HomeMy WebLinkAbout7.1 STUDY SESSION: IKEA Retail Center (PLPA-2016-00016)Page 1 of 9
STAFF REPORT
PLANNING COMMISSION
DATE: September 11, 2018
TO: Planning Commission
SUBJECT:
STUDY SESSION: IKEA Retail Center (PLPA-2016-00016)
Prepared by:Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will hold a Study Session to review the proposed IKEA Retail
Center project known as “The Glen”. The project site is a 27.45-acre parcel on the south
side of Martinelli Way between Arnold Road and Hacienda Drive. The proposed project
is for up to 432,099 square feet of commercial uses consisting of an IKEA store and a
retail center. Requested land use approvals include a Planned Development Rezone
with a Stage 1 and Stage 2 Development Plan, a Site Development Review Permit,
Tentative Parcel Map, and certification of a Supplemental Environmental Impact Report.
No action will be taken at this meeting.
RECOMMENDATION:
Receive a report and presentations by Staff and the applicant regarding the proposed
project.
BACKGROUND:
IKEA Property, LLC (“IKEA”) has submitted an application to build a new commercial
center on the subject 27.45-acre parcel which is located south of Martinelli Way
between Hacienda Drive and Arnold Road (Figure 1 below). The property has a General
Plan land use designation of General Commercial, which accommodates a range of
regional and community-serving retail, service, and office uses.
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When the Eastern Dublin Specific Plan was adopted in 1995, the site was designated
Campus Office. Commerce One received entitlements to build a corporate campus on
the site and abandoned those plans in 2001. IKEA subsequently acquired the site, and,
in 2004, the City Council approved the development of a 317,000 square foot IKEA
retail store, and a 137,000 square foot “lifestyle center” by Blake Hunt Ventur es on the
subject parcel (total of 454,000 square feet). The approvals included General Plan and
Eastern Dublin Specific Plan amendments changing the land use designation to
General Commercial.
In late 2006, IKEA withdrew its plans to build a store in D ublin, and Blake Hunt Ventures
acquired the IKEA portion of the project site to enlarge and redesign their commercial
shopping center on the entire 27.45 acres. In 2008, the City Council approved an
application by Blake Hunt Ventures to construct a 327,400 square foot commercial
center referred to as “The Green on Park Place.” The project was ultimately impacted
by the Great Recession and did not move forward.
Subsequently, the City Council considered changing the General Commercial
designation in February 2013 and directed Staff to study a mixed -use development
proposal of 372 residential units and 37,000 square feet of restaurant uses on the site
(“The Green”). The City Council denied the project in April 21, 2015. Following that
action, the property owner marketed the property and IKEA decided to acquire the
property (again) thereafter.
The current General Plan Land Use Designation for the site is General Commercial
which allows 239,144 - 717,433 square feet of development (Floor Area Ratio of 0.20 -
0.60). The current zoning for the parcel is Planned Development (Ord. No. 34 -08)
approved for “The Green on Park Place” project. Among other things, the zoning
permits up to 327,400 square feet of development (maximum Floor Area Ratio of 0.27)
with heights of up to 55 feet.
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PROPOSED PROJECT:
The proposed IKEA Retail Center project, now branded as “The Glen at Dublin”,
consists of up to 432,099 square feet of commercial uses, including a 317,000 square
foot IKEA. Accordingly, IKEA has applied for the following land use entitlements:
➢ Planned Development Rezone with a related Stage 1 and 2 Development
Plan to establish zoning uses and development standards;
➢ Site Development Review requesting approval of the site layout and
architecture;
➢ Vesting Tentative Parcel Map for two parcels; and
➢ Certification of a Supplemental Environmental Impact Report.
City Council held a Study Session to review the proposed project on August 21, 2018.
In response to a question raised by the City Council during the study session, the size
of the proposed IKEA store will be reduced from 339,099 square feet to 317,000 square
feet. Refer to attached letter from IKEA (Attachment 1). This change is not reflected on
the project plans attached to this Staff Report. However, IKEA proposes to achieve this
by eliminating approximately 22,099 square feet from the warehouse area. This
reduction will occur on the south elevation of the building, and thereby shorten the
length of the building by approximately 60 feet. This reduction will have n o effect on the
overall design or function of the building or the site, and the only changes are: (i) a
reduction of the warehouse area where goods are stored; and (ii) an increase in open
space on the south side.
