lineal feet are set back 10 feet
and the remaining 17 lineal feet steps back an additional 5'-4". Of the approximately 21
lineal feet facing the east property line, only 14 lineal feet can be occupied, we are
applying a privacy film to the lower half of the windows, the only line of sight out these
windows will be up towards the sky.
The design respects the need for privacy and minimal impact to the adjacent residential
properties; the usual hours of operation for an office use minimize any conflicts with the
adjacent residential use. Additionally two European hornbeam trees will be planted in
front of the windows to aid in maintaining the neighbor's privacy.
Vehicular access between this property and the property to the south has not been
maintained. We have however provided a means for allowing future pedestrian access
to the property to the south. This will currently be built as an enlarged landscaped
planter west of the trash enclosure - providing
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Height Limitations:
The maximum proposed building height is 36 feet for the retail building and 32 feet for
the office building L The maximum building height limit is 45 feet.
Parking:
We have provided parking stalls in compliance Chapter 8.76 Off Street Parking and
Loading regulations of the Dublin Zoning Ordinance. The Retail site has 11 compact
stalls, which are 34.38% of the total 32 stalls. The Office site has 7 compact stalls, which
are 31.82% of the total 22 stalls.
We have not provided any loading zones. We do not anticipate any users large enough
to require a loading zone. Additionally, the site is not large enough to allow trucks
requiring a loading zone to maneuver within.
Landscaping:
Please refer to the enclosed letter from Borrecco / Kilian & Associates, Inc. dated January
23, 2004.
Outdoor Seating:
The Plaza at the north east corner of the Retail Site can be utilized for outdoor seating.
Additionally there is a small area south west of the Office building with two small park
benches.
DESIGN STANDARDS:
General Commercial Design Standards:
The overall building size and scale are in response to many factors both on and off-site.
The basic building height in the retail building accommodates the following: a typical
retail tenant ceiling height, utility space above the ceiling, roof construction depth, and
finally, a parapet wall high enough to "hide" roof mounted mechanical equipment.
Taller roof forms vary the building masses and the pitched roof corner tower element
interfaces with the building under construction across the intersection. The angled
property line along Village Parkway required stepping of the building masses.
The individual building masses respond to the need to relate these forms to a human
scale, with proportions appropriate to overall building mass. Building elements and
colors were used to "step-up" from a "human scaled" element - the storefront - to the top
of the tower element. Above the storefront are either awnings or arbors, which allow the
Page 3 of 5
eye to pause and help to break up the vertical surface rising to the top of either the
parapet wall or cornice. Tenant signs were used will also help break up that surface.
Additionally, the three taller building masses also have design elements helping to relate
these taller walls to a more "human scale". The corner tower element at the plaza steps
back 10 inches at a height of 22'-6" to reduce any straight vertical wall elements. The
other tower element utilizes clerestory windows to help reduce the mass and again break
up the vertical wall element. The gabled end building mass, uses reveals to break up a
large vertical wall into block sizes of a more "human scale".
Wails without storefronts use a strong "grounding" color to a height similar to residential
countertops. This darker color is used to help reduce the overall visual height of the
taller wall elements. A horizontal reveal in line with the top of the storefronts again
visually breaks up the vertical surface - another horizontal break in the vertical surface
occurs in the form of either a 3 inch overhang (located approximately 18" above the
awning line), or a 10 inch step back (in the taller forms at the accent masses).
Additionally bas-relief faux stone castings 24 inches square, helps to add human scale
elements in the taller vertical walls.
The building design may have some similarities to the Craftsman style, but this was not
intentional - the primary design concept emphasizes "clean" lines and massing where
"form follows function". The style of the individual masses share a common design
vernacular with each mass allowing the possibility of having an individual tenant
identity while the accent forms anchoring three of the major building masses allows the
possibility of fewer larger tenants maintaining an individuality within the overall
building mass.
The choice of building colors also responds in a sense to form (colors) following function.
Colors were selected that work well together are used throughout the building to allow
for either many smaller tenants or fewer larger tenants. The locations of the three
different "body" colors were chosen as either accents or basic building masses - rather
than painting individual building masses different color schemes, effective when
individual tenants masses can be physically isolated. The use of three body colors
throughout and in similar combinations, allows a greater flexibility in accommodating
the unknown sizes of future tenants.
The dark earthen base color was chosen, not to resemble brick or stone blocks, but rather
as a color that "grounds" the building. Bricks are made of clay, the color specified is
reminiscent of that clay, but does not attempt to represent bricks. This heavy base color is
used to visually lower this single story building down to a more human scale.
The overall design criterion was to provide buildings with masses of good proportion,
varied with interesting forms and details having clean and simple lines - form following
function. Details were designed to be appropriate to the size and scale of the building.
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Retail
For example, the height and overhang of the parapet coping varies in relation to its
location. The bas-relief accent panels are used to add accent elements without the use of
overly detailed building trim - in keeping with the desire to maintain a "clean design"
Commercial Center Design Standards:
The plaza by design allows future eating and drinking establishments to incorporate an
outdoor seating area.
The bench seats provided in the plaza will have brick coping seats with colors compatible
with the base color of the retail building. The base of the bench seats will have a cement-
plastered base matching the base of the building. The park benches at the office building
will be of a scale appropriate to the small seating area.
The ground floor level of both buildings include windows that are either physically or
visually accessible by pedestrians. Courtyard entrances are not provided due to the
limited development area available. All primary entrances are from the parking lot side.
Smaller tenants can only control one point of access, providing a second access point
from the opposite end for a small tenant space is not desirable. If a larger tenant wanted
access from the street, the provided storefronts and the landscaping could be altered to
accommodate this need. Flexibility has been designed into the basic building form to
allow modification to accommodate future needs.
Phasing Plan:
This site will be subdivided into two lots; the retail development will proceed soon after
approval. The intent is that the office building development will proceed concurrently.
If you have any questions, or need any clarifications, please do not hesitate to contact me.
Tom Kubo
Page 5 of 5
Jan 23 04 D3:OOp Borrecco/Kilian (925) 3?2-5308
BORRECCO/KILIAN & ASSOCIATES, INC.
LANDSCAPE ARCHITECTS
January 23 2005
7197 Village Parknvay
Dublin, California
Describe how landscape features have been designed to insure visual relief and an attractive
environment for the public
The landscape has been designed to both enhance the building and pro;4de visual clues for
circulation. ,At the entrances, seasonal color and flowering accent shrubs highlight the monument
entry sign and acknowledge the entry points. There is an evergreen hedge with high branclfing
trees that separate each parcel, along with large shade trees throughout the parking lot, The trash
enclose has been carethlly screened Ii-om sight with evergreen shrubs and vines. There is a bio-
swale along the Southern border that works with the drainage system to achieve the proper
dis~'ribution of' overflow water Street trees have been added along the public, sidewalk to fi~r~her
enhance the street,~cape scene
The plant palette changes to more ornamentals and pedestrian scale plants closer in to the building.
Walkways are bordered by smaller flowering shrubs Plants have been located at the base of the
building according to height, window location, and screening purposes. Vines will soften and
provide additional shading on the Northwest overhead trellis
Borrecco/Kilian & Associates, lnc
1241 Pine Street- Maninez, California 94553
(925t 372-531)6 * License No. 2359 · }"ax: (925)372-53t18
~ECEIVED
JAN 2 6 ?_004
OUBUN PLANNING