Planned Development Rezone
The application includes a Planned Development Rezone with a related Stage 1 and
Stage 2 Development Plan, which would replace the existing Planned Development
zoning (Ord. No. 34-08). The Planned Development Rezoning for the property would, if
approved, establish the detailed Development Plan for the site (See Figure 2 below),
the specific uses that are permitted, conditionally permitted, and prohibited, the overall
development density and intensity (e.g. FAR, building heights) for the site, and design
guidelines for the two commercial areas. IKEA is proposing that the Planned
Development Zoning District allow for up to 432,099 square feet of commercial uses
that will include a variety of retail and service uses to accommodate the proposed
project. The density of .40 FAR (blended density of .60 FAR for Commercial Area 1 and
.40 FAR for Commercial Area 2) and height limits (63 feet for Commercial Area 1 and
35 feet for Commercial Area 2) under the proposed Planned Development Rezoning is
similar to the Planned Development zoning approved for the 2004 IKEA project.
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Site Development Review
A Site Development Review permit for the entire project site, including both the IKEA
building and the retail center is included in the proposed application. The following is a
summary of the key components of the project associated with the Site Development
Review.
Overall Project Design
The project, as shown on the project plans (Attachment 2) and further refined by the
IKEA letter (Attachment 1), is designed to include a 317,000 square foot IKEA store
located on the westerly 13.65 acres and a 93,000 square foot lifestyle retail center on
the easterly 13.66 acres (.14 acres are reserved for potential future right -of-way for the
BART to Livermore extension). The project is proposed to be constructed in a single
phase. The project includes the construction of proposed buildings, associated parking,
landscaping and frontage improvements along Arnold Road and Martinelli Way.
Site Plan, Access, Circulation, and Parking
The project site is bounded by Martinelli Way to the north, Interstate 580 to the south,
Arnold Road to the west, and Hacienda Drive to the east. As shown on the proposed
site plan, the overall orientation of the project is inward to the pedestrian plaza, with
main entry of the IKEA building facing the central plaza of the retail center. The retail
center has five buildings surrounding the plaza with an additional pad building along
Martinelli Way and a secondary area near the intersection of Martinelli Way and
Hacienda Drive formed by two buildings and a smaller plaza linking the development to
the fronting public streets.
Primary vehicle access into the site will be provided from Martinelli Way at the existing
intersection at Persimmon Place. The existing 3-way intersection will be improved into a
full intersection creating the main driveway into the development shown as IKEA Place.
Secondary access points are provided to the east on Martinelli Way, on the southern
end of Arnold Road and an exit only on Arnold Road near Martinelli Way.
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Building Design/Architecture - IKEA
According to the Applicant, the IKEA Retail Center project is the first of its kind to fully
connect lifestyle shops and restaurants with an IKEA store. The design of the IKEA
building utilizes many of the iconic IKEA features through simple rectilinear forms and a
distinctive store entrance. The exterior colors are predominantly grey with large accents
of blue and yellow, to match the colors of the flag of Sweden, the home of IKEA's
original store. The building is four stories with two floors of retail above two floors of
podium parking. The two floors of parking are partially subterranean. The building
stands approximately 61 feet at its tallest point.
The design consists of bold elements enha nced with bold geometry, and varying
building materials such as composite metal panels, steel elements and clear anodized
glass and aluminum storefront that are durable and of high quality.
Building Design/Architecture - Retail Center
The architectural concept for the Retail Center is clean and contemporary referred to by
the Applicant as “Contemporary Casual”. Contemporary Casual embodies the qualities
of a strong relationship between the indoor and outdoor environments, reinforced
through the use of earth
tones, unique materials
and inviting, dynamic patio
spaces. The project offers
a variety of contemporary
building materials such as
stone, wood, metal,
architectural concrete and
cement plaster. The single-
story building forms are
horizontally oriented with
varying roof lines that
create a unique design
statement for the center
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while complementing the IKEA store and blending well with the surrounding
development. The building forms are highlighted with functional outdoor spaces where
people can gather and socialize, with landscaping, outdoor seating, enhanced paving
treatment, and other features to provide an appropriate urban scale for the
development.
Vesting Tentative Parcel Map
The subject property, as it is configured today, is reflective of the 2008 “The Green on
Park Place” Project. The site consists of three parcels, utility easements and traffic
signal easement along Arnold and an emergency vehicle access easement based on
the layout of the buildings. The proposed Vesting Tentative Parc el Map will adjust the
lot lines resulting in two similarly sized parcels and clean -up the unnecessary
easements.
Application of Superstore Ordinance
The Dublin Municipal Code prohibits “Superstores”. However, because of the specific
format of the proposed IKEA store, the Superstore Ordinance does not apply to the
project.
The “Superstore” is defined by the Dublin Municipal Code, focuses both on the size of
the building and on the percentage of floor area devoted to the sale of non -taxable
merchandise (Municipal Code, Chapter 8.42). A superstore is a store that exceeds
170,000 square feet and also devotes at least 10% of its sales floor to the sale of non -
taxable merchandise. The Superstore ordinance defines “Non -taxable merchandise” as
“products, commodities or items, the sale of which is not subject to California State
sales tax.” Under California law, sales of food for human consumption are generally not
subject to sales tax, although meals in restaurants are taxable. The superstore
ordinance, then, is aimed at a specific type of big box retailer, but not all big box
retailers.
In order to develop, IKEA will need to ensure they do not exceed the allowed threshold
for non-taxable merchandise. IKEA stores’ floor areas are primarily focused on th e sale
of home furnishings, which are taxable, but typically a portion of the floor area may be
devoted to the sale of food. Staff understands that IKEA will devote less than 10
percent of the total floor sales area to the sale of non -taxable food for human
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consumption, and the project, if approved, will be conditioned to ensure compliance with
this criterion.
Environmental Impact Report
A Draft Supplemental Environmental Impact Report (Draft SEIR) was prepared and
circulated to the public for the required 45 days (and remains available for review on the
City’s development activity webpage (http://dublin.ca.gov/174/Development-Activity).
The comment period was open from January 31, 2018 to M arch 16, 2018. The City
received 124 comment letters during the public review and comment period.
The Draft SEIR examined potential environmental impacts resulting from the project in
the following topic areas:
➢ Air Quality/Greenhouse Gas Emissions
➢ Biological Resources
➢ Hazards and Hazardous Materials
➢ Noise
➢ Public Services and Utilities
➢ Transportation
In summary, the Draft SEIR concludes that the project will have potentially significant
impact to four of the six topic areas (Air Quality/Greenhouse Gas Emissions, Biological
Resources, Hazards and Hazardous Materials and Noise) and mitigation measures
have been proposed to reduce the impacts in these areas to a level that is less than
significant. There were no potentially significant impacts identified for Public Services
and Utilities and therefore no mitigations were written.
Similar to other projects of this size, including the 2004 IKEA project, impacts were
identified where, even with the implementation of mitigation measures, the effects to the
environment are still expected to be significant. The identified impacts are related to
Transportation. Although mitigation measures are proposed to reduce the level of the
impacts, the impacts could not be fully reduced to less than significant levels in a ll
instances. Should the project be approved, a Statement of Overriding Considerations
would need to be adopted by the City Council that identifies all environmental impacts
that cannot be mitigated and explains why the project is being approved.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Community Meetings
The City hosted a community engagement program for the IKEA retail center project.
This outreach program was comprised of four community meetings, as further described
below, to inform the community about the proposed project and the environmental
analysis, and to solicit feedback on the project plans as they evolved.
➢ Community Meeting #1: Open House - June 13, 2016
The purpose was to introduce the community to the proposed project and
receive their feedback. The meeting was attended by 45 community
members.
➢ Community Meeting #2: Scoping Meeting for Supplemental EIR - September 7,
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2017
City Staff provided an overview of the proposed scope and content of the
Supplemental Environmental Impact Report. Approximately 10 community
members attended the meeting.
➢ Community Meeting #3: Transportation and Traffic - December 6, 2017
Staff and the City’s team of technical experts presented the preliminary
findings from the traffic impact analysis that was prepared for the
proposed project. Approximately 20 community members attended the
meeting.
➢ Community Meeting #4: Site Design and Aesthetics - February 21, 2018
Staff was joined by the Applicant’s design professionals including the
architects, landscape architects, and civil engineer to provide an overview
of the proposed site design and architecture for the proposed IKEA store
and retail center. Approximately 25 community members attended the
meeting.
City Council Study Session
On August 21, 2018, City Council held a study session to receive a status report on the
project and provide feedback regarding the proposed project to both Staff and the
Applicant.
Public Notice for Planning Commission Study Session
Public noticing is not required for Planning Commission Study Sessions. Although not
required, the City mailed notices to all interested parties, property owners and tenants
within 300 feet of the IKEA Retail Center project site and an expanded area beyond 300
feet, as shown in Figure 2 below. A copy of this Staff Report has been provided to the
Applicant and published on the City’s website.
Figure 2. Public Notice Boundary
Written public comment received is attached to this report (Attachment 3).
ATTACHMENTS:
1. IKEA Letter
2. Project Plans
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3. Public Comment Received 7.1
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IKEA Property, Inc. 420 Alan Wood Rd Conshohocken, PA 19428 Telephone (610) 834-0180 Fax (610) 834-0872
Mr. Chris Foss
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Via email and US Mail
Dear Mr. Foss,
I am writing to respond to a question raised during the August 21, 2018 City Council study session for
The Glen. Vice Mayor Hernandez pointed out that the current size of the IKEA portion of the project
(339,099 SF) is larger than was previously approved in 2006 (317,000 SF). The Vice Mayor then asked
if there was any way for IKEA to limit the size of the proposed IKEA to the previously approved
317,000 SF without affecting projected sales.
Upon reviewing the store design and operations with our team, we have confirmed it is possible to limit
the store size to a maximum of 317,000 SF without affecting the projected store sales. The overall
project square footage will remain the same. Our team will work with Planning Department staff to
incorporate the new maximum square footage for the IKEA store into the project documents before the
Planning Commission study session on September 11, 2018.
We are glad that we were able to accommodate this Council request.
Sincerely,
Angele Robinson-Gaylord
President, IKEA Property US
7.1.a
Packet Pg. 18 Attachment: 1. IKEA Letter (IKEA Study Session)
7.1.bPacket Pg. 19Attachment: 2. Project Plans (IKEA Study Session)
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7.1.bPacket Pg. 30Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 31Attachment: 2. Project Plans (IKEA Study Session)
'5$:1%< -2%12 3$30 5(0$5.6'$7('$7(5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ'8%/,1,.($+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$5(7$,/&(17(57.1.bPacket Pg. 32Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 33Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 34Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 35Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 36Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 37Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 38Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 39Attachment: 2. Project Plans (IKEA Study Session)
7.1.bPacket Pg. 40Attachment: 2. Project Plans (IKEA Study Session)
H A C I E N D A D R I V EI - 5 8 0M A R T I N E L L I W A Y I K E A P L A C E
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'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 41Attachment: 2. Project Plans (IKEA Study Session)
%8,/',1*$(;7(5,25(/(9$7,216$1257+(/(9$7,21'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($($67(/(9$7,216287+(/(9$7,21:(67(/(9$7,21(/(9$7,21127(66((6+((7$)25*(1(5$/127(67.1.bPacket Pg. 42Attachment: 2. Project Plans (IKEA Study Session)
1257+(/(9$7,21($67(/(9$7,216287+(/(9$7,21:(67(/(9$7,21%8,/',1*%(;7(5,25(/(9$7,216$(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 43Attachment: 2. Project Plans (IKEA Study Session)
1257+(/(9$7,211257+($67(/(9$7,21($67(/(9$7,216287+($67(/(9$7,21%8,/',1*&(;7(5,25(/(9$7,216$D(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 44Attachment: 2. Project Plans (IKEA Study Session)
6287+:(67(/(9$7,21:(67(/(9$7,211257+:(67(/(9$7,21%8,/',1*&(;7(5,25(/(9$7,216$E(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 45Attachment: 2. Project Plans (IKEA Study Session)
'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($1257+($67(/(9$7,216287+($67(/(9$7,216287+:(67(/(9$7,211257+:(67(/(9$7,21%8,/',1*'(;7(5,25(/(9$7,216$(/(9$7,21127(66((6+((7$)25*(1(5$/127(67.1.bPacket Pg. 46Attachment: 2. Project Plans (IKEA Study Session)
'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($1257+(/(9$7,211257+($67(/(9$7,21:(67(/(9$7,21($67(/(9$7,21%8,/',1*()(;7(5,25(/(9$7,216$D(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 47Attachment: 2. Project Plans (IKEA Study Session)
6287+(/(9$7,216287+($67(/(9$7,21%8,/',1*()(;7(5,25(/(9$7,216$E(/(9$7,21127(66((6+((7$)25*(1(5$/127(61257+:(67(/(9$7,21'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 48Attachment: 2. Project Plans (IKEA Study Session)
1257+(/(9$7,21($67(/(9$7,216287+(/(9$7,21:(67(/(9$7,21%8,/',1**(;7(5,25(/(9$7,216$(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 49Attachment: 2. Project Plans (IKEA Study Session)
1257+(/(9$7,21($67(/(9$7,216287+($67(/(9$7,216287+(/(9$7,21%8,/',1*+(;7(5,25(/(9$7,216$D(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 50Attachment: 2. Project Plans (IKEA Study Session)
6287+:(67(/(9$7,21:(67(/(9$7,21%8,/',1*+(;7(5,25(/(9$7,216$E(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($7.1.bPacket Pg. 51Attachment: 2. Project Plans (IKEA Study Session)
75$6+(1&/2685((/(9$7,216%8,/',1*&75$6+(1&/2685((/(9$7,216$(/(9$7,21127(66((6+((7$)25*(1(5$/127(6'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($75$6+(1&/2685(%8,/',1*&75$6+(1&/2685((/(9$7,216%8,/',1*'75$6+(1&/2685(%8,/',1*'$ % &$ % &'7.1.bPacket Pg. 52Attachment: 2. Project Plans (IKEA Study Session)
6,7(5(1'(5,1*6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($&21&(378$/6,7(',$*5$0:,7+9,(:/2&$7,216%8,/',1*&/22.,1*1257+:(67%8,/',1*&/22.,1*($67%8,/',1*$/22.,1*1257+($67%8,/',1*&/22.,1*6287+($67%8,/',1*$/22.,1*6287+:(677.1.bPacket Pg. 53Attachment: 2. Project Plans (IKEA Study Session)
6,7(5(1'(5,1*6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$:HG$XJ'8%/,1,.($&21&(378$/6,7(',$*5$0:,7+9,(:/2&$7,216%8,/',1*%/22.,1*1257+($67%8,/',1*%/22.,1*6287+:(673/$=$$1'%8,/',1*6($1')/22.,1*6287+:(671257+5(7$,/(175<$1'%8,/',1**/22.,1*6287+:(67%8,/',1**/22.,1*1257+($67NORTH7.1.bPacket Pg. 54Attachment: 2. Project Plans (IKEA Study Session)
6,7(5(1'(5,1*6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$:HG$XJ'8%/,1,.($&21&(378$/6,7(',$*5$0:,7+9,(:/2&$7,2166287+5(7$,/(175<$1'%8,/',1*6'($1')/22.,1*1257+:(673/$=$$1'%8,/',1*6($1')/22.,1*6287+:(671257+($675(7$,/(175<$1'%8,/',1*6'$1'+/22.,1*6287+:(67:(675(7$,/(175<$1'%8,/',1*6'($1')/22.,1*6287+($673/$=$$1'%8,/',1*+/22.,1*1257+($67NORTH7.1.bPacket Pg. 55Attachment: 2. Project Plans (IKEA Study Session)
6,7(5(1'(5,1*6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($&21&(378$/6,7(',$*5$0:,7+9,(:/2&$7,2163/$=$$1'%8,/',1*'/22.,1*($67%8,/',1*'/22.,1*:(677.1.bPacket Pg. 56Attachment: 2. Project Plans (IKEA Study Session)
),1,6+(0$7(5,$/6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($678&&2'5<9,7&2$7,17(*5$/&2/25 $&5</,&6<67(0&2/25 /,*+7*5$<:22'$&&(17:22'1&20326,7(:22' (;7(5,25&/$'',1*),1,6+ &8%$60227+),1,6+6,'(678&&2'5<9,7&2$7,17(*5$/&2/25 $&5</,&6<67(0&2/25 68('(5,&+/,7(5$,16&5((1),1,6+ 6/$7(6721(&5($7,9(0,1(685%$1/('*(9(1((5),1,6+ %/$&.758))/(0(7$/&$123<3$,17('6+(5:,1:,//,$0&2/25 &,7<6&$3(6:&&/($5$12',=('$/80,1806725()52176<67(07.1.bPacket Pg. 57Attachment: 2. Project Plans (IKEA Study Session)
3+2720(75,&6$'5$:1%< -2%12 3$30 5(0$5.6'$7('$7( 5(0$5.6ǰȱȱşŚśŞŞŚŜŞřȱȱǯȱȱřŖŖȱȱşŘśǯŘŚŚǯşŜŘŖȱşŘśǯŘŚŚǯşŜŘŗȱ5(7$,/&(17(5+$&,(1'$'5,9( 0$57,1(//,:$<'8%/,1&$/,)251,$7KX-XO'8%/,1,.($*$5'&2/(':$//6&21&(3+2720(75,&6/$%(/ ''&2/25 %/$&.),1,6+ 7%'/2&$7,21 %$&.2)7+(+286( 6((3+2720(75,&6+((76 *$5'&2/(':$//6&21&(3+2720(75,&6/$%(/ (((&2/25 %/$&.),1,6+ 7%'/2&$7,21 %$&.2)7+(+286( 6((3+2720(75,&6+((76 %(*$/('%2//$5' 3+2720(75,&6/$%(/ &&2/25 %/$&.),1,6+ 7%'/2&$7,21 6((3+2720(75,&6+((76 &$/&8/,7(/('*(1(5$7,21&5'/3+2720(75,&6/$%(/ *5281''2:1/,*+7/0&2/25 %/$&.),1,6+ 7%'/2&$7,21 6((3+2720(75,&6+((76 %(*$'(&232/(7233+2720(75,&6/$%(/ %&2/25 %/$&.),1,6+ 7%'/2&$7,21 3('(675,$13$7+ 6((3+2720(75,&6+((76 )(67221/('675,1*/,*+7.,73+2720(75,&6/$%(/ )&2/25 %/$&.),1,6+ 7%'/2&$7,21 6((3+2720(75,&6+((76 3+,/,36*$5'&2/('385()25033+2720(75,&6/$%(/ $$$$$&2/25 %/$&.),1,6+ 7%'/2&$7,21 3$5.,1*/27 6((3+2720(75,&6+((76 %(*$'(&23+2720(75,&6/$%(/ %:$//02817('/,*+7),;785(&2/25 %/$&.),1,6+ 7%'/2&$7,21 3('(675,$13$7+ 6((3+2720(75,&6+((76 7.1.bPacket Pg. 58Attachment: 2. Project Plans (IKEA Study Session)
7.1.c
Packet Pg. 59 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 60 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 61 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 62 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 63 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 64 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 65 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 66 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 67 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 68 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 69 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 70 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 71 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 72 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 73 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 74 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 75 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 76 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 77 Attachment: 3. Public Comment Received (IKEA Study Session)
7.1.c
Packet Pg. 78 Attachment: 3. Public Comment Received (IKEA Study Session)